KWADUKUZA INTEGRATED HUMAN SETTLEMENT ... - PDF by wuyunyi

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									       KWADUKUZA INTEGRATED
         HUMAN SETTLEMENT
         DEVELOPMENT PLAN
           2007 - 2012




14 Chief Albert Luthuli Street, KwaDukuza 4450,
           P.O. Box 72 KwaDukuza 4450
      Tel: 032 437 5000: Fax: 032 5514513
         Website: www.kwadukuza.gov.za




                                                  -1-
1.    INTRODUCTION
1.1 The provision of houses to the people of KwaDukuza is one 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
compile Integrated Development Plans (IDPs) that will guide all 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 demand
municipalities to formulate sector plans:

   Water Services Development Plan (WSDP): Department of Water Affairs
    and Forestry
   Integrated Waste Management Plan (WMP): Department of Water         Affairs
    and Forestry
   Integrated Transport Plan (ITP): Department of Transport
   Land Development Objectives (LDOs): Department Land Affairs and
   Spatial Development Framework (SDF): Department of Provincial Affairs and
    Local Government

1.3.In addition to these municipalities are also required to 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
provisions. 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 infrastructure development; roads, transport, health,
education and security.


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1.6. In compliance with the national housing goals as well in line with the
national government policies, KwaDukuza Municipality is in a process of making
a shift from providing houses through a traditional housing function 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 allowing
convenient access to economic opportunities and to health, educational and
social amenities”.


1.9. This section further stipulates the abovementioned opportunities must
culminate in an environment in which all citizens and permanent residents, have
on progressive basis have access to:
  a. Permanent residential structures with secure tenure, ensuring internal
     and external privacy and providing adequate protection against the
     elements and
  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 fact that because of
the high unemployment and relatively low average wage levels, people 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 housing.



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2     BACKGROUND
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
Ilembe 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 growth centre for the
region, with the highest population growth over the last 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
cities such as Pietermaritzburg, East London, Kimberley and even Bloemfontein
in size. This growth rate equates to 2.7% per annum. At the current household
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 new
households (24 320 people) will settle in KwaDukuza alone.

As a matter of fact in a recent speech the Premier of KwaZulu-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 Dube 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 town KwaDukuza is built on
the original site of King Shaka’s Royal settlement called 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 town Stanger.

2.6. The population dynamics of KwaDukuza Municipality is highly 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



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families who were imported to work on the sugar cane farms of the big sugar
barons such as Sir Liege Hullet.

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 of KwaDukuza in
celebrating the life and times of this Son of Groutville. KwaDukuza tourism has
also been boosted by the declaration of Chief Albert Luthuli’s House as a
National Monument. Coupled with this was the restoration of Chief 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
Africa 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. The 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
residential 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 for commercial investment
look promising. Major developments include the King Shaka Cultural and Tourism
Heritage Trial, the Zimbali Golf and Leisure Estate extension, 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 Estate.

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 with
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).




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2.12. The urban landscape in the KwaDukuza areas is diverse, and the area is
home to major formal and informal residential areas. The southern 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 strip.


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/Shakaskraal 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 investment in bulk
infrastructure. The same trend of development and settlement 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, the
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 during this



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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 residential 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 prioritised 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 density
more affordable residential developments will begin to dominate the sky-line of
KwaDukuza. It is during this period that the foundations will be laid for the
future KwaDukuza metropolis.

2.19. Developments that will take place during this phase include 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 and sustainable
public and private residential environments to ensure viable households
and communities, areas allowing convenient access to economic opportunities and
to health, educational and social amenities”




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3. KWADUKUZA INTEGRATED HUMAN SETTLEMENT DEVELOPMENT PROGRAMM
3.1. Vision
     To build vibrant and better communities within the KwaDukuza area of
     jurisdiction, through the provision of habitable, stable and sustainable
     settlement opportunities.

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

4.1. Delivery
      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.

4.2. Facilitation
      This involves the creation of an enabling environment for 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      empowerment
      programs.

4.3. Co-ordination
     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 well as our information
     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
    Consolidation projects



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   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
   considered.

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
   R100)
   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 providing 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 relocation of
   households affected by the one in 100 year flood line, those households
   to be evicted from private land holdings and new household formation.

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 can utilise
   their land correctly.

k. Organogram;


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         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
       quality.

    m. Professionals Employed;
       They must be more community orientated than to be profit driven.


    n. HIV/AIDS;
       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)

    12 500 houses in 5 years through state capital subsidy;
    One rural housing project per annum;
    One Institutional Housing per annum;
    3750 rental housing in 5 years through Social housing programme;
    Selling off of Council current rental stock through EEDBS;
    750 skilled workers per annum;


 5.3. CHALLENGES
 KwaDukuza is committed at building vibrant communities throughout its area of
 jurisdiction. A lot has been done in as far as the provision of housing is
 concerned, but there are number of factors that make the addressing of housing
 far 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 shack 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

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        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
        community orientated.
vii.    Natural growth for kwaDukuza is currently 1250 households per annum that
        equate to approximately 80 to 100 hectares at a cost of R4 000 000 .00.at
        agricultural rate. .
viii.   Previously under funded civil infrastructure, currently 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 is 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
  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

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21   Nonoti Mouth            Ward 12               500
22   Steve Biko              Ward 13               2500
23   Charlottedale Station   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




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 Housing &
Human Settlement Plan shall be reviewed and be fine tuned to be in line with
KwaDukuza Spatial Development Framework.

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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 an accepted 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
easily accessible.

7.    CURRENT HOUSING SITUATION
7.1. Over the last 8 years, KwaDukuza Municipality has been able to provide
approximately 15 000 opportunities to the people of KwaDukuza through the
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 inclusionary housing.

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 terms of the
provision of low-income houses to its communities, the housing backlog is still
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 landowners are willing to sell their land, a deed search reveals
that title deeds are not in their names. This then necessitates expropriation,
which takes a long time.


7.4. As mentioned earlier on, there are instances in which landowners 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


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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 major 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 KwaDukuza. These
projects have also contributed to KwaDukuza Municipality’s objective of slums
clearance.

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 housing in
KwaDukuza, is the addressing of the needs of the people who earn more than R3
500 and who 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 housing.


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 the MEC.

7.12. Slum Clearance Budget allocation needs to be increased substantially. DoH
does not provide funding for shack demolishing.




                                                                           - 14 -
                                   8. CURRENT LOW INCOME HOUSING PROJECTS

                                            FUNDING
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   completed.    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       approval in terms
Shakashead P2 (737)      (Ward 5)          of subsidy increase    500 houses completed.
                                            MEC has granted
                                           increase in subsidy
Chief           Albert                     awaiting the MEC
Luthuli     Rural Hse     Groutville       approval in terms
(1000)                   (Ward 9/10/12)    of subsidy increase    300 houses completed.
                          Thembeni
eThafeni (1000)          (Ward 12)                             500 houses completed
                                            Contractor pulled 26 houses remaining to be
                          Shakaskraal      off     from   the built using local labour
Nkobongo (1052)          (Ward 8)          project.           only contract (PHP)
                                                               The Project will be reduced
                                                              before closed out and to be
Lindelani                Ward 17                              re-packaged.
                                                               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.



                                                                                          - 15 -
                                                      An alternative land has been
                                                      identified. An approval has
                                                      been granted by Council to
                                                      use     housing    operation
                                    DLA to assist in account to purchase land.
                                    terms    of  land The said funding must be
Mgigimbe             Ward 9         purchasing        reimbursed by DLA later..

                                     9 land owners have The Project is at advances
                                    been paid and 3 planning         stage.     Town
                                    remaining   to   be planning approval awaited
Driefontein          Ward 4         paid                (DFA)
                                                         Registration of land in the
                                     DLA has purchased name of the municipality has
                                    land on 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




                                                                              - 16 -
                                                                       09 HUMAN SETTLEMENT FIVE YEAR PLANE
KPA        Project      2008/9    Internal   external        2009/10   Internal   external       2010/11   Internal   external       2011/12   Internal   external    2012/13   Internal    external
Good       IDP          320 000   320 000                0   400 000   400 000               0   420 000   420 000               0   470 000   470 000            0   500 000         500              0
Governan
ce
           Ethafeni                           DoH (Top
                                             Structure) R8
                                             771 400
           Aldinville
           Zinkwazi
           Mgigimbe                          DoH Services                         DoH                                  DoH R9
                                             R3 304 785                           Services                            746 000
                                                                                  R3 304
                                                                                  785 DoH
                                                                                  Top
                                                                                  Structure
                                                                                  R9 746
                                                                                  000
           Ntshawini                         DoH                                  DoH                                 DoH Top                             DoH Top
                                             (Planning) R1                        (Services                           Structure                           Structure
                                             386 210 DoH                          ) R6 609                            R11 695                             R15 593
                                             (Services) R6                        570 DoH                             200                                 600
                                             609 570                              Top
                                                                                  Structure
                                                                                  R11 695
                                                                                  200
           Lloyd                             DoH                                  DoH                                 DoH                                 DoH
                                             (Planning) R2                        (Services                           (Services                           (Services
                                             772 420                              ) R6 609                            ) R6 609                            ) R6 609
                                                                                  570                                 570                                 570
           Chris Hani                        DoH                                  DoH                                 DoH                                 DoH Top
                                             (Planning) R2                        (Services                           (Services                           Structure
                                             772 420                              ) R6 609                            ) R6 609                            R19 492
                                                                                  570                                 570 DoH                             000
                                                                                                                      Top
                                                                                                                      Structure
                                                                                                                      R19 492
                                                                                                                      000




                                                                                                                                                                                     -1-
                                                                         HUMAN SETTLEMENT FIVE YEAR PLANE
KPA   Project          2008/9   Internal   external        2009/10   Internal  external  2010/11  Internal   external    2011/12   Internal   external    2012/13   Internal   external
      Njekane/Etshen                       DoH                                 DoH                           DoH                              DoH Top
      i (Priority 2)                       (Planning) R1                       (Services                     (Services                        Structure
                                           386 210                             ) R6 609                      ) R6 609                         R14 034
                                                                               570                           570 DoH                          240
                                                                                                             Top
                                                                                                             Structure
                                                                                                             R19 492
                                                                                                             000
      Steve Biko
      Phase1
      Steve Biko                           DoH                                DoH                            DoH Top                          DoH R14
      Phase2                               (Planning) R1                      (Services                      Structure                        034 240
                                           386 210 DoH                        ) R6 609                       R14 034
                                           (Services) R6                      570 DoH                        240
                                           609 570                            Top
                                                                              Structure
                                                                              R7 017
                                                                              120
      HIV/AIDS                             Flamish Gov                        DoH                            DoH Top
      Housing                              R2 500.00                          Services                       Structure
      Program                                                                 R209                           R2 533
                                                                              244.10                         960

      Nonoti Mouth                         DoH Planning                       DoH                            DoH
                                           R11 089 968                        Services                       (Top
                                                                              R528                           Structure
                                                                              765                            ) R15
                                                                                                             593 600
      Etete Phase 2
      Sakhamkhanya                         DoH                                DoH
                                           (Planning) R1                      (Services
                                           386 210 DoH                        ) R6 609
                                           (Services) R6                      570 DoH
                                           609 570                            Top
                                                                              Structure
                                                                              R19 492
                                                                              000




                                                                                                                                                                         -2-
                                                                         HUMAN SETTLEMENT FIVE YEAR PLANE
KPA   Project          2008/9   Internal   external        2009/10   Internal  external 2010/11   Internal external     2011/12   Internal   external    2012/13   Internal   external
      Albert Luthuli                       DoH Top
      Housing                              Structure R10
      Project                              525 680
      Shakashead
      Shayamoya
      Phase 1
      Shayamoya
      Phase 2
      Capacity                  R200                                 R200                         R200                            R200
      Building                  000                                  000                          000                             000
      Family Units
      Old Age                   R150                                 R150                         R150                            R150
      Homes                     000                                  000                          000                             000
      Family Units              R150                                 R150                         R150                            R150
      Hostel                    000                                  000                          000                             000
      Extension 36
      Etete Phase 4                        DoH                                DoH                           DoH                              DoH Top
                                           (Planning) R1                      (Services                     DoH Top                          Structure
                                           386 210 DoH                        ) R6 609                      Structure                        R7 796
                                           (Services) R6                      570 DoH                       R19 492                          800
                                           609 570                            Top                           000
                                                                              Structure
                                                                              R11 695
                                                                              200
      Driefontein                          DoH                                DoH                           DoH Top                          DoH Top
                                           (Services) R6                      (Services                     Structure                        Structure
                                           609 570 DoH                        ) R9 253                      R19 492                          R7 796
                                           Top Structure                      398 DoH                       000                              800
                                           R11 695 200                        Top
                                                                              Structure
                                                                              R19 492
                                                                              000
      Mbozamo                              DoH                                DoH                           DoH Top
      Ph2                                  (Planning) R1                      Services                      Structure
                                           386 210                            R6 609                        R19 492
                                                                              570                           000




                                                                                                                                                                        -3-
                                                                      HUMAN SETTLEMENT FIVE YEAR PLANE
KPA        Project       2008/9   Internal   external   2009/10   Internal  external 2010/11   Internal external   2011/12   Internal   external   2012/13   Internal   external
           Sokesimbone
           Thornhill
           Middle
           Income




      10
                                                                                                                                                                  -4-
10. CURRENT MIG ALLOCATION 2007/2008
BUS ROUTES             MIG FUNDS       COUNCIL                TOTAL
                                       CONTRIBUTION
Ohlanga/Sokesimbone    R1.700 000      R561 000               R2 261 000
P2
Sakhamkhanya P2        R1 700 000      R561   000             R2   261   000
Etete P4               R1 700 000      R561   000             R2   261   000
Nonoti P1              R1 700 000      R561   000             R2   261   000
Mbozamo P2             R1 700 000      R561   000             R2   261   000
Melville /Ntshaweni    R850 000        R280   500             R1   130   000
P1
Siyembezi P2           R3 965 000      R210 000               R4 175 000
Driefontein            R1 024 000      R428 571               R1 452 571
TOTALS                 R14 339 000     R3 723 571             R18 062 571




11. CURRENT MIG ALLOCATION 2007/2008
 COMMUNITY HALLS          MIG FUNDS           COUNCIL FUNDS   TOTAL
 Shayamoya   Community    R900 000            R297 000        R1 197 000
 Hall
 Ntshaweni   Ward   15    R900 000            R279 000        R1 197 000
 Community Hall
 Etete Community Hall     R900 000            R279 000        R1 197 000
 TOTAL                    R2 700 000          R891 000        R3 591 000




                                                                               -1-
12. MIG ALLOCATION 2008/2009
 BUS ROUTES              MIG FUNDS       COUNCIL FUNDS      TOTAL
 Melville/Ntshaweni      R425 000        R140 250           R565 250
 Phase 2
 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
 Phase1
 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
                         000


13. MIG ALLOCATION 2008/2009
 COMMUNITY HALLS            MIG FUNDS       COUNCIL FUNDS      TOTAL
 Shakashead    Community    R900 000        R297 000           R1 197 000
 Hall
 Ntshaweni      (Lloyds)    R900 000        R297 000           R1 197 000
 Community Hall
 TOTAL                      R1 800 000      594 000            R2 394 000


14. AFFORDABLE/MIDDLE AND HIGH INCOME PROJECTS
DEVELOPMENT    DEVELOPMENT CONCEPT                             Residential   Status    of
PROJECTS                                                       Category      Development
1.     Zimbali Includes the following:
Lakes          New    golf   course    residential   estate
               Residential Resort component
               Commercial component                            High Income   In progress
               Hotel
               Service Industrial
2.    Zimbali Zimbali West : Units around golf course
West      and
South          Zimbali South :
               Area A – Five Star Hotel(250 beds), limited
               retail, beach club
               Area B, E1 and E2 – Residential Dwelling
               Units                                           High Income   In progress
               Area C, - Residential –
               Area D, - Residential –
               Area F, - Three star hotel, recreation beach
               club, restaurant, limited retail.
3.    Hilltop Low    Density   residential    with  Limited

                                                                                        -1-
Estate      & Commercial development and Resort Village
others                                                        High Income   In progress

4.     Zimbali Remaining Low-density residential infill. High Income        In progress
Proper
5.     Zimbali Medium density residential with future
North / Port limited commercial use.                     High Income        In progress
Zimbali
Estate

6. Ballito x3 A mix of low to medium residential densities
              requiring limited extension to link and
              internal services                               High Income   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.
Properties    Commercial, Hotel and Residential Building      Middle        In progress
                                                              Income
10.      Manor Medium density housing in a Planned Unit
Estate         Development                                  Middle          To commence
                                                            Income          within 1 yr
11. Sheffield Medium Density housing in a Planned Unit
Hill / Banana Development                                   Middle          To commence
Farm                                                        Income          within 1yr
12.    Sundrum Unzoned agricultural property. Could be seen
Estate         as a later extension to the Junction as well
               as medium density housing                    Middle          To commence
                                                            Income          within 1yr
13. Wakenshaw Combination of medium to low density
Estate         residential                                  Middle          completed
                                                            Income
14.            Combination of very low density gentleman’s
Meadowbank     estate and medium density residential        Middle          3yrs
Estate                                                      Income
15.    Ballito Medium Density residential estate            Middle          In progress
Gardens                                                     Income
16.    Umhlali Medium Density residential estate            Middle High     In progress
Country Club
17. Shortens Medium Density residential estate              Middle          To commence
Estate                                                      Income          within 1yr
18. Sub 69 of Extension of Shakashead residential area      Low             In progress


                                                                                        -2-
3
Compensation
868
19.              Low density residential estate                 Middle Hihg   In progress
Chairman’s
Rest
20.              Medium Density to low density residential
Driefontein      combination and activity / office park    Middle             To commence
Nursery                                                    Income             within 1yr
21. Oldacre /    Over 50’s Medium Density Lifestyle Estate Middle             To commence
Croc Farm                                                  Income             within 1yr
22. Simbithi     Low density residential estate            High Income        In progress
Eco Estate
23. Simbithi     Low density residential estate                 High Income   In progress
Golf Estate 1
24. Chaka’s      Mixture of medium to low density residential   Middle High   In progress
Rock Proper
25.         Mt   Low and medium density residential estate Middle             To commence
Richmore         with commercial uses.                     Income             within 1yr
26.    Dunkirk   Low density residential estate.           Middle High        In progress
Estate
27.              Low density residential estate                 Middle High   In progress
Brettonwood
Estate
28. Sheffield    Low to medium density residential estate       Middle High   In progress
Beach
Extension II
29. Zululami     Low to medium density residential estate       Middle High   To commence
Estate                                                                        within 1yr
30.     Colwyn   Low density residential estate                 Middle High   To commence
Extension                                                                     within 1yr
31.Sheffield     Low density residential estate                 High Income   In progress
Manor
Estate/Seaton
de la Val
32. Umhlali /    Low density residential development.
Tinley Manor     DEVELOPMENT ON HOLD                            High Income   5yrs
South    Bank:
Golf Estate
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 Income    5yrs
North Bank I

                                                                                        -3-
: Resort
35.      Palm    Low to Medium density housing as well as
Lakes Estate;    substantial   commercial uses  Industrial
(RPE             Village                                   Middle High    In progress
Industrial &     Retirement Village
Retirement
Village)
36.Cartreff      Medium density    residential   estate   with
Hilltop          commercial uses                                 Middle   To commence
                                                                 Income   within 1yr
37. Woodmead  Medium     density     affordable     housing
              residential estate with commercial uses.      Bank          To commence
                                                            Charter       within 1yr
                                                            affordable
38.       New Medium     density     affordable     housing
Guelderland   residential estate with component activity Bank             3yrs
Estate        zone                                          Charter
                                                            affordable
39.     Royal Tourism, Resort, Residential estate           High Income   3yrs
Shaka Estate
40. Thornhill Low to middle income housing                  Bank
                                                            Charter       3yrs
                                                            affordable

41.     Rocky Low to middle income housing                 Bank
Park Phase 2                                               Charter        In progress
                                                           affordable
42.              Light Industrial Estate and Middle income Bank
Shakaville       housing estate                            Charter        3yrs
                                                           affordable

 Industrial
and
Residential
Estate       –
Vulindlela
43.        New   Low cost houses and middle to upper income
Guelderland      units.
Estate/Blythe    Holiday resort units including golf course 400 low and To commence
dale Coastal     and hotel                                  4000   high within 1yr
Resort                                                      income
44. Hydepark     Low density residential development        Middle      3yrs
Estate                                                      Income
Panorama
45.    Nonoti    Low   cost   residential   (units   unknown),


                                                                                    -4-
Land           Tourism Development and Low density high
Restitution    income housing estate (detail unknown)          1000 low / 3yrs
Project                                                        charter and
                                                               1000 middle
                                                               income and
                                                               resort
46.     Nkawzi Residential estate Medium density housing       Middle High In progress
Ridge Estate
47. Moreland Residential,        commercial,       recreation,
Nonoti         conservation, resort/tourism                    High Income 5yrs
Project
48. Moreland Residential,        commercial,       recreation,
Nkwazi/Tugela conservation,      resort/tourism     –    cross
Project        Municipal boundary project                      High Income 5yrs
49. Shayamoya Medium Density and low density residential Middle High 3yr
/ New Africa combination
Cosstal
Estate
50.    Bogmore Medium    density    housing     and    special
Residential    residential 4 sites                             Middle      In progress
Estate     and                                                 Income
Service
Industrial
Park
51. Helmsley Medium      density    housing     and    special Middle      To commence
Estate         residential sites                               Income      within 1yr
52. Imbonini Services Park                                                 In progress
Phases 1 & 2
53. KwaDukuza New economic opportunity zone                                5yrs
Activity zone
54.    Foxhill Shopping mall with offices and retial and                   To commence
Spar           associated parking                                          within 1yr
Completed
55. Sheffield Shopping mail with offices and retail and                    To commence
Shopping       associated parking                                          within 1yr
Completed
56.    Ballito General Commercial AND SERVICES PARK                        In progress
Business Park
III
57. Braeside Service industrial development                                To commence
Service                                                                    within 1yr
Industrial
58.     Robert Business Park / Corporate Park / Service                    3yrs
Properties     Park
and


                                                                                     -5-
Greenlands
59.    Mungell Uncertain                                                  5yrs
Estate


   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 discussions 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 various aspects that
include, housing, health issues including 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 to the Department of Local Government for
funding. The Spatial Development Framework and the Land Use Management Plan will be
done simultaneously.

   24.      NORMS AND STANDARD
These Norms and Standards are meant to facilitate a common understanding for the provision
of quality housing units within the Province. Through this, a foundation can be laid for a
common approach to the inspection of the critical quality aspects in housing construction.
Project Managers, Building 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 project 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 construction of houses must be
registered with the NHBRC (National Home Builders Registration Council).

24.1. Foundations and Floors

i.     Raft Foundations


                                                                                     -6-
If poor ground conditions require a raft foundation, the foundation must be constructed
according to a design prepared and certified by a competent person appointed by the
Developer / Support Organisation for this purpose. These foundations normally require
reinforcing steel. (A competent 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 indemnity insurance prescribed by the Council in respect of the
certification 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 necessary because of poor
founding conditions on site. Where raft foundations are used on sloping ground, an
excavation cut must be made into the slope as shown on Figure 1. The minimum distance
above finished
ground level and between the foundation and the back of the cut must however
be adhered to. If no gutters are provided a 1.5m wide impervious apron slab
should be provided around the house to direct eroded soil 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 minimum of 400mm wide X
200mm deep as shown in Figure 2. Foundations that are made wider than
necessary waste material and place strain on an already tight project budget.

In PHP (People’s Housing Process) Projects the top level of the strip footing
must allow for at least one course of blockwork to be laid before 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 thick.

The concrete is to be allowed to set for at least 24 hours 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 height 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 instances, 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.




                                                                                     -7-
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 measuring 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 corners. 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.

v.     Levelling
A clear plastic pipe can be used as a water level to transfer 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 pipe must remain open. Water is to be added
or removed to line the water in the pipe up with the level 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 is important that the
foundation is correctly understepped as shown in Figure 5 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 28 day 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 is not to exceed 150mm if a machine
is used and 100mm if compaction is by hand. The 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. (A good 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 floor slab.

ix.    Damp Proof Course (DPC)

                                                                                     -8-
A 250 micron thick damp proof course must be laid above the compacted fill and
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 into 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 with 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 damage the DPC.

x.     Floor Slab
The floor slab must be level and a minimum of 75mm thick using concrete with a
minimum 28-day strength of 10MPa. A mix of two 50kg bags of cement: three
wheelbarrows of stone: 3 wheelbarrows of clean, damp sand is recommended
as shown in Figure 9.

The mix must have a stiff workable consistency that would 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 together 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 being 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 continue 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 the 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 care 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.


24.2. Blockwork
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 indication 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


                                                                                    -9-
house ensure that the blocks or bricks are the same size. Recommended mortar mix – one
50kg bag of cement: three wheelbarrows of clean, damp 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 the perimeter of the house as shown in
Figure 15. The DPC must extend at least 10mm beyond 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 must 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 with 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 position the internal
wall over the thickened section of the raft where a raft foundation is used or over the
internal wall strip foundation where strip footings 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.

This fact must be taken into consideration when setting out for the excavations to
ensure that the house is constructed to the correct size.

i.     Jointing
Mortar should not be scraped out from the joints between blocks as this makes
applying an effective external waterproofing coating very difficult as can be seen
in Figure 13.

ii.    Brickforce
Brickforce shall comprise hard drawn wires with the two main diameter wires of
between 2.8mm 3.55mm and crosswires of 2.5mm diameter spaced 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 corners, 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 are most desirable and can be used instead of lintels.

iv.    Doors & Windows


                                                                                     - 10 -
If a 1.0mm or thicker steel doorframe is used it may not be necessary for a lintel over
this opening as the doorframe should be capable of supporting the
blockwork above the opening. Special window frames are available with a steel
plate welded to the top of the frame. Where these frames 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 these openings must be in the external walls.(For
a 40m2 house, a minimum area of 4m2 of window openings are required) 2 External treated,
braced, solidcore hardwood doors are required per house.

Door and Window Frames must be properly fixed with hoop iron ties or lugs into the walls
during construction. Mortar must be placed between the frame and wall. In coastal areas
(areas falling within the area between 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 door 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 internal 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 down the window away
from the wall. Sills must extend at least 15mm out from 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.

24.3. Roofing
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 iron 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 finished floor level and the roof must
have a minimum slope of 11o.

24.4. Painting and Wall Finishes


                                                                                    - 11 -
  Houses must be adequately waterproofed to ensure that the beneficiaries will live in a
  safe and healthy environment. Although plastered walls are preferred, it is normally
  adequate to bagwash and paint the walls externally. 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 window 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 Protection.




  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

  Project Name:
  Number Units
  Project Number:                                                         Site Number:

                                          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 compacted
3 Site examined for termite workings
   and treated
4 Site drainage
5 Service trenches preferably not less
   than 1.5m from building
B Foundation Preparation
1 Topsoil      containing    grassroots
   removed
2 Loose or disturbed ground compacted
   also prior to casting of foundation
3 Accurate setting out of foundations
   –square


                                                                                         - 12 -
4   Width of trench (500mm external;
    400mm internal)
5   Depth of trench (400mm for strip
    footings and 300mm for slab-on-the
    ground)
6   Sides Vertical
7   Bottom level or slope of not steeper
    than 1:10
8   Steps not more than 400mm in height
    and in multiples of course height
    and not close than 1.0m from corner;
    overlap 400mm
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
    without voids
D   Compaction
1   Hand Compaction- layer thickness not
    more than 100mm
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
    200mm
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
    Foundations

1   Concreting as far as possible in one

                                                                        - 13 -
   continuous operation
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 days
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=400mm; 190mm 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 housing.

    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 development of
       settlements.

    6. KwaDukuza Municipality must revisit the Human Settlement Section structure to be
       able to provide the service that is required.



                                                                                     - 14 -
  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 priorities for the next five
     years.

  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; Mellowood 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 so 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 organogram 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

     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
     iii   Nyathikazi
     iv    Sokesimbone
     v     Dendethu
     vi    Mbozambo Extension




                                                                                  - 15 -
  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 Income
              Group:
              (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 stage.

  Estimated Time: It is estimated that planning stage will be completed by 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 meeting was obtaining clarification from DLA in
  relation to processes and procedures involved in purchasing land on behalf
  municipalities. The following are required 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:

  Once DLA officials have received all the required documents 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 approval. 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.


                                                                                - 16 -
  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 section 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 payments are made 30 days after the day of receiving a
  claims. The delays are caused by claims which are not accompanied by relevant
  attachments.

  Way forward: The above information will be explained to professionals in every
                   Technical meeting.                     Dir: HS




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