City of Tshwane Sustainable Human Settlement Plan.pdf

Document Sample
City of Tshwane Sustainable Human Settlement Plan.pdf Powered By Docstoc
					                                CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                (IDP HOUSING CHAPTER)
                                                                                      4.1.     QUANTITY, TYPE AND SPATIAL DISTRIBUTION OF HOUSING DEMAND            39
                                                                                      4.1.1.    INTRODUCTION                                                        39
                                                                                      4.1.2.    HOSTELS                                                             50
                                                                                      4.1.3.    BACKYARD UNITS                                                      54
                                                                                      4.1.4.    RURAL SETTLEMENT DEMAND                                             55
1.        INTRODUCTION                                                           3
                                                                                      4.2.     IDENTIFICATION AND ASSESSMENT OF STRATEGIC DEVELOPMENT AREAS (LAND
                                                                                               SUPPLY)                                                              57
2.        OBJECTIVES                                                             6    4.2.1.    INTRODUCTION                                                        57
                                                                                      4.2.2.    CITY OF TSHWANE: COUNCIL OWNED STRATEGIC LAND PARCELS               58
3.        POLICY AND INSTITUTIONAL CONTEXT                                       6    4.2.3.    BOOM-BLOED STREET STUDENT ACCOMMODATION                             59
                                                                                      4.2.4.    PRETORIA W EST                                                      60
                                                                                      4.2.5.    TSHWANE RESTRUCTURING ZONES VACANT LAND AUDIT                       60
3.1.     INTRODUCTION                                                            6
                                                                                      4.2.6.    CONCLUSIVE SUMMARY                                                  65
3.2.     NATIONAL POLICY FRAMEWORK DIRECTIVES                                    7
                                                                                      4.3.     ENGINEERING SERVICES OVERVIEW                                        66
3.2.1.    NATIONAL HOUSING ACT AND HOUSING CODE                                  7
3.2.2.    BREAKING NEW GROUND POLICY                                             8
3.2.3.    NATIONAL HOUSING SUBSIDY POLICY                                        9    5.        CITY OF TSHWANE MUNICIPAL HUMAN SETTLEMENT STRATEGY                 66
          LIFE                                                                 10     5.1.     HOUSING DEVELOPMENT OBJECTIVES                                       66
3.2.5.    SUMMARY OF NATIONAL HOUSING CODE HOUSING PROGRAMMES                  16     5.2.     HOUSING DELIVERY PRINCIPLES                                          67
3.2.6.    URBAN SETTLEMENTS DEVELOPMENT GRANT (USDG)                           26     5.2.1.    IMPORTANT CONSIDERATIONS                                            67
3.3.     PROVINCIAL POLICY FRAMEWORK DIRECTIVES                                27     5.2.2.    DUAL APPROACH HOUSING DELIVERY STRATEGY                             68
3.3.2.    GAUTENG SPATIAL DEVELOPMENT PERSPECTIVE/FRAMEWORK DIRECTIVES         28     5.3.     INTERVENTION PROGRAMME                                               75
3.3.3.    GAUTENG STRATEGY FOR SUSTAINABLE DEVELOPMENT (AUG 2006)              29     5.4.     CONSOLIDATION AND FORMALISATION PROGRAMME                            76
3.3.4.    GAUTENG SUSTAINABLE HUMAN SETTLEMENT STRATEGY (DRAFT: NOVEMBER 2011)        5.4.1.    TEMBA-HAMMANSKRAAL-EERSTERUST                                       76
                                                                               30     5.4.2.    W INTERVELDT                                                        79
3.4.     LOCAL POLICY CONTEXT AND SPATIAL DEVELOPMENT FRAMEWORK DIRECTIVES     32     5.4.3.    MABOPANE                                                            80
3.4.1.    BACKGROUND                                                           32     5.4.4.    GARANKUWA                                                           81
3.4.2.    TSHWANE CITY DEVELOPMENT STRATEGY                                    32     5.4.5.    SOSHANGUVE NORTH                                                    83
3.4.3.    CITY OF TSHWANE SPATIAL DEVELOPMENT STRATEGY: 2010 AND BEYOND        33     5.4.6.    SOSHANGUVE SOUTH                                                    84
3.4.4.    CITY OF TSHWANE SPATIAL DEVELOPMENT FRAMEWORK                        36     5.4.7.    ATTERIDGEVILLE                                                      86
                                                                                      5.4.8.    MAMELODI                                                            88
4.        SITUATIONAL ANALYSIS: HUMAN SETTLEMENT DEMAND AND                           5.4.9.    OLIEVENHOUTBOS                                                      90
          CHALLENGES                                                             39

                                    CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                    (IDP HOUSING CHAPTER)
5.4.10.    REFILWE                                                            91
5.4.11.    ZITHOBENI                                                          92
5.4.12.    EKANGALA                                                           92
5.4.13.    RETHABISENG                                                        92
5.5.      RURAL HOUSING/DEVELOPMENT                                           92
5.6.      ENGINEERING SERVICES IMPLICATIONS                                   93
5.7.      CONCLUSIVE SUMMARY                                                  93
5.8.1.     HUMAN SETTLEMENT IN RURAL AREAS                                    94
5.8.2.     MANAGEMENT OF INFORMAL SETTLEMENTS                                 96
5.8.3.     RENTAL HOUSING                                                     99
5.8.4.     SOCIAL HOUSING                                                    102
5.8.6.     PUBLIC PARTICIPATION / COMMUNITY LIAISON                          109
5.8.7.     BENEFICIARIES / W AITING LISTS                                    109
5.8.8.     BENEFICIARY ADMINISTRATION                                        111
5.8.9.     CONSUMER EDUCATION PROGRAMMES                                     111
5.8.10.    LAND IDENTIFICATION, ACQUISITION AND RELEASE                      111
5.8.12.    PLANNING / FORMALISATION PROCESS                                  112
5.8.13.    MINIMUM STANDARDS                                                 112
5.8.14.    LEVEL OF SERVICES                                                 113
5.8.15.    HOSTELS UPGRADING                                                 113
5.8.16.    FINANCIAL SECTOR CHARTER: FUNDING MODEL                           114
5.8.17.    ALTERNATIVE FUNDING CONSIDERATIONS                                117

ANNEXURE A: Inner City Student Accommodation: Potential Number of Units
ANNEXURE B: Pretoria West Residential Densification Strategy: Potential Number of
ANNEXURE C: Restructuring Zones
ANNEXURE D: Gauteng Department of Housing: Planned Programmes for Tshwane/
Metsweding: Region 2011/12
ANNEXURE E: Informal Settlements Formalisation/Upgrading Implementation Plan

                                                  (IDP HOUSING CHAPTER)
                                                                                         •     Health and Safety: Ensure that conditions not conducive to the health and

                               CITY OF TSHWANE –                                               safety of the inhabitants of its area of jurisdiction are prevented or
                                                                                         •     Efficient Services: Ensure that services in respect of water, sanitation,
                        (IDP HOUSING CHAPTER)                                                  electricity, roads, storm water drainage and transport are provided in a
                                                                                               manner that is economically efficient.
                                                                                         •     Housing Delivery Goals: Set housing delivery goals in respect of its area
                                                                                               of jurisdiction.
                                                                                         •     Land for Housing: Identify and designate land for housing development.
                                                                                         •     Public Environment: Create and maintain a public environment

Since 1994 South Africa has embarked on several programmes towards building                    conducive to housing development, which is financially and socially viable.

a better life for all by providing, amongst others, shelter and basic services for the   •     Conflict Resolution: Promote the resolution of conflicts arising in the

poorest of communities in the country. As part of the system of developmental                  housing development process.

local government, and in terms of the Municipal Systems Act, municipalities are          •     Bulk and Revenue Generating Services: Provide bulk engineering

required to develop Integrated Development Plans (IDPs) that are to serve as the               services, and revenue generating services in so far as specialist utility

basis for service delivery. According to the Housing Act, 1997 section 9(1)(f),                suppliers do not provide such services.

every municipality must, as part of the municipality’s process of integrated             •     Land Use: Plan and manage land use and development.
development planning, take all reasonable and necessary steps within the                 •     Housing Development: Initiate, plan, co-ordinate, facilitate, promote and
framework of national and provincial housing legislation and policy to initiate,               enable appropriate housing development in its area of jurisdiction.
plan, coordinate, facilitate, promote and enable appropriate housing development
in its area of jurisdiction.                                                             The mechanism to be used to achieve the above is the Sustainable Human
                                                                                         Settlement Plan (SHSP) which, in essence, aims to achieve the objectives as
In order to fulfil its role, every municipality must carry out the following housing-    depicted in the table below:
related functions:

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
Table 1: Objectives and Outcomes of the SHSP

                          SHSP Objectives                                                    SHSP Outcomes                                              Points of Departure
To develop a comprehensive housing development and delivery             To develop a single shared vision and housing              Provide strategic direction and guidance in terms of a single
plan for municipalities in Gauteng Province providing strategic         delivery plan between various spheres of government        housing delivery plan for the local municipality.
direction and guidance to the municipalities as to key housing          role-players     and    stakeholders   for   the   local
delivery priorities and focus in terms of housing delivery in the       municipality.
To   integrate     the   SHSP’s   into   the   Municipal   Integrated   •   Ensure integration of the Housing Delivery             •   Provide for a single shared housing vision for the City of
Development Plans, and ensure that the SHSP becomes the                     process with Provincial Departments and Local              Tshwane.
housing component of the IDP.                                               Authority initiatives.
                                                                        •   Ensure an understanding of and address the             •   Ensure political and policy alignment.
                                                                            constraints within which Housing Delivery takes
                                                                            place at a Municipal Level.
                                                                        •   Supplement the IDP sector plans.                       •   Establish a common understanding of housing delivery
                                                                                                                                       challenges and constraints.
To ensure that the SHSP’s provide a consistent tool to evaluate         Provide a user friendly and accessible tool to all         Explore and recommend tools to monitor and evaluate
proposals and applications at both a provincial and municipal           authorised users to manage and monitor housing             housing delivery on a Provincial and Municipal scale.
level, through the development of a GIS based support system.           delivery in the local municipality.
To establish a framework for housing delivery in terms of the           Ensure policy alignment at a National, Provincial and      Ensure sustainable and spatially integrated housing delivery.
National Housing Program and GDoH Strategic Direction.                  a Local level.
To provide both GDoH and municipalities with a tool to                  Ensure the establishment of sustainable housing            Ensure relevance and effectiveness of housing delivery
strategically locate future housing settlements, taking into            development and spatial integration and adherence to       programs and products.
consideration the constraints and opportunities that exist at a         DFA Principles.
municipal level.
To identify key issues to be addressed.                                 Lessons Learnt and best practices with regard to           Provide a framework for incorporation of the SHSP’s into the
                                                                        housing delivery in the Province.                          IDP Reviews in the form of an IDP Housing Chapter.

                                                                        Assess effectiveness of Departmental programs and
                                                                        products delivery.

                                                 (IDP HOUSING CHAPTER)
Following from the above, the Gauteng Department of Housing holds the
following objectives for housing development in the Province:                          The SHSP comprises the following:
                                                                                       •    a municipal housing needs assessment;
•   Develop viable human settlements in well-located land close to economic            •    the identification, surveying and prioritisation of informal settlements;
    nodes and hubs of our towns and cities.                                            •    the identification of well-located land for housing;
•   Promote quality mixed-housing products for mixed-income groups as a                •    the identification of areas for densification; and
    means of fostering racially integrated human settlements.                          •    the linkages between housing and urban renewal and the integration of
•   Eradicate informal settlements.                                                         housing, planning and transportation frameworks.
•   Promote innovation through alternative technology for use in the
    construction of houses. Enhance private sector involvement in the funding          Sustainable Human Settlement as defined in the National Department of

    and construction of houses.                                                        Housing’s Comprehensive Plan of 2004 are: “Well-managed entities where

•   Extend housing benefit to cover the R3500 – R7500 income bracket.                  economic growth and social development are in balance with the carrying

•   Build Gauteng so that it becomes globally competitive (as a Global City            capacity of the natural systems on which they depend for their existence, and

    Region).                                                                           result in sustainable development, wealth creation, poverty alleviation and equity.
                                                                                       The present and future inhabitants of sustainable human settlements, located

The City of Tshwane needs to produce a Sustainable Human Settlement Plan for           both in urban and rural areas, live in safe and secure environments, and have

its area of jurisdiction (see Figure 1), not only to comply with the requirements of   adequate access to economic opportunities, a mix of safe and secure housing

the Department of Housing, but also to ensure that the City of Tshwane meets           and tenure types, reliable and affordable basic services, educational,

their constitutional obligation of ensuring that their residents have proper access    entertainment and cultural activities, and health, welfare and police services.

to sustainable housing solutions.                                                      Land utilisation is well planned, managed and monitored to ensure the
                                                                                       development of compact, mixed land use, diverse, life-enhancing environments

The primary objective of this initiative is thus to put together a Sustainable         with maximum possibilities for pedestrian movement and transit via safe and

Human Settlement Plan that will assist the City of Tshwane in achieving the very       efficient public transport”.

important “step 1” of providing a sound strategic context to the issue of housing
                                                                                       The envisaged SHSP could make a huge contribution towards achieving this
supply and demand, before getting to the specific objectives pertaining to the
                                                                                       ideal by ensuring that the City of Tshwane has a very clear and focused
provision of turnkey solutions for rental housing, integrated mixed housing
                                                                                       approach towards housing delivery in the context of the specific dynamics of local
typology solutions, eradication of informal settlements/back yard shacks, etc.
                                                                                       housing demand, and a sustainable urban and rural environment.

                                                 (IDP HOUSING CHAPTER)
2.       OBJECTIVES                                                                  3.          POLICY AND INSTITUTIONAL CONTEXT

The main objectives of this exercise can be summarised as follows:                   3.1.        Introduction

•     To ensure effective allocation of limited resources, financial and human, to   The responsibility to deliver housing and to address housing needs in the City of

      a wide variety of potential development initiatives;                           Tshwane municipal area is shared between provincial and local government.

•     To provide guidance in prioritising housing projects in the Sedibeng area in   The functions of the Provincial Department of Housing are to:

      order to obtain consensus for the timing and order of their implementation;    •      Formulate Provincial Housing Policy;

•     To ensure more integrated development through co-ordinating cross-             •      Create Provincial Legislation;

      sector role players to aligning their development interventions in one plan;   •      Support and Intervene where Municipalities are unable to deliver housing;

•     To ensure budget allocations to the City of Tshwane are most effectively       •      Coordinate Provincial Initiatives;

      applied for maximum impact;                                                    •      Prepare and maintain a multi-year programme;

•     To provide effective linkages between the City of Tshwane Spatial              while the City of Tshwane is required, in consultation with the provincial

      Development Framework and the location of housing projects which               department, to:

      include a range of social, economic, environmental and infrastructure          •      Prepare a Sustainable Human Settlement Plan;

      investments;                                                                   •      Promote housing projects by developers;
•     To ensure there is a definite housing focus in the IDP and SDF with clear      •      Act as developer of housing projects;
      direction for future housing delivery across all social and economic           •      Enter into Joint Venture Contracts with developers;
      categories and locations in the municipality;                                  •      Establish structures to execute projects;
•     To provide the City of Tshwane IDP and Budgeting process with adequate         •      Facilitate and support role player participation in housing;
      information about the housing plan, its choices, priorities, parameters as     •      Apply current subsidy schemes.
      well as strategic and operational requirements;
•     Ensure that the contents and process requirements of planning for housing      The National Department of Housing, in turn, is concerned with the following:
      are adequately catered for in the IDP process; and                             •      Creating enabling legislation;
•     To ensure that there is indicative subsidy budgeting and cash flow             •      Setting uniform standards;
      planning at both the municipal and provincial levels.                          •      Setting of minimum standards;
                                                                                     •      Setting of national delivery goals;

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
•      Promoting stakeholder consultation;                                           The Code articulates the national housing vision as:
•      Creating a Housing Code.
                                                                                     “… the establishment and maintenance of habitable, stable and sustainable
The functions of the three spheres of government are to be performed within the      public and private residential environments to ensure viable households and
parameters set by a range of national and provincial policies and legislation, and   communities in areas allowing convenient access to economic opportunities, and
which, inter alia, include the following:                                            to health, educational and social amenities in which all citizens and permanent
                                                                                     residents of the Republic will, on a progressive basis, have access to:
•         Constitution of the Republic of South Africa (Act no. 108 of 1996)
                                                                                     -         Permanent residential structures
•         National Housing Act (Act no. 107 of 1997)
                                                                                     -         Adequate protection against the elements
•         Housing Amendment Act (Act no. 3 of 2001)
                                                                                     -         Secure tenure
•         Less Formal Township Establishment Act (Act 113 of 1991)
                                                                                     -         Houses that ensure internal and external privacy
•         Rental Housing Act (Act no. 50 of 1999)
                                                                                     -         Potable water
•         Communal Land Rights Act (Act no. 11 of 2004)
                                                                                     -         Adequate sanitary facilities, and
•         Upgrading of Land Tenure Rights Act (Act no. 112 of 1991)
                                                                                     -         Domestic energy supply”.
•         Extension of Security of Tenure Act (Act no. 62 of 1997)
•         Prevention of Illegal Eviction from and Unlawful Occupation of Land Act    The Code further emphasises that the environment within which the house is
          (Act no. 19 of 1998)                                                       located is recognised as being as important as the house itself in satisfying the
                                                                                     needs and requirements of the occupants. The housing process must make a
3.2.        National Policy Framework Directives                                     positive contribution to a non-racial, non-sexist, democratic and integrated
                                                                                     society. It also indicates that the emphasis must be on the poor and those who
3.2.1.        National Housing Act and Housing Code                                  have been previously disadvantaged.

Housing Code                                                                         The Code, used in collaboration with Guidelines on Human Settlement
                                                                                     Development (the Red Book), provides guidelines that can help achieve this
The purpose of the National Housing Code (2009) is to set out, in one
comprehensive document, the National Housing Policy of South Africa.            It
consolidates the relevant legislation and laws providing an overarching policy and

                                                 (IDP HOUSING CHAPTER)
Housing Act                                                                           restructuring. Municipalities must also facilitate a greater match between the
                                                                                      demand and supply of different state-assisted housing typologies. This approach
The Housing Act’s requirements, as reflected in Section 9(1), are to see to it that   envisages that municipalities will play a significantly increased role in the housing
municipalities -                                                                      process. This will help to build linkages between housing delivery, spatial
                                                                                      planning, and transportation systems and will also support the integration of
a)   ensure that –                                                                    housing into Municipal IDPs, ensuring greater budgetary coherence.
     i)       the inhabitants of its area of jurisdiction have access to adequate
              housing on a progressive basis;                                         3.2.2.       Breaking New Ground Policy
     ii)      conditions not conducive to the health and safety of the inhabitants
                                                                                      The policy document, Breaking New Ground: A Comprehensive Plan for the
              of its area of jurisdiction are prevented or removed;
                                                                                      Development of Sustainable Human Settlement, which was published by the
     iii)     services in respect of water, sanitation, electricity, roads,
                                                                                      National Department of Housing, provides the following guidelines:
              stormwater drainage and transport are provided in a manner which
                                                                                      •   Residents should live in a safe and secure environment, and have adequate
              is economically efficient;
                                                                                          access to economic opportunities, a mix of safe and secure housing, and
b)   set housing delivery goals in respect of its area of jurisdiction;
                                                                                          tenure   types,   reliable   and        affordable   basic   services,      educational,
c)   identify and designate land for housing development;
                                                                                          entertainment and cultural activities, and health, welfare and police services.
d)   create and maintain a public environment conducive to housing
                                                                                      •   Ensure the development of compact, mixed land use, diverse, life-
     development which is financially and socially viable;
                                                                                          enhancing    environments        with    maximum      possibilities   for   pedestrian
e)   promote the resolution of conflicts arising in the housing development
                                                                                          movement and transit via safe and efficient public transport in cases where
                                                                                          motorised means of movement is imperative.
f)   initiate, plan, co-ordinate, facilitate, promote and enable appropriate
                                                                                      •   Ensure that low-income housing is provided in close proximity to areas of
     housing development in its area of jurisdiction;
g)   provide bulk engineering services, and revenue generating services in so
                                                                                      •   Integrate previously excluded groups into the city, and the benefits it offers,
     far as such services are not provided by specialist utility suppliers; and
                                                                                          and to ensure the development of more integrated, functional and
h)   plan and manage land use and development.
                                                                                          environmentally sustainable human settlements, towns and cities. The

In view of the above, it can be concluded that the supply of state-assisted               latter includes densification.

housing must respond to housing demand. Municipalities must accordingly take
the lead role in negotiating the location of housing supply to facilitate spatial

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
•   Encourage Social (Medium-Density) Housing – Social Housing is generally
                                                                                   •   Funding support will shift away from the current emphasis on uniform
    medium-density, and this housing intervention may make a strong
                                                                                       individual subsidies towards equity support for social institutions, determined
    contribution to urban renewal and integration.
                                                                                       as a percentage of the total capital cost of the project, including medium-
•   There is a need to move away from a housing-only approach to a more
                                                                                       density housing, communal housing, hostels and transitional housing.
    holistic development of human settlements, including the provision of
    social and economic infrastructure.                                            3.2.3.       National Housing Subsidy Policy
•   Multi-purpose cluster concept will be applied to incorporate the provision
                                                                                   There have been a few key policy changes at a national level in the last few
    of primary municipal facilities, such as parks, playgrounds, sports fields,
                                                                                   years that impact on the Gauteng Department of Housing and consequently on
    crèches, community halls, taxi ranks, satellite police stations, municipal
                                                                                   the strategies adopted by the City of Tshwane.
    clinics, and informal trading facilities.
•   More appropriate settlement designs and housing products, and more             The most significant policy changes have been:
    acceptable housing quality.
                                                                                   •     The introduction of a savings-linked subsidy;
•   Enhancing settlement design by including design professionals at planning
                                                                                   •     The increase in the quantum of the subsidy to cater for inflation; and
    and project design stages, and developing design guidelines.
                                                                                   •     The requirement that, in project-linked projects only a provincial department
•   There is a need to focus on changing the face of the stereotypical RDP
                                                                                         of housing or a municipality can act as developer.
    houses, and settlements, through the promotion of alternative technology
    and design.                                                                    The policy on subsidies now requires that beneficiaries contribute R2 479 upfront
•   Social housing must be understood to accommodate a range of housing            prior to receiving a subsidy or that they contribute sweat equity through the
    product designs to meet spatial and affordability requirements.      Social    People’s Housing Process. The aged and disabled and those with permanent or
    housing products may include:                                                  temporary health problems are exempt from this requirement. This is a shift from
                                                                                   the previous policy that relied on 100% of the subsidy contribution. The subsidy
    °    Multi-level flat, or apartment options, for higher income groups,
                                                                                   will increase in line with annual escalation costs. This policy requires
         incorporating beneficiary mixes to support the principle of integration
                                                                                   mechanisms and systems to implement it and monitor that beneficiaries comply
         and cross-subsidisation;
                                                                                   with it.
    °    Co-operative group housing;
    °    Transitional housing for destitute households; and                        The increase in the housing subsidy will assist in the quality of the houses
    °    Communal housing with a combination of family and single-room             delivered, but needs to be supported by an increase in allocations from the
         accommodation with shared facilities and hostels.

                                                 (IDP HOUSING CHAPTER)
National Department of Housing if the provincial departments and the local           •   Outcome 3: All people in South Africa protected and feel safe
governments are to deliver on targets in terms of the Strategic Plan.                •   Outcome 4: Decent employment through inclusive economic growth
                                                                                     •   Outcome 5: A skilled and capable workforce to support inclusive growth
The increase in the subsidy coincides with the implementation of the warranty
                                                                                     •   Outcome 6: An efficient, competitive and responsive economic infrastructure
scheme of the National Home Buildings Registration Council (NHBRC) in respect
of the subsidised housing market. This will provide new subsidised houses with
                                                                                     •   Outcome 7: Vibrant, equitable and sustainable rural communities and food
a five-year warranty.

The other key policy shifts are the greater focus on social housing, hostels, the    •   Outcome 8: Sustainable human settlement and improved quality of

link between local economic development and housing delivery, and the issue of           household life

public, private, and community partnerships.                                         •   Outcome 9: A responsive and accountable, effective and efficient local
                                                                                         government system
Table 2 below summarises the various National Housing Programmes currently           •   Outcome 10: Protection and enhancement of environmental assets and
available per each of the four intervention categories.                                  natural resources
                                                                                     •   Outcome 11: A better South Africa, a better and safer Africa, and World
3.2.4.    National Outcome 8: Sustainable Human Settlement and Improved
                                                                                     •   Outcome 12: A development-orientated public service and inclusive
          Quality of Life
Government has agreed on 12 outcomes as a key focus of work between now
and 2014. Each outcome has a limited number of measurable outputs with               Of specific interest to the EMM Sustainable Human Settlement Strategy is
targets. Each output is linked to a set of activities that will help achieve the     Outcome 8 which deals with Human Settlement.
targets and contribute to the outcome. Each of the 12 outcomes has a delivery
agreement which in most cases involves all spheres of government and a range         The key challenges with regard to Outcome 8 include the following:
of   partners   outside   government.    Combined,    these   agreements   reflect   •   As a consequence of rapid urbanisation, new household formation and past
government’s delivery and implementation plans for its foremost priorities. The          racially based planning, South Africa faces a significant challenge in
twelve outcomes are as follow:                                                           providing affordable, suitable accommodation to poor households.
                                                                                     •   1.2 million poor households are in approximately 2700 informal settlements
•    Outcome 1: Improve the quality of basic education                                   across the country, but largely concentrated in the major metropolitan areas.
•    Outcome 2: Improve health and life expectancy

                                                 (IDP HOUSING CHAPTER)
Table 2: Overview of intervention categories, definitions and national housing programmes

     Intervention                                 Definition                                                   National Housing Programmes
1.   Financial         Programmes that facilitate immediate access to housing              1.1   Individual Housing Subsidies: Credit and Non-credit linked R0 –
                       goods and services creating enabling environments and                     R3 500
                       providing implementation support                                    1.2   Enhanced Extended Discount Benefit Scheme
                                                                                           1.3   Primary public, social and economic facilities
                                                                                           1.4   Operational Capital Budget (OPS/CAP)
                                                                                           1.5   Housing Chapters of IDPs
                                                                                           1.6   Rectification of pre-1994 housing stock
2.   Incremental       Programmes that facilitate access to housing opportunities          2.1   Integrated Residential Development Programme
     housing           through a phased process                                            2.2   Enhanced People’s Housing Process
                                                                                           2.3   Informal Settlement Upgrading
                                                                                           2.4   Consolidation Subsidies
                                                                                           2.5   Emergency Housing Assistance
3.   Social      and   Programmes     that   facilitate   access   to   rental   housing   3.1   Institutional Subsidies
     rental housing    opportunities, supporting urban restructuring and integration       3.2   Social Housing
                                                                                           3.3   Community Residential Units
4.   Rural housing     Programmes that facilitate access to housing opportunities in       4.1   Rural Subsidy: Communal Land Rights
                       rural areas                                                         4.2   Farm Residents Housing Assistance

                                                (IDP HOUSING CHAPTER)
•   In addition to living in poor accommodation, many households still do not       Contrary to the existing challenges as highlighted above, Outcome 8 defines
    have access to basic services in respect of water, sanitation, refuse removal   Sustainable Human Settlements and improved quality of household life as follow:
    and electricity.
•   Annual household formation continues at some 3% (350,000 households)            •    Access to adequate accommodation that is suitable, relevant, appropriately
    per annum, further contributing to housing shortages.                                located, affordable and fiscally sustainable.
•   The national housing programme has been delivering approximately                •    Access to basic services (water, sanitation, refuse removal and electricity).
    220,000 housing opportunities per annum (which include 160 000 housing          •    Security of tenure irrespective of ownership or rental, formal or informal
    units and 60 000 serviced sites).                                                    structures.
•   Some 17% of households considered to be living in inadequate housing            •    Access to social services and economic opportunity within reasonable
    earn between R3,500 and R12,800 per month and are excluded from the                  distance.
    fully-subsidised as well as mortgage-financed housing market.
•   This market weakness is a consequence of a number of complex inter-             The document then formulates the following Outputs and Sub Outputs to the
    related issues including: inadequate supply of suitable land, slow township     programme:
    establishment procedures, delays and costs associated with the provision of
    bulk infrastructure, a mismatch between affordability and product (both         Output 1: Accelerated Delivery of Housing Opportunities
    financial and housing) and distortions introduced by the current norms and
    standards applicable to fully-subsidised housing.                               a)   Upgrading of 400 000 households in well located informal settlements
•   Poor planning has resulted in a proliferation of marginalised and                    with access to basic services and secure tenure
    disconnected settlements.
•   Many informal settlements, by way of contrast, are well located with respect    Many of the existing 2700 informal settlements in South Africa are in good
    to social amenities and economic opportunities, but lack security of tenure     locations (i.e. well-located close to metropolitan areas and basic services), have
    and/or access to adequate basic and social services.                            high densities and, in 2008, housed approximately 1.2 million households. The

•   Urban sprawl and low densities contribute to unproductive and inefficient       key challenge is providing these households with adequate basic services and an

    cities as poor households continue to be marginalised by distance and           improved shelter.

    transportation costs and the lack of agglomeration in many urban centres
    undermines economic development and efficiency.

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
Sub Output 1: Upgrade 400 000 Households in Well-located Informal                         •    Second, by working to overcome the prevailing orthodoxy of state-
Settlements with Access to Basic Services and Secure Tenure                                    subsidised provision and greenfield site development and changing the
                                                                                               behaviour, attitudes and organisational culture of housing officials and
The key instrument for delivery against the target is the Upgrading Informal                   professionals to embrace incremental upgrading, participatory planning and
Settlements Programme (UISP). Part 3 of the National Housing Code (2007) sets                  livelihoods-based approaches.
out the main objectives of the UISP as follows:
•    Facilitate structured in situ upgrading of informal settlements as opposed to        b)   Affordable Rental Housing (Social Housing and Community Residential
     relocation                                                                                Units)
•    Recognise and formalise the tenure rights of residents within informal
     settlements                                                                          A key additional output is the increased provision of well-located and affordably
•    Provide      affordable   and    sustainable   basic       municipal   engineering   priced rental accommodation. The target is to deliver at least 20 000 units per
     infrastructure, that allows for scaling up in the future                             annum in South Africa over the next four years.
•    Address social and economic exclusion by focusing on community
     empowerment and the promotion of social and economic integration. Build              Rapid urbanisation has resulted in demand far outstripping supply and the
     social capital through participative processes and address broader social            challenge is to rapidly increase sustainable and affordable rental housing supply.
     needs of communities.

Other subsidy programmes, including the Integrated Residential Development                The Affordable Rental Housing Programme in the Department of Human
Programme (IRDP) and social and rental interventions, may also be applied in an           Settlements is one of the initiatives towards eradication of housing backlogs,
integrated fashion at individual project level.                                           through provision of rental housing for low income persons who cannot be
                                                                                          accommodated in the formal private rental market. Although the scale has been
Sub Output 2: National Upgrading Support Programme (NUSP)                                 limited, two rental housing programmes have been introduced in the form of
                                                                                          Community Residential Units and Social Housing.

•    First, by increasing the emphasis on incremental in-situ upgrading as an
     objective of the UISP, and stressing the requirement for plans to be in place
     for the transformation of informally settled communities into sustainable
     human settlements.

                                                 (IDP HOUSING CHAPTER)
Sub Output 4: Increased Provision of Well-located and Affordably Priced                 •   Social housing provides good quality rental accommodation for the upper
Rental Accommodation to 20 000 units per annum (80 000 Units over 4                         end of the low income market (R2500 to R7500), but with a primary
Years up to 2014)                                                                           objective of urban restructuring, and in doing so it transforms society and
                                                                                            creates pockets of sustainability within the urban fabric that have many
This output will draw on both government intervention programmes and private                spinoffs.
sector participation over the next 4 years in the following manner.                     •   The institutional housing subsidy can be used to provide a range of creative
                                                                                            and affordable special needs and niche market options to people on very
Targets per programme
                                                                                            low incomes (R1500 to R3500) and promote densification (transitional,
                Programmes/Interventions                             Target
                                                                                            communal housing, farm worker and small scale rental for leader towns etc).
Social housing Programme                                        24 312 units
Community Residential Unit Programme                            30 000 units            •   Small-scale private landlords form by far the most significant provider
Institutional Housing Subsidy Programme                         8487 units                  (35,000 units per year) of really affordable rental in relatively well-located
Private Sector Rental Housing (including small scale and        26 600 units
                                                                                            areas such as existing suburbs and townships at no discernible direct cost to
larger corporate sector landlords)
                                                                                            government. There are some indirect costs to local government.
•   Public sector rental, mainly through the CRU programme, should provide              •   Corporate private sector landlords provide well-managed rental in inner
    affordable good quality rental accommodation to a substantial number of the             cities at quite affordable prices. There is a subset here of smaller
    poor and indigent (income range of R1500 to R3500), and relieve slum                    entrepreneurs who have been supported with debt funding by organisations
    conditions in existing areas to some extent.                                            such as TUHF to provide up to 17,000 affordable inner city units in recent
•   Several problems are, however, currently experienced:                                   years in buildings ranging from 10 units to over a 100. These entrepreneurs
    The first is the tenant regularization process which is difficult. The second           all put equity into their projects and are therefore committed to good
    major challenge is that the current policy as it stands is not robust enough to         maintenance and property management.
    ensure that the funding element is not abused and used for refurbishment
                                                                                        Output 2: Improve Access to Basic Services
    only in isolation of considering the turnaround of the project to sustainability.
    The third challenge is that the policy assigns the grant management and
                                                                                        The targeted national increases in access are:
    regulation mandate to provinces who do not have the capacity or skills to
                                                                                        •   Water from 92% to 100%
    undertake such management, and the development role to municipalities
                                                                                        •   Sanitation from 69% to 100%
    who also have the same problems, and interests that are not necessarily
                                                                                        •   Refuse removal from 64% to 75%
    aligned to the policy prescripts.
                                                                                        •   Electricity from 81% to 92%.

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
The framework for conditional grants in the Division of Revenue Act (DORA)              Furthermore, state owned entities and enterprises such as Transnet are known to
does not promote or compel an integrated approach to aligning the funding               own several pieces of land that are close to urban centres and unutilised. These
streams of all conditional grants that impact on the built environmental and            would be ideal for new settlements, but are currently not being considered. If the
human settlements, such as the National Housing Subsidy, MIG, Bulk Water,               current situation continues, the marginalisation of these settlements will continue
Electrification, Transport, etc.                                                        due to their isolation from services and employment opportunities.

Conditional grants in their current form are extremely rigid and inflexible making it   An agreement with national, provincial and municipal landowners to release

difficult for departments, provinces and municipalities to allocate resources which     6250ha of land over the next four years and utilise densities of 60 units per ha

meet the unique potential of local areas and to use the grants as an innovative         can only be achieved through proper planning at a provincial and municipal level.

instrument to leverage co-funding and attract private and non-governmental
                                                                                        This requires that a robust mechanism be introduced to harvest public land from
sector capacity and investment for infrastructure and property development.
                                                                                        all spheres of government and secure such land for human settlements
                                                                                        development purposes. Accordingly, the following actions are collectively
Government resources, especially conditional grants have to be used as a
                                                                                        essential in achieving the objective of releasing state land.
stimulus for crowding in private sector investment in the built environment rather
than being utilised as the sole resources to drive integrated human settlement
                                                                                        a)   Develop and adopt criteria to inform identification of suitable land and
                                                                                             its development.
                                                                                        b)   The Housing Development Agency (HDA) undertakes, in consultation with
Output 3: Mobilisation of Well-located Public Land for Low Income and
                                                                                             all spheres of government, the identification of required land and
Affordable Housing
                                                                                             produces a single periodic list of prioritised publicly-owned land to be
                                                                                             released for human settlements.
New settlements are often located on the periphery of an urban area due to the
lower cost of purchase and higher availability of land for settlements. This
                                                                                        Output 4: Improved Property Market (Gap Market Housing)
undermines urban agglomeration and often provides poor access to social
amenities and job opportunities. It also results in substantial cost implications for   The target is to facilitate with the private sector, related Development Finance
local government that result from having to provide basic services to the new           Institutions (DFIs) and spheres of government, the improvement of financing of
settlements.                                                                            600 000 housing opportunities within the gap market for people earning between
                                                                                        R3500 and R12 800.

                                               (IDP HOUSING CHAPTER)
Sub-Output 1: Develop and Implement a Mortgage Insurance Programme in              The Comprehensive Plan shifted the focus to improving the quality of housing
South Africa                                                                       and housing environments by integrating communities and settlements. It also
                                                                                   set new minimum standards for housing products improving privacy and
The target is to facilitate with the private sector, related DFIs and spheres of   sustainability by providing for the development of a range of social and economic
government, the improvement of financing of 600 000 housing opportunities          facilities in housing projects. The Comprehensive Plan also focuses on Informal
within the gap market for people earning between R3500 and R12 800.                Settlement Upgrading to meet the Millennium Goals of the United Nations to
                                                                                   improve the lives of slum dwellers.
Develop and implement a mortgage default insurance program against a
government guarantee of R1bn. Mortgage Insurance program is a new initiative       In order to support the implementation of the Comprehensive Plan, housing
in the housing finance landscape of South Africa, and it is aimed at stimulating   departments in all spheres of government, as well as Housing Support
market confidence in the housing finance market.                                   Institutions have been extensively restructured.

3.2.5.     Summary of National Housing Code Housing Programmes                     Likewise, the National Housing Code 2000 has been substantially revised. The
                                                                                   National Housing Code, 2009 is aimed at simplifying the implementation of
National Housing Policy Context
                                                                                   housing projects by being less prescriptive while providing clear guidelines for the
                                                                                   various housing programmes.
The National Housing Code, 2009 sets the underlying policy principles,
guidelines and norms and standards which apply to Government’s various
                                                                                   The following is a brief summary of each of these programmes contained in the
housing assistance programmes introduced since 1994 and updated. This is
                                                                                   National Housing Code (2009):
done in terms of the Housing Act, 1997 (Act No 107 of 1997).

                                                                                   a)   Integrated Residential Development Programme
Ten years after the introduction of the housing programme in 1994, a
comprehensive review was undertaken of the outcomes of the programme and
                                                                                   This Programme has been introduced to facilitate the development of integrated
the changes in the socio-economic context in the country. This led to the
                                                                                   human settlements in well-located areas that provide convenient access to urban
approval of the Comprehensive Plan for Sustainable Human Settlement
                                                                                   amenities, including places of employment. The Programme also aims at creating
commonly referred to as “Breaking New Ground” or “BNG”, by Cabinet in
                                                                                   social cohesion.
September 2004.

                                                 (IDP HOUSING CHAPTER)
The Integrated Residential Development Programme (IRDP) provides for the               MEC reserves and distributes funds and assesses and adjudicates various
acquisition of land, servicing of stands for a variety of land uses including          aspects of the project process and approves project applications.
commercial, recreational, schools and clinics, as well as residential stands for all
low, middle and high income groups. The land use and income group mix will be          b)   Upgrading of Informal Settlements

based on local planning and needs assessment.
                                                                                       The Informal Settlement Upgrading Programme is one of the most important
                                                                                       programmes of government which seeks to upgrade the living conditions of
The IRDP can be undertaken in phases or in a single phase. The first phase
                                                                                       millions of poor people by providing secure tenure and access to basic services
could provide serviced stands, whereas the second phase provides for housing
                                                                                       and housing.
construction for qualifying low income beneficiaries and the sale of stands to
persons who for various reasons, don’t qualify for subsidies, and for commercial
                                                                                       One of the basic tenets of the programme is that beneficiary communities must
                                                                                       be involved throughout the project cycle. All members of the community, also
                                                                                       those who do not qualify for subsidies, are included.
This Programme also provides for the creation of non-residential stands such as:
•   Institutional stands e.g. police stations, schools and clinics;
                                                                                       The Programme therefore aims to bring about social cohesion, stability and
•   Business and commercial stands;
                                                                                       security in integrated developments and to create jobs and economic well-being
•   Stands    for   not-for-profit   community    services    e.g.    churches   and
                                                                                       for communities which did not previously have access to land and business
    crèches/nursery schools;
                                                                                       services, formal housing and social and economic amenities.
•   Stands for public use e.g. parks and community facilities etc.; and
•   Special conditions apply to the sale and transfer of these stands.
                                                                                       This Programme is aimed at the in situ upgrading of informal settlements. In
                                                                                       circumstances where the terrain is not suitable for human settlement (owing to
Plans for projects undertaken within the scope of the IRDP must be based on
                                                                                       flooding, shallow undermining conditions etc.), residents may be relocated and
approved housing chapters of Municipal Integrated Development Plans and
                                                                                       settled elsewhere. This Programme only finances the creation of serviced stands.
priorities, and reservation of funds for project development agreed to between the
                                                                                       Beneficiaries may then apply for housing construction assistance through the
MEC and the Mayors, in terms of the multiyear housing plan, developed as part
                                                                                       other National Housing Programmes (e.g. Individual Subsidies, Enhanced
of an approved IDP.
                                                                                       People’s Housing Process, Social Housing, etc.).

The municipality assumes the role of the developer and applies for funding from
the MEC. The municipality undertakes all planning and project activities. The

                                                  (IDP HOUSING CHAPTER)
Social and economic amenities to enhance the sustainability of the upgraded               In line with the policy to establish quality, sustainable human settlements, a
settlement may also be provided through the Programme which provides funding              programme has been introduced to fund primary social and economic amenities,
for such amenities.                                                                       where funding is not available from other sources.

Municipalities will identify informal settlements to be upgraded within their areas       The Programme deals with the development of primary public, social and
of jurisdiction, and apply to the Provincial Departments for funding for projects         economic facilities within existing and new housing areas, as well as within
under this Programme. This will be undertaken in close collaboration with                 informal settlement upgrading projects, in cases where municipalities are unable
relevant communities.                                                                     to provide such facilities.

Project funding will be based on the number of persons that qualify for assistance        Capital funding for the following facilities may be provided through the
and funding may include funds to facilitate community participation and                   Programme:
empowerment.                                                                              •    Medical care facilities;
                                                                                          •    Community halls;
The projects will be undertaken on the basis of a partnership of cooperative              •    Community park/playground;
governance between the relevant municipality, the Provincial Department, the              •    Taxi ranks;
National Department, the Department of Social Development (in respect of                  •    Sport facilities;
households headed by minors) and the Department of Home Affairs (in respect of            •    Informal trading facilities; and
establishing the residence status of immigrants).                                         •    Basic ablution facilities for the above.

c)   Provision of Social and Economic Facilities                                          The ownership of all facilities developed through the Programme will vest in the
                                                                                          municipalities who will also be responsible for the operation and maintenance
Owing to backlogs in existing settlements and the need to prioritise those,               costs of the facilities.
authorities responsible for the provision of social and economic facilities, such as
schools, clinics, community halls, recreational facilities and trading facilities, have   Once the required facilities have been identified through the facilities
not been able to provide facilities in most new housing projects.                         audit/inventory and the needs assessment, municipalities will apply to the
                                                                                          Provincial Department for funding for the provision of social and economic
                                                                                          facilities or amenities.

                                                (IDP HOUSING CHAPTER)
Projects for the provision of Social and Economic facilities will be undertaken on   Land identified for emergency housing should form part and parcel of the needs
the basis of a partnership of cooperative governance between the relevant            assessment and housing plan of each municipality as contained in the housing
municipality, the Provincial Department, and the National Department.                chapter of the Municipal Integrated Development Plan (IDP).

d)   Housing Assistance in Emergency Circumstances
                                                                                     The projects will be undertaken on the basis of a partnership of cooperative
                                                                                     governance between the relevant municipality, the Provincial Department, and
During the process of upgrading informal settlements, it may be necessary to
                                                                                     the National Department.
temporarily re-house households while services are being installed or formal
houses are being built on sites previously occupied by informal structures.
                                                                                     e)   Social Housing Programme

Likewise it may be necessary to provide temporary housing relief to households
                                                                                     Security of tenure remains one of the fundamental principles of housing policy.
in stress following natural or manmade disasters (e.g. where settlements have
                                                                                     Where other programmes provide freehold tenure to households, there has been
been destroyed by fire or houses have been rendered uninhabitable by storms
                                                                                     an increasing need for affordable rental units which provide secure tenure to
and need to be repaired). In such cases the National Disaster Relief Fund
                                                                                     households which prefer the mobility provided by rental accommodation.
renders the first line of Government assistance. The Emergency Housing
Assistance Programme may then be used for temporary housing for disaster
                                                                                     Furthermore the Comprehensive Plan identifies the need to address the
victims until such time as they can be provided with permanent houses.
                                                                                     inequities of the Apartheid induced spatial frameworks of our cities and towns by
                                                                                     promoting integration across income and population group divides. There is a
This Programme will apply to emergency situations of exceptional housing need,
                                                                                     need to provide especially poor households with convenient access to
such situations being referred to as “Emergencies”.
                                                                                     employment opportunities and the full range of urban amenities.

Funding under the Programme will be made available to municipalities as grants
                                                                                     The Social Housing Programme therefore applies only to “restructuring zones”
for the provision of temporary aid and assistance will be limited to absolute
                                                                                     which are identified by municipalities as areas of economic opportunity and
essentials. Where possible, assistance under this Programme should be planned
                                                                                     where urban renewal/restructuring impacts can best be achieved. The
as the first phase towards a permanent housing solution.
                                                                                     Programme also aims at developing affordable rental in areas where bulk
                                                                                     infrastructure (sanitation, water, transport) may be under-utilised, therefore
                                                                                     improving urban efficiency.

                                                  (IDP HOUSING CHAPTER)
The Programme provides for grant funding to establish, capacitate and capitalise       f)     Institutional Subsidies
social housing institutions which may develop, hold and administer affordable
rental units within identified restructuring zones.                                    As the Social Housing Programme focuses mainly on achieving urban integration
                                                                                       and upgrading and is applicable only in declared restructuring zones, the need
A precondition for receiving capital grants is that social housing institutions need   remains for a programme that will provide for affordable rental accommodation in
to be accredited and also access own capital contributions.                            other parts of settlements (e.g. as part of informal settlement upgrades where
                                                                                       such settlements are not well located with regard to employment opportunities
A Social Housing Regulatory Authority will deal with the accreditation of Social       but where certain members of the community may need rental accommodation).
Housing Institutions in terms of legislation and regulations.
                                                                                       Hence an Institutional Housing Subsidy Programme has been introduced to
Social housing projects need to demonstrate their viability in each specific           provide capital grants to social housing institutions which construct and manage
settlement context, but always with the objective of achieving the goals of            affordable rental units. The Programme also provides for the sale of units by the
integration and restructuring.                                                         social housing institution after at least four years have lapsed.

Subsidy funding will be provided on a sliding scale based on the number of poor        Housing institutions need to meet certain criteria to qualify for the subsidy. These
households accommodated subject to certain conditions.                                 are:
                                                                                       •      The institution must have legal status;
It is important to note that the Institutional Subsidy Programme may be used to        •      The main object of applying for the subsidy must be the development and
develop affordable rental housing outside restructuring zones.                                holding of immovable property for occupation;
                                                                                       •      The institution must be financially viable;
The following institutions each have an important role to play in the                  •      Institutions must make a financial contribution in addition to the subsidy; and
implementation of Social Housing Projects:                                             •      Institutions will normally be required to own immovable property, although
•    Social Housing Regulatory Authority;                                                     long term leases may be found acceptable.
•    Municipalities;
•    The Provincial Departments;                                                       The housing institution must ensure that beneficiaries are granted secure tenure
•    The National Department;                                                          rights.
•    Delivery Agents; and
•    National Housing Finance Corporation.

                                                  (IDP HOUSING CHAPTER)
Housing institutions who meet the designated criteria may apply to the MEC for          •   Public hostels that are owned by Provincial Departments and municipalities;
an institutional subsidy in respect of a lease agreement, instalment sale or share-     •   Hostels that have both a public and private ownership component due to
block agreement scheme. Qualifying beneficiaries then apply to the housing                  historical reasons;
institution to occupy the rental stock.                                                 •   Public housing stock that forms part of the “Enhanced Extended Discount
                                                                                            Benefit Scheme” but which cannot be transferred to individual ownership
The institution is responsible for the construction/provision of the rental stock and       and has to be managed as rental accommodation by the public owner;
all maintenance of the said stock and to operate the stock in terms of the              •   Publicly owned rental stock developed after 1994; and
conditions of accreditation.                                                            •   Existing dysfunctional, abandoned, and/or distressed buildings in inner cities
                                                                                            or township areas that have been taken over by a municipality and funded
g)   Community Residential Units Programme                                                  through housing funds.

Both the Social Housing and the Institutional Subsidy Programmes do not                 Apart from the above, the grant may also be utilised for the development of new
provide rental accommodation affordable to the very poor (and often informally          public rental housing assets, if a viable opportunity to acquire and develop such
employed) because of the high cost of multi-level units (and facilities provided)       new assets has been identified.
and the resultant high rental charges.

                                                                                        This Programme will be used for the development of sustainable public rental
Likewise there is a need for a programme that will support the upgrading of             housing assets. The housing stock funded by the CRU Programme should
government owned communal rental accommodation (hostels).                               remain in public ownership and cannot be sold or transferred to individual
Hence, the Community Residential Units Programme (CRU) aims to facilitate the
provision of secure, stable rental tenure for lower income persons/households.          Long-term capital or major maintenance funding can be accessed through the
The Programme provides a coherent framework for dealing with the many                   CRU Programme. However, funding of operating costs has to come from the
different forms of existing public sector residential accommodation.                    rental income collected by the owner.

The grant funding provided by the CRU Programme will be utilised for the                The projects will be undertaken on the basis of a partnership and cooperative
development of the following public rental housing assets:                              governance between the relevant municipality, the Provincial Department and the
                                                                                        National Department.

                                                 (IDP HOUSING CHAPTER)
h)   Individual Subsidy Programme                                                        by the institution’s lending criteria or who do not wish to access credit from a
                                                                                         lender. The purchase of an existing house is therefore made solely from the
This Programme provides access to state assistance where qualifying                      subsidy amount awarded.
households wish to acquire an existing house or a vacant serviced residential
stand, linked to a house construction contract through an approved mortgage              Credit Linked Subsidies can be accessed by persons who satisfy the qualification
loan. These properties are available in the normal secondary housing market or           criteria for the subsidy, and who can access mortgage loans. The subsidies are
have been developed as part of projects not financed through one of the National         administered on behalf of the MEC by the financial institutions who have
Housing Programmes.                                                                      concluded agreements with the MEC and who will act as agents for the MEC.

The Programme encourages the growth of the secondary residential property                Credit Linked Subsidies will be administered on behalf of the MEC by banks,
market achieving an objective of the Comprehensive Plan for the Creation of              financial institutions and other approved providers of credit (“the lenders”) who
Sustainable Human Settlements.                                                           have concluded agreements with the MEC and who will act as agents of the
The Programme provides access to funding for the following two categories:
                                                                                         Non-Credit Linked subsidy applications are submitted to the Provincial
Credit Linked Subsidies: In cases where the applicant can afford mortgage                Department together with a conditional deed of sale for the relevant property for
loan finance, the applicant may apply for a subsidy that is linked to credit from a      evaluation and acquiring the MEC’s approval.
financial institution; and
                                                                                         i)   Rural Subsidy: Communal Land Rights
Non-Credit Linked Subsidies: In cases where the applicant cannot afford
mortgage loan finance, the applicant may apply for a subsidy to acquire an               In areas of communal tenure (e.g. where the Minister of Rural Development and
existing house entirely out of the subsidy and may supplement this with other            Land Reform holds land in trust for communities) and where traditional leaders
funds that may be available to him or her. Qualifying persons who bought vacant          allocate land for settlement to households or persons, freehold tenure can in
serviced stands from their own resources and need assistance to construct a              most cases not be easily secured. Hence it was necessary to develop a
house may also apply for Non-Credit Linked Subsidies.                                    programme to assist households in areas with communal tenure to access
                                                                                         housing subsidies.
Non-Credit Linked subsidies are available to persons meeting the qualification
criteria and who do not qualify for credit from a financial institution, as determined

                                                (IDP HOUSING CHAPTER)
The Rural Housing Programme only applies in areas of communal tenure and             A traditional council must in terms of the Traditional Leaders and Governance
requires that tenure rights first be confirmed through the processes prescribed by   Framework Act, 2003 (Act No 41 of 2003), co-operate with any relevant
the Minister of Rural Development and Land Reform.                                   municipal ward committee and must meet at least once a year with its traditional
                                                                                     community to give account of its activities and finances.
Furthermore, subsidies are only available on a project basis but and be flexibly
applied to meet real needs.                                                          There are five role-players within this Programme namely:
                                                                                     •    The National Department;
The Programme thus deals with the rules for housing subsidies for housing            •    The Provincial Department;
development on communal land registered in the name of the state or which will       •    Municipalities;
be held by community members subject to the rules or custom of that community.       •    Traditional Councils; and
It is a pre-requisite for the allocation of subsidies under the Programme that a     •    The Land Administration Committee (after the promulgation of CLaRA).
beneficiary community member provides proof of uncontested land tenure rights
and qualifies for a new order tenure right on the portion of land allocated to him   j)   Consolidation Subsidy Programme
or her.

                                                                                     Before the introduction of the White Paper on a New Housing Policy and Strategy
The housing subsidy may be utilised for the development of internal municipal        for South Africa in December 1994, a substantial number of households had
services where no alternative funds are available, house building, upgrading of      received serviced sites in terms of state housing schemes instituted pre-1994.
existing services where no alternative funding is available, the upgrading of
existing housing structures or any combination of the said options.                  In order to enable such households to access adequate housing, a consolidation
                                                                                     subsidy has been introduced which provides for the completion of houses on the
Funding under this Programme will only be available within the context of an         serviced sites. Therefore beneficiaries of such stands may apply under this
approved housing development project and may not be accessed on an                   Programme for further assistance to construct a house on their stands or to
individual basis. The housing subsidies allocated to beneficiaries under this        upgrade / complete their house they may have constructed from their own
Programme are awarded to persons who enjoy informal land rights protected by         resources.
the provisions of the relevant legislation. Subsidies under this Programme will
only be approved if no other form of subsidy can be applied. It is a pre-requisite
for project approval that the beneficiary community members must participate in
all aspects of the housing development that is planned and will be undertaken.

                                                (IDP HOUSING CHAPTER)
The developer being a municipality or a provincial department is responsible for      The EEDBS will be undertaken on the basis of a partnership of cooperative
the implementation of the consolidation project with the full participation of the    governance between the relevant municipality, the Provincial Department, and
beneficiaries. The process includes Stakeholder negotiations, the identification of   the National Department.
beneficiaries through interviews and assisting beneficiary communities to
register.                                                                             l)   Rectification of Certain Residential Properties created under the Pre-
                                                                                           1994 Housing Dispensation
A written project application is then to be submitted to the MEC and after
approval an agreement is entered into between the developer and the MEC.              This Programme has been created to facilitate the improvement of state financed
Construction and building material is then purchased with a certificate of            residential properties created through State housing programme interventions
completion issued and payment of the subsidy.                                         during the pre-1994 housing dispensation that are still in ownership of the public
                                                                                      sector institution and/or that were disposed of to beneficiaries.
The developer is a municipality or provincial department. The MEC receives and
adjudicates applications for consolidation subsidies.                                 The main objective of the Programme would be the improvement of municipal
                                                                                      engineering services where inappropriate levels of services were delivered and
k)   Enhanced Extended Discount Benefit Scheme                                        the renovation and/or upgrading, or the complete reconstruction of dwellings that
                                                                                      are severely structurally compromised.
The policy framework and implementation guidelines for an Enhanced Extended
Discount    Benefit    Scheme   (EEDBS)     were    specifically   formulated   and   The projects will be undertaken on the basis of a partnership of cooperative
implemented to support decisions made regarding the transfer of pre-1994              governance between the relevant municipalities, the Provincial Department, and
housing stock and is intended to stimulate and facilitate the transfer of public      the National Department.
housing stock to qualifying occupants.
                                                                                      m) Enhanced People’s Housing Process
The aim of the EEDBS is to ensure that the majority of the occupants of public
housing stock are provided with the opportunity to secure individual ownership of     The People’s Housing Process is a government housing support programme that
their housing units.                                                                  assists households who wish to enhance their houses by actively contributing
                                                                                      towards the building of their own homes. The process allows beneficiaries to
                                                                                      establish a housing support organisation that            will provide them   with

                                    CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                    (IDP HOUSING CHAPTER)
organisational, technical and administrative assistance. Training and guidance on    n)   Farm Residents Housing Assistance Programme
how to build houses are also supplied. Participation in the process is regarded as
a contribution towards the achievement of their housing opportunities and the        This housing assistance programme provides capital subsidies for the
compulsory requirement for a financial contribution is thus not applicable.          development of engineering services- where no other funding is available, and
                                                                                     adequate houses for farm workers and occupiers in a variety of development
Participation has the benefit of:                                                    scenarios. The Programme attempts to address the wide variety of housing
•    a saving in labour costs;                                                       needs of people working and residing on farms by providing a flexible package of
•    avoiding payment of a profit element to developers; and                         housing models to suit the local context.
•    optimising control and decisions regarding the housing product to be
     delivered.                                                                      In most instances, the programme will be applied where the farm residents are
                                                                                     required to reside close to their employment obligations and where the farm land
The EPHP is a community driven process and it must be noted that the housing         is distant from the nearest town, rendering the settlement of the farm residents in
process is phased over time. The programme is not oriented towards delivery at       the town impracticable.
scale over limited time frames. The programme requires skilful technical
expertise to assist, train and guide the house building processes. The               Due to the rural context and the inability of most municipalities to deliver the
achievement of quality housing products remains a fundamental objective.             required services, the farm owner is regarded as a key service delivery agent
                                                                                     under the programme. The farm owner will have the options to provide formal
Community contribution is broadly defined and is not limited to a labour             rental accommodation on his or her land for the residents on the farm or may
contribution (sweat equity) only. The programme may apply in a variety of            decide to subdivide the farm into small subsistence agriculture holdings and
development circumstances such as in informal settlement upgrading projects,         transfer such to the relevant residents. The farm owner may act as the
rural housing developments and “Greenfield” developments.                            implementing agent under both options by providing the required basic water and
                                                                                     sanitation services and to construct the houses.
The main role players are the Community Based Organisation (CBO) that will
represent the beneficiaries. The Community Resource Organisation that will           Where the farm land is subdivided, the beneficiaries may establish a legal entity
provide technical and administrative assistance to the CBO, the municipality and     through which it could decide to undertake the housing development on the basis
the provincial department responsible for human settlements.                         of a People’s Housing Process or may elect to appoint the provincial Government
                                                                                     or a private sector developer to undertake the development.

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
The farm owner may also decide to provide a portion of the farm to a housing            environment and thus contribute to the development of sustainable human
institution for the provision of rental units on the farm.                              settlements and improved quality of life for households.

Funding available under the Programme will only be available for the provision of       The strategic goal of the USDG will be achieved through accelerating the
basic water and sanitation services as an option of last resort. Such services          provision of serviced land with secure tenure for accommodation for lower-
must be financed from other funding resources.                                          income households in large urban areas and simultaneously providing
                                                                                        appropriately located serviced land to support economic development that results
The farm owner will be obliged to enter into a written agreement with the MEC           in job creation for the under-employed and unemployed urban dwellers. The
that will regulate the roles and responsibilities of the parties. The farm owner will   balance between economic and social goals will be achieved through expanding
be obliged to authorise the MEC to register a pre-emptive right and a preferential      access to land and infrastructure, and should be clearly reflected in the Built
claim over the title deed of the farm land in terms of which the state investment       Environment Performance Plan (Capital Investment Programme) as informed by
on the farm is protected and that will provide for a structured exist mechanism.        the approved spatial development framework of cities and towns and the
                                                                                        alignment of the IDP and Budget.
The farm owner must conclude written rental agreements with the beneficiaries of
the housing subsidy units. The rental to be charged, if any, may not include a          •   Well located urban land that is affordable and fiscally sustainable, and
component to redeem the subsidy capital provided to the farmer or housing                   promoting the densification of current land uses, especially residential land
institution as the case may be.                                                             use.
                                                                                        •   Basic services (water, sanitation, roads, refuse removal and electricity) as
3.2.6.       Urban Settlements Development Grant (USDG)                                     well as other services required for economic development.
                                                                                        •   Secure tenure through ownership or rental.
The Urban Settlements Development Grant (USDG) has been introduced in the
                                                                                        •   Social services and economic opportunities within reasonable distances at
2011/12 national budget and was established in terms of a Cabinet Resolution in
                                                                                            affordable costs especially for the poor.
December 2010. The USDG retains the spirit and intent of the MIG-Cities Grant
(now dis-established) but it goes much further in addressing the key challenges
                                                                                        Where the USDG is used simultaneously for economic and social development
of the built environment. The USDG is a financial instrument – a direct grant from
                                                                                        and within plans to have a more compact city form, it is likely to be used
national government to Cities and Towns for the purpose of supplementing the
                                                                                        optimally. This should compel Cities and Towns to manage their capital
capital investment programme to improve the performance of the urban built
                                                                                        expenditure in an integrated manner, across all services in good locations, and

                                                  (IDP HOUSING CHAPTER)
covering the lifespan of projects (development, M&R, upgrading, rehabilitation,         •   Build on co-operative governance and inter-governmental relations towards
replacement). Furthermore it should compel improvement in development                       ensuring integrated service delivery, optimal use of all government
planning and also improve inter-governmental co-ordination (all 3 spheres) of               resources and requisite budget allocations to support growth and
development.                                                                                development;
                                                                                        •   Consolidate and increase relationships and partnerships with other sectors

3.3.       Provincial Policy Framework Directives                                           of society such as Public Private Partnerships (PPPs);
                                                                                        •   Identify opportunities for all sectors of society and all citizens to be involved
                                                                                            in the reconstruction and development of our Province;
3.3.1.     Gauteng Provincial Growth and Development Strategy Directives
                                                                                        •   Provide growth and development implementation guidelines for each sector
Generally, the Gauteng GDS aims to be the main point of reference and an                    in society;
anchor for the development and implementation of all Provincial strategic plans,        •   Build on existing socio-economic successes and address gaps and
programmes and actions. The overarching objective is to ensure the GPG fulfils              weaknesses;
the multiple dimensions of its leadership role in all socio-economic development        •   Support the GPG growth and development policies to be implemented in the
of the Province.                                                                            next decade of democracy;
                                                                                        •   Ensure that the socio-economic successes of the Province are beneficial to
Thus, Gauteng Provincial Government, through the GDS, commits to                            South Africa as a whole and to the Continent.
implementing projects and activities that will not only benefit the Province but that
will also advance the cause and implementation of national objectives.                  The GDS reflects GPG’s commitment to ensuring socio-economic growth and
                                                                                        development, which can be monitored and evaluated in terms of socio-economic
In summary, the aim and purpose of the GDS is to:                                       transformation, good governance, accountability and transparency.
                                                                                        The GDS reflects six (6) strategic objectives towards achieving its vision, namely:
•      Ensure that all Provincial socio-economic development is based on the
       principle of integrated, sustainable, holistic and participatory planning and    •   Provision of social and economic infrastructure and services that will build
       development;                                                                         sustainable communities and contribute to halving poverty;
•      Provide economic growth, job creation and related targets for the Province       •   Accelerated labour absorbing economic growth that increases per annum
       for the next decade of democracy;                                                    and that will create long-term sustainable jobs and contribute to halving

                                                (IDP HOUSING CHAPTER)
•    Sustainable socio-economic development;                                         the nature and functioning of the provincial space economy. The GSDP is not a
•    Enhanced government efficiency and cooperative governance;                      plan, strategy, or development framework; it is a perspective on the current state
•    Deepening participatory democracy, provincial and national unity and            of Gauteng. Hence, it:
                                                                                     •    Serves as input into setting the development trajectory for the Province;
•    Contributing to the successful achievement of goal and objectives relating to
     SMME support, skills development, social services, and integrated city          •    Provides a spatial dimension to the Gauteng Growth and Development

     region strategies.                                                                   Strategy;
                                                                                     •    Assists in the formulation of the Gauteng Spatial Development Framework;
Housing Implications                                                                 •    Provides provincial-wide information for the Municipal IDPs and SDFs; and
•    The provision of housing constitutes a major thrust of the Province’s social    •    Informs sector-specific strategies and responses.
     service delivery and its investment in sustainable communities.
•    Housing provision will include a combination of urban densification and         In terms of the Gauteng Spatial Development Perspective, as depicted on Figure

     innovative housing finance solutions to systematically establish integrated     2, the City of Tshwane area is classified as having the following major

     communities equipped with social amenities, educational facilities and          characteristics:

     security infrastructure.
                                                                                     •    It represents one of the significant concentrations of spatially marginalised
•    Financial solutions will include increased capital funding and financing
                                                                                          communities in Gauteng Province with a strong daily north-south movement
     mechanisms for different sectors of society e.g. income-indexed home
                                                                                          trend between the Temba-Hammanskraal area and the areas of economic
                                                                                          activity in the central parts of the City of Tshwane;
•    Other initiatives include the conversion of hostels towards building
                                                                                     •    The GaRankuwa, Mabopane, Soshanguve complex is one of the areas in
     sustainable communities and providing adequate housing for all; accelerated
                                                                                          Gauteng Province classified to be an area holding “accessibility opportunity”
     formalisation of tenure for socially provided houses; and urban regeneration
                                                                                          – but it is also deemed to be one of the priority areas in the province with a
     and formalisation of informal settlements.
                                                                                          significant need for water, sanitation and refuse removal;
3.3.2.    Gauteng Spatial Development Perspective/Framework Directives               •    It holds several decentralised/loose standing nodes including Rayton,
                                                                                          Cullinan and Refilwe as well as the Bronkhorstspruit-Zithobeni, Rethabiseng
The Gauteng Spatial Development Perspective (GSDP) intends to provide a
                                                                                          and Ekangala complexes.
common platform for planning and investment in the Province. It is a tool that
                                                                                     •    The Atteridgeville area is deemed to be a key locality for environmental risk
assists all stakeholders in the Province to agree on a common understanding of
                                                                                          management due to the dolomitic nature of the western extents of the area.

                                                  (IDP HOUSING CHAPTER)
3.3.3.    Gauteng Strategy for Sustainable Development (Aug 2006)                     Finally, the GSSD identifies four priority areas for implementation. These
                                                                                      priorities are seen as addressing the key concerns of sustainable development
The aim of the Gauteng Strategy for a Sustainable Development (GSSD) is to
                                                                                      and are relevant to the development context of Gauteng:
foster a common sustainable development vision for the Gauteng Province. The
                                                                                      •   Capacity building and human resource development for sustainable
GSSD accepts South Africa’s statutory definition of sustainable development (as
defined in the Framework for Sustainable Development for South Africa) as
                                                                                      •   Intergovernmental and societal relations;
applicable to the Gauteng situation:
                                                                                      •   Economic development for sustainable development;
“Sustainable development means the integration of social, economic and                •   Sustainable human settlements.
environmental factors into planning, implementation and decision making so as to
                                                                                      A summary of the relevant strategies associated with these four priority areas for
ensure that development serves present and future generations”.
                                                                                      implementation are summarised in Table 3 below.
In the context of this definition, the primary focus of sustainable development
                                                                                      Table 3: Relevant Strategies and Implementation Initiatives associated with
within Gauteng is on ensuring the ability of future generation to meet their needs.
                                                                                      the GSSD Priorities
The Sustainable Development Vision of Gauteng is thus defined: “By 2020
Gauteng will be an economically productive, socially just, globally competitive               Objective                                 Strategies
                                                                                      Creating sustainable,        • Rehabilitation and reclamation of strategically
region that manages and utilises resources sustainably”.                              integrated human               located land
                                                                                      settlements                  • Develop housing at higher densities
The GSSD identified seven overall key objectives in pursuit of the sustainable                                     • Conservation of land
                                                                                                                   • Rehabilitation of water resource
development vision as outlined above:                                                                              • Improvement of air quality
                                                                                      Promote mixed use            • Invest in sustainable infrastructure technology
                                                                                      development                  • Minimise waste production
•    Provide efficient and reliable public transport;
                                                                                                                   • Promote public transport
•    Improved human resource potential and capital;                                   Creating quality             • Promote mixed use development
•    Efficient and sustainable utilisation of land;
                                                                                      environments through         • Creating      quality    environments      through
                                                                                      investment in the public       investment in the public environment
•    Sustaining ecosystem functioning and using resources efficiently;                environment
•    Linking sustainable resource use and economic development;
•    Strengthening inter-governmental relations and integrating sustainability into
     key programmes;
•    Improved Environmental Health Management.

                                                (IDP HOUSING CHAPTER)
3.3.4.       Gauteng Sustainable Human Settlement Strategy (Draft: November          settlements. To implement this, several longer term actions are required as listed

The Gauteng SHSS is a document intended to engage all residents and
                                                                                     Part 2: Long term Considerations
practitioners, and therefore it is as much an exercise in confronting the
                                                                                     •    Coordination of Strategies and Financing for Rental Housing Projects
understanding of stakeholders as it is an exercise in leading housing delivery
systems for improved outcomes. The Gauteng SHSS comprises two main                   •    Funding and Implementing Social Housing

components:                                                                          •    Expediting Development Control Processes
                                                                                     •    Qualifying Criteria for Housing

First, a two year implementation plan (2011/12 – 2013/14) focused on four areas      •    Land Banking
of strategic intervention aimed at delivering a variety of housing typology and is   •    Disaster Management
informed by a set of factors – socio-economic, demographic, economic                 •    Integration with IDPs and Local Planning Frameworks
projections, spatial development perspectives, GEGDS and so on. It entails the       •    Ongoing Capacity Building
following:                                                                           •    A functioning property market

Part 1: Two-Year Implementation Plan (2011/12 – 2013/14)                             Obviously the Sustainable Human Settlement Plan/IDP Housing Chapter need to
•    Economy Strategic Lever: Robust Economic Interventions Contributing to          contribute towards the successful implementation of all the above actions, but
     Government’s 12 Outcomes                                                        one of the most important areas where the SHSP find directives from the SHSS
•    Housing Typology Strategic Lever: Improving Housing Location, Type and          is with regard to the second Strategic Lever defined above. The SHSS states as
     Choice in Gauteng                                                               follow in this regard:
•    Organisation Strategic Lever: Making GPG Fit to Deliver on Sustainable
     Human Settlements                                                               Housing Typology Strategic Lever: Improving Housing Location, Type and
•    Revenue Maximisation Strategic Lever: Spending Public Money to Increase         Choice in Gauteng
     Local Revenues
                                                                                     Immediate actions are required by GPG and municipalities alike to lead in
Second, it recognises the need for long-term systemic, institutional changes to      improving housing location, type and choice in Gauteng. These are:
accommodate the broadened development vision of sustainable human

                                                  (IDP HOUSING CHAPTER)
a)   Improving Density Characteristics of Existing Settlements                       municipalities and identifying how these fit and contribute to the overall
     o   Strategic densification through the adjustment of land development          sustainable Gauteng human settlement vision.
     o   Prioritising inner cities as optimal locations for housing;                 Current housing and human settlement needs in Gauteng require a wide range of
     o   Densification through urban infill on vacant plots within built-up areas;   responses beyond the current RDP-housing style greenfields developments at
     o   Densification through the promotion of additional dwellings on existing     the outskirts of the Gauteng conurbation.
         residential sites; and
     o   Urban upgrading of informal settlements to achieve optimal densities        Each intervention above should explore and promote alternatives, such as:
         (which may involve de-densification)                                        •   Mixed use (commercial/residential) and socially mixed housing;
                                                                                     •   GAP housing;
b)   Promoting New Housing Typologies and Layouts in New Greenfield                  •   High density housing across a range of localities;
     Settlements                                                                     •   Inner city housing for the young and urban poor;
     o Driving for low-rise, high density housing typologies and reconsidering       •   Formalisation and upgrading of backyard shacks via a new landlord-tenant
         plot sizes and site configuration                                               framework;
     o Renegotiation of limitation of the Human Settlements subsidy with             •   Upgrading of existing informal settlements whether in situ or in appropriate
         national government                                                             nearby locations;
     o Identification of land, and land demand database (e.g. rental demand)         •   Rental housing considering the needs of the youth and underemployed;
                                                                                     •   Social housing to cater for special needs of poor in urban areas;
c)   Widening the Choice of Housing Products
                                                                                     •   Households located on high value land;
     o Improve the design of state-subsidised houses
                                                                                     •   Rural settlements; and
     o Support the provision of flats
                                                                                     •   Special needs housing (handicapped, orphans, elderly, etc).
     o Support the provision of rooms

The focus must be on overcoming administrative and procedural hurdles towards
achieving the above goals. A range of facilitated engagements and support
interventions must be led by GPC as assisted by DLGH in engaging on each of
the above in view of achieving working human settlements in Gauteng

                                                (IDP HOUSING CHAPTER)
3.4.     Local Policy Context and Spatial Development Framework                       and the Bronkhorstspruit, Zithobeni, Rethabiseng and Ekangala complex further
         Directives                                                                   towards the east.

3.4.1.      Background                                                                As reflected on Figure 3b the City of Tshwane holds some of the most prominent
                                                                                      nodes of economic activity/job opportunity in Gauteng Province with these nodes
The City of Tshwane represents the northern most parts of Gauteng Province as         representing the northern extents of economic activity in Gauteng Province.
depicted on Figure 1.
                                                                                      3.4.2.      Tshwane City Development Strategy
As clearly reflected on Figure 3a it comprises a central urban core area (see
yellow) which holds the bulk of industrial, commercial, retail and office functions   The City of Tshwane has set the following Vision:
and which accommodates the vast majority of middle and high income residents.
                                                                                      The leading international African capital city of excellence that empowers the
Disadvantaged communities are located on the periphery of this urban complex          community to prosper in a safe and healthy environment.
in Mamelodi to the east, Olievenhoutbosch to the south, and Atteridgeville to the
                                                                                      In order to translate the city’s vision into a strategic action plan, the City
                                                                                      Development Strategy (CDS) was formulated. The CDS provides a selective set
However, the majority of the disadvantaged community is located to the north-
                                                                                      of initiatives that, over 20-30 years, will serve to provide a coherent framework of
west of the urban core area in a L-shaped urban complex comprising
GaRankuwa, Mabopane, Soshanguve, Winterveldt, New Eersterust, Stinkwater              action for all role players, municipality, private investors and the community. It is

and Temba-Hammanskraal.                                                               focused at identifying interventions with the highest impact and priority.

The metropolitan area holds two smaller rural areas to the west and north of the      The CDS sets the following Strategic Focus Areas for the City of Tshwane:
urban core area, with a large rural expanse towards the east.
                                                                                      -    To encourage economic growth and development, thereby making the
This eastern rural complex includes the Dinokeng Nature Reserve towards the
                                                                                           economy of Tshwane globally competitive and more focused;
north-east, and three large dams: Roodeplaat Dam, Bronkhorstspruit Dam and
                                                                                      -    To establish new local government structures to ensure democratic,
the Rietvlei Dam.
                                                                                           responsible and equitable governance, as well as effective service delivery;

Two clusters of smaller rural towns exist in the eastern rural area, comprising the   -    To manage the physical integration of the city and to improve on the quality

Rayton-Cullinan-Refilwe complex about 10 kilometres to the east of Mamelodi,               and liveability of the urban and rural environment;

                                                 (IDP HOUSING CHAPTER)
-    To ensure the community’s well-being by addressing poverty and making              investment made by the City begins to contribute to the spatial restructuring of
     essential services and facilities available, accessible and affordable;            the metropolitan area.
-    To ensure a safe and secure environment by making community safety
     services both available and accessible;                                            The Strategy is primarily a short term investment management tool for the
-    To enhance Tshwane’s national status as the administrative capital of              municipality which intentionally places the short term investment framework
     South Africa;                                                                      within the context of a long term spatial restructuring and development horizon,
-    To build Tshwane’s international image and reputation as the African               so as to ensure that any investment that takes place in the short term also
     Centre of Excellence; and                                                          subscribe to the ultimate long term vision of the municipal area.
-    To care for the natural and cultural resources by preserving, utilising and
     enhancing them.                                                                    The Strategy is not a spatial development framework, but a strategic tool that
                                                                                        addresses specific development needs in the city.
These Strategic Focus Areas correspond strongly with the National Growth Path,
the National Spatial Development Perspective and the Gauteng Growth and                 b)    Objectives
Development Strategy.
                                                                                        The objectives of the Tshwane Spatial Development Strategy are to:
It is important to ensure that all housing initiatives in the City of Tshwane are
aligned to support the City Strategy. The CDS is a filter which is applied to all       •    Integrate residential settlements with areas of economic and social
programmes and projects, to ensure that all activities and expenditure support               opportunity
the CDS to a greater or lesser degree.                                                  •    Integrate the poor with the main-stream day-to-day functioning of the city;
                                                                                        •    Densify strategic areas in the city;
3.4.3.    City of Tshwane Spatial Development Strategy: 2010 and Beyond                 •    Identify areas for economic development in the city;
                                                                                        •    Identify movement networks that connects all the strategic areas in Tshwane;
a)   Purpose of the Tshwane Spatial Development Strategy
                                                                                        •    Direct infrastructure investment in the city to strategic focus areas
                                                                                        •    Ensure the creation of sustainable human settlements that foster the creation
The purpose of the Tshwane Spatial Development Strategy: 2010 and Beyond is
                                                                                             of healthy communities;
to provide a holistic spatial strategy that gives direction to the future development
                                                                                        •    Ensure that Tshwane plays a unique role in the Gauteng City Region;
of the City of Tshwane. The Strategy aims to provide focussed spatial guidance
                                                                                        •    Strengthen Tshwane’s position and image as the Capital City of South Africa;
for the implementation of the Medium Term Expenditure Framework, so that

                                                  (IDP HOUSING CHAPTER)
•    Ensure a sustainable metropolitan area from an environmental, social and      d)    Housing Priority Areas
     economic point of view.
                                                                                   With regards to the “Housing Priority Area” spatial element as referred to under
c)       Spatial Arrangement and Integration Strategy                              section c) above, the following priorities have been identified:

The Spatial Arrangement and Integration Strategy aims to determine the most        •    The eradication of backlogs
suitable locations for the key elements of the space economy on a metropolitan     •    Spatial restructuring of housing through the integration of affordable housing
level.     These locations need to offer maximum levels of opportunity to               with areas of opportunity
development, and also ensure the ability of each element to integrate and relate   •    Provision of choice in terms of location, tenure and housing typology.
to others, so that each becomes mutually beneficial and achieve appropriate
levels of synergy.                                                                 The ideal would be to move all people in peripheral locations closer to areas of
                                                                                   opportunity.   Because of land and financial constraints, this is simply not
The Spatial Arrangement and Integration Strategy provides a long term, holistic    possible. In-situ upgrading of peripheral areas where backlogs exist is therefore
view with regard to the spatial development of the city and forms the foundation   inevitable. The most viable approach towards housing delivery will therefore be a
of spatial restructuring on a metropolitan level.                                  combination of in-situ upgrading to address the existing backlogs, and higher
The spatial elements are:                                                          density housing developments to accommodate a large percentage of new
•    Metropolitan Open Space Network
•    Economic Activity Areas                                                       It is thus proposed that the provision of affordable housing in Tshwane should
•    The Capital Core                                                              take a four-pronged approach:
•    Accessibility and Mobility
•    Housing Priority Areas                                                        •    To provide as many affordable housing opportunities in central parts of the
•    Sustainable Neighbourhoods                                                         city as possible, according to the higher density affordable housing model;

•    Infrastructure Investment                                                     •    Provision of institutional (social) housing (rental accommodation) in central
                                                                                   •    To enhance the sustainability of existing formal settlements in peripheral
                                                                                        areas to enable these to become true neighbourhoods;

                                                 (IDP HOUSING CHAPTER)
•    To upgrade informal settlements in peripheral locations where they are close      C: Atteridgeville
     to existing mass public transport infrastructure and economic and social          D: Moot Area
     opportunities, and where the current layout makes sensible upgrading              E: Rosslyn
     possible.                                                                         F: Centurion
                                                                                       G: Pretoria North
In the short term much of the City’s focus should be on the first two interventions,   H: Menlyn
in order to begin to make a significant difference in the way in which housing is
delivered in the city.                                                                 Restructuring zones contribute to three types of restructuring:

The first intervention should focus on:                                                •    Spatial restructuring – by bringing lower income people into areas where
                                                                                            there are major economic opportunities (both in jobs and consumption) and
•    Existing metropolitan activity nodes;                                                  from which they would otherwise be excluded because of the dynamics of
•    Centralised locations where there is vacant municipal, state and parastatal-           the land market on the one hand and the effects of land use planning
     owned land which are in close proximity to employment and social facilities;           instruments such as large-lot zoning (minimum erf sizes) on the other;
•    Areas close to major inter-modal transfer facilities; and                         •    Social restructuring – by promoting a mix of races and classes;
•    In the longer term, new areas with a definite potential to become                 •    Economic restructuring – by promoting spatial access to economic
     metropolitan activity nodes;                                                           opportunity and promoting job creation through the multiplier effect
                                                                                            associated with building medium-density housing stock.
The second intervention aims to provide adequate institutional (social) housing in
the city for the rental market. For this purpose, eight Restructuring Zones as         In many instances, the Restructuring Zones for institutional housing overlap with
spatially depicted on Figure 4 have been identified as part of National                areas demarcated for affordable full tenure housing. This was done intentionally
Department of Housing’s initiative to increase funding to institutional housing        to ensure that there exists a mix of tenure options at specific strategic locations.
projects, and such funds/grants will only apply to social housing in identified
“provisional restructuring zones”. In the City of Tshwane these zones include the      It should be noted that the municipality itself owns very little significantly sized
following areas:                                                                       parcels of vacant land and very little in central or accessible locations. Many of
                                                                                       the large parcels of vacant land (or underutilised parcels of land) are owned by
A. Inner City Zone                                                                     parastatals such as Transnet.
B: Silverton/Mamelodi

                                      CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                      (IDP HOUSING CHAPTER)
The table below summarises the proposed Housing Development Programme as                         •       Nodal Structure;
contained in the Tshwane Spatial Development Strategy (TSDS).                                    •       Infill, Densification and Consolidation; and
                                                                                                 •       Linkages.
         Name                     Description                            Spinoffs
Phasing out current      Completion of current in-situ     •   Meeting 2014 targets for
peripheral               upgrading that are required           eradicating backlogs     Metropolitan Activity Areas/Nodal Structure
residential              to eradicate backlogs             •   Reducing       bulk   services
development                                                    infrastructure demands
initiatives                                                                                      The Metropolitan Activity Areas consist of a Capital Core, Metropolitan Nodes,
Higher        density    Intensifying        residential   •   Better use of public transport
development         in   opportunities in areas of         •   Use of spare capacity in          Urban Cores, Regional Nodes, as well as Emerging Nodes, complemented by
strategic locations      employment        and    major         infrastructure and services
                                                                                                 linear activity areas in the form of Activity spines. The configuration of the
                         public transport routes and       •   Accessibility to job and social
                         destinations in order to               opportunities                    Metropolitan Activity Areas is therefore a combination of nodal and linear
                         address the growth in             •   Revitalisation/ redevelopment
                         demand for housing                     of existing areas                features, linked to the movement system.
                         • Affordable            Higher    •   Income generation for CTMM
                             Density Housing – Full        •   Creating more sustainable
                             Tenure                             environment                      The Tshwane Inner City is the Capital Core for which a Development/
                         • Restructuring         Zones     •   Reduces social inequalities
                             (Institutional Housing) -                                           Regeneration Strategy is currently being formulated. This will lay the foundation
                                                           •   Provided as Social and CRU
                             Rental                             Funded Housing                   for the repositioning and regeneration of the Inner City. An Urban Development
                                                                                                 Zone has also been promulgated to support private sector initiatives in
3.4.4.        City of Tshwane Spatial Development Framework
                                                                                                 regenerating the Inner City.

The purpose of the MSDF for the city is to provide a spatial representation of the
                                                                                                 It is supplemented by the following nodal system and associated characteristics:
City Vision and the City Strategy and to be a tool to integrate all aspects of
spatial planning (such as land use planning; planning of pedestrian, vehicular and
other movement patterns; planning regarding buildings and built-up areas;                        •       Metropolitan Nodes:

planning of open space systems; planning of roads and other service                                  -      Primary nodes of the highest order.
infrastructure) as well as to guide all decision-making processes regarding spatial                  -      Highest degree of service specialisation and offer the widest range of
(physical) development.                                                                                     services.
                                                                                                     -      Regional/provincial relevance.
The combined Spatial Development Concept as illustrated on Figure 5 is                               -      Benefiting from high level of investment from the private sector.
structured around three principle or building blocks which are interrelated:
                                                                                                     -      These include Akasia, Montana, Brooklyn, Hatfield, Menlyn and

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
•       Regional Nodes:                                                             qualities that are essential in terms of equity, liveability and sustainability, such as
    -     Secondary nodes.                                                          diversity, choice, uniqueness, sense of place, and opportunity.
    -     Significant at the level of a (planning) region.
    -     Provide a geographic focus, separate from Metropolitan nodes, but with    It is the intention of the City of Tshwane to restructure the city’s fragmented, and
          more variety than local centres.                                          inefficient urban form to create a more equitable, efficient and environmentally
    -     Bronkhorstspruit, Refilwe and Cullinan are classified as Regional Nodes   and financially sustainable urban dispensation in line with current legislation and
          serving the surrounding rural communities.                                policy. The compaction and functional integration of the city are normative
                                                                                    directives from national level, and implies (1) higher density urban development
•       Urban Cores:                                                                and redevelopment, (2) greater mixing of compatible land uses, and (3) focussed
    -     Former township areas.                                                    concentration of high-density residential land uses and intensification of non-
    -     Limited large-scale private investment, relative to Metropolitan cores.   residential land uses in nodes and along activity corridors.
    -     Beneficiaries of the Neighbourhood Development Programme (NDPG)
          towards township renewal.                                                 It is a holistic way of looking at growth and development, i.e.:
    -     Typical Urban Cores in the context of the City of Tshwane include the
          activity   nodes   at   Temba-Hammanskraal,        Mabopane-Soshanguve,       i)    It leverages new growth and development to improve existing areas of
          Olievenhoutbosch, Atteridgeville, Mamelodi, Refilwe, Ekangala and                   opportunity;
          Zithobeni (refer to Figure 5).                                                ii)   It promotes redevelopment of existing areas rather than abandoning
                                                                                              existing infrastructure and facilities and to rebuild it further out;
•       Emerging Nodes:                                                                 iii) It promotes the mixing of retail, commercial and residential uses; and
    -     Newly emerging nodes exhibiting the potential for economic, social            iv) It favours brownfield as opposed to greenfield developments.
          and/or residential opportunities and growth in the future.
    -     Several smaller Emerging Nodes also exist along the periphery of the Linkages
          metropolitan area as illustrated on Figure 5.
                                                                                    Linkages are defined by the City’s movement system, and include all modes of Infill, Densification and Consolidation                                     transport, both public and private. This network consists of the existing road and
                                                                                    rail network, the public transport network, which includes bus routes, taxi routes
The Densification Strategy is one of the strategies to facilitate and guide         and the BRT network.
development in the urban context. The urban environment is characterised by

                                    CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                    (IDP HOUSING CHAPTER)
As a general principle, densification is supported along the entire public transport   General housing investment must be aimed at creating more diverse, liveable
network in the metropolitan area.                                                      and sustainable environments within the means available to the City. Locations
                                                                                       near work opportunities such as the Development Corridors, the Rosslyn Guidelines for Human Settlement                                                industrial area, the Ga-Rankuwa industrial area, the Babelegi industrial area, and
                                                                                       the Wonderboom Airport industrial area should also be favoured”.
The following is a brief summary of the Guidelines for Human Settlement
emanating from the Tshwane MSDF:

“It is evident from the Tshwane MSDF that housing investment is viewed as a
vital component in the development equation of the City, and as a means to
restructuring the city landscape.

The provision of different housing typologies in strategic locations close to
economic, social and transport opportunities is a key focus area. This initiative
should be linked to the development of the Urban Cores and the Areas of
Residential Densification around them, together with the provision of suitable
infrastructure and public transport facilities in these locations.

Interventions on behalf of the City of Tshwane will be needed to secure land in
good locations for Institutional Housing projects, resolve the cross-border
dilemmas, address the infrastructural issues, ensure better resolution of land
invasion matters, expedite development processes, and the like.

Urban renewal projects must include the Inner City and the area around Solomon
Mahlangu Freedom Square (including the Denneboom Station area and the Mini-
Munitoria complex) in Mamelodi.

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
4.         SITUATIONAL ANALYSIS: HUMAN SETTLEMENT DEMAND                                     From this it is evident that there is an estimated 139 529 informal structures in
           AND CHALLENGES                                                                    the City of Tshwane (2009 Survey), compared with 146 304 recorded in 2006.
                                                                                             These informal structures exist in a total of 130 incidences/clusters of informal
4.1.       Quantity, Type and Spatial Distribution of Housing Demand                         settlement. The most significant reduction in informal structures was recorded in
                                                                                             the Temba area where several large scale programmes were implemented,
4.1.1.     Introduction
                                                                                             especially in the Hammanskraal South Extensions. Other areas showing
This section of the document summarises the extent and spatial distribution of               significant reduction in numbes include Soshanguve North where extensive infill
housing demand throughout the entire metropolitan area. The information is                   developments were completed; Atteridgeville; and Olievenhoutbosch where
firstly provided per functional area, and then summarised per each of the seven              several new residential extensions were completed.
administrative regions of the City of Tshwane as depicted on Figure 6.
                                                                                             The most notable growth was recorded in the Mamelodi area where, despite the
Table 4 reflects the number and spatial distribution of informal structures in
                                                                                             implementation of several large projects, the informal settlement count increased
informal settlements per functional area in the City of Tshwane.
                                                                                             by almost 3000 units (at a rate of about 1000 units per annum).

Table 4: Number and Spatial Distribution of Informal Structures
                                                                                             Table 5 depicts the information per each of the seven regions in the City of
SETTLEMENT AREA                          2006          2009    2006 - 2009 Backyards 2009
Temba                                   44 127        35 066        -9 061           6 453   Tshwane (also refer to Figure 6).
Winterveld                              19 706        20 966         1 260             360
Mabopane                                 4 928         4 294          -634             207   Table 5: Information per each of the seven regions in the City of Tshwane
Garankuwa                                1 464         2 606         1 142              25
Soshanguve South                         5 206         5 708           502           3 348   REGION                                      2006             2009    2006 - 2009
Soshanguve North                         7 788         4 001        -3 787             189   Region 1                                   39 092           38 225          -867
Atteridgeville                          22 350        21 159        -1 191             496   Region 2                                   44 127           35 113        -9 014
Mamelodi                                24 282        27 186         2 904           6 292   Region 3                                   22 350           21 159        -1 191
Centurion                                7 027         4 630        -2 397             926   Region 4                                    7 027            4 630        -2 397
Other (Klerksoord, Woodlands)                0         1 510         1 510                   Region 5                                    3 524            3 658           134
Refilwe                                  1 648         1 840           192             967
                                                                                             Region 6                                   24 779           28 530         3 751
Zithobeni                                3 362         5 669         2 307           1 287
                                                                                             Region 7                                    5 405            8 214         2 809
Ekangala Ext                             1 200         2 062           862           2 094
Rethabiseng                                736            32          -704             321
                                                                                             Total Tshwane Informal Housing            146 304          139 529        -6 775
Rural Settlements                        2 480         2 800           320                   Note: 130 Informal Settlements
TOTAL BACKLOG                          146 304       139 529        -6 775          22 965   Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
Note: 130 Informal Settlements                                                                        Plan Associates, Aerial Photos 2009
Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010                                              Counts from 2010 Google Image
         Plan Associates, Aerial Photos 2009
         Counts from 2010 Google Image

                                                 (IDP HOUSING CHAPTER)
According to this information by far the largest concentrations of informal            Table 6: Informal Counts in Tshwane, 2006-2009
settlement occur in Regions 1 and 2 (the Temba-Hammanskraal and                                                                                                     INC. 2006-
                                                                                       NUMBER SETTLEMENT AREAS                                    2006      2009      2009
Garankuwa-Mabopane-Soshanguve           and    Winterveldt    areas)   respectively,                                                   TEMBA
followed by Region 6 (Mamelodi) and Region 3 (Atteridgeville).                                 Ramotse                                         FORMAL     FORMAL
                                                                                             1 Ramotse Unit 1                                     2 974     1 898        -1 076
                                                                                             2 Ramotse North                                         54        54             0
                                                                                               Marokolong                                      FORMAL     FORMAL
Each of the areas is briefly discussed in the following section:                             3 Marokolong 1                                       1 661     1 124          -537
                                                                                             4 Mandela Village                                    1 749     1 153          -596
                                                                                             5 Majaneng                                           3 218     2 742          -476 Temba-Hammanskraal-Stinkwater                                                        6 Mashemong                                          3 814     3 663          -151
                                                                                             7 Suurman                                            2 960     2 590          -370
                                                                                             8 Suurman 1 (Tweefontein)                              108       118            10
The Temba-Hammanskraal-Stinkwater area comprises all the residential                         9 Sekampaneng                                          815       588          -227
                                                                                            10 Sekampaneng 1                                        180       171            -9
settlements in the northern part of the Tshwane Metropolitan area.          In local           Dilopye                                         FORMAL     FORMAL
context it comprises the towns and settlements of Ramotse, Marokolong,                      11 Dilopye 1                                             64        82            18
                                                                                               Stinkwater x1                                   FORMAL     FORMAL
Mandela Village, Hammanskraal, Hammanskraal West, Kudube/Temba, Dilopye,                       Stinkwater x2                                   FORMAL     FORMAL
                                                                                               Stinkwater x3                                   FORMAL     FORMAL
Suurman, Mashemong, Majaneng, Stinkwater and New Eersterust, as well as the                 12 Stinkwater X4                                      1 984     1 352          -632
Babelegi industrial area which lies to the north-east (see Figure 7). It also links         13 Stinkwater X5                                      1 511     1 064          -447
                                                                                            14 Stinkwater X6                                      1 002       652          -350
onto the residential settlements to the east of the N1 freeway which are                    15 Stinkwater X7                                        993       657          -336
                                                                                            16 Stinkwater X8                                        976       668          -308
functionally part of this urban complex.       Much of the land on which these              17 New Eersterus Proper                               1 961     1 375          -586
settlements exist is under traditional authority and many of the developments               18 New Eersterus X1                                   1 742       961          -781
                                                                                            19 New Eersterus X2                                   1 374       999          -375
took place in an ad-hoc way without any formal overall plan for the area.                   20 New Eersterus X3                                   1 260       917          -343
                                                                                            21 New Eersterus X4                                   1 653     1 305          -348
                                                                                            22 New Eersterus X5                                   1 284     1 000          -284
Table 6 indicates the number of informal settlement in the Temba-Hammanskraal               23 New Eersterus X6                                     731       586          -145
                                                                                            24 New Eersterus X7A                                     52        60             8
area. It is evident that there was a reduction of about 9061 units since 2006 with          25 New Eersterus X7B                                    521       452           -69
the largest reduction having taken place in the Stinkwater and New Eersterust               26 Bosplaas West 1                                       69        49           -20
                                                                                               Hammanskraal West X1A (Hammanskraal West)       FORMAL     FORMAL
areas, as well as Kudube where significant upgrading and formalisation projects                Hammanskraal West X1B (Hammanskraal West)       FORMAL     FORMAL
                                                                                            27 Hammanskraal West X2                                 730     1 768         1 038
were implemented over the past few years.                                                   28 Hammanskraal West X3                                 103       234           131
                                                                                            29 K207                                                  28        63            35
                                                                                            30 K224A                                                 47       101            54
                                                                                            31 K224B                                                 13         2           -11

                                      CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                      (IDP HOUSING CHAPTER)
                                                                                         INC. 2006-       Historically, Winterveldt fell under the jurisdiction of the North-West Province, but
NUMBER SETTLEMENT AREAS                                             2006         2009      2009
                                                                                                          in line a decision made by Parliament to cancel all cross-boundary municipalities,
       32 Hammanskraal West A (part of Hammanskraal West x2)              55        61                6   the area was incorporated into Gauteng on 1 April 2006.
       33 Hammanskraal West B (part of Hammanskraal West x2)               5         6                1
          Ptn 12-211 JR                                          RELOCATED RELOCATED
       34 Kudube Zone 5                                                1 430     1 218          -212
       35 Kudube Zone 8                                                1 214       999          -215
                                                                                                          Winterveldt covers an area of approximately 114 km² (5% of the total area of
       36 Kudube Zone 9                                                1 783     1 336          -447      Tshwane) and it accommodates about 94 600 people comprising about 24 500
          Kudube Zone 10                                            FORMAL    FORMAL
       37 Kudube Unit 13 (Rent View)                                     156        86           -70      households. It consists of the following townships and Agricultural Holdings:
          Mandela Village 2                                              249  FORMAL            -249
       38 Steve Bikoville 1, 2                                         3 070     2 350          -720
          Waya Waya                                      OUTSIDE BOUNDARY     FORMAL                      •    Winterveldt
       39 Kudube Zone 3 (Stand 3742)                                     114        95           -19
       40 Kudube Zone 6                                                   74        74             0      •    Winterveldt Extensions 1, 2, 3, 4, 5
       41 Kudube Zone 7                                                   52        61             9
       42 Pwv 9A                                                          96       118            22      •    Winterveldt AH
       43 Pwv 9B                                                         147       144            -3
                                                                                                          •    Winterveldt AH Extension 1
       44 Rail Servitude                                                  51        70            19
          SUBTOTAL TEMBA                                              44 127    35 066        -9 061      •    Portion of the farm Kromkuil 99JR
Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
         Plan Associates, Aerial Photos 2009
         Counts from 2010 Google Image                                                                    Table 7 indicates that the total number of informal settlements increased by
                                                                                                          about 1260 units over the past three to four years. There was a fair reduction in
Evident from Table 6 is the large number of formalisation projects that had been
                                                                                                          Winterveldt Ext 4, while Ext 5 showed a significant increase to about 4287 units.
completed in the area during the past few years. However, the backlog in terms
                                                                                                          The total demand in the Winterveldt area is about 20 966 units of which 11 818
of informal structures is still significantly high in this area and it will require a
                                                                                                          are located in the northern parts of the Winterveldt area. It is however evident
continued, dedicated effort to eradicate the housing backlog in this area in years
                                                                                                          that there is a natural trend of gravitation towards the southern parts of the
to come.
                                                                                                          Winterveldt area where people are located closer to the social and economic
                                                                                                          infrastructure present within the Mabopane and Soshanguve areas as reflected Winterveldt
                                                                                                          on Figure 8.

The Winterveldt area lies in the far north-western part of the Tshwane
Metropolitan Area adjacent to the north of the Mabopane/Soshanguve townships,
with the Mabopane railway station located about 2.0 kilometres to the south. The
Tshwaing Crater is situated on the eastern boundary of the area.

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
Table 7: Informal Counts in Tshwane, 2006-2009                                                  As illustrated on Table 8 and Figure 9, the Mabopane housing backlog stayed

                                                                                 INC. 2006-     fairly consistent over the past few years. In 2006 the count was 4928 units, and it
NUMBER SETTLEMENT AREAS                             2006                 2009      2009         reduced by about 634 units to the current 4294 units.
        45 Winterveldt X4                           5 365                4 861          -504
           Winterveldt X3                        FORMAL               FORMAL
        46 Winterveldt X5                                                4 287          4 287   Table 8: Informal Counts in Tshwane, 2006-2009
        47 Winterveldt North Rem.                  14 341               11 818         -2 523
                                                                                                                                                                             INC. 2006-
           Winterveld Ward 24                                                0              0
           Winterveld Ward 9                                                 0              0
                                                                                                NUMBER SETTLEMENT AREAS                                    2006      2009      2009
           Kromkuil                   OUTSIDE BOUNDARY      OUTSIDE BOUNDARY                                                               MABOPANE
           SUBTOTAL WINTERVELDT                   19 706                20 966          1 260              Mabopane Unit V                          FORMAL        FORMAL
                                                                                                        48 Mabopane X 1                                   22             8          -14
Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
         Plan Associates, Aerial Photos 2009                                                               Mabopane Unit CV                         FORMAL        FORMAL
         Counts from 2010 Google Image                                                                  49 Kopanong                                      886           838          -48
                                                                                                        50 Kopanong X1                                 1 628         1 345         -283 Mabopane                                                                                        51 Kopanong X2                                   152           112          -40
                                                                                                        52 Kopanong X3                                   200           156          -44
                                                                                                        53 Mabopane Unit A1                              209           254           45
The Mabopane area is located in the north-western parts of the City of Tshwane.                         54 Mabopane Unit A2                               52            50           -2
                                                                                                           Mabopane Unit E1 (Part Of Mabopane EW)   FORMAL        FORMAL
It is situated immediately to the west of Soshanguve, south of Winterveldt and to
                                                                                                        55 Mabopane Unit EW                              771           663         -108
the north of GaRankuwa.           The area holds an estimated population of about                          Mabopane Unit T                          FORMAL        FORMAL
118 000 people of which 54% are employed. The average household income of                               56 Ga-Tsebe 1                                    312           165         -147
                                                                                                        57 Botshabelo Res                                604           563          -41
R37 716 is the highest of the disadvantaged communities in the City of Tshwane.                         58 Mabopanne Unit M3                              74           125           51
                                                                                                        59 Mabopanne Unit M4                              18            15           -3
                                                                                                           SUBTOTAL MABOPANE                           4 928         4 294         -634
The town comprises a central core area around the Mabopane railway station
                                                                                                Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
bordered by the floodplains of the Sand Spruit which forms a natural regional                            Plan Associates, Aerial Photos 2009
                                                                                                         Counts from 2010 Google Image
open space to the south, west and north. The central core area comprises about
22 formal townships, most of which are fully developed.                Along the eastern
                                                                                                From the table it is also evident that there were significant reduction in almost all
border of Mabopane runs the Mabopane-Pretoria railway line with the Mabopane
                                                                                                the incidences of informal settlement registered within the area with the largest
railway station and its surrounds representing the largest activity node in
                                                                                                being in Kopanong Ext 1, as well as GaTsebe and Mabopane Unit EW.

                                                (IDP HOUSING CHAPTER) GaRankuwa                                                                  Table 9: Informal Counts in Tshwane, 2006-2009
                                                                                                                                                                   INC. 2006-
                                                                                     NUMBER      SETTLEMENT AREAS                               2006       2009      2009
The GaRankuwa area has an estimated population of about 77 000 people and
has an employment rate of 54.7%. The average annual household income of
                                                                                              60 Garankuwa Unit 26                                          810            810
R35 256 is the second highest of the nine disadvantaged areas discussed in this               61 Garankuwa Unit 4                                 45         31             -14

report.                                                                                       62 Garankuwa View 1                                423        737            314
                                                                                                 Garankuwa Unit 15B                      RELOCATED     RELOCATED
                                                                                                 Garankuwa Unit 20                            FORMAL     FORMAL
The area is divided from east to west by a ridge which forms part of a regional
                                                                                                 Garankuwa Unit 21                            FORMAL     FORMAL
open space system running through it. There is also a prominent Magnatite belt                   Garankuwa Unit 22                               349   RELOCATED           -349
traversing the area from east to west and which makes expansion towards the                   63 Mountain View                                    22         11             -11
                                                                                                 Skierlik                                RELOCATED     RELOCATED
south of units 17, 21 and 07 impossible.
                                                                                              64 Hebron 1                                        585        965            380
                                                                                              65 Makau                                            40         52                 12
Table 9 indicates that the GaRankuwa housing backlog recorded in 2006 almost                     SUBTOTAL GARANKUWA                            1 464       2 606          1 142
doubled to 2009. The latest demand estimate is about 2606 units, compared to       Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
                                                                                            Plan Associates, Aerial Photos 2009
the 1464 units recorded in 2006. The largest increment was in GaRankuwa Unit                Counts from 2010 Google Image
26 as illustrated on Figure 10 where 810 new units were recorded. The Hebron 1
area also recorded a fairly high increment of 380 units as did GaRankuwa View 1 Soshanguve North
which recorded an increase of about 314 units. The total increment over the past
three years was about 1142 units.                                                  Soshanguve represents the northern-central urban settlement within the area of
                                                                                   jurisdiction of the City of Tshwane.           It stretches from the Tshwaing Nature
                                                                                   Reserve in the north down to the Rosslyn industrial area in the south and is
                                                                                   bordered by the Mabopane-Pretoria railway line to the west, and the Mabopane
                                                                                   freeway to the east.

                                                                                   Virtually all the developable areas within Soshanguve North have been
                                                                                   developed, and the footprint of the area will have to be expanded in order to
                                                                                   accommodate future needs.

                                                (IDP HOUSING CHAPTER)
To the west Soshanguve is bordered by Mabopane and Winterveldt, while the            Table 10: Informal Counts in Tshwane, 2006-2009
areas adjacent to the east mostly comprise rural farmland and agricultural           NUMBER SETTLEMENT AREAS                     2006       2009    INC. 2006-2009
holdings.                                                                                                               SOSHANGUVE NORTH
                                                                                               Soshanguve-NN1                       576  FORMAL               -576
                                                                                            75 Soshanguve-MM                      1 274     1 049             -225
The northern part of Soshanguve is divided into an eastern and western portion                 Soshanguve-MM1               RELOCATED RELOCATED
by the Tshwaing Spruit running through the central part of the area. Extensive                 Soshanguve-KK X1                     471  FORMAL               -471
                                                                                            76 Soshanguve-KK2                       230       213              -17
informal settlement has taken place in this open space system during the past                  Soshanguve- V X1                FORMAL    FORMAL
few years.                                                                                     Tswaiing Village X1          RELOCATED RELOCATED
                                                                                               Soshanguve- PP X2               FORMAL    FORMAL
                                                                                            77 Boikutsong/Orange Farm               294       376               82
Soshanguve North represents about 242 000 people of which about 44% are
                                                                                               Soshanguve- PP X3               FORMAL    FORMAL
unemployed. The average annual household income is about R33 894.                              Soshanguve- PP X1               FORMAL    FORMAL
                                                                                            78 Soshanguve-Buffer X X1               542       532              -10
                                                                                            79 Soshanguve-Buffer Y X1               232       148              -84
Informal settlement in Soshanguve North occur mostly in the form of small
                                                                                               Soshanguve-IA                        447  FORMAL               -447
isolated clusters within the existing township area (see Figure 11). Over the past             Soshanguve-IA1                       209  FORMAL               -209
few years an extensive programme was launched to conduct in-situ formalisation                 Soshanguve-IA2                       237  FORMAL               -237
                                                                                            80 Soshanguve-P2                        123       221               98
of informal settlements within the Soshanguve North urban fabric on sites
                                                                                            81 Soshanguve-R1                        196       192               -4
previously earmarked for education, sports, and open space purposes. Due to                    Soshanguve-SS X1                     431  FORMAL               -431
the success of this programme the housing backlog in Soshanguve North                       82 Soshanguve-SS X5                     476       522               46
                                                                                               Soshanguve-T1                         87  FORMAL                -87
reduced by 3787 units from the 7788 units counted in 2006 to the current 4001                  Soshanguve-T2                        206  FORMAL               -206
units counted in 2009.                                                                         Soshanguve-T3                        353  FORMAL               -353
                                                                                               Soshanguve-V1                         99  FORMAL                -99
                                                                                            83 Tswaiing Village                     676       628              -48
It is also evident from Table 10 that almost all the areas where informal                      Soshanguve HH1                        95  FORMAL                -95
settlement was recorded indicated a reduction in numbers. Several of these
areas have also now been formalised indicating a zero backlog as illustrated on
Table 12. This is one of the most successful programmes towards eradicating
the housing backlog in the City of Tshwane.

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
NUMBER SETTLEMENT AREAS                               2006      2009    INC. 2006-2009   In Soshanguve South the housing backlog recorded in 2009 is very similar to that
                                  SOSHANGUVE NORTH                                       recorded during 2006 as indicated in Table 11. There was an increase of
         84 Soshanguve R2                    14                   120              106
                                                                                         approximately 502 units in this area over the past few years of which the largest
            Soshanguve S                     75              FORMAL                -75
            Soshanguve X1                   127              FORMAL               -127   increment was in Soshanguve South Ext 12 where 829 new units were recorded.
            Soshanguve X2                   124              FORMAL               -124   At present the areas with the largest demand is Plastic View North (Soshanguve
            Soshanguve X3                    48              FORMAL                -48
            Soshanguve Y1                   146              FORMAL               -146   South Ext 6), followed by Soshanguve South Ext 7, as well as Soshanguve South
            SUBTOTAL SOSHANGUVE NORTH     7 788                 4 001           -3 787   Ext 12.
Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
         Plan Associates, Aerial Photos 2009                                             Table 11: Informal Counts in Tshwane, 2006-2009
         Counts from 2010 Google Image
                                                                                                                                                                    INC. 2006-
                                                                                          NUMBER SETTLEMENT AREAS                                   2006    2009      2009 Soshanguve South                                                                                                             SOSHANGUVE SOUTH
                                                                                                   66 Waste Tech Inf                                           62           62
Soshanguve South is bordered by the Rosslyn industrial area to the south,                          67 Soshanguve-South X6 (Plastic View North)      2 333   2 197         -136
                                                                                                   68 Plastic View South                              316     269          -47
GaRankuwa to the west, Soshanguve to the north, and road PWV9 to the east.
                                                                                                   69 Soshanguve South CBD                            407     350          -57
The Mabopane-Pretoria railway line cuts across the area from the northwest                         70 Soshanguve South X4                              17      11           -6
                                                                                                   71 Soshanguve South X5                             315     415          100
towards the southeast. A future CBD is planned in the central part of the area
                                                                                                   72 Soshanguve South X7                           1 494   1 325         -169
around the railway line at the Kopanong Station. Part of the CBD Development                       73 Soshanguve South X12                     RELOCATED      829          829
Framework also makes provision for high density residential development. The                       74 Soshanguve South X13                            324     250          -74
                                                                                                      Soshanguve VV                            RELOCATED        0            0
central and north-western parts of Soshanguve South are fully developed and the                       SUBTOTAL SOSHANGUVE SOUTH                     5 206   5 708          502
only remaining vacant portions of land are to the southwest, southeast, and              Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
                                                                                                  Plan Associates, Aerial Photos 2009
northeast (refer to Figure 12).                                                                   Counts from 2010 Google Image

The Rosslyn industrial area is a major centre of economic activity in close
proximity to the south while the Akasia Activity Node is located only a few
kilometres further to the south.
                                                                                         Atteridgeville comprises an estimated population of about 145 000 people with an
                                                                                         unemployment rate of about 48,7%. Average monthly household income totals
Soshanguve South currently holds an estimated population of 77 300 people of
                                                                                         about R33 473 which is fair compared to the other areas.
which almost 47% are unemployed. The average annual household income is
fairly low at about R29 451.

                                                 (IDP HOUSING CHAPTER)
The area is located in the central-western part of the City of Tshwane about 15         Table 12: Informal Counts in Tshwane, 2006-2009
kilometres to the west of the CBD. Atteridgeville is located to the south of route      NUMBER SETTLEMENT AREAS                                    2006     2009     INC. 2006-2009
PWV1 while most of its formal extensions during the past 10 to 15 years took                    85 AD Section                                       1 084      912             -172
                                                                                                86 Saulsville B                                        37       29               -8
place to the north of the freeway in the Lotus Gardens area.                                    87 Atteridgeville X16                                 180      226               46
                                                                                                88 Brazzaville                                      5 003    4 743             -260
                                                                                                89 Atteridgeville X17                                  46       49                3
The main activity node is located around the Saulsville railway station with two                90 Atteridgeville X18                                 451      595              144
more railway stations – Atteridgeville and Kalafong further to the east.                        91 Vergenoeg                                        3 889    4 171              282
                                                                                                92 Matlejoane                                         574      551              -23
                                                                                                93 Saulsville C                                       186      192                6
The area is severely land locked due to a variety of environmental constraints.                 94 Concern                                          1 339    1 259              -80
                                                                                                95 Jeffsville                                       2 839    2 552             -287
This includes the Schurweberg to the south and the Witwatersberg to the north;
                                                                                                96 Phumolong                                        2 262    2 124             -138
dolomitic constraints along the Schurweberg – especially towards the south-west;                97 Schurveberg                                        858      735             -123
                                                                                                98 Siyahlala                                          946      784             -162
the floodplain of the Skinner Spruit in the central part, military activities towards
                                                                                                99 Itereleng                                        2 525    1 749             -776
the north-west; and urbanisation up to the eastern boundary.                                   100 Pwv7 Road Reserve                                  131      185               54
                                                                                               101 Brookway (South of Quarry)                                  200              200
                                                                                               102 Cosmopolitan (Nursery)                                      103              103
The Atteridgeville area recorded very little change in terms of housing backlog                    SUBTOTAL ATTERIDGEVILLE                         22 350   21 159           -1 191
figures over the past few years as illustrated on Table 12. The housing backlog in      Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
                                                                                                 Plan Associates, Aerial Photos 2009
2006 was estimated at about 22 350 units, compared with the 21 159 units                         Counts from 2010 Google Image
counted in 2009. This represents a slight reduction of about 1191 units. The
major areas where a reduction was recorded is in Brazzaville, followed by      Mamelodi
Jeffsville, as well as the Itereleng area where a reduction of 776 units were
recorded.                                                                               Mamelodi is located about 20 kilometres to the east of the Tshwane CBD on the
                                                                                        eastern urban periphery. The western portions of Mamelodi are fully developed
                                                                                        with sufficient infrastructure while most new developments and informal
                                                                                        settlement take place around the eastern extents of the township. Mamelodi has
                                                                                        a limited economic base but there are existing and planned commercial nodes at
                                                                                        Mamelodi Crossing, Denneboom, Eerste Fabrieke and Block T. The Waltloo
                                                                                        industrial area is located immediately adjacent to the south-west while the

                                                 (IDP HOUSING CHAPTER)
residential areas to the south (eastern suburbs of Tshwane) are also a major            Table 13: Informal Counts in Tshwane, 2006-2009
source of job opportunities.
                                                                                         NUMBER SETTLEMENT AREAS                           2006    2009     INC. 2006-2009
                                                                                                103 Mamelodi Ext 10 North                  1 018      997              -21
The Magalies Mountain forms a natural barrier to the north- and north-eastward                  104 Mamelodi X10 South                       551      556                5
                                                                                                105 Mamelodi X17 North A                     133      146               13
expansion of the town while the Pienaars River traverses the eastern part of
                                                                                                    Mamelodi X17 South                         0        0                0
Mamelodi from south to north from where it runs through the Pienaarspoort and                   106 Mahube Valley X3 A                        54       80               26
                                                                                                107 Pwv 17A                                   85       86                1
into the Roodeplaat Dam.
                                                                                                108 Pwv 17B                                   42       49                7
                                                                                                109 Pwv 17C                                  190      203               13
                                                                                                110 Pwv 17D                                  425      418               -7
Mamelodi has an estimated population of about 282 671 people with a relatively
                                                                                                111 K54                                      435      100             -335
low unemployment rate estimated at 43,4%. Annual household income averages                      112 K54 A                                    417      232             -185
                                                                                                113 Lusaka                                   836      807              -29
about R33 444.
                                                                                                114 Mamelodi X11                           3 377    3 255             -122
                                                                                                115 Soul City                                  0       89               89
                                                                                                116 Mamelodi East                             96       92               -4
As illustrated in Table 13 the informal settlement occurs in a large number of
                                                                                                117 Mamelodi X20                              70      113               43
areas of which several showed a significant decrease over the past few years.                   118 Mamelodi X18                           1 003      868             -135
                                                                                                119 Mamelodi Ext 22                          244    3 114            2 870
However, Mamelodi Ext 22 recorded a major influx of about 2870 units since
                                                                                                120 Mahube Valley X15                          0      958              958
2006 as spatially depicted on Figure 14. This seems to be the new reception                     121 East of Mamelodi x22                       0      288              288
                                                                                                122 Phase 1                                2 722    2 684              -38
area of Mamelodi and is located at the far-eastern end of the Mamelodi
                                                                                                123 M8 Road Reserve                           40       49                9
residential area. As a result, the area showed an increment of about 2904                       124 M10 Road Reserve                         229      239               10
                                                                                                125 Erf 34041 / Mamelodi X6                3 437    3 260             -177
informal structures over the past three years which translates to a rate of influx of
                                                                                                126 Transnet                               5 073    4 693             -380
about 1000 new units per annum. The total demand in Mamelodi is currently                       127 Transnet 1                             3 651    3 699               48
                                                                                                128 Mamelodi X12                              90       49              -41
estimated at 27 186 units compared with the demand of 24 282 units recorded
                                                                                                129 Mamelodi Rail Servitude                   64       62               -2
during 2006.                                                                                        SUBTOTAL MAMELODI                     24 282   27 186            2 904
                                                                                        Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
                                                                                                 Plan Associates, Aerial Photos 2009
                                                                                                 Counts from 2010 Google Image

                                                 (IDP HOUSING CHAPTER) Olievenhoutbos                                                                   (refer to Figure 15) representing almost 19% of the total demand with a recorded
                                                                                         number of 3748 informal structures (Table 14).
Olievenhoutbos has a population of about 14 000 people and a fairly high rate of
employment (57,8%).                                                                      Table 14: Informal Counts in Tshwane, 2006-2009
                                                                                          NUMBER SETTLEMENT AREAS                           2006      2009    INC. 2006-2009
There are still a number of vacant or partially vacant land parcels available                                                           CENTURION
around the settlement with the major ones being the proposed Extensions 27, 29                        Brews                                    0 RELOCATED                 0
                                                                                                  130 Mooiplaats                           3 180      3 748              568
and 30 to 35, as well as the Nuway land to the east of Olievenhoutbos.
                                                                                                  131 Olievenhoutbos X27                   2 791        549           -2 242
                                                                                                  132 Olievenhoutbos X29                     414         58             -356
To the south of the Olievenhoutbos area is a conglomerate of smaller agricultural                 133 Olievenhoutbos X26                       0        115              115
holdings in the vicinity of Blue Hills which falls in the City of Johannesburg area of                Transit 1                              512          0             -512
                                                                                                      Transit 2                               64          0              -64
jurisdiction as well as a narrow strip of agricultural holdings adjacent to the south
                                                                                                  134 Laezonia                                 0         63               63
of Extensions 26, 24 and 25. These agricultural holdings are mainly utilised for                  135 Reeds                                   66         97               31
rural residential purposes, but have been earmarked as future residential areas                       SUBTOTAL CENTURION                   7 027      4 630           -2 397
for the City of Johannesburg.                                                            Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
                                                                                                  Plan Associates, Aerial Photos 2009
                                                                                                  Counts from 2010 Google Image

Similar to the Soshanguve North area, Olievenhoutbos showed a significant
decrease in housing backlog during the past few years. The estimated demand in
2006 was about 7027 units which reduced to 4630 units in 2009. This translates           Two other areas of significance where informal settlement occurs within the
to a reduction of 2397 units. The largest reduction took place in Olievenhoutbos         urban fabric of the Tshwane urban area is Portion 140 in Klerksoord near
Ext 27 from where extensive relocations took place to the new developments               Rosslyn where about 650 units were recorded (see Figure 16), as well as the
located at Ext 24, Ext 25, Ext 26 and X37 which were developed during the past           Woodlands informal settlement (Figure 17) in the eastern suburbs where the
few years.                                                                               2009 count recorded 860 informal structures as depicted on Table 15 below.

Similarly Olievenhoutbos Ext 18 informal settlement was virtually eradicated as
well as the Transit Area 1 and Transit Area 2. The major demand for residential
units recorded for Olievenhoutbos is actually located in the surrounding areas
with the Mooiplaats informal settlement located to the north of Olievenhoutbos

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
Table 15: Informal Counts in Tshwane, 2006-2009                                Refilwe

 NUMBER SETTLEMENT AREAS                           2006        2009    INC. 2006-2009   As far as Refilwe is concerned, the count for 2006 indicated a housing backlog of
        136 Portion 140 Klerksoord AH                            650              650   1648 units. This figure increased by almost 200 units to 1840 units in 2009 as
        137 Woodlands                                            860              860   illustrated on Figure 18.
            SUBTOTAL OTHER                                 0   1 510            1 510
Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
         Plan Associates, Aerial Photos 2009                                            It is also evident that the informal settlement in Refilwe mostly occur in the
         Counts from 2010 Google Image
                                                                                        northern parts of the town as well as in the open space area towards the west,
                                                                                        and along the main road at the south-eastern end of the township area. It should
Apart from the above informal settlement areas which are located in the former
                                                                                        be noted that topographical constraints are prevalent in the area and would
City of Tshwane area of jurisdiction, the City also inherited several new urban
                                                                                        hinder the continued future northward expansion of the township area.
settlement areas from the former Metsweding District and which now form part of
the eastern parts of the city of Tshwane. These are listed in Table 16 below and Zithobeni
include the following:
                                                                                        In Zithobeni (which is located adjacent to the north of Bronkhorstspruit), it is
Table 16: Informal Counts in Tshwane, 2006-2009                                         evident that the area recorded an increment of about 3300 units since 2006
                                                                                        which translates to an increment of more than 1000 units per annum (refer to
 NUMBER SETTLEMENT AREAS                             2006      2009    INC. 2006-2009   Table 16).
        152 Refilwe                                  1 648     1 840              192
        153 Zithobeni                                3 362     5 669            2 307   Figure 19 shows that the formal part of Zithobeni is almost surrounded by
        154 Ekangala Ext                             1 200     2 062              862   informal settlement in all directions. Due to limited information available, it is
        155 Rethabiseng                                736        32             -704   difficult to determine which programmes were initiated in the area over the past
            SUBTOTAL URBAN (FAR EAST)                6 946     9 603            2 657
                                                                                        few years.
Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010
         Plan Associates, Aerial Photos 2009
         Counts from 2010 Google Image                                         Ekangala

                                                                                        The Ekangala area also recorded a fairly significant increase of about 862 units
                                                                                        between 2006 and 2009 (Table 16). As illustrated on Figure 20 the majority of
                                                                                        these informal structures are located in the north-eastern part of the Ekangala
                                                                                        township area.

                                                  (IDP HOUSING CHAPTER)
It should be noted that there are formal layout plans for these areas and it seems     •   The hostel redevelopment policy emphasises the need for job creation within
that the informal settlement is also fairly structured in accordance with the layout       the project and 50% of the labour force was sourced from the hostel. Eight
plans.                                                                                     emerging contractors were hired in the project and three contractors were
                                                                                           women. Rethabiseng                                                                   •   NB: Accommodation fees are as follows:
                                                                                           -    R86.00 pm for one bedroom unit/bachelor
As far as Rethabiseng is concerned, Figure 21 illustrates that a major new                 -    R120.00 pm for two bedroom unit
development took place in the south-western part of the township since 2006. As            -    R210.00 pm for three bedroom unit
a result the housing demand reduced from 736 in 2006 to the current 32 units
which are mostly located at the southern end of the township area (Table 16).          Challenges

4.1.2.   Hostels                                                                       •   No cleaning and security staff.
                                                                                       •   Insufficient maintenance and operational budget.
The following is a brief summary of the main features of each of the public
                                                                                       •   High rate of unemployment and culture of non-payment.
hostels in the City of Tshwane:
                                                                                       •   Poor billing system resulting in poor rental collection.

a) Soshanguve Hostel                                                                   •   Poor technological linkage with main office (no office, computers, fax
                                                                                           machine, telephone lines etc).
                                                                                       •   Currently no opportunity for cost recovery.
•   This hostel is situated in Soshanguve Block K a few hundred metres to the
    east of the Soshanguve railway station (see Figure 22). It comprises of nine
                                                                                       The current priorities for the Soshanguve Hostel are as follows:
    separate blocks each consisting of more or less 50 family units. This hostel
    was a single black male hostel and now it is fully converted into family units
    including a soccer field and children’s playground.      The total number of       •   Eviction of illegal occupants.

    converted units is 356.                                                            •   Creation of cost effective maintenance and cost recovery plans.

•   This is a low cost housing scheme and the tenants use prepaid cards for            •   Upgrading of billing system.

    electricity. The hostel is converted into bachelor units, one bedroom units,       •   Creation of office space.

    two bedroom units and three bedroom units.                                         •   Capacitating and skills development of staff.

                                                  (IDP HOUSING CHAPTER)
•    Initiating economic empowerment activities with the possibility of positive spin     •   Old and unskilled workers.
     offs in rental payment.                                                              •   Too much political interference.
•    Creating sustainable human settlements.                                              •   Insufficient capital funding.
                                                                                          •   Insufficient operational and maintenance budget.
b)    Saulsville Hostel                                                                   •   Old dilapidated building structures.
                                                                                          •   Poor technological linkage with main office (no computer network points).
•    This hostel is situated in Saulsville adjacent to the south-west of the
     Saulsville railway station and the Atteridgeville CBD (Figure 23). It comprises      The current priorities for the Saulsville Hostel are as follows:
     of 22 blocks housing more than ten thousand residents. Approximately 70%
     of hostels have already been converted into family units. A total of 411 units       •   Socio-economic surveys done and finalised.
     have been converted into three bedroom units.                                        •   Ongoing registration and consumer education.
•    This is also a low cost rental housing scheme and the tenants use prepaid            •   Ongoing allocation upon completion of units.
     cards for electricity.                                                               •   Ongoing rental collection and debt control.
•    The old section of the hostel that is not yet fully converted into family units is   •   BNG-densification (high rise).
     being taken care of with regard to maintenance. 14 emerging contractors              •   Eradication of crime.
     and equal number of sub-contractors are appointed for the Saulsville project
                                                                                          •   Creating cost effective maintenance and cost recovery plans.
     and fifty percent of the labour force is sourced from the hostel as part of job
                                                                                          c) Mamelodi Hostel
•    A total of R58 million is available towards the upgrading of the hostel in the
     Tshwane MTEF, of which R19 million per annum will be made available.                 The upgrading and redevelopment of the Mamelodi hostels was identified as a
                                                                                          priority by Gauteng Department of Housing in 2000 in terms of its Hostel
Challenges                                                                                Redevelopment Programme. Phase 1 of the upgrading commenced with a socio-
                                                                                          economic survey which was undertaken by the Gauteng Department of Housing
•    High rate of unemployment.                                                           and Local Government (GDLGH) in 2001. Official estimates put the number of
•    Very low rental collection and poor billing system.                                  inhabitants at 7900, but unofficial estimates were approximately 14 000
•    High crime rate.                                                                     inhabitants. This formed the basis of a business plan, the demolition of some of
•    Lack of leadership amongst residents.                                                the original hostel structures and the construction of seven three-storey buildings:

                                                  (IDP HOUSING CHAPTER)
Four in ward 38 and three in ward 67. However, the rentals for these new units,
based on cost recovery were however found to be too high and thus not              Challenges
affordable by the beneficiaries. A preliminary report for Mamelodi Hostels
Redevelopment Urban Development Framework was approved by the Mayoral              •    High rate of unemployment.
Committee on the 22            October 2008 where it was requested that the        •    High crime rate.
development be in line with new policies such as the Breaking New Ground           •    Poor leadership focusing on personal economic enrichment amongst
(BNG), and due to the fact that the new structures were unaffordable to the             residents at the expense of the project.
beneficiaries and did not comply with the principles of the Solomon Mahlangu       •    Old and unskilled workers.
Precinct Urban Design Framework. It was decided that the Department rethink        •    Too much political influence.
the entire project.                                                                •    Insufficient capital funding.
                                                                                   •    Insufficient operational and maintenance budget.
The construction of a pilot phase commenced on two portions of land that were
                                                                                   •    Old dilapidated building structures.
immediately available for development. The pilot phase consists of 56 semi-
                                                                                   •    Poor waste management system.
detached units; 131 residential walk-up flats; as well as commercial units and
                                                                                   •    Low literacy level among residents.
community facilities. The pilot project was funded by GDLGH and the City of
                                                                                   •    Resistance to change.
Tshwane. An amount of R18 million was made available in the 2008/2009 capital
budget to commence with the pilot project. Another R5m was received externally.
                                                                                   d)    Kingsley Hostel

For the 2010/11 financial year, R18 million was allocated to develop forty-eight
                                                                                   •    This hostel was built in 1978 and it is situated in Mamelodi West. The hostel
(48) units (with mixed typologies), and R19,8 million has been allocated for the
                                                                                        has a capacity of 3120 beds and it consists of six blocks. Each block has
2012/13 financial year.
                                                                                        more than 25 rooms with twenty beds each.             Each block has ablution
                                                                                        facilities, ironing room, kitchen, dining hall with TV and cold rooms to cater for
The UDF makes provision for approximately 4000 residential units consisting of a
variety of housing types (walk-up flats for rental; semi-detached RDP units; and
                                                                                   •    There is also twenty four hour access control. The hostel houses a mixture
credit-linked/gap housing); commercial facilities, social facilities and open
                                                                                        of City of Tshwane single male employees and also single males from the
spaces. The proposals are in line with the Solomon Mahlangu Precinct UDF in
terms of density zones, vehicular and pedestrian access and linkages, land use
mix and placing of units (Figure 24).

                                                 (IDP HOUSING CHAPTER)
•   NB: All City of Tshwane employees accommodation fees are deducted
    directly from their salaries and subsidised. Municipal employees pay R50.18
    pm per bed while the other community members pay R110.00 pm per bed.             e)   Belle Ombre Hostel
    Parking cost R13.20 pm per car for under cover parking and R6.60 per car
    for open space parking.                                                          •    This hostel caters only for standby employees of Electricity, Water and
                                                                                          Sanitation and Roads Departments of the City of Tshwane. The hostel has a
Challenges                                                                                capacity of 104 beds with a staff component of only ten employees.
                                                                                     •    The relevant departments cover the accommodation costs of the employees
•   Mostly old and unskilled workers.                                                     on standby.
•   Structural defects.                                                              •    The hostel is situated next to Marabastad and Belle Ombre Railway Station.
•   Insufficient operational and maintenance budget.
•   Poor technological linkage with main office (no computer network points).        Challenges
•   Minimum rental collection which impacts negatively on cost recovery plan.
•   High crime rate.                                                                 •    Old and unskilled workers.
                                                                                     •    Structural defects mainly in the showers and ablution blocks.
The current priorities for the Kingsley Hostel are as follows:                       •    Outdated fridge / cooling facilities.
                                                                                     •    Poor technological linkage with main office (no computer network points).
•   Repainting of the entire hostel in line with a five year painting policy of
    council’s buildings.                                                             The current priorities for the Belle Hombre Hostel are as follows:
•   Replace/repair all rusted galvanised plumbing pipes.
•   Introduce a five year cost effective and efficient maintenance plan.             •    Fitting of new industrial fridges/cold room.
•   Establish a safe car park for residents.                                         •    Repainting the hostel.
•   Introduce a reliable billing and rental collection system.                       •    Capacitating the hostel staff.
•   Outsource the security duties and develop the remaining staff for other duties   •    Upgrading the showers and ablution blocks.
    e.g. property management.                                                        •    Upgrading Lapa Joe (braai area) to generate income.
•   Create a five year cost recovery plan.
                                                                                     Key Principles for Sustainable Hostel Development:

                                                  (IDP HOUSING CHAPTER)
                                                                                     Table 17 summarises the situation pertaining to the number of backyard units
•    Co-funding of hostel projects (50-50 ratio).                                    counted within the City of Tshwane area of jurisdiction from an aerial
•    Support by the top management for use of emerging contractors programme.        photography survey conducted during 2009. From this it is evident that a total of
•     Inclusion of social consultant in the professional team.                       83 378 backyard unit structures were counted throughout the entire metropolitan

•    Constant and regular consultation with residents committees.                    area. The largest number of backyard structures were recorded in the Mamelodi

•    Establishment of float account to facilitate and support emerging contractors   area where 31 649 structures were counted (see Figure 27 as an example of

     with cash flow.                                                                 backyard unit counts). This is significantly more than any other area in the City of

•    Flexible procurement processes.                                                 Tshwane, with the second most units being counted in Soshanguve North where

•    Political support and passionate officials.                                     10 879 units were recorded.

•    Passionate and supportive top management.
                                                                                     This is followed by Atteridgeville where 9446 units were counted and Temba

f)   Refilwe Hostel                                                                  where the count totalled about 7427 units.

The Refilwe hostel is located directly to the west of the sports stadium and south   Table 17: Total Backyard Units in Tshwane, 2009

of the main entrance road to the Refilwe township area (Figure 25). Detailed
socio-economic surveys were conducted for the hostel during 2007, but there is
no information available pertaining to recent or proposed future upgradings.

g)   Zithobeni Hostel

As far as Zithobeni is concerned, the hostel is located in the central part of the
township area as spatially depicted on Figure 26. No technical information
pertaining to the current status and/or future programmes for the hostel are
available at this stage.

4.1.3.    Backyard Units

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
SETTLEMENT AREA                                                2009                   informal settlement, especially in the north-eastern and eastern parts of the City
Temba                                                          7 427                  of Tshwane. Table 18 summarises the incidences of informal settlement, as well
New Eersterus                                                  2 196                  as the number of informal structures counted in the rural areas of the City of
Winterveld                                                       359                  Tshwane. The spatial distribution of these informal settlements is depicted on
Mabopane                                                       1 401
                                                                                      Figure 28.
Garankuwa                                                      2 762
Soshanguve North                                              10 879
Soshanguve South                                               5 425                  Figures 28a to 28n comprise a series of photographs of each of these areas
Atteridgeville                                                 9 446                  illustrating how these settlements developed between 2006 and 2010.
Mamelodi                                                      31 649
                                                                                      Table 18: Informal Counts in Tshwane, 2006-2009
Centurion                                                      7 165
Refilwe                                                          967                                                                                     INC. 2006-
Zithobeni                                                      1 287                  NUMBER SETTLEMENT AREAS                            2006     2009     2009
Ekangala Ext                                                   2 094                                                             RURAL
Rethabiseng                                                      321                        138 Portion 177 Kameeldrift 298-JR            920      691         -229
                                                                                                Portion 162 Kameeldrift 298-JR             40        0          -40
TOTAL                                                         83 378
                                                                                                Portion 182 Derdepoort 326-JR             100        0         -100
Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010                                        Portion 218 Derdepoort 326-JR              32        0          -32
         Plan Associates, Aerial Photos 2009
         Counts from 2010 Google Image
                                                                                                Portion 65 Derdepoort 326-JR               30        0          -30
                                                                                                Portion 108 Donkerhoek 365-JR              70        0          -70
It is evident from Table 17 that backyard dwellings occur in all the former
township areas of the City of Tshwane. It is a means of economic survival to
many residents and it also provides affordable rental stock to the rental market.
As illustrated on Figure 27 even new residential developments like Nellmapius to
the couth of Mamelodi are characterised by high incidences of backyard
dwellings which also indicates a strong market for affordable rental units in these

4.1.4.     Rural Settlement Demand

Apart from the informal settlement as recorded in the various townships/
urbanised areas in the City of Tshwane, there are also several incidences of rural

                                     CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                     (IDP HOUSING CHAPTER)
                                                                                     Another important feature to note from Figure 28 is the fact that very few of these
                                                                        INC. 2006-
NUMBER SETTLEMENT AREAS                                    2006    2009   2009       rural settlements are actually located close to any town or urban area. Many of
                                                  RURAL                              these settlements thus have a strong rural base.
        139 Portion 127 Donkerhoek 365-JR                    85      183        98
        140 Kanana                                          356      387        31
                                                                                     The Onverwacht area recorded a fairly large increment of about 372 units which
            Onbekend                                          0        0         0
        141 Kleinzonderhout                                  11       45        34   brings the total number of structures in this area to about 563 units.
        142 Nooitgedaght                                     42      126        84
        143 Blesbokfontein                                   15       68        53
                                                                                     The other area of significance in terms of informal structures in a rural settlement
        144 Witpoort                                         10       27        17
        145 Portion 79 De Wagendrift 417-JR                  85      102        17   is the Kanana area which recorded about 387 units with very limited growth over
            Portion 70 De Wagendrift 417-JR                  73        0       -73   the past three years. Phumzile recorded about 279 units, also with a very slight
        146 Wallsmannsthal                                            47        47   increase of 29 units over the past three years. This informal settlement is located
        147 Sehlakwana                                         0     220       220
                                                                                     close to Rayton town.
            Sokhulumi                                          0       0         0
        148 Onverwacht                                       191     563       372
        149 Zwawelpoort                                      130      52       -78   The total rural residential demand in the City of Tshwane area from the 14
            Zusterstroom                                      32       0       -32
                                                                                     incidences of informal settlement stands at approximately 2800 units compared
            Wachtenbietjieskop                                 3       0        -3
        150 Phumzile                                         250     279        29   to the 2480 units recorded in 2006. This represents an annual increment of about
        151 Schietpoort                                        5      10         5   100 units over the past three years.
            SUBTOTAL RURAL                                 2 480   2 800       320

Sources: GeoTerralmage Pty Ltd, Aerial Photos 2009, 2010                                                     Rental Market in Gauteng Province
         Plan Associates, Aerial Photos 2009
         Counts from 2010 Google Image

From Table 18 and Figure 28 it is evident that there are about 14 incidences of
rural informal settlement in the rural parts of the City of Tshwane. Of these, the
most significant informal settlement in terms of size is Portion 177 of the farm
Kameeldrift 298 JR which is located close to the Roodeplaat Dam and which
recorded about 691 units. It should also be noted that the 691 units counted at
Kameeldrift represents a reduction of 229 units from the 920 units counted in

                                                 (IDP HOUSING CHAPTER)
Key Findings                                                                     • Rentals of shacks and backyard dwellings have grown the fastest at an
• Approximately 900,000 households, accounting for 28% of all households in         average of 22% and 21% per year respectively between 2002 and 2007.
   the province rent their primary dwelling in Gauteng.                          • According to GHS data the rental market in Gauteng grew at an exceptionally
• This proportion is significantly above the national average of about 19%,         high average rate of about 21% between 2006 and 2007.
   indicating strong demand for rental property in this province.
• Over one quarter of households earning between R1500 and R7499, the
   target market for social housing, rent their dwellings.
• Approximately half the households who rent their primary dwelling in Gauteng
   earn between R1500 and R7499 per month.
• One quarter of households rent earn less than R1500 per month and they are     4.2.      Identification and Assessment of Strategic Development Areas
                                                                                           (Land Supply)
   unlikely to be able to afford formal accommodation provided by the private
• Shacks represent the most common rented dwelling type according to GHS         4.2.1.    Introduction
• According to GHS 2007, 28% of the rental market is made up of shacks or        Following from the determination of the quantum and spatial distribution of the
   backyard shack dwellings. The corresponding percentage according to CS        various forms of housing demand (informal settlements, backyard units, hostels,
   2007 is 24%.                                                                  as well as rural settlements) in the City of Tshwane, it is important to identify the
Rent Paid                                                                        areas (land) where the housing demand can be accommodated in future.
• According to the IES, approximately 37% of households who rent houses or       Obviously this is a very important process which should ensure that especially
   townhouses pay less than R500 per month in rent. For backyard dwellings       the disadvantaged communities and the poorest of the poor are located in areas
   this is significantly higher at around 83%.                                   where they have easy access to social and economic opportunities and facilities,
• The vast majority of households renting shacks in backyards or informal/
                                                                                 as well as public transport. This is a pre-requisite to future Sustainable Human
   squatter settlements pay less than R200 rent per month and almost all
                                                                                 Settlement within the City of Tshwane.
   households renting these dwellings pay less than R500 a month.
• A much higher proportion of households who rent backyard shacks pay
                                                                                 The 2007 Municipal Housing Development Plan of the City of Tshwane
   between R200 and R500 compared to those who rent shacks in informal
   settlements.                                                                  commenced with a process of identifying land aimed at promoting infill and

Trends                                                                           consolidation of the existing urban fabric in and around the former township
• The Gauteng rental market has grown on average by about 9% per year since      areas, as well as identifying strategically located land suitable to promote
   2002, just above the national aver4age of 7.7%.

                                                  (IDP HOUSING CHAPTER)
medium and higher density residential development (infill and densification)              4.2.2.    City of Tshwane: Council Owned Strategic Land Parcels
closer to the Inner City of Tshwane.
                                                                                          During 2009 the City of Tshwane approved the release of about 35 strategic land
                                                                                          parcels located throughout the City with the intention that the development of
The results of this exercise as conducted during 2007 are illustrated on Figure
                                                                                          these land parcels should act as a catalyst for economic growth locally and in
29. The red land parcels illustrated on Figure 29 were aimed towards the
                                                                                          metropolitan context. The various land parcels originally identified are graphically
consolidation and strengthening of the urban fabric of the former township areas
                                                                                          illustrated on Figure 30a.
through a process of infill development. These areas were mostly linked to the in-
situ formalisation of informal settlements located on or close to these areas.
However, at the time it was also agreed that a more interventionist approach
                                                                                          As a first phase in the process it was decided to release 12 land parcels to the
needed to be implemented in order to pre-actively promote and facilitate a drive
                                                                                          private sector and to publish a call for proposals towards the development of
towards medium and higher density residential infill development and
                                                                                          these. The 12 Phase 1 sites are illustrated on Figure 30b. Table 19 below
densification through redevelopment, on strategically located land parcels closer         summarises the main features and size of each of these land parcels identified
to the Inner City.                                                                        as part of Phase 1.

Figure 29 illustrates the land parcels identified for as part of this approach in blue.   Table 19: Main Features and Size of each of the Land Parcels of Phase 1
All these land parcels were deemed to be suitably located land close to the                   Property Description             Extent (ha)              Potential land uses
                                                                                          Erven 20886 to 20918               ± 7,2 ha        Mixed uses development (light
majority of job opportunities and within walking distance from major public               Soshanguve South Ext 14                            industrial, offices, retail, community
transport routes.                                                                                                                            facilities etc).
                                                                                          Lotus Gardens Erf 2                13,1797 ha      CBD, Mixed use, Primary Lotus
                                                                                                                                             Gardens Activity Node
                                                                                          Erf 3525, Pretoria Ext 14          4,45 ha         Appropriate land use to be
As part of the 2011 Sustainable Human Settlement Plan process it was decided
to further refine the information contained on Figure 29 and supplement it with           Portion 3 and 4 of Erf 158         15,66 ha        General Industrial – zoning is in
                                                                                          Watloo                                             place
information emanating from several new initiatives identified by the City of              Remainder extent of Portion        ± 216,6 ha      Mixed uses development, Higher
Tshwane since 2007. The following section highlights the land identified from             279 and 285 of the farm                            Density Housing, Social facilities
                                                                                          Garstfontein 374 JR                                (schools), offices, retail, community
these initiatives and provides a preliminary indication of the potential                                                                     facilities etc.
                                                                                          Erven 35383, 35386, 35387          4,35 ha         Appropriate land use to be
development capacity (and suitability for residential development) of these vacant        Mamelodi Ext 13 (Denneboom)                        investigated.
land parcels.                                                                             Portion 60 (a portion of Portion   16,0923 ha      Appropriate land use to be
                                                                                          1) of the farm Rietvallei 377R                     investigated.
                                                                                          Remainder of portion 20 of the     64,7 ha         Appropriate land use to be
                                                                                          farm Olievenhoutbosch 389 JR                       investigated.

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
Portion 191 Hartebeestpoort        2,7797 ha      Restricted industrial.                    Calls for proposals were published and processed during 2011, and the final
328     JR     (vacant  land
surrounding Municipal Testing                                                               outcome will be made public soon.
R/1 Leeuwkraal 92 JR               1027,0547 ha   Urban Core, Inter modal transport
                                                  facility, mixed use.                      4.2.3.    Boom-Bloed Street Student Accommodation
Portion 15, 16 of the farm         21,4133 ha     Mixed land use.
Kruisfontein 259 JR
Remainder      of   Erf 8873       ± 90 ha        Social facilities (affordable housing,    The City of Tshwane identified certain strategically located pockets of land
GaRankuwa Unit 5                                  swimming pool, library, community         located to the north and west of the Inner City as being ideal to accommodate a
                                                  hall, indoor sport, disability centre).
                                                                                            variety of housing typologies, including student accommodation. The land parcels
                                                                                            are mostly located between Boom and Bloed Street, as well as the western parts
It should be noted that the criteria towards the identification of these land parcels       of the Inner City between Potgieter, Cowie and DF Malan Drive as depicted on
were as follow:                                                                             Figure 31a.

                                                                                            Apart    from   residential   development,    including   catering   for   student
•    Land parcels must be Council-owned.
                                                                                            accommodation, other uses such as retail, business and commercial will also be
•    It must show high potential for PPP engagement in line with interest shown
                                                                                            considered in order to promote the principle of mixed use development in this
     by private investors and developers.
                                                                                            area. Retail and business uses will be provided on ground floor with the
•    It should be located either
                                                                                            residential component being accommodated on the upper floors. Social and
        -    Within the 8 Inner City Precincts, and/or
                                                                                            recreational facilities will also have to be made available in support of the
        -    Within a 1 km radius of:
                                                                                            residential component.
                  o BRT route
                  o Regional offices                                                        The various land parcels identified through this process are illustrated in greater
                  o NDPG Nodes                                                              detail on Figure 31b, while Figure 31c depicts the current zoning of these erven.
                  o Activity Corridors.                                                     It includes about 9 blocks of erven located in the northern and western parts of
                                                                                            the Tshwane Inner City in close proximity to the Belle Ombre station and
A total of 1483 hectares of land were identified as part of Phase 1, and as                 Marabastad.
illustrated on Figure 30b these sites are mostly located in or close to previously
disadvantaged communities on strategically located vacant land close to, or                 Based on existing and potential future zoning and the associated land use
within existing or proposed future activity nodes.                                          character envisaged for the area, certain land uses were allocated to the
                                                                                            individual properties and the sites were also divided in terms of the two phases

                                        CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                        (IDP HOUSING CHAPTER)
according to which Council intends to develop the land. Annexure A provides the                       During 2008 the City of Tshwane commissioned the compilation of an Integrated
detail land use allocation and the potential yield of the area in terms of                            Compaction and Densification Strategy for the Pretoria West area. The proposals
retail/business, residential area, and total floor area for the area. This information                emanating from this exercise are illustrated on Figure 32a.
is presented per erf, per block, and per each of the proposed two phases (see
Figure 31d) of development. The results of this exercise are summarised in                            From this it is evident that the study demarcated a number of functional areas in
Table 20.                                                                                             Pretoria West and earmarked some of these areas for various levels of
                                                                                                      densification and intensification of uses, especially the areas adjacent to the
Collectively, the area covers about 19,3 hectares of land and could yield about
                                                                                                      north and south of Church Street. On Figure 32b the sites identified for
30 096m² of retail and business space, as well as 354 327m² residential floor
                                                                                                      densification on Figure 31a were isolated and colour coded according to the
space. The residential space translates to about 5905 residential units of which a
                                                                                                      density category assigned to these. Each of the stands was then measured and a
total of 3492 can be developed as part of Phase 1 of the project and about 2414
                                                                                                      detailed assessment of the residential capacity of each erf, per block, and per
units during Phase 2. The calculations conducted on the tables contained in
                                                                                                      density category was made. This detailed information is contained in the tables in
Annexure A were based on the specifications as depicted on the tables.
                                                                                                      Annexure B of this document. The results of this exercise are summarised on
                                                                                                      Table 21.
It should be noted that the housing typology envisaged for this development is 6-
storey residential flat units.
                                                                                                      From this it is evident that the total residential yield from erven included in
                                                                                                      Density Zone 1 is estimated at about 5577 residential units. For Density Zone 2
Table 20: Inner-City Student Accommodation: Potential Number of Units
                                                                                                      the potential yield is about 1850 units, while Density Zone 3 area can
                      Retail/Business/     Potential                             Potential   Net      accommodate about 823 units. This brings the total residential yield for this area
              AREA    Floor area (excl.   Residential Total floor area            No of    Density
  Phase       (m²)     Industrial) (m²) Floor area (m²)     (m²)         FSR      Units    (du/ha)    to about 8250 residential units.
          1    98 355              8 852        209 495        218 347       2.2    3 492       355
          2    95 576            21 244         144 832        166 076       1.7    2 414      253    It should again be noted that the land uses comprise a mix of uses including
TOTAL         193 931            30 096         354 327        384 423       2.0    5 905      305
                                                                                                      retail, business and other floor area in combination with the residential use, and
Source: Report on the Identification of Council Owned Strategic Land for the Development of Student
Accommodation in the Inner-City of Tshwane, City Planning and Development                             that these erven can simultaneously yield about 25 699m² of retail and business
                                                                                                      floor space if developed as mixed use (see Table 21).
4.2.4.          Pretoria West
                                                                                                      4.2.5.    Tshwane Restructuring Zones Vacant Land Audit

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
During 2011 the City of Tshwane conducted a Vacant Land Audit for land located          subsequently allocated to category 6 as illustrated on Table 22. Land ranked 8
within the various Restructuring Zones of the City of Tshwane. Figure 33a               as depicted on Table 22 was found to be already developed and not vacant.
illustrates in black all the land parcels originally identified from this audit.
                                                                                        A total of 10 638 hectares of land was assessed in this way, and the results are
It should, however, be noted that portions of this land are zoned and/or                illustrated on Figure 34 and Table 22. Table 22 shows that about 8% of all the
earmarked as open space or comprise parts of floodplain areas within the urban          land was found to be highly suitable for residential development (see all the
fabric which makes it technically impossible to use it for residential development.     yellow land parcels on Figure 34). In total it comprises about 893 hectares of
                                                                                        land. Of this, the majority of land is located in the Pretoria North area (226
Figure 33b depicts the ownership of the various land parcels identified by the
                                                                                        hectares), followed by Atteridgeville (179 hectares), Centurion with 177 hectares,
City of Tshwane. From this it is evident that a large percentage of the land
                                                                                        and Silverton-Mamelodi which contributed about 154 hectares of land.
identified comprises Council owned land (green), followed by a large number of
erven under private ownership (yellow), as well as extensive Transnet land
(black) and Government owned land (brown).
As a next step in the process the project team then superimposed a Tshwane
Spatial Development Framework footprint over the land parcels in order to
identify the best located land in terms of either existing or proposed future public
transport routes; and the location of the land parcels relative to metropolitan or
regional nodes, or urban cores and emerging nodes. The MSDF footprint utilised
in this regard is illustrated on Figure 33c.

Based on the above, as well as the existing zoning of the land parcels, each of
the land parcels were then classified or ranked on a scale of 1 of 8. All land
suitable for future residential development were ranked 1, while sites earmarked,
zoned and/or suitable for future business development, were ranked 2.

Sites earmarked, or ideally located for institutional and/or industrial uses were all
ranked 3, while all the open space zoned land and/or land utilised as regional
open space within the study area were given a ranking of 4. If a land parcel is
already part of an existing project, it was excluded from this exercise and it was

                                                (IDP HOUSING CHAPTER)
Table 21: Pretoria West Residential Densification Strategy: Potential Number of Units
                                                                                                                              Potential     Potential
                                                                                                                           Retail/Business Residential
                                                                                                                            /Other Floor   Floor area    Total floor   Potential No of
AREA m² Density Zone            Precinct   Permitted Uses           Min Height Max Height FSR Specific Density Control        area (m²)       (m²)       area (m²)         Units
                                           Blocks of Flats, Hotels,
                                           Open Space and Sports
                                           Facilities, Social and
                                           Community Facilities,
                                           Ground floor Retail,
                                           Business buildings,
                                           Places of
                                           Refreshments and
 240 228 TOTAL DENSITY ZONE 1              Offices                  3 Storeys 6 Storeys 1.5                                        25 699      334 643       360 342            5 577

                                           Blocks of Flats, Duplex
                                           Residential, Hostels,
                                           Boarding Houses,
                                           Blocks of Tenements,
                                           Open Space and Sports
                                           Facilities, Social and
 231 256 TOTAL DENSITY ZONE 2              Community Facilities 2 Storeys    3 Storeys   0.6   80 Dwellings per ha                    -        138 753       138 753            1 850
                                           Dwelling House,
                                           Dwelling Units,
                                           Backyard Rooms,
                                           Guest Houses, Home                                  25 Dwelling Units per ha.
                                           Enterprises, Open                                    Max of 6 rooms may be
                                           Spaces and Sports                                       rented out for the
                                           Facilities, Social and                                      purpose of
 329 036 TOTAL DENSITY ZONE 3              Community Facilities              2 Storeys              accommodation                     -         65 807        65 807              823

 800 519 TOTAL                                                                                                                     25 699      539 203       564 902            8 250

                                                 (IDP HOUSING CHAPTER)
Table 22: Vacant Land Audit by Restructuring Zone (ha)                                 also yield a significant number of residential units if developed in accordance with
                                          RANKING (ha)                                 a mixed use typology.
Restructuring Zone         1       2       3        4       6        8   Total   %
Atteridgeville /
                                                                                       Figures 34a to 34h illustrate in greater detail the ranking of the various land
Pretoria West            179      10     217      442     286       9     1144 11%
Centurion                177      25      37      137       2      54      432   4%    parcels in each one of the restructuring zones. Figure 34a depicts the location of
Inner City                 7       1       1       37       5       2       53   0%    the 179 hectares of residential land located in the Atteridgeville restructuring
Menlyn                     3       3       0       20       0       3       29   0%
Moot                     136       4       2     6324       0       0     6466 61%     zone, while Figure 34b indicates that most of the vacant land ideal for residential
Pretoria North           226      25     187      350      40      23      851   8%    development (about 7 hectares) in the Inner City is located in the north-western,
Rosslyn                   12      45     121      251       1       4      436   4%
                                                                                       north-eastern and eastern parts of the Inner City.
Silverton / Mamelodi     154       5     103      336     570      58     1227 12%
Total                    893     119     669     7898     906     153    10638 100%
                   %     8%      1%      6%      74%      9%      1%     100%          It should be noted that in terms of Figure 34c there is very little land available for
                                                                                       exclusive residential development in and around the Menlyn node (± 3 hectares).
Also evident from Table 22 is that a large percentage (about 74%) of all the land      However, there is extensive potential for mixed use with residential development
originally identified forms part of regional open space systems and drainage           on top of business development within the node.
systems within the existing urban fabric, and can thus not be utilised for
residential purposes. This eliminated about 7898 hectares of land from the             Figure 34d illustrates potential along Voortrekker Road as well as the
equation (see Green land parcels on Figure 34).                                        surrounding areas and shows significant potential with about 136 hectares of
                                                                                       land suitable for residential development. It should again be noted that the
About 6% (669 hectares) of the land was found to be currently zoned and/or             business sites (Category 2 indicated on Figure 34d) could also be utilised for
ideally located for institutional, and to a lesser extent, industrial uses. Some of    residential development on the second and third storeys – especially along
these land parcels could in future be utilised for residential purposes as well e.g.   Voortrekker Road (see red sites on Figure 34d).
the SAP Dog Training School located to the east of Atteridgeville.
                                                                                       Figure 34e shows that there is significant land available in the Pretoria North
As far as the Category 2 land is concerned, this land is currently earmarked for       Restructuring Zone for residential purposes. This is mostly located in the
business development, but it should be noted that if it is developed as part of a      Hatherley agricultural holdings towards the west, as well as several well-located
mixed use development, 2 or 3 additional storeys of residential development            land parcels along Daan de Wet Nel Drive in the vicinity of Klerksoord, and in the
could be added on top of the business development. The 119 hectares of land            Wonderboom Agricultural Holdings area to the east of the railway line. It should
currently zoned for business purposes within the restructuring zones could thus

                                                  (IDP HOUSING CHAPTER)
be kept in mind that the Wolmer area also holds several opportunities for                Along the major corridors (roads) about 511 hectares of well-located land were
densification through redevelopment.                                                     identified, while the residential suburbs hold about 196 hectares of land suitable
                                                                                         for residential development.
As far as the Rosslyn area is concerned most of the potential was identified
                                                                                         Table 24 highlights the land ownership of all the category 1 land as identified
around the Kopanong station area to the north of Rosslyn industrial area as
                                                                                         from the Vacant Land Audit. From this it is evident that of the 893 hectares of
indicated on Figure 34f.
                                                                                         category 1 land identified, about 225 hectares (25%) currently belongs to City of
In the Silverton-Mamelodi area (refer to Figure 34g) the potential is fairly widely
spread with several sites/stands ideally located and suitable for residential
                                                                                         Table 24: Vacant Land Audit Ownership (Ranking 1) (ha)
development, especially around Stormvoël Drive towards the north in the vicinity
                                                                                                                                            RANKING (ha)
of Eersterust, and along Pretoria Road towards the south in the vicinity of                                           City of Financial
                                                                                         Restructuring Zone          Tshwane Institution Government Private Transnet Unknown Total        %
Nellmapius.                                                                              Atteridgeville / Pretoria West     112         0          7       8        0      52  179      20%
                                                                                         Centurion                           22         1          2     140        0      12  177      20%
                                                                                         Inner City                           7         0          0       0        0       0      7     1%
The same principle applies to Figure 34h which represents the Centurion area             Menlyn                               3         0          0       0        0       0      3     0%
                                                                                         Moot                                 8         0         11       0        9     108  136      15%
which shows a significant number of agricultural holdings suitable for residential       Pretoria North                      21         0          6      96        6      97  226      25%
development (about 177 hectares of land).                                                Rosslyn                              5         0          0       2        0       5    12      1%
                                                                                         Silverton / Mamelodi                46         0          9      65        0      34  154      17%
                                                                                         Total                              225         1         35     311       14     308  893     100%
                                                                                                                   %       25%        0%         4%     35%       2%     34% 100%
The results of this exercise per functional area are illustrated on Table 23. From
this it is evident that about 72 hectares of the category 1 land are located around
                                                                                         An additional 35 hectares (4%) of this land is under Government ownership,
nodal points, while about 115 hectares of land is located around rail stations.
                                                                                         while another 14 hectares (2%) is owned by Transnet. About 35% of the land is
                                                                                         known to be privately owned, while 34% of the land ownership is currently
Table 23: Vacant Land Audit by Functional Area
                              1      2     3       4      6      8      Total        %
EXISTING PROJECT              0      0     0       0    904      0       904        9%   Figure 35 illustrates the land ownership of the various category 1 sites as
NODE                         72     38    22      95      1     23       250        2%   contained in Table 24. Figures 35a to Figure 35h as included in Annexure C of
RAIL                        115     18   192     515      0     61       902        8%
ROAD                        511     31   228    6756      1     51      7578       71%   this document highlights the ownership of number 1 ranked land per each of the
SUBURB                      196     30   227     532      0     18      1004        9%
Total                       893    119   669    7898    906    153     10638      100%
                                                                                         Restructuring Zones.
                   %        8%     1%    6%     74%     9%     1%      100%

                                                 (IDP HOUSING CHAPTER)
4.2.6.    Conclusive Summary                                                        Table 25: Strategically Located Vacant Land in City of Tshwane
                                                                                                                                                           NUMBER OF UNITS                               BONDED    TOTAL
                                                                                                                        AREA (ha)                                                                                            DENSITY
Apart from the Restructuring Zones Vacant Land Audit, as well as the Pretoria                                                                      (Social, CRU and Fully Subsidised)                     UNITS    UNITS
                                                                                                                                         0 - 5km    5 - 10km 10 - 15km 15 - 20 km       TOTAL        %
West and Boom-Bloed Street student accommodation exercises, there are also          Priority SDA's                            1483                                                          -       0%                   0         0
                                                                                    Inner City*                                                                                             -       0%                 -
several other studies that have been conducted in the past for various parcels of   Boom/Bloed Street ( Phase 1)                    10     3 492                                          3 492     4%               3 492       355
                                                                                    Pta West (Church Street)                        80     8 250                                          8 250     9%               8 250       103
land with potential for residential development.                                    Salvokop                                               1 000                                          1 000     1%               1 000
                                                                                    Fort West                                  497                      2 400      4 980                  7 380     8%     2 870    10 250        21
                                                                                    Danville/Elandspoort                                                  141                               141     0%       971     1 112
                                                                                    Zandfontein                                177                                 4 085                  4 085     4%     1 738     5 823        33
                                                                                    Lady Selbourne                             141                      5 046                             5 046     5%       970     6 016        43
These include, amongst others, the following areas:                                 Kirkney/Andeon South                       550                      3 437                             3 437     4%     4 258     7 695        14
                                                                                    Daspoort 319 - JR                           62           545                                            545     1%     1 438     1 983        32
                                                                                    Capital Park                               255                     11 220                            11 220    12%     2 805    14 025        55
                                                                                    Koedoespoort                                35                                 1 652                  1 652     2%               1 652        48
•    The Salvokop land towards the south of the Inner City,                         Pta North/Wolmer *                                                                                      -       0%                 -
                                                                                    Eerste Fabrieke                               2                                             319         319     0%                 319       160
•    Fort West located in the areas towards the north of Atteridgeville,            Vacant Land Audit (VLA) Ranking 1           807        8 340       11 359     18 360      9 840      48 439    51%              48 439        60
                                                                                    TOTAL                                     4 099       21 627       33 603     29 077     10 159      95 006   100%    15 050   110 055        27

•    The Zandfontein, Lady Selbourne, Daspoort 319 JR and Kirkney-Andeon            %
                                                                                                                                                                                                            14%      100%

     areas located in the western part of the Moot,                                 * To be determined by a detailed Precinct Redevelopment Plan

•    The Capital Park site in the central part of the Moot,
•    The Koedoespoort site located in the eastern part of the Moot area towards     Table 25 provides a summary of vacant land identified in a 20 kilometre radius
     Mamelodi, and                                                                  around the Inner City of the City of Tshwane and which could be considered for
•    The Eerste Fabrieke area around the Eerste Fabrieke railway station in         future residential infill and densification purposes, utilising a variety of housing
     Mamelodi.                                                                      typologies, including social housing, community residential units, and fully
                                                                                    subsidised housing (bonded and subsidised (RDP)).
For each of these areas studies had been done in the past from which the
                                                                                    From this it is evident that a total of about 4099 hectares of strategically located
potential residential capacities of these areas were determined. This information
                                                                                    vacant land is available within a 20 kilometre radius around the Tshwane Inner
was added to the other studies conducted as discussed in section 4.2.5 above, in
                                                                                    City. It is estimated that this land can accommodate about 110 055 residential
order to obtain a more comprehensive overview of strategically located land in
                                                                                    units which includes 15 050 bonded units. Of this land, almost 23% of the
the City of Tshwane. The results are contained in Table 25 below.
                                                                                    capacity (21 627 units) is located within the first 5 kilometres from the Inner City.

                                                                                    In the 5 to 10 kilometre radius around the Inner City there is capacity for an
                                                                                    additional 33 603 residential units (35% of potential stock).

                                                 (IDP HOUSING CHAPTER)
The 10 to 15 kilometre radius holds potential for about 29 077 residential units,        5.         CITY OF TSHWANE MUNICIPAL HUMAN SETTLEMENT
while the 15 to 20 kilometre radius can accommodate an additional 10 159 units.                     STRATEGY
The total estimated yield of subsidised residential units within 20 kilometres
around the Tshwane Inner City thus stands at about 95 006 units. The estimated
                                                                                         5.1.       Housing Development Objectives
capacity for 15 050 bonded units can be added to this which would bring the total
yield to about 110 055 additional residential units.
                                                                                         The City of Tshwane will promote integrated human settlements that are

It should also be kept in mind that there is additional capacity within the Tshwane      economically attractive to the private sector for investment, and that address the

Inner City, as well as the Pretoria North and Wolmer area which is currently not         development principles listed below:

included in to Table 25. The capacity of these areas should be determined from
the Tshwane Inner City Regeneration Strategy which is currently underway, as             a)     Township development should be on well-located land that is close to work

well as a more detailed Precinct Redevelopment Plan to be compiled for the                      opportunities and that is affordable.

Pretoria North-Wolmer-Klerksoord area which could give greater clarity regarding         b)     Each development should have an income mix, a housing unit “type” mix

the redevelopment and infill potential of this area.                                            and a housing tenure mix as graphically illustrated on Figure 36a and b.
                                                                                         c)     Well considered and sound town planning, urban design and financial

The residential yields to result from the private sector proposals for the various              planning should ensure that all property has a sound resale value and that

Strategic Land Parcels identified, especially the first 12 priority sites which covers          a sustainable secondary housing market is promoted in the former township

about 1483 hectares of land also still needs to be factored into Table 25 once this             areas, i.e. a healthy “churn” factor.

information is available.                                                                d)     The income mix within each development should generate sufficient
                                                                                                purchasing power to attract private sector investment, including commercial
4.3.      Engineering Services Overview
                                                                                         e)     The cost of engineering services should be affordable. In this respect, the
                                                                                                City of Tshwane should seek mechanisms whereby external services
                                                                                                contributions and top-up funding in respect of internal services for low and
                                                                                                intermediate income housing, to meet the minimum norms and standards of
                                                                                                the municipality, are shared between the municipality and the purchasers of
                                                                                                housing products according to household income.

                                                 (IDP HOUSING CHAPTER)
f)     Each development should be provided with a full complement of social              In this regard the focus should be on the following areas:
       facilities and amenities, and provincial service providers (e.g. health,
       education, welfare etc.) should align their programmes with the housing           •   Existing metropolitan activity nodes as identified in the MSDF;
       development programme of the City of Tshwane.                                     •   Centralised locations where there are vacant municipal, state and parastatal-
g)     Provision should be made for rural settlements in the form of sustainable             owned land;
       agri-villages in line with the principles of the Comprehensive Rural              •   Areas close to major inter-modal transportation facilities; and
       Development Programme (CRDP).                                                     •   In the longer term, new areas with a definite potential to become metropolitan
h)     National, provincial and local government need to work with financial                 activity nodes (e.g. urban cores as identified in the MSDF).
       institutions, property developers, contractors and other key stakeholders in
       the housing industry in delivering upon the principles included in the            Such an approach would require a concerted effort to introduce new, higher
       Financial Sector Charter and the undertakings made in the MoU between             density housing typologies for the poor as depicted on Figure 36a which make
       the Department of Housing and the Banking Association of South Africa.            optimal use of vacant land (maximum yield).
i)     Community participation and liaison needs to be incorporated into the
       planning and delivery processes from inception.                                   In line with this, the City of Tshwane would have to embark on a programme of
                                                                                         land expropriation (land owned by parastatals and/or private owners) in order to

5.2.       Housing Delivery Principles                                                   obtain enough land in central locations to start addressing the provision of higher
                                                                                         density housing in these areas (in line with Output 3 of the National Outcome 8
                                                                                         Objectives discussed in section 3.2.4 of this document).
5.2.1.       Important Considerations

Though it will probably never be possible to provide alternative housing for all of      In order to achieve this objective, one would have to look at more radical
the residents currently living in peripheral areas of the City of Tshwane, the most      interventionist approaches to promote the development of a wider range of
likely solution is to do everything possible to enhance the sustainability of existing   housing typologies for all income groups nearer to areas of economic activity. In
housing development for the poor in these areas (as contemplated in terms of the         terms of the proposed Inclusionary Housing Policy of Gauteng Province all future
Neighbourhood Partnership Development Grant for example), but to refrain from            residential developments in the City of Tshwane should contribute towards
encouraging extensive future expansion of the footprint of such areas. Instead,          achieving this objective, but it is important for Council to set the trend in terms of
the approach should rather be to concentrate on offering a choice of housing in          successful pilot projects. With this in mind the existing database of the City of
areas as close to the city centre as possible in line with the Breaking New              Tshwane on vacant government and parastatal land suitable for residential
Ground Initiative.

                                                 (IDP HOUSING CHAPTER)
development as discussed in section 4.2 above, is relevant. From this database          •   in-situ upgradings through a Housing Consolidation Programme to
all land classified as suitable for residential development and which belong to             address the existing backlogs (completing and consolidating the existing
government was isolated. This information was supplemented with prominent                   housing programmes) and strengthening identified Urban Core areas where
pockets of developable land which is currently in private ownership, as well as             government investments are being done e.g. through the NDPG Programme;
land identified in the supplementary vacant land audit conducted by the project             and
team.                                                                                   •   higher density housing developments by way of densification, infill and
                                                                                            redevelopment to accommodate new growth by way of a Housing
Figure 37 reflects in blue the most prominent pockets of land identified through            Intervention Programme within and around the Tshwane Inner City
this process and which could be considered for typical mixed income, multi-                 (Breaking New Ground). New housing development projects on the urban
typology and multi tenure developments as part of the Tshwane Housing                       periphery should therefore be limited.
Intervention Programme.
                                                                                        5.2.2.      Dual Approach Housing Delivery Strategy

Although this is not sufficient to deal with the entire existing housing backlog in
                                                                                        It is thus suggested that the City of Tshwane follows a dual approach towards
the City of Tshwane, it is important to note that there is significant capacity
                                                                                        housing delivery which comprises the following two programmes:
(110 055 units) which could make a huge contribution towards improving the
sustainability of the broader metropolitan urban form.
                                                                                        •   Intervention Programme: which aims at promoting higher density, mixed
                                                                                            income (Inclusionary Housing) and mixed land use residential developments
Due to the long lead-time from inception to implementation of a project (± 2
                                                                                            within a 20 kilometer radius around the Tshwane Inner City.
years) the City will, however, also not be able to achieve the 2014 targets with
regard to the eradication of housing backlogs if all efforts are exclusively focused
                                                                                            This programme supports the following two objectives as reflected in the
on the new Breaking New Ground housing delivery model (i.e. higher density
                                                                                            Tshwane Spatial Development Strategy:
housing in more accessible locations).
                                                                                            -     to provide as many affordable housing opportunities in central parts of
                                                                                                  the city as possible, according to the higher density affordable housing
In-situ upgradings of informal settlements in peripheral areas where backlogs
currently exist are inevitable if the city wants to achieve the 2014 housing targets.
                                                                                            -     provision of institutional (social) housing (rental accommodation) in
This is also in line with Output 1 of the National Outcome 8 Objectives. The most
                                                                                                  central areas.
viable approach towards housing delivery in the City of Tshwane would thus
rather be a combination of:

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
    The Intervention Programme essentially comprises the following three                        -     Gauteng Top 26/NDPG Programme aimed at promoting economic
    initiatives:                                                                                      development in former township areas.
    -     Breaking New Ground/Inclusionary Housing
    -     Social Housing and Community Residential Units focusing on affordable              In the areas where the Intervention Programme will be implemented, the main
          rental stock                                                                       focus should be on economic development, large scale infrastructure investment,
    -     Medium to higher density full ownership housing (RDP Walk-ups).                    and new, higher density housing developments for the low, middle and high
                                                                                             income groups. In principle the Intervention Programme applies to the entire
•   Consolidation Programme: which seeks to complete and consolidate                         metropolitan area by way of the Inclusionary Housing/Breaking New Ground
    existing housing initiatives in all areas in the City of Tshwane with the aim to         Policy applicable to both the public and private sector, but the focus areas for
    improving      and    supporting   the   sustainability   and   viability   of   these   potential public driven pilot projects are indicated in blue on Figure 37.
    communities, and addressing the most urgent local needs and backlogs. It
    broadly comprises all the red land parcels as depicted on Figure 37.                     5.2.3.    Intervention Approach Implementation Strategy

    This programme supports the following two objectives pertaining to
    affordable housing as contemplated in the Tshwane Spatial Development
                                                                                             Given the size of the housing backlog, the rate at which it grows, as well as the
                                                                                             tight timeframes within which informal settlements need to be eradicated, (2014
    -     to enhance the sustainability of existing formal settlements in peripheral
                                                                                             Targets), it become important when consideration is given to intervention in the
          areas to enable these to become true neighbourhoods;
                                                                                             delivery of housing in the City of Tshwane to take various related matters into
    -     to upgrade informal settlements in peripheral locations where they are
                                                                                             account. These include the availability of suitable land, the price of land, the
          close to existing mass public transport infrastructure and economic and
                                                                                             location of planned developments, type of developments, and availability of
          social opportunities, and where the current layout makes sensible
                                                                                             funding etc. In addition to these “hard issues” there are also “soft issues” which
          upgrading possible.
                                                                                             need to be considered such as matters which could impact on the thinking and
                                                                                             decisions of affected families. Some of these are reflected below.
    The Consolidation Programme includes three initiatives:
    -     Formalisation of well-located informal settlements which contribute
          towards the consolidation of the existing urban fabric;
    -     Hostels Upgrading and CRU funded medium to high density affordable
          rental units;

                                                 (IDP HOUSING CHAPTER) The effect of family income                                          Other influences

A family which earns a constant income of R2500 to R3500 per month could              Some communities have lived in a specific area for so long that they don’t even
conceivably afford to consider tenure options such as full tenure (because the        want to consider alternatives while other families only live in an informal
family may qualify for a housing subsidy) or rental/institutional housing with a      settlement because they have no alternatives to choose from.
monthly rental of R625 per month to R875 per month as calculated at 25% of the
monthly income.                                                                       A number of families are in a predicament because they have sold their state
                                                                                      subsidized houses and do not qualify for a further subsidy, or because the bread
On the other hand, a family which earns a monthly income of R0 to R1500 or            winner of the family may have been retrenched and/or their financial status
who is not employed in a manner which ensures a constant income would                 changed and as a result they have lost their bonded house.            Such families
understandably be reluctant to choose a rental housing option because the             (depending on their level of income and other circumstances) would be happy
limited income or the uncertainty of income would put the family at a constant risk   with a full-tenure or rental option while it must be remembered that they do not
of eviction. Such a family would possibly prefer a “full-tenure” option. Currently    qualify for a subsidy as they are not first-time home owners any longer.
the largest portion of the housing backlog falls within this category.
                                                                             Densification as an intervention Investments made by families in structures
                                                                                      Whatever the circumstances are of families who have been counted as part of
Over the years of residing in informal settlements, a large number of families        the housing backlog of the City of Tshwane, urban sprawl needs to be curbed
have invested in housing structures which are of a permanent nature (brick and        and poor families need to be located closer to work and economic opportunities.
                                                                                      This can be achieved by bringing opportunities close to existing developments
Because these are generally not wealthy families it is anticipated that such          and by bringing new housing developments close to existing work and economic
families would choose to remain where they are and be given “full-tenure” of a        opportunities or to areas where such opportunities are likely to be established.
portion of land on which they have made the investment once the land has been
developed via an in-situ upgrading process.                                           It is also a fact that land closer to the inner city is generally more expensive than
                                                                                      land on the periphery of the city, and the amount of suitable land which is located
                                                                                      close to the inner city is also limited.

                                                 (IDP HOUSING CHAPTER)
As a result, the closer a residential development is located to the inner city or to   people who have a house somewhere else but who work in the city and occupy a
an established economic node, the higher the density of that development would         rental unit for practical and economic reasons. These people mostly earn a
need to be in order to achieve financial viability. The higher the required density    constant income which is sufficient to sustain a monthly rental payment.
becomes, the greater the tendency towards the development of rental and
institutional housing products although a full-tenure option can also be provided.     On the periphery of the city however, formal residential opportunities are
                                                                                       predominantly full-tenure and are generally one free-standing house on a stand
Different options and configurations for full-tenure housing are reflected in          of at least 250m² (low density). Many of these people do not earn a constant or
Chapter 5 “Designing the house” of the document titled “Draft Guideline                large income.
Document for Higher Density Residential Development” for the City of Tshwane.
                                                                                       There is very little opportunity for medium density walk-ups or high density units
Densification can therefore be achieved by subdivision of the development land         in these areas because there are very few job opportunities. People living in
into smaller stand sizes and/or by providing walk-up or high rise residential          these areas generally commute to economic centres to work, to spend their
buildings (both rental stock and RDP (full ownership) walk-ups).                       money and for recreational purposes. As a result, the areas on the periphery of
                                                                                       the city are expected to remain low density residential areas with predominantly
Densification thus generates the possibility of different tenure options such as       full-tenure ownership. However, there is an opportunity to also promote medium
full-tenure ownership, rental and institutional.    These options could also be        to higher density residential development in these areas – specifically around the
available to low, middle and high income earners in the same development which         activity nodes identified in these areas. One of the fundamental elements to the
would provide a mix of incomes which is necessary not only to attract commerce         successful implementation of the NDPG programme in these areas is to increase
but also to stimulate a secondary housing market for middle and low income             the residential densities in the surrounding areas which would simultaneously
earners (refer to Figures 36 a and b).                                                 add to the “critical mass” required by these areas. Housing in the city at large                                                   Given the above, it can be understood that between the inner-city and the
                                                                                       peripheral areas of the city, the best opportunities for higher density housing with
Generally speaking, the medium and high density housing opportunities around           mixed income, mixed typology and mixed tenure options will present themselves.
the inner city are predominantly rental or institutional options (medium to high       It is also anticipated that land will be affordable for this purpose because of the
density). This is the case because of the scarcity and high price of the land. As a    high yield (number of residential units) on such land.
result, the medium and high density residential opportunities in the inner city are
generally occupied by younger people, often singles, but also middle aged

                                                 (IDP HOUSING CHAPTER) Vacant Land between the inner city and peripheral areas                       In order to ensure sustainability of housing developments, it is proposed that
                                                                                      future projects be implemented in terms of the Breaking New Ground policy
In Table 25 of this report it was indicated that about 4099 ha of vacant land could   which prescribes amongst others that a mix of income groups should be provided
be developed within a 20 km radius from the Tshwane CBD. Table 25 also                for.
includes a development scenario based on various housing typologies which
resulted in a projected yield of 110 055 housing units on this land. The table        When provision is made for the middle to high income groups, and when housing
below illustrates the maximum yield on this land should all pockets be developed      typologies are mixed, the average density is expected to fall to within a medium
with a single typology. The typologies and densities used in the table are derived    density definition.
from a document titled “Housing Typologies and Density” as well as “Draft
Guideline Document for Higher Density Residential Development”.              Development approach within and around the inner-city

 Typology        Density        Stand      Gross      Building size    Number of      For reasons referred to above, it is proposed that housing developments in this
                                 size     density                       units on      area be medium to high density and predominantly rental in nature.
                                                                        4099 ha
   Single          Low          250m²       25            30m²           52 475
   storey                                 units/ha                                    These units are expected to cater for low (R2 500 to R3 500), middle (R3 501 to
   Single      Low/Medium       144m²       33            36m²           69 267       R7 500) and high (R7 501 and above) income earners who have a constant
storey semi-                              units/ha
  detached                                                                            source of income.
   Double        Medium         112m²       73            48m²           153 227
storey semi-                              units/ha
                                                                                      Such developments can be undertaken by the local authority, the private sector
   Double      Medium/High       88m²       88            52m²           184 712      or housing institutions on private or Council owned land. However, by making use
storey row-                               units/ha
   house                                                                              of Community Residential Units (CRU) funding, the City of Tshwane can also
                                                                                      produce rental stock available to the lower income groups (below R2500 pm).
   Double          High          54m²       118           52m²           247 682
storey row-                               units/ha                                    Developments on Council owned land would probably require the alienation of
                                                                                      the land to the development entity in certain instances (housing institutions) and

There is general acceptance that the “Single storey detached” option will not be      a land availability agreement in other instances (private developers). This is

considered for projects which are to be implemented around the inner city             proposed in order to retain control over the planned developments and to avoid

because of the low density this option offers. This therefore leaves the remaining    the need to transfer the land twice in cases where full-tenure options are made

typologies available for consideration.                                               available.

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
Funding for such developments will be accessed through institutional housing            For this reason these areas are most suitable for implementation of projects in
subsidies and private sector sources.                                                   terms of the Breaking New Ground (BNG) housing plan of the National
                                                                                        Department of Housing with support from the financial institutions via the
Families who occupy such units will do so on a voluntary basis depending on             Financial Sector Charter.
affordability i.e. market forces will prevail.
People who can afford to occupy such units are not expected to represent more           Such projects must provide for a mix of income groups, tenure options and
than approximately 10% of the current housing backlog (i.e. 17 000 families).           housing typologies while at the same time deliver social and economic
                                                                                        opportunities as part of the development.
In this regard, the Housing Division will need to investigate the potential of all of
the Council owned buildings which are to be transferred to the Housing Division         Two such projects which are already in process in the City of Tshwane are
for utilization and which are located within and immediately around the inner city.     Olievenhoutbosch Extension 36 (ABSA development) and Thorntree View which
A further and similar investigation will need to be done on vacant state and            is located at Soshanguve South. Both of these projects are being implemented
parastatal owned buildings in order to determine their potential capacity.              on privately owned land.

All developments in and around the Inner City will provide opportunities for the        Because the procurement processes are complex for this type of project, it is
private sector to develop various housing typologies such as student                    proposed that such projects should provide up to 10 000 residential units per
accommodation and luxury lifestyle apartments etc. in accordance with market            project in order to avoid the need to follow these processes repeatedly and in this
demand. Student accommodation and luxury apartments are not the domain of               way save time.     Such a project could be made up of a number of smaller
subsidised housing, but government-led housing initiatives could create                 developments in the same area which are all implemented under one contract.
opportunities for these segments of the market in strategic locations.
                                                                                        Funding for projects of this nature would need to be made available from three Development approach between the inner-city and the peripheral                  main sources;
areas (intermediate)
                                                                                        •    Private sector (financial institutions)
It is expected that developments between the inner city and the peripheral areas        •    Gauteng Province (housing subsidies and MIG funds)
are perfectly located to provide a transition in housing opportunities between the      •    City of Tshwane (top-up for civil and electrical services)
inner city and the peripheral areas.

                                                (IDP HOUSING CHAPTER)
It would be important to ensure that a uniform level of service is installed          on which such developments are to be implemented is under the control of the
throughout such developments and that services are installed to the final or          City of Tshwane. For this reason consideration will need to be given to
higher level to ensure that residential units can be sold to medium and high          development on Council owned land as a priority and thereafter to expropriation
income earners as well and that the developments are attractive to commerce.          and/or land availability agreements in respect of private owned land. It will also
                                                                                      be necessary to engage with other tiers of Government regarding State and
While it is not anticipated that communities who are currently living in peripheral   Parastatal owned land when required.
areas will move to such new developments in mass, these developments should
be able to provide opportunities for some of the growth (influx and population        In this regard, it is also possible that some of the Council owned buildings which
growth) and any voluntary relocation from informal settlements.                       are to be transferred to the Housing Division for utilization could be located
                                                                                      between the inner city and the peripheral areas. An investigation into the
Although provision will be made for a mix of income groups in these                   potential of these and vacant State and Parastatal owned buildings will need to
developments, the exact mix will probably differ from area to area and will be        be done in order to determine capacity which can be included into a greater
determined by the market.                                                             project.

Currently the following minimum and maximum figures are being considered:    Peripheral areas

 Income range             Parameters                    Description                   Because of the fact that large numbers of families are already located in these
 R0 – R3 500              30% (min) and 40% (max)       Full tenure and rental
                                                                                      areas and that a significant amount of development has already taken place, it is
 R3 501 – R7 500          10% (min) and 20% (max)       Full tenure
 R3 501 – R7 500          10% (min) and 15% (max)       Rental                        proposed that existing development should be completed.
 R7 500 and above         50% (max) and 25% (min)       Full tenure and rental
                                                                                      However, while the internal funding of the budget of the Housing Division will
Given the above, and as previously mentioned, it can be seen that mixed               focus primarily on the Breaking New Ground projects which will be located within
developments of this nature would probably only be able to make a maximum of          and around the inner-city, these peripheral projects will be totally dependent on
40% of their capacity available for allocation to families who have been counted      external funding which is largely sourced from housing subsidies.
as part of the backlog or who represent growth of the backlog.
                                                                                      The level of service will, as a result, be an intermediate level which will include
Due to financial constraints the CoT could only implement a few such projects in      formal water and sewer reticulations but will exclude roads and storm-water
terms of over the next decade. It is however of critical importance that the land

                                    CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                    (IDP HOUSING CHAPTER)
drainage. This level of service will only be upgraded once development within Development by the private sector
and around the inner city has progressed sufficiently to allow funds from the
internal funding of the Housing Division’s Capital budget to be redirected to         In instances where the private sector wishes to implement residential
projects in the peripheral areas.                                                     developments on its own land, such developments will need to be subject to the
                                                                                      Spatial Development Strategy and the applicable Town Planning Schemes.
In addition to the above, it can be anticipated that the budget of the Provincial
Department of Housing for projects within the City of Tshwane will in future          However, the Inclusionary Policy which is a National directive requires that 20%
financial years be insufficient to fund all projects at any given point in time.      of the planned residential units in such a project be developed for low income
                                                                                      households. The mentioned policy does not prescribe that the 20% of the total
For this reason it is proposed that current projects for which subsidy funding has    number of units should be developed on the same site but it will be important to
already been allocated, be completed, but that priority be given to the inner city    ensure that this directive is complied with even if it is on a different portion of
and intermediate area for all new projects.                                           land.

Because all new projects will require top-up funding from the budget of the           In such instances the private developer will need to engage with the Provincial
Housing Division in order to provide a higher level of service, it is expected that   Department of Housing in order to secure the required subsidy funding and would
some of the subsidy funding will need to be directed to the peripheral areas. This    also need to identify alternative land for this purpose in the event that these units
balance will differ from financial year to financial year but will be determined by   are not included in the primary development.
the amount of internal funding available for implementation of projects within the
inner city and the intermediate areas.
                                                                                      5.3.      Intervention Programme

This will make it possible for the City of Tshwane to provide an intermediate level
                                                                                      Programme 1: Breaking New Ground/Inclusionary Housing
of service to these densely populated peripheral areas while areas closer to the
inner-city are being densified and integrated.
                                                                                      In principle the Intervention Programme applies to the entire metropolitan area by
                                                                                      way of the provisions of the Inclusionary Housing/Breaking New Ground Policy,
                                                                                      with the focus areas for potential pilot projects being the areas indicated in blue
                                                                                      on Figure 37.

                                                 (IDP HOUSING CHAPTER)
As part of this programme it is also important to note the proposals from the          In total there is sufficient land available to accommodate the entire backlog of
TSDS regarding institutional (social) housing in the city for the rental market. For   35 066 units, and there is spare capacity on the identified pockets of land for at
this purpose certain Restructuring Zones were identified in line with the National     least another 20 736 units.
Department of Housing’s initiative to increase funding to institutional housing
projects.                                                                              It should also be noted that a large part of the Temba-Hammanskraal demand is
                                                                                       for upgrading of services (about 26 280 units) and not necessarily for new
In many instances, the Restructuring Zones for institutional housing overlap with      residential units.
areas demarcated for affordable full tenure housing. This was done intentionally
to ensure that there exists a mix of tenure options at specific strategic locations.   In-situ formalisation can accommodate about 7843 units while 943 units will have
                                                                                       to be relocated.

5.4.        Consolidation and Formalisation Programme                                  b) Integrated Residential Development Programme

5.4.1.        Temba-Hammanskraal-Eersterust                                            There is potential to initiate a mixed use IRDP initiative on the Strategic Land
a) Upgrading of Informal Settlements                                                   Area indicated by the number 5 on Figure 39 which is Council Owned. This site
                                                                                       is one of the 12 phase 1 priority Strategic Land Areas as discussed earlier in this
Table 27 and Figure 38 provide a brief summary of the strategy towards the
                                                                                       report and is centrally located within the Temba-Hammanskraal activity node
formalisation of the remaining informal settlements in the area.
                                                                                       which is also a Neighbourhood Partnership Development Grant focus area.

Most of the projects in the Temba-Eersterust area comprise in-situ upgrading           c) Inclusionary Housing
and/or formalisation of informal settlements. This also include the Steve Bikoville
area to the east of the N1 freeway. In the eastern part of the area (Kudube and        Inclusionary Housing potential exists on Hammanskraal Ext 1 which is located
surrounds) some of the households that cannot be accommodated by way of in-            directly adjacent to the east of Hammanskraal Proper and up to the N1 freeway
situ upgradings will be relocated to Hammanskraal X03 and 04. In the western           as illustrated on Figure 39. (Directly to the south of the sports precinct (see
parts around New Eersterust and Stinkwater the surplus population is earmarked         number 1).
to be relocated to the Tshwaing area to the west. As an alternative Stinkwater
South or Suurman South could also be considered.                                       d) Hostels Upgrading

                                                                                       There are no hostels located in this area.

                                           CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                           (IDP HOUSING CHAPTER)
Table 27: Migration/Formalisation Plan: Temba/Hammanskraal (2011)

                                                                                                                                                                                                                                                                                                                                                                         STRATEGIG DEVELOPMENT
                                                                                                                                                                                   EXISTING TOWNSHIPS                                                                                                                                                 IP

                                                                                                                                                                                                                                                  TWEEFONTEIN PTN

                                                                                                                                                                                                                                                                                                  STINKWATER 4 TO
                                                                                                                                                                                                                                                                                BOSPLAAS WEST 1
                                                                                              KUDUBE UNIT 3 Erf

                                                                                                                                                   MANDELA VILLAGE
                                                                                                                                STEVE BIKOVILLE

                                                                                                                                                                                              RAMOTSE NORTH

                                                                                                                                                                                                                                                                                                                                                                   SUURMAN SOUTH
                                                                                                                                                                                                                                                                                                                     NEW EERSTERUS



                                            KUDUBE UNIT 9

                                                             KUDUBE UNIT 5

                                                                              KUDUBE UNIT 8

                                                                                                                                                                                                                                                                                                                                                                                                               REFILWE EAST


                                                                                                                                                                                                                                                                                                                                                                                                                                                   DEFICIT ( - )

                                                                                                                                                                                                                                                                    DILOPYE 1

                                                                                                                                                                                                                                                                                                                                        WEST X02



                                                                                                                                                                                                                                                                                                                                                       WEST 3






                               Number of
  SETTLEMENT NAME                          1323             1339             1300 116                             995           2350              1936               1661          2974       54              3585        3912         3211         108             82          69                6200              10080            1624           2823                                                                      10060       55802

  HAMMANSKRAAL WEST X2           1768                                                                                                                                                                                                                                                                                                1624            144                                                                                  1768       0

  HAMMANSKRAAL WEST X3           234                                                                                                                                                                                                                                                                                                                 234                                                                                   234       0
  K207                            63                                                                                                                                                                                                                                                                                                                   63                                                                                  63        0
  K224A                          101                                                                                                                                                                                                                                                                                                                 101                                                                                   101       0

  K224B                           2                                                                                                                                                                                                                                                                                                                     2                                                                                   2        0
  HAMMANSKRAAL WEST A             61                                                                                                                                                                                                                                                                                                                   61                                                                                  61        0
  HAMMANSKRAAL WEST B             6                                                                                                                                                                                                                                                                                                                     6                                                                                   6        0
                                 1336      1323                                                                                                                                                                                                                                                                                                        13                                                                                 1336       0
  KUDUBE UNIT 3 (STAND 3742)      95                                                             95                                                                                                                                                                                                                                                                                                                                        95        0
  KUDUBE UNIT 6                   74                                                                                                                                                                                                                                                                                                                   74                                                                                  74        0

  KUDUBE UNIT 7                   61                                                                                                                                                                                                                                                                                                                   61                                                                                  61        0
  KUDUBE UNIT 5                  1218                       1218                                                                                                                                                                                                                                                                                                                                                                          1218       0
  KUDUBE UNIT 8                  999                                         999                                                                                                                                                                                                                                                                                                                                                           999       0
  SEKAMPANENG                    588                                                                              588                                                                                                                                                                                                                                                                                                                      588       0

  SEKAMPANENG 1                  171                                                                              171                                                                                                                                                                                                                                                                                                                      171       0
  KUDUBE UNIT 13                  86                                                                                                                                                                                                                                                                                                                   86                                                                                  86        0
  STEVE BIKOVILLE X1,2           2350                                                                                           2350                                                                                                                                                                                                                                                                                                      2350       0

  MANDELA VILLAGE                1153                                                                                                             1153                                                                                                                                                                                                                                                                                    1153       0
  MAROKOLONG 1                   1124                                                                                                                                1124                                                                                                                                                                                                                                                                 1124       0
  RAMOTSE 1                      1898                                                                                                                                              1898                                                                                                                                                                                                                                                   1898       0

  RAMOTSE NORTH                   54                                                                                                                                                          54                                                                                                                                                                                                                                           54        0
  MAJANENG                       2742                                                                                                                                                                         2742                                                                                                                                                                                                                        2742       0
  MASHEMONG                      3663                                                                                                                                                                                     3663                                                                                                                                                                                                            3663       0

                                       CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                       (IDP HOUSING CHAPTER)
                                                                                                                                                                                                                                                                                                                                                                      STRATEGIG DEVELOPMENT
                                                                                                                                                                                EXISTING TOWNSHIPS                                                                                                                                                 IP

                                                                                                                                                                                                                                               TWEEFONTEIN PTN

                                                                                                                                                                                                                                                                                               STINKWATER 4 TO
                                                                                                                                                                                                                                                                             BOSPLAAS WEST 1
                                                                                                                                                MANDELA VILLAGE
                                                                                           KUDUBE UNIT 3 Erf

                                                                                                                             STEVE BIKOVILLE

                                                                                                                                                                                           RAMOTSE NORTH

                                                                                                                                                                                                                                                                                                                                                                SUURMAN SOUTH
                                                                                                                                                                                                                                                                                                                  NEW EERSTERUS



                                         KUDUBE UNIT 9

                                                          KUDUBE UNIT 5

                                                                           KUDUBE UNIT 8

                                                                                                                                                                                                                                                                                                                                                                                                            REFILWE EAST


                                                                                                                                                                                                                                                                                                                                                                                                                                                 DEFICIT ( - )

                                                                                                                                                                                                                                                                 DILOPYE 1

                                                                                                                                                                                                                                                                                                                                     WEST X02



                                                                                                                                                                                                                                                                                                                                                    WEST 3






                           Number of
SETTLEMENT NAME                         1323             1339             1300 116                             995           2350              1936               1661          2974       54              3585        3912         3211         108             82          69                6200              10080            1624           2823                                                                      10060       55802

SUURMAN                      2590                                                                                                                                                                                                   2590                                                                                                                                                                                               2590        0
TWEEFONTEIN PTN 2                118                                                                                                                                                                                                10          108                                                                                                                                                                                     118        0
DILOPYE 1                        82                                                                                                                                                                                                                              82                                                                                                                                                                     82         0
STINKWATER X4                1352                                                                                                                                                                                                                                                              1352                                                                                                                                    1352        0

STINKWATER X5                1064                                                                                                                                                                                                                                                              1064                                                                                                                                    1064        0
STINKWATER X6                    652                                                                                                                                                                                                                                                             652                                                                                                                                    652        0
STINKWATER X7                    657                                                                                                                                                                                                                                                             657                                                                                                                                    657        0
STINKWATER X8                    668                                                                                                                                                                                                                                                             668                                                                                                                                    668        0
NEW EERSTERUS PROPER         1375                                                                                                                                                                                                                                                                                1375                                                                                                                  1375        0

NEW EERSTERUS X01                961                                                                                                                                                                                                                                                                             961                                                                                                                    961        0
NEW EERSTERUS X02                999                                                                                                                                                                                                                                                                             999                                                                                                                    999        0
NEW EERSTERUS X03                917                                                                                                                                                                                                                                                                             917                                                                                                                    917        0
NEW EERSTERUS X04            1305                                                                                                                                                                                                                                                                                1305                                                                                                                  1305        0

NEW EERSTERUS X05            1000                                                                                                                                                                                                                                                                                1000                                                                                                                  1000        0
NEW EERSTERUS X06                586                                                                                                                                                                                                                                                                             586                                                                                                                    586        0
NEW EERSTERUS X07 A              60                                                                                                                                                                                                                                                                               60                                                                                                                    60         0
NEW EERSTERUS X07 B              452                                                                                                                                                                                                                                                                             452                                                                                                                    452        0
PWV 9A                           118                                                                                                                                                                                                                                                                                                                                                                                       118          118        0

PWV 9B                           144                                                                                                                                                                                                                                                                                                                                                                                       144          144        0
RAIL SERVITUDE                   70                                                                                                                                                                                                                                                                                                                                                                                         70          70         0
BOSPLAAS WEST 1                  49                                                                                                                                                                                                                                          49                                                                                                                                                         49         0

TOTAL ALLOCATED              35066      1323             1218             999                 95               759           2350              1153               1124          1898       54              2742        3663         2600        108              82          49                4393              7655             1624            845             0                0             0            0            332         35066       0

SURPLUS ( + )                              0             121              301                 21               236                0            783                537           1076         0             843         249          611             0             0          20                1807              2425                 0          1978             0                0             0            0            9728        20736


SERVICES BACKLOG                                                                                                                                                                                                                                                                                                                                                                                                                       26280    75%
IN SITU UPGRADING OF TOWNSHIPS                                                                                                                                                                                                                                                                                                                                                                                                         7843     22%
TO BE RELOCATED                                                                                                                                                                                                                                                                                                                                                                                                                         943     3%

TOTAL                                                                                                                                                                                                                                                                                                                                                                                                                                  35066    100%

                                                (IDP HOUSING CHAPTER)
e) Rental Stock: Social Housing and CRU Funded Housing                             Table 28: Migration/Formalisation Plan: Winterveldt (2011)
                                                                                                                                             IN PROCESS                   SDA

                                                                                                                                                                                                 DEFICIT ( - )
Greenfields CRU Funded Affordable Rental Stock can be developed as part of

                                                                                                                                                                     NEW EXTENTIONS
                                                                                                                    PROJECTS      WINTERVELD x4      WINTERVELD x5
                                                                                                                                                                       IN FUTURE
the mixed use IRDP initiative proposed for area 5 on Figure 39. This would
typically comprise medium to higher density flat accommodation which caters for
                                                                                      SETTLEMENT NAME           Number of Units       5365                5000           11818        22183
the income bracket up to R1500 per month.
                                                                                      WINTERVELD X4                   4861            4861                                             4861        0

                                                                                      WINTERVELD X5                   4287                                4287                         4287        0
f) Strategic Decisions/Considerations
                                                                                      WINTERVELD NORTH REM            11818                                              11818        11818        0

                                                                                      TOTAL ALLOCATED                 20966           4861                4287           11818        20966        0
•    Preferred relocation area for surplus population of New Eersterust and
                                                                                      SURPLUS ( + )                                    504                713              0           1217     1217

     Stinkwater: Tshwaing, Stinkwater South or Suurman South?
                                                                                   SOURCES: COUNTS FROM AERIAL PHOTOGRAPHY 2009/2010 GTI. ADJUSTED AND
•    Where is the future incremental population to be located – the development    ADDITIONAL COUNTS BY PLAN ASSOCIATES 2009/2010
                                                                                   SERVICES BACKLOG                                                                                             0%
     areas adjacent to the south (Hammanskraal South and West, Suurman             IN SITU UPGRADING OF TOWNSHIPS                                                                     20966     100%

                                                                                   TO BE RELOCATED                                                                                              0%
     South, Stinkwater South), or nearer to the City in the Zone of Opportunity?   TOTAL                                                                                              20966     100%

5.4.2.      Winterveldt
                                                                                   All the above projects will be in accordance with the Upgrading of Informal
                                                                                   Settlements Programme, and will probably only comprise RDP housing with very
a) Upgrading of Informal Settlements
                                                                                   limited private sector involvement due to the remote nature of this area. There is
                                                                                   some limited potential for greenfields CRU development (flats) around the major
Table 28 and Figure 40 reflect the proposed formalisation strategy for the
                                                                                   nodal points as illustrated in orange on Figure 42.
Winterveldt area. Winterveldt Ext 04 and Ext 05 have capacity to accommodate
about 9970 units which leaves a deficit of about 9 341 units from the current      All proposed developments are in line with the SDF for the area as depicted on
backlog of 20 966 units which need to be catered for in the future northward       Figure 42, and which proposes incremental northward expansion and
expansions as depicted on Figure 41a (existing layout of extensions 3, 4 and 5),   formalisation of the area over a period of time.
and future phases 7 and 8 which will accommodate extensions 6 and 7 as
                                                                                   b) Strategic Decisions/Considerations
proposed in the Winterveldt Business Plan (see Figure 41b).

                                                                         CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                                                         (IDP HOUSING CHAPTER)
•       Where will the current deficit of 9 341 units in the Winterveldt area be                                                                                                                                                                                                  SERVICES BACKLOG                                                            0%
                                                                                                                                                                                                                                                                                  IN SITU UPGRADING OF TOWNSHIPS                                       3881   90%

        accommodated – to the north (Winterveldt), east (Tshwaing), or south (Zone                                                                                                                                                                                                TO BE RELOCATED                                                      413    10%
                                                                                                                                                                                                                                                                                  TOTAL                                                                4294   100%

        of Opportunity)?                                                                                                                                                                                                                                                          The only concern may be that areas like GaTsebe, Nooitgedacht and the Odi
•       If the northern parts of Winterveldt are not to be formalised, how will the                                                                                                                                                                                               Prison site are peripheral and relatively far removed from the main nodes of
        management (prevention) of informal settlement in this area be done?                                                                                                                                                                                                      economic activity.

5.4.3.               Mabopane
                                                                                                                                                                                                                                                                                  From Table 29 it is evident that the Mabopane area can accommodate about
a) Upgrading of Informal Settlements                                                                                                                                                                                                                                              3881 units as part of in-situ upgrading, while about 413 families will have to be
                                                                                                                                                                                                                                                                                  relocated from the Mabopane station area to alternative locations at
Table 29 and Figure 43 depict the proposed formalisation strategy for the
                                                                                                                                                                                                                                                                                  Nooitgedacht due to insufficient local capacity.
Mabopane area. There is sufficient land available in the project areas identified
to cater for the needs of the entire backlog of 4294 units with spare capacity for
                                                                                                                                                                                                                                                                                  b) Integrated Residential Development
at least an additional 5173 units.

Table 29: Migration/Formalisation Plan: Mabopane (2011)                                                                                                                                                                                                                           At this stage there does not seem to be any significant area in Mabopane where
                                                                                                                 EXISTING TOWNSHPS                                                                                          SDA'S                                                 either the Integrated Residential Development Programme or the Inclusionary
                                                                                                                                                                                       PT 14 N O ED H 256 JR
                                                                                       2, 3

                                                                                                                                                                                                                              O ITG AC T O TH
                                                       PAN U IT A1, A2

                                                                             PAN U IT M M

                                                                                                  PAN U IT E/W

                                                                                                                                                                                                                             N O ED H N R                                         Housing Programme can be implemented. The private sector is, however,

                                                                                                                                                                                              O ITG AC T
                                                                                                                                                 PAN N X1

                                                                                                                                                              PAN N X2

                                                                                                                                                                           PAN N X3
                                                                                                                        ABELO R

                                                                                                                                                                                                                 A SEBE 1
                                                                                                                                         O G

                                                                                                                                                                                                                                                                      D IC (- )
                                                                                                                                                    O G

                                                                                                                                                                 O G

                                                                                                                                                                              O G
                                                                                                     E N

                                                                                                                                      PAN N
                                                          E N

                                                                                                                                                                                                                                                              T T L
                                                                                E N

                                                                                                                                                                                                                                                                       EF IT
                                                                                                                                                                                                                                                O I PR
                                                                                                                                                                                                                                                                                  actively involved in commercial site developments around the Mabopane station.
                                                                                                                                                                                                                G T









         SETTLEMENT NAME         Number of Units   339                   140                  250                 914.4 1291                   2363         153          217          2500                     1300                                          9467.4               c) Inclusionary Housing
    MABOPANE UNIT A1                  254          254                                                                                                                                                                                                        254       0

    MABOPANE UNIT A2                   50          50                                                                                                                                                                                                         50        0

    MABOPANE UNIT E/W                 663                                                     250                                                                                     413                                                                     663       0         There is no Inclusionary Housing Programme at present in the Mabopane area.
    BOTSHABELO RES                    563                                                                          563                                                                                                                                        563       0

    PTN 14 NOOITGEDACHT 256 JR         8                                                                                                                                                     8                                                                  8       0

    GA TSEBE 1                        165                                                                                                                                                                      165                                            165       0

    KOPANONG                          838                                                                                           838                                                                                                                       838       0
                                                                                                                                                                                                                                                                                  d) Hostels Upgrading
    KOPANONG X1                       1345                                                                                                     1345                                                                                                          1345       0

    KOPANONG X2                       112                                                                                                                   112                                                                                               112       0

    KOPANONG X3                       156                                                                                                                                156                                                                                  156       0

    MABOPANE UNIT M3                  125                                125                                                                                                                                                                                  125       0
                                                                                                                                                                                                                                                                                  There is no hostel located within Mabopane.
    MABOPANE UNIT M4                   15                                15                                                                                                                                                                                   15        0

    TOTAL ALLOCATED                   4294         304                   140                  250                  563              838        1345         112          156          421                      165                0                0         4294       0

    SURPLUS ( + )                                  35                         0                    0              351.4             453        1018         41           61           2079                     1135               0                0         5173
                                                                                                                                                                                                                                                                                  e) Rental Stock: Social Housing and CRU Funded Housing

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
                                                                                        •     Should the spare capacity of Koponong not be utilised to accommodate the
The two areas to the south of the Mabopane station , and the Soshanguve                       surplus population from Mabopane Unit EW?
station      respectively as highlighted in orange on Figure 44, pose significant
potential for medium to high density infill development and densification. This         5.4.4.      GaRankuwa

potential was highlighted in the Mabopane-Soshanguve Urban Development                  a) Upgrading of Informal Settlements
Framework which was compiled for the Neighbourhood Development Partnership
Grant. The first area is located between the Mabopane station and the Giant             From Table 30 and Figure 46 it is evident that the current housing backlog of

sports stadium. It comprises a large, narrow, vacant strip of land which is located     2606 housing units in GaRankuwa can be easily accommodated by way of

opposite to the east of the Mabopane industrial area (see Figure 45a), and it           predominantly in-situ upgrading. This still leaves surplus capacity of at least

could be considered for medium and higher density residential development due           1514 units with fairly large areas like Ext 10, Ext 22, and Ext 26 not even

to its narrow, linear structure.                                                        included. The areas referred to above are well-located relative to the Urban Core
                                                                                        and could eventually serve as infill development between GaRankuwa and

The second site of significance in this regard is the area between the                  Soshanguve South. Bulk services are readily available and can be extended to

Soshanguve hostels and the Soshanguve railway station where a number of                 any of the target communities. A large part of the vacant land suitable for

vacant farm portions and erven are available as illustrated on Figure 45b. This         development in the area is under tribal authority which complicates the

site could also be utilised for infill development and densification. These sites are   development of these sites and transfer of ownership.

both located in close proximity to the two major activity nodes within Mabopane-
Soshanguve, two railway stations, and the major public transport route. Buitekant       From Table 30 it is evident that about 1702 families can be accommodated by

Street serves both areas. These two areas pose some of the best possible                way of in-situ upgrading, while about 904 families will have to be relocated to

potential to promote medium and higher density residential development in close         alternative locations. The majority of these families to be relocated come from the

proximity to activity nodes (the Mabopane urban core) (see Figure 44).                  informal settlement currently located in the GaRankuwa Unit 26 to GaRankuwa
                                                                                        Unit 9.

f) Strategic Decisions/Considerations
                                                                                        Figure 47 is a land use map for the GaRankuwa area showing the spatial

•     Should westward expansion of the Mabopane area be allowed, or should              structure of existing formal as well as informal settlement within the area.
      the future incremental population of the area be accommodated elsewhere
      in the City (where)?

                                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                                   (IDP HOUSING CHAPTER)
                                                                                                                                                                                    either be developed as part of an Integrated Residential Development
                                                                                                                                                                                    Programme if Council drives the development, or an Inclusionary Housing
                                                                                                                                                                                    Programme if it is totally done by the private sector.
Table 30: Migration/Formalisation Plan: GaRankuwa (2011)                                                                                                                            As this is a very central location in close proximity to the major public transport
                                                             EXISTING TOWNSHIPS                    IP                               SDA                                             routes, as well as the major node of economic activity, a mixed use development

                                                                    GARANKUWA VIEW 1
                                                                                                                                                                                    could significantly enhance the viability of this node with a mixture of residential,

                                                                                                    GARANKUWA X10

                                                                                                                    GARANKUWA X22

                                                                                                                                          GARANKUWA X26
                                              GARANKUWA X9

                                                                                                                                                                    DEFICIT ( - )
                                                                                        HEBRON 1

                             PROJECTS                                                                                                                                               as well as economic activities to be established here.

                                                                                                                                                                                    c) Hostels Upgrading
     SETTLEMENT NAME       Number of Units   1192                   798                1031        1100                                                   4120

                                                                                                                                                                                    There is no formal hostels upgrading project identified for GaRankuwa.
MAKAU                            52           52                                                                                                           52         0

MOUNTAIN VIEW                    11           11                                                                                                           11         0

GARANKUWA UNIT 4                 31           31                                                                                                           31         0             d) Rental Stock: Social Housing and CRU Funded Housing
GARANKUWA UNIT 26                810         810                                                                                                           810        0

HEBRON 1                         965                                                   965                                                                 965        0

GARANKUWA VIEW 1                 737                                737                                                                                    737        0             The central part around the existing business node as referred to above poses a
TOTAL ALLOCATED                  2606        904                    737                965             0               0                     0            2606        0             major opportunity for social housing and/or CRU funded medium and higher
SURPLUS ( + )                                288                    61                 66          1100                0                     0            1514
                                                                                                                                                                                    density residential development in the GaRankuwa area. The nature of the
ADDITIONAL COUNTS BY PLAN ASSOCIATES 2009/2010                                                                                                                                      development proposals as submitted by the private sector will determine the
SERVICES BACKLOG                                                                                                                                                   0%
IN SITU UPGRADING OF TOWNSHIPS                                                                                                                            1702     65%
                                                                                                                                                                                    exact mix and composition of this development once approved by Council.
TO BE RELOCATED                                                                                                                                           904      35%

TOTAL                                                                                                                                                     2606     100%

                                                                                                                                                                                    f) Strategic Decisions/Considerations

b) Integrated Residential Development/Inclusionary Housing
                                                                                                                                                                                    •    Cross Border coordination with Mmakau/Madibeng Municipality/North West
The site in the central part of GaRankuwa around the business area as illustrated
                                                                                                                                                                                    •    Resolving ownership issues around X9, X10 and X26. (NWHC and tribal
on Figure 47 is also one of the 12 phase 1 Strategic Development Areas
identified by the City of Tshwane and which could be utilised for a mixed use
development with private sector involvement. It is anticipated that this land could

                                                 (IDP HOUSING CHAPTER)
•     Strategy/Implementation Programme for development of the above three

5.4.5.         Soshanguve North
                                                                                       Table 31: Migration/Formalisation Plan: Soshanguve North (2011)
                                                                                                                                                                                          EXISTING TOWNSHIPS                                                                                                                                              SDA'S
a) Upgrading of Informal Settlements

                                                                                                                                                                                                                                       SOSHANGUVE P2 (STAND 1865)

                                                                                                                                                                                                                                                                    SOSHANGUVE R1 (STAND 1939)

                                                                                                                                                                                                                                                                                                 SOSHANGUVE R2 (STAND 2088)

                                                                                                                                                                                                                                                                                                                               BOIKUTSONG / ORANGE FARM
                                                                                                                                                                                           SOSHANGUVE-BUFFER X X1
                                                                                                                                                                 SOSHANGUVE-BUFFER Y X1
                                                                                                                                           SOSHANGUVE-MM / MM1

                                                                                                                                                                                                                    SOSHANGUVE-SS X5

                                                                                                                                                                                                                                                                                                                                                                  TSWAIING VILLAGE
In the Soshanguve area there is no immediate pressure for large scale expansion

                                                                                                                                                                                                                                                                                                                                                                                              DEFICIT ( - )
of the area as the current backlog can be fully accommodated on the areas                                                 PROJECTS

earmarked for infill development as reflected in Table 31 and Figure 48.

Future expansion of the area will, however, have to be located to the east of the
                                                                                                 SETTLEMENT NAME        Number of Units   1345                   201                       510                      928                221                          192                          120                          1000                            3500                   8017

PWV9 freeway or further south as almost all developable land within Soshanguve
                                                                                       SOSHANGUVE MM                         1 049        1 049                                                                                                                                                                                                                                      1049        0
have been fully developed.
                                                                                       SOSHANGUVE BUFFER Y X1                148                                 148                                                                                                                                                                                                                 148         0

                                                                                       SOSHANGUVE BUFFER X X1                532                                 22                        510                                                                                                                                                                                       532         0

                                                                                       SOSHANGUVE KK X2                       213                                                                                   213                                                                                                                                                              213         0
From Table 31 it is evident that about 3412 of the existing 4001 informal
                                                                                       BOIKUTSONG / ORANGE FARM               376                                                                                                                                                                                                  ?                          376                    376         0

structures can be accommodated by way of in-situ formalisation, while the              SOSHANGUVE SS X5                      522                                                                                    522                                                                                                                                                              522         0

                                                                                       SOSHANGUVE P2 (STAND 1865)            221                                                                                                       221                                                                                                                                           221         0
remaining 589 families will have to be relocated to more suitable areas within the
                                                                                       SOSHANGUVE R1 (STAND 1939)            192                                                                                                                                    192                                                                                                              192         0

urban fabric – mostly towards the Tshwaing Village to the north.                       SOSHANGUVE R2 (STAND 2088)            120                                                                                                                                                                 120                                                                                 120         0

                                                                                       TSWAIING VILLAGE (SOUTPAN)            628                                                                                                                                                                                                                              628                    628         0

                                                                                       TOTAL ALLOCATED                       4001         1049                   170                       510                      735                221                          192                          120                               0                          1004                   4001        0
It is also evident that Tshwaiing Village holds significant potential for additional   SURPLUS ( + )                                      296                    31                           0                     193                     0                           0                             0                       1000                            2496                   4016

accommodation with spare capacity of about 2496 units in this area.                    SOURCES: COUNTS FROM AERIAL PHOTOGRAPHY 2009/2010 GTI. ADJUSTED AND
                                                                                       ADDITIONAL COUNTS BY PLAN ASSOCIATES 2009/2010
                                                                                       SERVICES BACKLOG                                                                                                                                                                                                                                                                                       0%

In the Boikutsong/Orange Farm area there is still uncertainty as to whether the        IN SITU UPGRADING OF TOWNSHIPS                                                                                                                                                                                                                                                                3 412    85%
                                                                                       TO BE RELOCATED                                                                                                                                                                                                                                                                               589      15%

sites are developable or not, as there are contradicting technical reports             TOTAL                                                                                                                                                                                                                                                                                         4001     100%

circulating in this regard.
                                                                                       b) Integrated Residential Development

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)

There is no obvious potential for such programme within the Soshanguve North              f) Strategic Decisions/Considerations
area apart from the vacant land parcel identified to the south of the Mabopane
railway station as discussed previously under section 5.4.3 (see Figure 45a).             Soshanguve North is fully developed and all future expansion will have to take
                                                                                          place outside the current boundary of the Soshanguve area.          The two most
c) Inclusionary Housing                                                                   obvious alternatives are Soshanguve South or the area to the east of the
                                                                                          Western Bypass (PWV9).
There is no inclusionary housing project within Soshanguve North.
                                                                                          5.4.6.      Soshanguve South

d) Hostels Upgrading
                                                                                          a) Upgrading of Informal Settlements

The Soshanguve hostel was upgraded a number of years ago (see Figure 45b).
                                                                                          Table 32 and Figure 49 reflect the formalisation strategy for Soshanguve South.
                                                                                          All informal structures (5708 units) can be comfortably accommodated within the
e) Rental Stock: Social Housing and CRU Funded Housing
                                                                                          area on the land parcels identified and there is surplus capacity for more than
                                                                                          14 016 units which could be utilised to accommodate surplus needs from areas
As highlighted before there is significant potential to promote the provision of
                                                                                          to the north or to the south, or incremental future demand.
medium and higher density rental stock in the form of CRU funded housing in the
area between the Soshanguve hostels and Soshanguve railway station. There is
                                                                                          From Table 32 it is evident that the major focus of development in the next few
a number of vacant stands available within this area as indicated on Figure 45b.
                                                                                          years will be in Soshanguve South Ext 6 which holds capacity for about 3100
Council should put in a concerted effort to determine the development potential of
                                                                                          residential units, as well as Soshanguve Ext 7 with capacity for 2109 units.
these sites and to facilitate densification and infill development – especially
around the Soshanguve railway station. Not only will this support and enhance
                                                                                          Soshanguve Ext 12 and Ext 13 will accommodate in-situ formalisation of existing
the utilisation of the Soshanguve railway station, but it will also add to the critical
                                                                                          informal settlements.
mass required to enhance the economic viability of the business node located in
the immediate vicinity of this site (to the east).
                                                                                          The in-situ upgrading of townships will accommodate about 2751 of the families
                                                                                          within Soshanguve South, while about 2957 families within the area will have to
The Giant sports stadium is also located within walking distance from this

                                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                                   (IDP HOUSING CHAPTER)
be relocated as part of the formalisation processes – mostly to extensions 6 and                                                                                                                                                                                                                                                                                                                                       sector to be involved in residential development in Soshanguve South. The
7.                                                                                                                                                                                                                                                                                                                                                                                                                     developers indicated that the next few years will yield an additional 15 000
                                                                                                                                                                                                                                                                                                                                                                                                                       residential units in this area, and specifically focusing on entry level bonded
                                                                                                                                                                                                                                                                                                                                                                                                                       housing as part of the Thorntree View Inclusionary Housing initiative, with most of
                                                                                                                                                                                                                                                                                                                                                                                                                       the units being Gap Market bonded housing.

Table 32: Migration/Formalisation Plan: Soshanguve South (2011)                                                                                                                                                                                                                                                                                                                                                        It is thus anticipated that more IRDP and Inclusionary Housing projects can be
                                                                                     EXISTING TOWNSHIPS                                                                                                                                        IN PROCESS                                                                                              SDA's
                                                                                                                                                                                                                                                                                                                                                                                                                       developed in this area during the next few years.

                                                                                                                                                                                                                                                                                                                                       SOSHANGUVE SOUTH NEW EXT

                                                                                                                                                                                                                                                                                                                                                                  SOSHANGUVE SOUTH NEW EXT
                                                                                                            SOSHANGUVE SOUTH EXT 6

                                                                                                                                                            SOSHANGUVE SOUTH X12

                                                                                                                                                                                   SOSHANGUVE SOUTH X13
                                                               SOSHANGUVE SOUTH X4

                                                                                     SOSHANGUVE SOUTH X5

                                                                                                                                      SOSHANGUVE SOUTH X7

                                                                                                                                                                                                                                                                      SOSHANGUVE EAST X05

                                                                                                                                                                                                                                                                                            SOSHANGUVE EAST X06
                                                                                                                                                                                                                          SOSHANGUVE EAST X3

                                                                                                                                                                                                                                                 SOSHANGUVE EAST X4

                                                                                                                                                                                                                                                                                                                  SOSHANGUVE EAST X8
                                                                                                                                                                                                          SOSHANGUVE YY

                                                                                                                                                                                                                                                                                                                                                                                                       DEFICIT ( - )
                                               PROJECTS                                                                                                                                                                                                                                                                                                                                                                c) Hostels Upgrading

                                                                                                                                                                                                                                                                                                                                                                                                                       There are no hostels to be upgraded within the Soshanguve South area.
                    SETTLEMENT NAME          Number of Units   35                    336                   3100                      2109 824                                      908                    752 1121 2102 826 775 836 3000 3000                                                                                                                                                19724

  SOSHANGUVE SOUTH CBD                            350                                                                                350                                                                                                                                                                                                                                                      350        0

  SOSHANGUVE SOUTH X4                              11          11                                                                                                                                                                                                                                                                                                                             11         0             d) Rental Stock: Social Housing and CRU Funded Housing
  SOSHANGUVE SOUTH X5                             415                                336                                              79                                                                                                                                                                                                                                                      415        0

  SOSHANGUVE SOUTH X7                             1 325                                                                              1 325                                                                                                                                                                                                                                                   1325        0

  SOSHANGUVE-SOUTH X6 (PLASTIC VIEW NORTH)        2197                                                     2197                                                                                                                                                                                                                                                                              2197        0

  PLASTIC VIEW SOUTH                              269                                                      269                                                                                                                                                                                                                                                                                269        0
                                                                                                                                                                                                                                                                                                                                                                                                                       Figure 50 illustrates the Urban Development Framework compiled for the
  WASTE TECH INFORMAL                              62                                                                                 62                                                                                                                                                                                                                                                      62         0
                                                                                                                                                                                                                                                                                                                                                                                                                       Kopanong node in Soshanguve South as part of the Neighbourhood
  SOSHANGUVE SOUTH X12                            829                                                                                                       829                                                                                                                                                                                                                               829        0

  SOSHANGUVE SOUTH X13                            250                                                                                                                              250                                                                                                                                                                                                        250        0
                                                                                                                                                                                                                                                                                                                                                                                                                       Development Partnership Grant process. This framework highlights significant
  TOTAL ALLOCATED                                 5708         11                    336                   2466                      1816 829                                      250                      0                 0                      0                   0                     0                     0                       0                          0                    5708        0

  SURPLUS ( + )                                                24                       0                  634                       293                    -5                     658                    752 1121 2102 826 775 836 3000 3000                                                                                                                                                14016                     potential to the south of the Kopanong station (see orange areas on Figure 50)
SOURCES: COUNTS FROM AERIAL PHOTOGRAPHY 2009/2010 GTI. ADJUSTED AND                                                                                                                                                                                                                                                                                                                                                    for the provision of medium and higher density residential development, and
SERVICES BACKLOG                                                                                                                                                                                                                                                                                                                                                                                      0%
                                                                                                                                                                                                                                                                                                                                                                                                                       specifically CRU funded rental housing within walking distance from the
IN SITU UPGRADING OF TOWNSHIPS                                                                                                                                                                                                                                                                                                                                                               2 751    48%


                                                                                                                                                                                                                                                                                                                                                                                             2 957


                                                                                                                                                                                                                                                                                                                                                                                                                       Kopanong station.

b) Integrated Residential Development/Inclusionary Housing                                                                                                                                                                                                                                                                                                                                                             This is the future Kopanong activity node and it will eventually comprise a
                                                                                                                                                                                                                                                                                                                                                                                                                       number of business and industrial sites, as well as a full complement of

The history of projects like the Thorntree View development (Soshanguve East                                                                                                                                                                                                                                                                                                                                           community facilities. This is thus an ideal location to promote medium and higher

Ext 6 and Soshanguve VV) show that there is significant potential for the private                                                                                                                                                                                                                                                                                                                                      density residential development and this should be one of the pilot projects in the

                                                 (IDP HOUSING CHAPTER)
City of Tshwane to enhance medium and higher density development (rental and
full ownership) which could include RDP walk-up units. The area immediately to
the west of the Kopanong station is one of the 12 phase 1 Strategic Land Parcels
of the City of Tshwane.

e) Strategic Decisions/Considerations                                                   Table 33: Migration/Formalisation Plan: Atteridgeville (2011)
                                                                                                                                                        EXISTING TOWNSHIPS                                                        SDA's                                     IN PROCESS

                                                                                                                                   ATTERIDGEVILLE x17

                                                                                                                                                          ATTERIDGEVILLE x19

                                                                                                                                                                                                                                                        ZANDFONTEIN (4&6)

                                                                                                                                                                                                                                                                                                                 LADY SELBOURNE
                                                                                                                                                                                                                                                                             ZANDFONTEIN (5)

                                                                                                                                                                                                                                                                                               ZANDFONTEIN (1)
                                                                                                                                                                               LOTUS GARDENS

                                                                                                                                                                                                                           LOTUS GARDENS
A strategic decision needs to be taken regarding the community(ies) to be


                                                                                                                                                                                                                                                                                                                                             DEFICIT ( - )
                                                                                                                                                                                                                                            FORT WEST
                                                                                                                                                                                                DANVILLE /

located in the Soshanguve South area in future.           There are basically three                               PROJECTS

options available:

                                                                                               SETTLEMENT NAME   Number of Units   176 500                                      863             141          304           2023            7380 4085 1923 1505 5046                                                               23946

-    use the area to partly deal with the current backlog of Atteridgeville which is
                                                                                        1 AD SECTION                  912                                                                                                                                                                                                          0        -912
     about 22 000 units (Soshanguve South spare capacity = 17 700 units);               1 SAULSVILLE B                 29                                                                                                                                                                                                          0        -29

-    earmark the area to accommodate part of the future incremental population          1 ATTERIDGEVILLE x16          226                                                                                                                                                                                                          0        -226

                                                                                        1 BRAZZAVILLE                 4 743                                                                                                                                                                                                        0       -4743
     from areas like Soshanguve North, Winterveldt and Temba-Stinkwater.
                                                                                        1 ATTERIDGEVILLE x17           49                                                                                                                                                                                                          0        -49

                                                                                        1 ATTERIDGEVILLE x18          595                                                                                                                                                                                                          0        -595

                                                                                        1 VERGENOEG                   4 171                                                                                                                                                                                                        0       -4171

5.4.7.      Atteridgeville                                                              1 MATLEJOANE                  551                                                                                                                                                                                                          0        -551

                                                                                        1 SAULSVILLE C                192                                                                                                                                                                                                          0        -192

a) Upgrading of Informal Settlements                                                    1 CONCERN                     1 259                                                                                                                                                                                                        0       -1259

                                                                                        1 JEFFSVILLE                  2 552                                                                                                                                                                                                        0       -2552

At present there is no official formalisation strategy for Atteridgeville (Table 33).   1 PHUMOLONG                   2 124                                                                                                                                                                                                        0       -2124

                                                                                        1 SCHURVEBERG                 735                                                                                                                                                                                                          0        -735
However, there are three main options available:
                                                                                        1 SIYAHLALA                   784                                                                                                                                                                                                          0        -784

                                                                                        1 ITERELENG                   1749                                                                                                                                                                                                         0       -1749

-    relocate to Soshanguve South (will not accommodate entire backlog);                1 PWV7 ROAD RESERVE           185                                                                                                                                                                                                          0        -185

-    relocate to Kirkney, Andeon, Suiderberg area to the north;                           TOTAL ALLOCATED            20856             0                      0                     0              0            0               0             0             0                  0                 0                  0              0       -20856

                                                                                          SURPLUS ( + )                            176 500                                      863             141          304           2023            7380 4085 1923 1505 5046                                                               23946    3090
-    formalise in the areas surrounding Atteridgeville.
                                                                                        SOURCES: COUNTS FROM AERIAL PHOTOGRAPHY 2009/2010 GTI. ADJUSTED AND
                                                                                        ADDITIONAL COUNTS BY PLAN ASSOCIATES 2009/2010
                                                                                        NOTE: NO SPECIFIC ALLOCATIONS MADE IN ATTERIDGEVILLE

                                                  (IDP HOUSING CHAPTER)
SERVICES BACKLOG                                                                  0%     potential to accommodate a large part of the housing demand within the
IN SITU UPGRADING OF TOWNSHIPS                                                    0%
TO BE RELOCATED                                                          20 856   100%   Atteridgeville area. This area is highlighted by number 3 on Figure 52 which
TOTAL                                                                    20856    100%
                                                                                         represents the Spatial Development Framework for the Atteridgeville area.

From a socio-economic point of view the third option is the most feasible as it will
have the least impact on the broader community and it is well located relative to
the Tshwane CBD (± 10 kilometres).         There are however technical matters
                                                                                         c) Inclusionary Housing
around ownership and other competing demands on several of the land portions
which makes it impossible to settle the entire Atteridgeville housing demand
                                                                                         As far as Inclusionary Housing is concerned, the areas towards the east of
                                                                                         Atteridgeville comprise several private sector driven developments. This includes
                                                                                         the Habitech land, as well as Lotus Gardens East around the future PWV9
It is thus suggested that the latter two options referred to above be further
                                                                                         freeway in this area. The entire yellow strip of land as illustrated on Figure 52, as
investigated in order to be able to take an informed decision around the future
                                                                                         well as the infill developments and densification in the Elandspoort and Danville
expansion of Atteridgeville.     Areas like Fort West, Lotus Gardens East, the
                                                                                         area hold significant potential for private sector driven residential developments
Habitech land, SAPS Dog School, Kirkney, Andeon, Lady Selborne and
                                                                                         which would include entry level bonded housing (Gap Market).
Claremont could be considered in this regard as illustrated on Figure 51.
According to Figure 51 the housing demand of Atteridgeville should be
                                                                                         Since the previous City of Tshwane Municipal Housing Development Plan was
accommodated at Lotus Gardens West, Atteridgeville Ext 19, Fort West, Lotus
                                                                                         compiled, a detailed Development Framework was also designed for the Kirkney,
Gardens East, Elandspoort, Kwaggasrand, Zandfontein, Andeon and Lady
                                                                                         Andeon and Suiderberg area to the north as illustrated on Figure 53. Several
                                                                                         land parcels were identified as suitable for residential development with a number
                                                                                         of large pockets of land having been identified in the Zandfontein area close to
Collectively these areas hold sufficient capacity (23 946 units) to deal with the
                                                                                         node S2, as well as the areas both to the north and south of Van der Hoff Drive
entire demand of Atteridgeville (20 856 units).
                                                                                         and the Suiderberg area.

b) Integrated Residential Development
                                                                                         As illustrated on Figure 51, a large part of the existing housing demand of 21 632
                                                                                         units in Atteridgeville can be accommodated in the Fort West area, as well as
As far as the IRDP Programme is concerned, the Fort West area immediately
                                                                                         Elandspoort and Lotus Gardens East. Provision is also made for the relocation of
adjacent to the north of Atteridgeville and Lotus Gardens holds significant

                                                 (IDP HOUSING CHAPTER)
some 4086 families to the Zandfontein development located in the Kirkney-            formalisation of these hostels will significantly contribute towards the success of
Andeon area for which the Gauteng Department of Housing has already                  the economic and infrastructure projects proposed around the Saulsville node.
commissioned the compilation of a detailed Development Framework as depicted
                                                                                     e) Rental Stock: Social Housing and CRU Funded Housing
on Figure 54a. This development will accommodate a variety of bonded as well
as entry level housing, low cost walk-up residential units, and rental stock.
                                                                                     It is envisaged that the majority of Social Housing and CRU funded rental stock in
                                                                                     the vicinity of Atteridgeville will be catered for in the Pretoria West area as
This project can be done as part of an Integrated Residential Development
                                                                                     discussed in section 4.2.4 of this document.
                                                                                     f) Strategic Decisions/Considerations
Other areas of significance comprise the Andeon Agricultural Holdings which can
accommodate about 1923 residential units, as well as Zandfontein 317 JR where        •    Where will future residential increment be accommodated and how will
an additional 1505 families can be accommodated. The Lady Selbourne area                  informal settlement management be done?
also holds capacity for about 5046 residential units.

It is thus evident that through a process of IRDP developments as well as            5.4.8.      Mamelodi

Inclusionary Housing the entire existing backlog of about 20 856 residential units
                                                                                     During March 2010 a detailed formalisation strategy titled “Mamelodi Human
in Atteridgeville can be accommodated in the areas surrounding.
                                                                                     Settlement Strategy: March 2010” was formulated for the Mamelodi area. This
                                                                                     investigation identified all land parcels that can/should be considered for future
In the Fort West area the estimated capacity is in the order of about 7000
                                                                                     development, and formulated a phased implementation strategy for the area.
residential units.
                                                                                     This document represents the most comprehensive strategy towards the future
d) Hostels Upgrading                                                                 development of the Mamelodi area. The following is a brief summary of
                                                                                     information extracted from the Mamelodi Human Settlement Strategy.
As noted earlier in this report, Council committed about R54 million towards the
further upgrading and formalisation of the Saulsville hostels located to the south
                                                                                     a) Upgrading of Informal Settlements
of the Saulsville station as depicted on Figure 54b which represents the Urban
Development Framework for the Saulsville node which was compiled as part of          As indicated in Table 34 the majority of formalisation efforts in Mamelodi (apart
the Neighbourhood Development Partnership Grant application for the area. The        from in-situ/upgradings), will take place in the Nellmapius extensions towards the
                                                                                     south and Mahube Valley to the east.

                                             (IDP HOUSING CHAPTER)
                                                                                                                                                                                       EXISTING TOWNSHIPS                                                                                                                         IN PROCESS                                                                                        SDA's

                                                                                                                        MAMELODI x6

                                                                                                                                                                                                                                 MAMELODI X17 NORTH A

                                                                                                                                                                                                                                                                                                                                                                           ERF 29355 MAMELODI x5
                                                                                                                                       MAMELODI x11 (Phase 2)

                                                                                                                                                                                                                                                         MAMELODI X10 NORTH

                                                                                                                                                                                                                                                                              MAMELODI X10 SOUTH

                                                                                                                                                                                                                                                                                                             MAHUBE VALLEY X3 A

                                                                                                                                                                                                                                                                                                                                    MAHUBE VALLEY x15
                                                                                                                                                                SOUL CITY (erf 2006)

                                                                                                                                                                                                                                                                                                                                                        MAHUBE VALLEY x2
                                                                                                      MAMELODI EXT 18

                                                                                                                                                                                                                                                                                                                                                                                                                                                                      CITY OF TSHWANE
                                                                                                                                                                                                                                                                                                                                                                                                                                                     NELLMAPIUS X22
                                                                                                                                                                                                                                                                                                                                                                                                                    STANDARD BANK
                                                                                                                                                                                                                                                                                                                                                                                                    HABITECH LAND

                                                                                                                                                                                        MAMELODI X20

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    DEFICIT ( - )
                                                                                                                                                                                                                    TRANSNET 1

                                                                                                                                                                                                                                                                                                   PHASE 1


                                                                                                                        ERF 34041
                                                            SETTLEMENT NAME           Number of Units 655               831           2500                      72                      113            2490 1674                 100                    1218                  241                  984       80                   2787.9                90                 120                     4532 3000 1843 1906 3616                                                             28853

                                                            SOUL CITY                       89                                                                  72                                                                                                                                                                                                                                                                                                                        72       -17

                                                            TRANSNET                       4693                                                                                                        2490                                                                                                                                                                                                                                                                              2490     -2203

                                                            TRANSNET 1                     3699                                                                                                                    1674                                                                                                                                                                                                                                                                  1674     -2025

                                                            M10 ROAD RESERVE               239                                                                                                                                                                                                                                                                                                                                                                                            0        -239

                                                            M8 ROAD RESERVE                 49                                                                                                                                                                                                                                                                                                                                                                                            0        -49
Table 34: Migration/Formalisation Plan: Mamelodi (2011)     ERF 34041/MAMELODI X6          3260                         831                                                                                                                                                                                                                                                                                                                                                              831      -2429

                                                            K54                            100                                                                                                                                                                                                                                                                                                                                                                                            0        -100

                                                            K54A                           232                                                                                                                                                                                                                                                                                                                                                                                            0        -232

                                                            LUSAKA                         807                                                                                                                                                                                                                                                                                                                                                                                            0        -807

                                                            MAMELODI X11                   3255                                       2500                                                                                                                                                                                                                                                                                                                                               2500      -755

                                                            MAMELODI X18                   868       655                                                                                                                                                                                                                                                                                                                                                                                 655       -213

                                                            MAMELODI X22                   3114                                                                                                                                                                                                                                                                                                                                                                                           0       -3114

                                                            MAHUBE VALLEY X15              958                                                                                                                                                                                                                                                                                                                                                                                            0        -958

                                                            MAMELODI X20                   113                                                                                          113                                                                                                                                                                                                                                                                                              113          0

                                                            MAHUBE VALLEY X03 A             80                                                                                                                                                                                                               80                                                                                                                                                                           80          0

                                                            PWV 17A                         86                                                                                                                                                                                                                                                                                                                                                                                            0        -86

                                                            PWV 17B                         49                                                                                                                                                                                                                                                                                                                                                                                            0        -49

                                                            PWV 17C                        203                                                                                                                                                                                                                                                                                                                                                                                            0        -203

                                                            PWV 17D                        418                                                                                                                                                                                                                                                                                                                                                                                            0        -418

                                                            OUTSIDE                        288                                                                                                                                                                                                                                                                                                                                                                                            0        -288

                                                            MAMELODI X17 NORTH A           146                                                                                                                                   100                                                                                                                                                                                                                                                     100       -46

                                                            MAMELODI X10 NORTH             997                                                                                                                                                          997                                                                                                                                                                                                                              997          0

                                                            MAMELODI X10 SOUTH             556                                                                                                                                                                                241                                                                                                                                                                                                        241       -315

                                                            PHASE 1                        2684                                                                                                                                                                                                    984                                                                                                                                                                                   984      -1700

                                                            MAMELODI EAST                   92                                                                                                                                                                                                                                                                                                                                                                                            0        -92

                                                            MAMELODI RAIL SERVITUDE         62                                                                                                                                                                                                                                                                                                                                                                                            0        -62

                                                            MAMELODI X12                    49                                                                                                                                                                                                                                                                                                                                                                                            0        -49

                                                            TOTAL ALLOCATED                27186     655                831           2500                      72                      113            2490 1674                 100                    997                   241                  984       80                       0                   0                  0                         0               0                0              0                 0              10737     -16449

                                                            SURPLUS ( + )                               0                0                  0                      0                      0              0            0              0                  221                      0                  0           0                 2787.9                90                 120                     4532 3000 1843 1906 3616                                                             18116     1667

                                                          SOURCES: COUNTS FROM AERIAL PHOTOGRAPHY 2009/2010 GTI. ADJUSTED AND
                                                          ADDITIONAL COUNTS BY PLAN ASSOCIATES 2009/2010
                                                          SERVICES BACKLOG                                                                                                                                                                                                                                                                                                                                                                                                                         0%

                                                          IN SITU UPGRADING OF TOWNSHIPS                                                                                                                                                                                                                                                                                                                                                                                                10 737    39%
                                                          TO BE RELOCATED                                                                                                                                                                                                                                                                                                                                                                                                               16 449    61%

                                                          TOTAL                                                                                                                                                                                                                                                                                                                                                                                                                         27186     100%

                                                          It is also evident that the Mamelodi area would require all the land pockets
                                                          identified in order to deal with its current backlog. This includes the areas to the

                                                 (IDP HOUSING CHAPTER)
north at Franspoort and the Pienaarspoort Station area and surrounds towards
the south-east of Mamelodi as illustrated on Figure 55.                              The area around the Eerste Fabrieke railway station and at Koedoespoort pose
                                                                                     the best opportunity for the promotion of affordable rental stock development in
                                                                                     the form of CRU funded residential development or social housing (see Figure
b) Integrated Residential Development
                                                                                     57 and 58).

As illustrated on Figure 55 there is significant potential to enhance Integrated     Figure 56 illustrates the proposed phasing of developments in and around
Residential Development Programmes comprising a mixture of residential               Mamelodi in accordance with the Mamelodi Housing Strategy which was
typologies in the Mamelodi area as a large number of sites in and around             formulated during 2010. In terms of this plan the areas identified hold sufficient
Mamelodi are Government owned. Council can utilise all of these areas to             capacity to cater for the existing and future demand (up to 2025) of the Mamelodi
promote and enhance a mixture of RDP walk-up units, single residential units,        area.

CRU funded rental stock, as well as private sector driven entry level or GAP
                                                                                     f) Strategic Decisions/Considerations
market bonded housing.
                                                                                     •       Expansion of Mamelodi to the north towards Franspoort.
c) Inclusionary Housing                                                              •       Expansion of Mamelodi to the south towards Pienaarspoort station.
                                                                                     •       Resolving legal matters around the strategically located Habitech land.
The private sector is fairly active in the Mamelodi area and private sector driven
                                                                                     5.4.9.        Olievenhoutbos
inclusionary housing projects can be accommodated on the Habitech land
between the Eerste Fabrieke and Green View railway stations, as well as the          a) Upgrading of Informal Settlements
areas further towards the north on the Gem Valley extensions, and the far south-
eastern extensions towards Zwartkoppies and surrounds.                               At present there is no clarity on the exact formalisation plan for Olievenhoutbos.
                                                                                     It is however clear from Table 35 that the existing project areas identified for
                                                                                     Olievenhoutbos (see Figure 59) can accommodate about 7708 units which is
d) Hostels Upgrading
                                                                                     sufficient to deal with the current backlog/demand (4630 units) and leaves a
                                                                                     surplus of 3078 units to accommodate the need for at least the next four years.
As noted earlier in this report there is an extensive programme towards the
upgrading of the Mamelodi hostels underway with some R18 million allocated
                                                                                     Olievenhoutbos Ext 27 will be the main focus area for accommodating the
towards this project during the next financial year.                                 housing demand in Olievenhoutbos over the next few years –specifically aimed
                                                                                     at addressing the needs of the Mooiplaats informal settlement.
e) Rental Stock: Social Housing and CRU Funded Housing

                                              CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                              (IDP HOUSING CHAPTER)
b) Inclusionary Housing                                                                                                                                                                                              c) Strategic Decisions/Considerations

The development of Olievenhoutbos Ext 30 and Ext 35 and the future expansion                                                                                                                                         •    Placement of the existing informal areas in the areas identified.
of this area towards the Nuway East area as depicted on Figure 60 will be                                                                                                                                            •    Future alignment with the City of Joburg on the development of
paramount. In addition to the above, the successful completion of the                                                                                                                                                     Olievenhoutbos South (Cross Border).
inclusionary housing project at Olievenhoutbos Ext 36 should be high on the
priority list of the City of Tshwane, especially the completion of the medium and                                                                                                                                    5.4.10.     Refilwe
higher density residential units in the central parts of this development as
illustrated in orange on Figure 60.                                                                                                                                                                                  Figure 61 illustrates the current locations of the informal settlements within
                                                                                                                                                                                                                     Refilwe. It is anticipated that the two eastern informal settlements will both be

Table 35: Migration/Formalisation Plan: Olievenhoutbos (2011)                                                                                                                                                        formalised in-situ, while the existing informal settlements located in Ext 3 and in
                                                            EXISTING          I P                                                  SDA's                                                                             Ext 5 have to be relocated. The relocation can be done to Ext 6, and 7, as well as

                                                                                                                                                                                                                     Refilwe Manor in the expansion area identified by the Gauteng Department of

                                                                                              EXTENSION 30-35

                                                                                                                 EXTENSION 28,29
                                                               EXTENSION 26

                                                                               EXTENSION 27

                                                                                                                                           NUW EAST

                                                                                                                                                                                                     DEFICIT ( - )
                                                                                                                                                                         SOUTH (TSHW

                                                                                                                                                                                                                     Housing towards the north of Refilwe as depicted on Figure 62.


                                                                                                                                                                                                                     However, these areas are located in a different catchment area and would thus
     SETTLEMENT NAME                      Number of Units     115             3005            888               RES2                   2500           1200                                 7708

                                                                                                                                                                                                                     require that sewer be pumped across the ridge to the existing treatment plant of
 1   TRANSIT 1                                                                                                                                                                               0          0

 2   TRANSIT 2                                                                                                                                                                               0          0
                                                                                                                                                                                                                     Refilwe. This would also exacerbate the trend of sprawl and expansion of the
 3   MOOIPLAATS/LOCHNER                        3748                           2398            728                                      622                                                 3748         0            footprint of Refilwe away from Cullinan and Rayton which is contrary to the long
 4   LAEZONIA                                   63                                            63                                                                                            63          0
                                                                                                                                                                                                                     term objective for the area. Instead, the Rayton-Cullinan-Refilwe Spatial
 6   REEDS                                      97                                            97                                                                                            97          0

 5   OLIEVENHOUTBOS X29 (CHOBA/MAIMELA)         58                             58                                                                                                           58          0
                                                                                                                                                                                                                     Development Framework proposed that the Lewzene agricultural holdings in the
     OLIEVENHOUTBOS X26                        115            115                                                                                                                                                    north-western   quadrant    of   the   Cullinan-Bronkhorstspruit   intersection   be
 5   OLIEVENHOUTBOS X27 (CHOBA/MAIMELA)        549                            549                                                                                                           549         0
                                                                                                                                                                                                                     earmarked as the major focus area for future development of residential units to
     TOTAL ALLOCATED                           4630           115             3005            888                      0               622                               0                 4630         0

     SURPLUS ( + )                                                0                0               0                                   1878           1200                                 3078                      address the needs of the Refilwe community.
SERVICES BACKLOG                                                                                                                                                                                    0%               This matter needs to be resolved as soon as possible, and once approved,
IN SITU UPGRADING OF TOWNSHIPS                                                                                                                                                             722      16%
TO BE RELOCATED                                                                                                                                                                            3 908    84%
                                                                                                                                                                                                                     Council should start acquiring land portions in the agricultural holdings for this
TOTAL                                                                                                                                                                                      4630     100%
                                                                                                                                                                                                                     purpose as illustrated on Figure 63.

                                                 (IDP HOUSING CHAPTER)
Figure 64 highlights the need to find suitable accommodation for the informal         The second priority should be to formalise all incidences of informal settlement,
settlement of Rayton. In terms of the Spatial Development Framework it is             and more specifically the informal settlements located in the central part and
suggested that areas towards the north in close proximity to Ext 2, 3 and 7 be        towards the north-east of town, and as illustrated on the Ekangala Spatial
found to accommodate the needs of the existing informal settlement and Rayton.        Development Framework (Figure 67).

5.4.11.     Zithobeni                                                                 It   is   furthermore   suggested   that   all   future   residential   expansion   be
                                                                                      accommodated towards the south of Ekangala with the long term vision of linking
As discussed earlier in this report informal settlement sporadically occurs around
                                                                                      Ekangala to Rethabiseng and developing the town around the proposed future
the entire Zithobeni residential area with the majority being located towards the
                                                                                      urban core located at the K14-K175 intersection and the Ekandustria industrial
east (see Figure 65a). However, at present there is no information available
                                                                                      area as illustrated on Figure 68.
pertaining to planned projects for this area.

                                                                                      5.4.13.       Rethabiseng
As depicted on Figure 65b it is thus suggested that the township be expanded
towards the east of Zithobeni Ext 2 and Zithobeni Proper in order to                  As noted earlier in this report the development of Rethabiseng Ext 4 during the
accommodate the in-situ formalisation of these informal settlements which             past few years eradicated almost the entire backlog within Rehabiseng as
comprise an estimated 5669 units.                                                     depicted on Figure 68. As a result there is currently only about 32 informal
                                                                                      structures located in this area. The major focus in Rethabiseng should be on the
The upgrading of the Zithobeni hostels should also be considered in this regard.      upgrading of existing infrastructure and community facilities in the area, and the
                                                                                      promotion of economic development. At this stage there is no need to expand the
5.4.12.     Ekangala
                                                                                      town in any way.

Figure 66 illustrates the existing townships as well as the number of units for
each of the townships within Ekangala.                                                5.5.       Rural Housing/Development

The major focus in the Ekangala area should firstly be to sort out all matters        As far as the rural settlements in the eastern parts of the City of Tshwane are
relating to the transfer of the properties to the residents as there is still great   concerned, it is suggested that Council initiate a detailed investigation pertaining
confusion in this regard within the township.                                         to the possibility of consolidating these rural informal settlements into a number
                                                                                      of agri-village pilot projects. The current situation where these 15 settlements are

                                                  (IDP HOUSING CHAPTER)
scattered over a vast geographical area is not sustainable as it is almost                •    To progressively work towards promoting infill development, densification,
impossible to provide any form of services to communities at such low density.                 and densification through redevelopment at strategic locations in and around
                                                                                               the Tshwane Inner City, or in close proximity of major public transport routes
The eastern rural parts of the City of Tshwane are earmarked as an agricultural
                                                                                               and secondary activity nodes within the urban fabric.
hub in Gauteng Province as depicted on Figure 69. This implies that the area
holds a significant amount of high potential agricultural land. It is thus only logical
                                                                                          Of specific interest in this regard is the potential for private sector driven
that the City of Tshwane should aim towards consolidating the currently scattered
rural informal settlements into two or three major clusters around which agri-            Inclusionary Housing initiatives; potential for mixed use developments driven by

villages can be established. The main objective should be to assist these                 the City of Tshwane but also involving the private sector by way of the Integrated
communities to become economically and socially self-sustainable in a high                Residential Development Programme; potential to provide medium to higher
potential rural environment.                                                              density residential units (flats) aimed at the rental market earning less than
                                                                                          R1500 per month (by using funding from the Community Residential Units (CRU)
The principles according to which this needs to be done is being dealt with under         Programme); and potential for Social Housing which represents subsidised rent,
section 5.7.1 of this report.
                                                                                          but which is generally more expensive than CRU funded rental stock.

5.6.       Engineering Services Implications                                              Table 36 provides a summary of priority intervention projects identified from the
                                                                                          discussions in section 5.4 of this document where the four types of development
                                                                                          as referred to above can be accommodated. The spatial distribution of these
                                                                                          projects is illustrated on Figure 70.

                                                                                          From this it is evident that there is significant potential for well-located
5.7.       Conclusive Summary                                                             Inclusionary Housing, IRDP projects, CRU funded rental stock and Social
                                                                                          Housing throughout the metropolitan area, but especially the areas around the

Following from the proposals contained in section 5.4 above, it can be concluded          Tshwane Inner City.

that there is extensive potential within the City of Tshwane to:
                                                                                          It is suggested that these 18 areas should form the basis of short term initiatives

•      Actively work towards the eradication of its housing backlog by way of in-situ     towards implementing the proposed Intervention Programme of the Tshwane

       formalisation of informal settlements; and                                         Sustainable Human Settlement Plan.

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)

Table 36: Intervention Priority Areas                                                  5.8.1.       Human Settlement in Rural Areas

    PRIORITY AREA                                 INCLUSIONARY   IRDP   CRU   SOCIAL
  1 Temba Node                                          X          X     X             a) Comprehensive Rural Development Programme (CRDP)
  2 Hammanskraal x1                                     X
  3 Winterveld Node                                                      X             In support of the ISRDS, national government initiated the Comprehensive Rural
  4 Mabopane Station                                              X      X
                                                                                       Development Programme (CRDP) (2009). It differs slightly from previous
  5 Soshanguve Station                                            X      X
  6 Ga-Rankuwa SDA                                      X         X                    government strategies in that it is based on a proactive participatory community-
  7 Kopanong Node                                                        X
                                                                                       based planning approach rather than an interventionist approach to rural
  8 Zandfontein                                                   X      X      X
  9 Fort West                                                     X      X      X      development.
 10 Lady Selbourn/Suiderberg                                      X      X      X
 11 Voortrekker Road                                                     X      X      Essentially, the CRDP is aimed at being an effective response to poverty
 12 Boom/Bloed Street (Student Acc)                                      X      X
 13 Inner City                                                           X      X      alleviation and food insecurity by maximizing the use and management of
 14 Pretoria West (Church Street/Schutte Station)                        X      X      natural resources to create vibrant, equitable           and sustainable rural
 15 Koedoespoort                                                         X      X
 16 Denneboom Station                                                    X      X      communities. The strategic objective of the CRDP is therefore to facilitate
 17 Centurion Restructuring Zone                        X                              integrated development and social cohesion through participatory approaches in
 18 Re/Ptn 279 & Ptn 295, Garsfontein 374 - JR                    X
                                                                                       partnership with all sectors of society.

                                                                                       The ultimate vision of the CRDP to “create vibrant, equitable and sustainable
5.8.      Sectoral Delivery Strategies and Policy Guidelines
                                                                                       rural communities is to be achieved through a three-pronged strategy (see
                                                                                       Figure 71) based on:
In addition to the overall strategy to deal with the housing demand in the City of
Tshwane area, the following sectoral delivery strategies and policy guidelines
have to be implemented as part of the City of Tshwane Sustainable Human                    1. A coordinated and integrated broad-based agrarian transformation;
Settlement Plan.                                                                           2. Strategically increasing rural development; and
                                                                                           3. An improved land reform programme.

                                                 (IDP HOUSING CHAPTER)
The objectives of each of the above-mentioned strategic thrusts constituting the                         sports and recreation infrastructure, and educational infrastructure
CRDP’s strategy thought applicable to the formulation of a Sustainable Human                             (especially ABET centres).
Settlement Plan for the City of Tshwane include:

1.   Agrarian Transformation
                                                                                           3.       Land Reform
     •   Facilitating   the   establishment      of     rural   and    agro-industries,
                                                                                                    •    Promoting restitution, tenure reform, and redistribution in a sustainable
         cooperatives, cultural initiatives and vibrant local markets in the rural
         parts of the metropolitan.
                                                                                                    •    Increased access to land by previously disadvantaged people.
     •   Increased production and sustainable use of natural resources by
                                                                                                    •    Establishing Agri-villages for local economic development on farms in
         promoting farming and related value chain development (exploring all
                                                                                                         areas currently holding significant concentrations of rural settlement.
         possible species for food and economic activity in areas with proven
                                                                                                    •    Maintaining up-to-date information pertaining to land claims.
         potential for sustainable, agricultural production. Notably, the three
                                                                                                    •    Providing reliable and efficient property (deeds) registration systems.
         agricultural hubs identified in the City of Tshwane and as spatially
                                                                                                    •    Contributing to economic growth and housing development by
         depicted on Figure 70 should be the main focus areas in this regard).
                                                                                                         providing government and private agents with essential land
                                                                                                         information in order to engage in planning as well as economic
2.   Rural Development
     •   Access to community and social infrastructure, especially well-
                                                                                                    •    Providing   spatial   planning   information   and   services   to   local
         resourced clinics.
                                                                                                         municipalities and other public or private institutions that may require
     •   Focusing on the development of new and the rehabilitation of existing
                                                                                                         these services for development purposes.
     •   Improving and developing infrastructure conducive to economic
                                                                                           Critical issues which need to be addressed through or in the process of the
         development – e.g. distribution and transportation infrastructure,
                                                                                           CRDP include:
         agricultural infrastructure, water and electricity infrastructure, market
                                                                                                -       Unemployment
         and      storage      infrastructure,        retail    infrastructure,     and
                                                                                                -       Need of public transport
         telecommunications infrastructure.
                                                                                                -       Poor roads impacting on access and accessibility
     •   Improving      and   developing   infrastructure       conducive    to   social
                                                                                                -       Need of support in Agriculture/Farming
         development – e.g. sanitation infrastructure, health infrastructure,
                                                                                                -       Need for Community Facilities and Engineering Services

                                                  (IDP HOUSING CHAPTER)
    -   Lack of service delivery from both local government and provincial              important to note that the focus is on small scale agricultural activity and not to
        government                                                                      establish a small town/future node. The intension is that rural villages should
    -   Need advice from government on running small businesses                         remain rural in nature and not attract extensive residential development and
                                                                                        secondary activities.
                                                                                        5.8.2.      Management of Informal Settlements
b) Agri-Village Establishment
                                                                                        a)   Informal Settlement Management

The focus on the establishment of specialised centres in the form of Agri-Villages
                                                                                        •    Strategic Intervention
in appropriate locations will specifically help to facilitate agrarian transformation
                                                                                        Three key programmes to strategically deal with issues related to land and
and land reform as envisioned by the CRDP. Notably, such villages also aim at
                                                                                        building invasions and informal settlement management should be implemented:
promoting food security.

                                                                                        Strategic Programme 1:
The key to the success of Agri-Village development is rooted in the principle of
                                                                                        Eradication of Informal Settlements (Formalization and/or relocation)
focused and deliberate government investment spending to ensure that these
                                                                                        This forms part of the Sustainable Human Settlement Strategy (SHSS) which is
centres develop to provide an extensive range of community facilities, and
                                                                                        aimed at amongst others, achieving the following:
becoming the spatial focal points of agriculturally driven LED interventions and
                                                                                             o   Proposals for upgrading, or relocation of existing informal settlements
land reform initiatives. By doing so, an Agri-Village possess the inherent potential
                                                                                                 to more suitable locations.
to act as a spatial point within a larger rural space-economy around which the
                                                                                             o   Considering alternative areas for relocation where there are expected
critical mass required to initiate formal and informal local economic development
                                                                                                 to be an excess number of families after formalization and upgrading of
can occur.
                                                                                                 a settlement has taken place.
                                                                                             o   Balancing the need with the availability of suitable developable land
The land use composition of the Agri-Village is generally seen as being the same
                                                                                                 and identifying target areas for integration and densification.
as that of a MPCC, except that Agri-Villages, provided their location within areas
                                                                                             o   Providing an estimated program for eradication of informal settlements
displaying   potential   for   both   commercial   and    subsistence    agricultural
                                                                                                 (be it through formalization or relocation).
development, become the spatial focal points of agriculturally driven LED
interventions (e.g. tunnel production) and land reform initiatives (see Figure 72).
                                                                                        Strategic Programme 2:
As such, Agri-Villages should become the primary focus points around which to
                                                                                        Informal Settlement Management Policy
promote small-farm development and communal grazing practices via a land
reform process comprising land tenure reform and redistribution. It is, however,

                                                  (IDP HOUSING CHAPTER)
This programme is aimed at providing an informal settlement management policy          2.   Sanitation: This is probably the most difficult basic service to provide.
that seeks to address the management of informal settlements which are waiting to           While water-borne sanitation is accepted as the level of service for all
be formalized and upgraded, or to be relocated, and should address the following:           developed areas, it is too expensive to implement as a temporary
     o Illegal and unchecked growth of these settlements;                                   arrangement.
     o The illegal selling of land and the registration of beneficiaries; and               Currently most families living in informal settlements make use of pit-
     o To ensure the provision of rudimentary services and facilities etc.                  latrines which they have provided for themselves. As a temporary
                                                                                            measure this could be accepted except in areas with a high water table
Because the existing layouts of most informal settlements were not planned to               and where ground water contributes to the water source of the town.
support sustainability in the long term, it is expected that these layouts will need
to be revised. For this reason it is proposed that formal services not be installed         In such areas consideration will need to be given to the use of sealed
in settlements which can be upgraded until such time as the layout has been                 systems such as chemical toilets and/or VIP type toilets. Both of these
finalized and the affected families have occupied the properly planned residential          options should be located at central points for communal use. Both will
stands.                                                                                     require regular maintenance.

In this regard a basic (rudimentary) level of service needs consideration. This             Maintenance of chemical toilets should be undertaken by an appointed
level of service should include the following:                                              service provider while VIP toilets will have to be emptied by means of
     1.   Clean drinking water.                                                             mobile tankers.
     2.   Sanitation.
     3.   A gravel access route through the settlement.                                3.   Roads and Pedestrian lanes:
     4.   Waste management.
     5.   High mast lighting.                                                               A gravelled access road through any large informal settlement will be
                                                                                            necessary in order to provide access to emergency vehicles, refuse
     1.   Water supply: It should generally be attempted to provide a temporary             removal and public transport.
          water service to informal settlements by means of stand-pipes which
          are located within a walking distance of 250m from informal structures.      4.   Waste Management:
          The provision of standpipes must be done in consultation with the
          Water and Sanitation Department of the City of Tshwane.

                                                  (IDP HOUSING CHAPTER)
          Informal settlements are notoriously difficult to keep clean. Access       the owner of the land and the affected families. This is generally in the form of a
          roads mentioned above are imperative for the rendering of a communal       rental agreement (unwritten).
          skip service which should be cleaned at least on a weekly basis.
                                                                                     However, from time to time it becomes necessary for the City of Tshwane to
                                                                                     intervene in this situation especially when living conditions of the “tenants” is
Strategic Programme 3:                                                               In such cases the City of Tshwane will instruct the land owner to rectify the
                                                                                     situation instead of evicting the families. The land owner might require some
a)    The prevention and monitoring of land and building invasion within             assistance in this regard which the Housing Division will attempt to provide via
      the area of jurisdiction of the City of Tshwane                                the National Housing Subsidy Scheme.

This programme will involve the use of security personnel to prevent, monitor and    This approach is expected to stimulate a type of “employee housing” on
remove illegal land and building invasions within the area of jurisdiction of the    agricultural holdings which must be managed by the land owner. This will also
City of Tshwane. All evictions and/or demolishing of informal structures should be   reduce the risk of evicted families being added to the already growing backlog.
done in terms of the applicable legislation and will only take place after a court
order to this effect has been granted.                                               c)    The establishment of an informal settlement administrative team

This will include but not be limited to:                                             It is anticipated that any incidents of land or building invasion in the City of
i)    Council and government owned land within the area of jurisdiction of the       Tshwane will need the establishment of a management task team to speedily
      City of Tshwane for eviction and demolishing of structures.                    deal with the incident. An informal settlement management task team will include
ii)   The removal of illegal occupants from buildings, whether on council or         but not be limited to the following stakeholders:
      government owned property.
                                                                                     Land invasion and informal settlement management task team
b)    Eviction of families from Agricultural Land                                    a)    A ward councillor as chairperson.
                                                                                     b)    Ward committee members.
Families residing on private owned agricultural land have not been included in       c)    Other community leaders and civic organisations.
the backlog figures as it is accepted that some form of agreement exists between     d)    Health Inspectors

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
e)     Disaster management section.                                                                upgrading or relocation of an informal settlement, services will be
f)     Legal section.                                                                              provided at a basic or rudimentary level.
g)     Building control section.
h)     Fire services.
i)     Communication section.
j)     Housing and Town Planning Officials.
k)     Other divisions/departments that may be co-opted when necessary.
                                                                                      5.8.3.      Rental Housing
Functions of the land invasion and informal settlement management task
                                                                                      Programme 2: Rental Housing

The focus of the informal settlement management task team will vary depending
                                                                                      The Housing Act, (Act no. 107 of 1997) states in section 2(1) that National,
on the socio-economic and physical condition of the informal settlement. The
                                                                                      Provincial and Local spheres of Government must:
team will be co-ordinated by the Housing Division and the functions will include
but not be limited to the following:
                                                                                      “Give priority to the needs of the poor in respect of housing development”
        o    Assist in the implementation of any informal settlement management
             plan within the specific ward.
                                                                                      This means that the group of persons who are earning less than R3500 per
        o    Put in place a communication strategy to ensure that the informal
                                                                                      month, i.e. the maximum family income level identified by National Government
             settlement management plan for the informal settlement in question
                                                                                      to qualify for housing assistance through the approved subsidy schemes, must
             is viewed only as an interim service provision strategy rather than a
                                                                                      be prioritized in housing developments but that such developments must by no
             formalisation process.
                                                                                      means be restricted to the poorest of the poor.
        o    Put in place an environmental management plan for each and every
             informal settlement and upon relocation to a permanent location the
                                                                                      Section 9(1) stipulates that every municipality must, as part of the municipality’s
             task team will be responsible for implementing a rehabilitation plan
                                                                                      process of integrated planning, take all reasonable and necessary steps within
             for the vacated site.
                                                                                      the framework of national housing policy to ensure that:
        o    Assist with the revision of by-laws which pertain to land invasion and
             informal settlements when required.
                                                                                      “The inhabitants of its area of jurisdiction has access to adequate housing on a
        o    Ensure that all services provided to informal settlements are in line
                                                                                      progressive basis”
             with the minimum level of service for the Municipality. Before

                                                  (IDP HOUSING CHAPTER)
                                                                                            willing to co-operate to make arrangements to settle outstanding arrears in
This is a clear indication that although preference must be given to the poor, the          order to stay in their homes. Evictions are, as a general rule, to be seen as
responsibility of the Council towards its inhabitants is not restricted to the lower        an action of last resort.
income groups but Council must ensure adequate housing options to all its              •    Persons who cannot afford to pay the rentals should be identified timorously
inhabitants irrespective of their level of income.                                          and all efforts should be made to transfer such people into other means of
                                                                                            accommodation which they would be able to afford. The conditions of such
                                                                                            transfers should be fair and aimed at affordability and the recovery of arrears
a)      Rental Principles                                                                   owing by them.

The following principles guide the administration of the rental housing stock:         b)      Cost Recovery on Rental Stock

•    Housing assistance is provided to the lower-income residents of the area of       According to the Housing Act, housing scheme rentals should be based on full
     jurisdiction of the City of Tshwane Metropolitan Municipality and it is           cost recovery.
     allocated in a fair and transparent manner to persons who qualify on the
     grounds of their income base to be a beneficiary of the National Housing          In terms of a Council Resolution of 6 December 2001, City of Tshwane will
     Subsidy Scheme i.e. a person who’s gross household income does not                implement full cost recovery Rentals to all flats and houses with the exception of
     exceed R3 500 per month.                                                          housing for self-sufficient elderly. Full cost recovery rentals will differ for each
•    Only the registered tenant, together with his/her declared and legal              housing scheme and these minimum rentals and income levels will be calculated
     dependents shall be allowed to live in the housing unit and no such unit shall    accordingly and implemented throughout all the housing schemes.
     be sub-let and no other person shall be allowed to reside in this unit other
     than the declared dependents unless prior written consent from the Local          Full cost recovery suggests that rentals are not subsidised and no profits are
     Authority has been obtained.                                                      made. Tenants pay only what the unit costs. This would mean that units in
•    Unauthorized occupants are dealt with in terms of the Residential Landlord        different buildings could have different rentals as the costs of operating the
     and Tenant Act ,1997 (Act No 3 of 1997).                                          buildings could differ.
•    Rentals must cover holding costs and tenants must pay the rental
     irrespective of their income or circumstances.                                    In accordance with a directive from National Government and Provincial

•    Credit control measures to ensure regular payment and the control of the          Government short falls in rentals should be corrected over a period of 5 years

     payment of arrears should be fair and should assist those tenants who are

                                                 (IDP HOUSING CHAPTER)
(i.e. 20% increase per year) in order to make it easier for the tenants to adapt        •    To provide an Information Office service on behalf of the Gauteng Rental
and in order to be able to identify alternative accommodation in time.                       Housing Tribunal.

With rental accommodation it is generally accepted that a person shall not pay          Scope of Rental Accommodation currently available in the City of Tshwane:
more than 25% (twenty five percent) of his/her income toward rental. This will
result in a person being of a certain minimum income level before he/she will           •   Housing for Self Sufficient Elderly
qualify to apply for residence in each individual housing scheme.                            - 2331 double units
As Government assistance through housing subsidies only applies to persons                   - 108 single units
with a family income of up to R3 500,0 per month, this Council should also give         •   Houses
preference to people earning less than R3 500,00 in those complexes which are                - 1121 houses
affordable for this target group. It is accepted that persons with a higher income      •   Flats
can find accommodation for themselves in the open housing market.                            - 857 Flats
                                                                                        •   Shelter
The waiting list for rental housing is classified according to affordability and date        - Overnight accommodation 200-300 people
of application. The monthly rental of a housing unit must not be more than 25% of
the gross family income of the applicant.                                               The Current Waiting List comprises the following:

The following reflects the goals of the Rental Housing Programme:                                                   Room      Single   1       2       3       Total
                                                                                        Flats                       312       91       187     433     60      1083
                                                                                        Houses                                124      100     495     445     1164
•    To ensure that only qualifying applicants are registered on the Rental
                                                                                        Self Sufficient Elderly               182      172                     354
     Waiting List.                                                                      Total                       312       397      459     928     505     2601
•    To ensure that applicants on the Rental Waiting List are allocated suitable
     and affordable rental accommodation.                                               The following are deemed to be the main challenges facing this unit:
•    To strive for the establishment of sustainable and integrated communities.
•    To reach full cost recovery rentals by the year 2008.                              •    Prevent illegal occupation
•    To render a maintenance and cleaning service in an efficient and cost-             •    Credit control
     effective manner.                                                                  •    Full Cost Recovery

                                                 (IDP HOUSING CHAPTER)
•    Preventative maintenance                                                         subsidy amount and development costs, which is directly translated into the
•    Creating sustainable and integrated communities                                  rental price which in certain situations could make this housing option
•    To create a positive attitude toward Local Government                            unaffordable for the target group.

•    Providing new rental accommodation
                                                                                      The City of Tshwane sees social housing as an important housing delivery
                                                                                      option, especially in terms of inner city regeneration. All social housing projects
                                                                                      this far have been developed in the inner city. The municipality has two purposes
                                                                                      for social housing:
5.8.4.      Social Housing                                                            1.     Providing housing for the specific niche market, which can be defined as
                                                                                             the top end of the lower income category (<R3500) and the middle-income
Programme 3: Social Housing                                                                  category (R3500-R7000), in order to address 15% of the total housing
Social housing is generally a medium-density rental housing type which makes a               backlog in the long term.
strong contribution to social integration and urban restructuring. Social housing     2.     Normalising the housing environment by transferring local authority rental
may be developed as a greenfield development, but could also be applied as                   stock to SHIs.
conversion or refurbishment of vacant buildings and infill (brownfield)
development.                                                                          The second point above will increase the historically low rents of the local
                                                                                      authority rental stock and thus normalise the inner city housing market. Transfer
The proposed definition of social housing at the national level is:                   of this stock to SHIs will also take the responsibility and financial burden away
                                                                                      from City of Tshwane and will create a stronger income base for the SHI.
“a rental or co-operative housing option for low income persons that is               However, the transfer needs to be accompanied by clear agreements on e.g.
provided by accredited social housing institutions or in accredited social            property ownership, management, tenants, etc.
housing projects in designated restructuring areas” (NDoH, November 2004)

                                                                                      There are two Social Housing Institutions (SHIs) active in Tshwane:
The Institutional Housing Subsidy, as provided through the Housing Subsidy
Scheme, can be used for the development of social housing. Local authorities          (i)      Housing Company Tshwane (HCT)
are by law prohibited to obtain this subsidy, and social housing is therefore being   (ii)     Yeast City Housing (YCH)
developed by independent Social Housing Institutions (SHIs), preferably Section
21 companies. However, there is a large difference between the available

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
These SHIs currently have 388 units under management:                               •     Develop and manage a desirable corporate image via a comprehensive
                                                                                          communications and social marketing strategy.
a)     Housing Company Tshwane                                                      •     Gear all operations towards clean audits.
                                                                                    •     Ensure financial sustainability of the company through best practice in
The HCT is a Section 21 Company which was established by City of Tshwane                  operational and financial management.
and which operates as a separate entity. HCT undertakes its own administration
and City of Tshwane continues to provide facilitation support in terms of:

                                                                                    ii)   Strategic Goals
•    identification of projects;
•    operational guidelines; and                                                    •     Procure sufficient stock to meet a critical mass of 2000 units.
•    project planning.                                                              •     Manage procured stock efficiently and effectively.
                                                                                    •     Establish a functional and efficient organisational structure.
City of Tshwane provides assistance where it can with provision of land and
buildings at no cost, but does not provide capital funds for development of stock   iii) Property Development Programmes
to be administered by a SHI.        Funds are made available for HCT office
overheads and equipment.                                                                    Development Programme                               Work Stream
                                                                                    Greenfield/Brownfield Development            Construction of new properties for the
                                                                                                                                 affordable rental market.
The following is a summary of the Social Housing Programme (Business Plan) of       Hostel Conversion                            Upgrading and conversion of the existing
the Tshwane Housing Company for the next three years:                                                                            dormitory style, single-sex hostels into
                                                                                                                                 family units.
                                                                                    CoT “Bad Building” Stock Refurbishment       Refurbishment      of    roofs,   carpentry,
i)   Strategic Objectives                                                                                                        plumbing, electrical, painting, security
                                                                                                                                 access and fencing.
                                                                                    CoT Densification (infill)                   Construction of new rental properties on
•    Develop up to 1278 new, affordable and quality rental units by 2014                                                         vacant land in existing estates, to foster
     (“Greenfields”).                                                                                                            mixed income communities.
                                                                                    Inner-City building refurbishment            Refurbishment and conversion of run-
•    Recover and rehabilitate 1700 units for rental by 2014 (“Brownfields”).                                                     down inner-city properties to provide
•    Promote the “Batho Pele” principle through excellent service delivery in                                                    housing for the poor in the inner-city.

     property management, job creation, customer complaints management etc.

                                    CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                    (IDP HOUSING CHAPTER)
CoT Land Development Projects            Integrated     Development   comprising    YCH is a Section 21 Company established by Pretoria Community Ministries. Its
                                         approximately 5000 social housing units,
                                                                                    operations in the City are facilitated in the normal manner of business and not
                                         complemented with other ancillary and
                                         complementary land use opportunities       through the secondment of City of Tshwane officials or through direct provision of
                                         provided to the community.
                                                                                    technical or financial assistance by the City.

iv) Property Management Plan (2010-2012)
                                                                                    YCH has completed five projects in the inner City area and currently has 297
  No                   Project              Total                                   units under management. The completed projects are:
1          Eloff                                      95
2          Riverside Heights                         184
3          Blesbok                                    70                            •    Kopanong, greenfield/ brownfield development of walk-up units
4          Bosbok                                     84                            •    Sediba, conversion of commercial building
5          Ou Stalshoogte                            114
6          Nuwe Stalshoogte                          106
                                                                                    •    Jubilee Complex (Burgerspark), greenfield/ brownfield development of walk-
7          Mamelodi Rental Houses                     13                                 up units
8          Kruger Park                               317
                                                                                    •    Livingstons, greenfield/ brownfield development of walk-up units
9          Schubart Park                             813
10         T/lands                                   750                            •    Hofmeyer, rehabilitation and conversion of residential building
11         Tim/land                                  328                            •    Litakoemi, rehabilitation and conversion of residential building.
12         Kruger park II                            600
                                                                                    These projects have been financed primarily through National Housing Finance
v)     Planned Developments and Estimated Capital Budget Requirements               Company loans and Institutional Subsidies, with a small proportion of grant
     Financial Year        Projects      Planned Housing      Est. Development
                                              Units                 Cost
2011/12                Townlands        750                     R180 000 000.00     YCH plans to proceed with a greenfield development of Thembelihle, a
2012/13                Timberland       328                     R 78 720 000.00
                                                                                    greenfield/ brownfield inner City project for which subsidies have been approved
2011/12 (not           Kruger Park      600                     R144 000 000.00
confirmed)                                                                          in principle. This project will yield between 380 and 460 units.         YCH will be
TOTAL                                   1678 units              R402 720 000.00     supported by HCT in the execution of this project.

b)       Yeast City Housing
                                                                                    c)     Social Housing Development Programme Options

                                                (IDP HOUSING CHAPTER)
There are over 11 000 units that have been identified with potential for              owned by Transnet while the Jan Niemand Park land is owned by the City of
development and represent options for establishing a thriving social housing          Tshwane.
market dispersed throughout City of Tshwane.           Eight projects have been
identified. They are in different stages of preparation and/or approval as outlined   Salvokop (YCH), with a potential yield of 1 054 units of which 900 will be new and
below. A current development programme is indicated in Table 37.                      154 will be conversion/rehabilitation. The project status is agreed-in-principle but
                                                                                      has not yet been approved. It is a flagship project linked to the Freedom Park
Table 37: Social housing development programme options                                development. Given the high profile link to the Freedom Park development, this
                      TOTAL     FINANCIAL YEAR                                        could be completed between 2008 and 2011. This would however depend on the
                      UNITS     06/07 07/08 08/09         09/10   10/11     11/12     availability of the land which currently belongs to Transnet.
Completed Yeast       297
Yeast, Thembelihle    381                        381                                  Eerste Fabrieke (HCT), where 32 hectares of land have been identified as a
HCT, Eloff HC
                      91                                                              business node adjacent to Mamelodi. No detailed planning has been completed
                                                                                      but a yield of up to 1 000 units is anticipated. The development of the overall
HCT, Marabastad       767                767
HCT,                                                                                  project area is being prioritized and driven by the City Planning Division.
Koedoespoort or       1,000                      500      500                         Additional technical support may be forthcoming from the City of Delft,
Jan Niemand Park                                                                      Netherlands, through a co-operation agreement.
Salvokop              1,054                      352      351     351
Eerste Fabrieke       1,000                      500      500
                                                                                      Station 13 (HCT), where approximately 36 hectares are identified for a
Station 13            1,000                                       500       500
                                                                                      concentrated business district, and three portions have been identified that are
Lotus Gardens ext
                      1,000                                       1,000               suitable for social housing development. This development has a lower priority
Denneboom             1,400                                       1,400               than at Eerste Fabrieke and is therefore likely to have a longer delivery
                                                                                      programme. Detailed planning has not started, but the units could be completed
Capital Park          2,000                                                 500
Inner City                                                                            during the 2010/11 financial year.
                      2,000                      500      500     500       500
Annual Totals         11,990    0        767     2,233    1,851   3,751     1,500     Lotus Gardens Ext. 2, where 7,5 hectares of land has been identified, with a
                                                                                      potential yield of 1 000 units. This number can be increased if there is additional

Koedoespoort or Jan Niemand Park (as an alternative) (HCT), yielding 1 000            economic stimulus in the area, such as by the construction of the planned PWV9

units with planned completion in the 2008/09 financial year. Koedoespoort land is

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
provincial road. The 1,000 units could be completed by 2011. No detailed              Fund. These steps must be completed during 2007/08 in order to be able to
planning has been done. This land is owned by the Gauteng Department of               commence delivery as indicated in the table above.
                                                                                      d)        Social housing project planning
Denneboom Station, where City of Tshwane owns 7 hectares that can yield
1,400 units for completion in the 2010/11 financial year. No detailed planning has    Social housing delivery must be responsive to the local housing demand. It is the
been done.                                                                            aim to accommodate about 15% of the backlog in social housing projects. Based
                                                                                      on this estimation there is a potential market for 20 071 units in City of Tshwane.
Capital Park, where three sites with a combined area of 40 hectares have been         The draft Housing Strategy for the City of Tshwane (2004) envisaged that by
identified. No detailed planning has been done, and a yield of 2,000 units is         2015 all residents will have access to housing opportunities. This means that in
estimated. These portions of land are owned by Transnet.                              order to respond to the housing demand, 25 500 social housing units need to be
Inner City portfolio, where one or more inner city buildings can be identified from   established in 10 years. Bearing in mind the achievements of the past 5 years
the survey already completed. However, feasibility studies should be conducted        and the number of established SHIs, this policy set a target of 8 602 units by the
to determine a breakeven size for new SHIs entering the market in City of             year 2011, and a further 16 898 by the year 2015.
Tshwane. The survey of buildings is recognised as a significant resource for City
of Tshwane, particularly for boosting the scale of delivery in areas where existing   The following three elements of integrated development need to be considered
economic activities and good city-wide transportation links provide conditions        with regard to social housing (National Social Housing Policy, draft July 2003):
supporting a ready market for social housing. No detailed planning has been
done, but a first portfolio of 2,000 to 2,500 units could be delivered within the          1.    Physical and spatial integration of social housing developments is
period 2008 to 2012.                                                                             required to ensure that the housing stock is well located within urban
                                                                                                 and inner city areas. This will provide residents with easy access to
The key conclusion from these projects is that while there is considerable                       inter alia transportation and transport routes, amenities and facilities,
potential for delivery in suitable locations throughout the City, planning work is               and thereby contributing to quality of life of the residents. Co-operation
mostly in the very early stages.                                                                 and communication between all departments is required to facilitate
The delivery tranches are estimated and will only be achieved if projects are
successfully and timeously approved, subjected to final planning for subsidies
and able to raise development funds from the NHFC or Gauteng Partnership

                                               (IDP HOUSING CHAPTER)
   2.    Social integration should also be promoted through ensuring that SHIs      ownership – must be promoted in order to adequately address the growing
         do not discriminate in any way against residents, and adhere to the        housing backlog.
         provision of the Rental Act (Act 50 of 1999). SHIs can also be effective
         in creation of a culture, which supports the norms necessary for           The development of rental accommodation has become increasingly meaningful
         sustainable development and growth. Mixed communities, as well as          in an economic climate where accommodation is required in the vicinity of work
         mixed land use development form part of social integration, as this        opportunities and in areas that are near to regions with development potential.
         mirrors systems and processes in operation in urban and inner city
         areas. SHIs therefore require some flexibility within their housing        Migrants entering urban areas in search of employment and younger mobile
         project developments to be able to respond to local demand.                persons without dependants seek low cost rental accommodation close to the
                                                                                    city centre.
   3.    Economic integration can be ensured through considering the mixture
         of the income groups in social housing development. In some cases
         provinces have specified a predetermined beneficiary/residents mix that    Currently, a large number of low-income people live in backyard dwellings which
         e.g. at least 80% of the residents should fall within the subsidy          are often unsafe, overcrowded structures and have inadequate sanitation and
         categories, with a maximum 20% falling outside of the subsidy              access to basic services. The City of Tshwane is committed to the eradication of
         categories. These ratios are not supported by national policy, and         backyard shacks which are unsafe and lack basic sanitation and services and the
         flexibility must remain in this regard. The ratio could be considered      replacement of these dwellings with structures which meet minimum housing
         collectively for all housing stock managed by the SHI, rather than for     standards as defined by the Municipality.
         individual projects. The ratio must also allow for the growth of
         institutions to ensure that they reach sustainability within the low-to-   This initiative fits squarely within the broader national and provincial aims of
         moderate income market. The ratio could be set locally.                    promoting sustainable human settlements and specifically addresses the
                                                                                    promotion of affordable rental housing and the need for assistance for backyard
5.8.5.      Rental Accommodation for People Living in Backyards                     dwellers.

The promotion of rental accommodation is a critical component of both the
                                                                                    This policy is based on the following understanding of the nature of backyard
National Department of Housing Comprehensive Strategy (Breaking New
                                                                                    rental, as revealed in the relevant literature and research undertaken:
Ground) and the Western Cape Sustainable Human Settlement Strategy
(Isidima). It is recognised that multiple types of accommodation – not limited to

                                               (IDP HOUSING CHAPTER)
•   The trend of backyard accommodation has emerged naturally as a result             This policy makes a subsidy available to qualifying landlords who have entered
    of economic realities and spatial considerations and fulfils a clear need by      into an agreement with the Department to construct new rental units in their
    poor people for well-located, affordable rental accommodation. Any policy         backyards or to upgrade existing units so that they meet minimum housing
    aimed at backyard rental must seek to minimise the disadvantages of this          standards as defined by the Department. The landlord will be the direct
    form of rental while preserving the advantages (which may include the             beneficiary of the subsidy or grant but it is also the intention to improve the
    informal nature of this type of accommodation).                                   general well-being of the tenant through the programme.
•   Backyard rental accommodation has the following advantages:
    - It provides convenient, flexible, temporary housing for tenants in the          In order to receive the subsidy, the landlord must meet the following qualifying
       context of urbanisation and migration.                                         criteria:
    - Accommodation is well-located close to work opportunities and social            •      The landlord must be the owner of the property, residing on the property
       amenities.                                                                            and be in possession of the title deed.
    - Backyard rental accommodation in the Province assists to alleviate              •      The developed backyard structures must be used for domestic residential
       housing backlog by providing shelter which may or may not be                          rental accommodation.
       considered temporary by the tenants.                                           •      There must be a valid lease agreement in place between the landlord and
    - Backyard rental increases densities thereby increasing the cost-                       the tenant.
       effectiveness of public transport investment in these areas.                   •      The landlord must have an income of R7500 or less.
    - Backyard rental frequently provides a critical source of income for the         •      There must be an agreement between the Department of Housing and the
       landlord.                                                                             beneficiary (landlord).
    - Backyard rental provides a housing option for low-income group with
       little access to credit or formal banking.                                     All main home owners in the identified pilot sites must be offered the opportunity
•   The following disadvantages are associated with backyard rental:                  to apply for a Backyard Rental Subsidy. A comprehensive community
    - Living conditions in backyard dwellings are frequently substandard with         engagement process must precede the implementation of the programme to
       hazardous health and sanitation arrangements.                                  ensure that landlords and tenants are fully apprised of the objectives,
    - Arrangements between tenants and landlords are frequently informal              opportunities and conditions associated with the pilot project. The Department
       (and often familial) and thus offer little formal legal recourse in cases of   must ensure the buy-in to the programme by the landlords and tenants.
       dispute. As a result, tenants have little security of tenure.

                                                (IDP HOUSING CHAPTER)
All applications must include a basic building development plan in accordance        information required to make decisions regarding future planning of housing
with the current procedures, requirements and guidelines of the applicable local     development.
municipality. (See attached figure as an example of potential configurations for
backyard units on a RDP erf).                                                        Objectives of the Waiting List

This process will attempt to minimise demolition and to optimise the use of the      The Waiting List System is proposed to achieve the following objectives:
subsidy, so as to create an acceptable urban environment, as well as taking into
account the financial circumstances of the owner (landlord) and tenants and their    a)   To obtain data for planning purposes and control
                                                                                     •    To identify housing need within the area of jurisdiction of the Municipality.
5.8.6.      Public Participation / Community Liaison                                 •    To identify potential areas for housing projects and serve as a basis for
                                                                                          launching housing projects in the municipal area of jurisdiction.
•   The importance of public participation in all forms of development is
                                                                                     •    To assist the Municipality in counteracting “queue-jumping”.
    accepted, and will continue to be implemented in the City of Tshwane
                                                                                     •    To provide information to developers and other institutions, thus serving as a
    jurisdiction area.
                                                                                          basis for launching housing projects.
•   Public participation must ensure widest possible community involvement
                                                                                     •    To monitor the Municipality’s efforts in addressing its housing needs.
    which will be achieved by engaging with the democratically elected ward
                                                                                     •    To monitor the Municipality’s work in the production, revision and use of the
    councillor and ward committee.
                                                                                          Waiting List data.
•   If the public participation process delays development, Political intervention
                                                                                     •    To ensure that each housing office utilises the database in accordance with
    will be requested through the MMC responsible for Sustainable Human
                                                                                          the guidelines.

                                                                                     b)   To help prioritise individual applications for housing assistance
5.8.7.      Beneficiaries / Waiting Lists

The Waiting List System is proposed to avoid queue jumping in terms of the           The database can be utilised as a Waiting List, by giving preference to those who

allocation of houses by Housing Department and to set municipal wide criteria for    are in need of houses. Each application will be awarded a ranking factor in

housing allocation. In addition the Waiting List System will provide the             accordance with the policy guidelines.

Municipality with necessary statistics on the housing need as well as related

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
Goals of the Waiting List                                                                 database does however not automatically entitle the applicant to receive a
                                                                                          housing subsidy.
Furthermore, the following goals have been set for the Waiting List:
•    Facilitate the orderly, but effective allocation of housing within the municipal     b)     Process to be followed
•    Ensure that the policy guidelines of the Waiting List are maintained.                First there should be a property available to purchase. This would usually be in a
•    Ensure that a uniform approach to housing allocation is followed by the              housing project, which has been approved by the Provincial Housing Board for
     Municipality.                                                                        which a specific amount of subsidies have been allocated to.

•    Ensure the sustainability of the Waiting List through the empowerment of
     Municipal Housing Officers, but at the same time co-ordinating criteria              A contract of sale would have to be entered into between an applicant and the

     amongst different communities.                                                       developer, subject to the granting of the individual’s subsidy. A subsidy

•    Integration of the Waiting List System into the global information technology        application form would then be submitted, processed and approved depending

     system of the Municipality.                                                          on the correctness of the information submitted.

•    Persons on the Waiting List should receive priority treatment in the allocation
     of subsidies (depending on their ranking on the list).
•    The list should cater for community groupings.                                       A subsidy application can only be submitted by a Waiting List beneficiary,
                                                                                          identified within a List of Beneficiaries, printed by the Municipal Waiting List

In order to reach these goals it is necessary that the data contained on the              Office. The beneficiary will be linked to the housing project on the Waiting List

Waiting List be at all times reflective of the situation on the ground. It is therefore   and the same project on the Housing Subsidy Scheme.

of utmost importance that the system be maintained effectively.
                                                                                          c)     Criteria for inclusion on the Waiting List

Relationship to the Housing Subsidy Scheme
                                                                                          It is every person’s democratic right to apply to be on the City of Tshwane

a)    Current function of the Waiting List                                                Municipal Waiting List. However, it would be an impossible task for the
                                                                                          Municipality to supply housing to all the people on the database. For a person to

The Waiting List should be seen as the pre-screening phase for the subsidy                benefit from the Waiting List process they have to qualify according to the

management system. The inclusion of a person’s name on the Waiting List                   following criteria:

                                                 (IDP HOUSING CHAPTER)
•    The total household income should not exceed R3500.
•    Neither the applicant nor his/her spouse must have received a grant or            The beneficiary administration process is actually the heart of the housing project
     subsidy of any form from the Government.                                          as it is at this point that beneficiaries enter the project.
•    Neither the applicant nor the spouse should ever have owned a property
     before.                                                                           5.8.9.       Consumer Education Programmes

•    The applicant must be a South African citizen or have permanent residence.
                                                                                       The Human Settlement Unit of the City of Tshwane undertakes to improve its
•    Applicant must be married or single with dependants.
                                                                                       capacity in the presentation of consumer education workshops to ensure that
                                                                                       beneficiaries are informed of the legal importance and financial aspects in the
A Multifunctional approach shall be followed in the compilation of the Waiting List.
                                                                                       safe keeping of this valuable document.
The main tasks involved in this process are:
•    Policy formulation.
                                                                                       The consequences of illegal occupations owing to informal arrangements, family
•    Consolidation of various manual Waiting Lists, within the municipal area.
                                                                                       substitutions and unresolved estates will also be dealt with at the consumer
•    Registration of applicants on the Waiting List.
                                                                                       education workshops.
•    Empowerment of Municipal Housing Officials, leading to the establishment
     and maintenance of the Municipal Database.
                                                                                       5.8.10.      Land Identification, Acquisition and Release
5.8.8.         Beneficiary Administration
                                                                                       •    Public owned land will be identified and designated before land is
This process should begin with the receipt of a list of potential beneficiaries who
are usually located in a targeted informal settlement.      Such a list should be
                                                                                       •    Land will only be expropriated as a last resort.
prepared and maintained by the Human Settlement Unit in the City of Tshwane.
                                                                                       •    The general principles of the DFA and the Housing Act will be upheld during
                                                                                            the land identification process.
Families should be invited (in writing) to report at the nearest office where they
                                                                                       •    When land is identified for housing development purposes, the normal public
complete an application for a housing subsidy. The applications are forwarded to
                                                                                            participation process takes place as part of the township establishment
the Housing Department of the relevant Province for approval.
                                                                                       •    No development will take place on geological risk areas.
After approval by the Provincial authority, the beneficiary is allocated a stand and
                                                                                       •    The concept of infill pockets of land is supported.
a house can be built. Transfer of ownership can take place after services have
been taken over by the Local Authority and the township has been proclaimed.

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
•   Families who may be living on the land will be accommodated in the              •   Upgrading must be to an affordable level and must be the foundation of a
    development.                                                                        sustainable human settlement with a proper road hierarchy;
•   If the City of Tshwane implements the project itself, arrangements for the      •   Upgrading must provide for all community facilities according to the
    accommodation of these families in the development are incorporated into            accepted minimum provincial standards.
    the contract documents.
•   In the event that the land is made available to an external party for           5.8.12.    Planning / Formalisation Process
    development, such arrangements will be incorporated into the Land
                                                                                    •   The City of Tshwane Human Settlement Unit recognises the need and
    Availability Agreement.
                                                                                        necessity for multi term forward planning through, inter alia the IDP
•   If the number of families living on the land is more than what the planned
    development can accommodate, an alternative portion of land will need to
                                                                                    •   Overall strategic planning must be in place before detail planning can
    be developed prior to the planned development in order to ensure that there
    is provision for displacement.
                                                                                    •   Detail planning must be done in accordance to sound planning principles
5.8.11.    Upgrading of Informal Settlements (Formalisation / Eradication)              and according to the most cost effective layout model;
                                                                                    •   Provision must be made for full range of community facilities in accordance
•   Upgrading standards will be based on three levels of services:
                                                                                        to the Provincial standards;
    -     Formalise with tenure (services to be accepted by Service Departments);
                                                                                    •   Provision must be made for a proper communication process with other role-
    -     Installation of services according to the intermediate service level;
                                                                                        players to ensure that budgeting for facilities takes place in advance;
    -     Installation of services according to the ultimate level of service.
                                                                                    •   All plans must make provision for the upgrading of services.
•   Informal settlements will be upgraded if technical circumstances permit;
•   Informal settlements with an ruling stand size of between 250 – 450 m² can      5.8.13.    Minimum Standards
    be upgraded through the housing subsidies as provided by the Provincial
    Department of Housing;                                                          •   The minimum Provincial Town planning provisional standards are accepted
                                                                                        and will be implemented.
•   Informal settlements with a ruling stand size of more than 450 m², cannot be
    upgraded through the subsidy system and the community will have to              •   The minimum Engineering and Services standards as prescribed by the

    absorb the excess development costs;                                                Service Department of the City of Tshwane are accepted and will be
                                                                                        implemented, pending availability of funding. The specific characteristics of
•   Upgrading will be phased pending availability of funds;
•   Informal settlers will be relocated if necessary;

                                                 (IDP HOUSING CHAPTER)
    the area, especially the prevailing geo-technical conditions must be               •   Level of services to be standardised for all Service Departments of the City
    considered.                                                                            of Tshwane.
•   The minimum National top structure standards are accepted and will be              •   No development will commence unless bulk services are available.
    implemented.                                                                       •   The normal tender process for service installation is supported and will be
5.8.14.      Level of Services                                                         •   Designs of the various services are to be approved by the responsible
                                                                                           Service Departments before construction work commences.
•   The Municipal Infrastructure Grant (MIG) Programme of the Department of
                                                                                       •   Service Departments will conduct inspection during the construction of the
    Constitutional Development is supported.
                                                                                           services and will “take over” the services after completion.
•   Funds will be applied for and used for installing new and upgrading existing
                                                                                       •   Completed and “taken over” services will be maintained by the responsible
    internal bulk and connector infrastructure, rehabilitating internal bulk and
                                                                                           Service Departments of the City of Tshwane.
    connector infrastructure as well as rehabilitating internal services.
•   Prioritising of potential projects in terms of development plans and
    infrastructure investment programmes, funding applications, business plans
    and technical reports in terms of this funding will be supported by the Human
    Settlement Unit, if the envisaged projects conform with the Housing                5.8.15.    Hostels Upgrading

                                                                                       The Affordable Rental Accommodation (ARA) section of the City of Tshwane was
•   Bulk services provision will enhance the integration of previously divided
                                                                                       established in 2001 with a staff capacity of 150 employees. It manages the
                                                                                       hostels which are owned by the City of Tshwane.
•   The impact of the delivery process will be enhanced by means of the
    transfer of skills, the promotion of small, medium and macro enterprises by
                                                                                       The following are the main objectives of the City of Tshwane pertaining to
    using labour intensive construction processes and maximising work creation
                                                                                       •   To make the living conditions of hostel residents habitable (clean, healthy
•   Housing and infrastructure will be synchronised.
•   Attention will be given to the need to rapidly improve the delivery of services.
                                                                                       •   To reduce and eradicate criminality associated with hostels
•   Internal services will be provided through Provincial housing subsidy
•   Income levels will be taken into consideration.

                                                 (IDP HOUSING CHAPTER)
•   To establish sustainable public participation (hostel committees) made up of     financing. The Charter identifies families with stable household incomes between
    representatives of residents who will engage with the hostel project team and    R1 500 and R7 500 (plus CPIX from 2004) as the target segment for low income
    management                                                                       housing finance.
•   To engage the CPF, Council securities and other structures involved in safety
    and security as an integral part of the project                                  During 2005 the National Minister of Housing also issued a policy directive
•   To introduce a culture of payment for Municipal services                         entitled “Breaking New Ground”.      This new policy is aimed at improving the

•   Enhance human dignity and respect                                                sustainability of urban development for low income households and affording

•   To create sustainable human settlement for singles as well as families.          such households access to social infrastructure and economic opportunity.
                                                                                     Subsequently, towards the end of 2005, the Minister entered into a formal social

It should be noted that no information could be obtained pertaining to a             contract with key private sector participants within the housing industry. Under

comprehensive hostels programme within the City of Tshwane. It is noted that         the Social Contract each signatory committed its organization or members to

there is a programme towards the upgrading of the Saulsville hostels and there is    “breaking new ground” in housing delivery. The Social Contract envisages that

also a strategy pertaining to the Denneboom hostels in Mamelodi. However, at         Breaking New Ground will be achieved by key stakeholders working collectively

this stage there does not seem to be any comprehensive plan or programme             to achieve economic growth and housing for all by 2014. The City of Tshwane

dealing with all the hostels and determining the derived demand from hostel          aims to facilitate the housing delivery process and not to compete with the private

dwelling units to be converted into the number of units required.                    sector in this process.

5.8.16.   Financial Sector Charter: Funding Model                                    To promote projects that accord with the Financial Sector Charter and the
                                                                                     Breaking New Ground policy directive, thereby attracting private sector
During 2005 the National Government entered into a Memorandum of                     investment and capacity to the City of Tshwane, the Municipality intends to
Understanding with the Banking Association of South Africa to “facilitate the        address various constraints within the current housing environment, ensuring that
creation of properly functioning housing markets in previously under-served          its townships of the future are sustainable and that home ownership can be
areas and to make home loan finance available and accessible to those                leveraged by the poor to generally improve their economic position and break the
previously denied access” and “facilitate the implementation of the housing and      spiral of poverty.
other relevant sections of the Financial Sector Charter (FSC) which enhances
and contributes to the development of sustainable human settlements”. Clause 9       The Financial Sector Charter and the Breaking New Ground policy of National
of the Charter stipulates that Financial Institutions commit themselves to working   Housing both seek to address a wider housing market than the traditional low
in partnership with Government to mobilise resources for empowerment

                                                (IDP HOUSING CHAPTER)
income subsidy bands. These national initiatives aim at extending large scale         (d)   A Housing Company registered with the Registrar of Social Housing
housing delivery to households in the income bracket R3 500 to R7 500 (plus                 Institutions, applies for institutional housing subsidies and implements
CPIX since 2004), the intermediate (finance linked) income market, and at                   development in terms of the institutional housing subsidies allocated to the
integrating housing delivery across the entire low and intermediate income                  project.
categories. Mixed income, tenure and typology projects are encouraged and the         (e)   The City of Tshwane contributes the following amounts per stand, in the
natural development of vibrant secondary housing markets is anticipated.                    income ranges indicated, as top-up funding for internal civil engineering
In order to encourage normalisation of low and intermediate income housing
markets and the ability of low and intermediate income households to gear                   (i)     R0 to R3500*
housing assets for increased economic participation, it is necessary that subsidy                   Amount R8000.00**, with draw downs as per National Housing Code
and support by all spheres of government for first time home ownership should               (ii)    R3500 to R4500*
be phased out as household income increases, rather than the sudden drop off at                     Amount R6000.00**, due on approved hand over of internal services
the R3 500 per month threshold.                                                             (iii)   R4500 to R5500*
                                                                                                    Amount R4000.00**, due on approved hand over of internal services
In order to facilitate development for low and intermediate (finance linked) income         (iv)    R5500 to R6500*
housing, Council could consider to adopt the following approach pertaining to                       Amount R2000.00**, due on approved hand over of internal services
contributions towards the cost of development:                                              (v)     R6500 to R7500*
                                                                                                    Amount R1000.00**, due on approved hand over of internal services
(a)   The City of Tshwane makes the project land available to the Selected                  (vi)    Above R7500* - no contribution
      Developer at the prices/discounts;                                                            *    Income ranges, as may be adjusted in terms of any amendment
(b)   The City of Tshwane, after securing agreement with Provincial Department                           to the National Housing Subsidy Scheme and/or the Financial
      of Housing in terms of the National Housing Subsidy Scheme, makes                                  Sector Charter.
      capital subsidies (current maximum quantum = R36 520.00 per stand, plus                       **   Valid for the 2007 financial year. CPIX is to be added annually
      15% geotechnical allowance as may be approved) available to be applied                             from the 2008 financial year onwards.
      to such a development;
(c)   The Selected Developer implements all development except for those
      functions assigned to the City of Tshwane.

                                      CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                      (IDP HOUSING CHAPTER)
(f)   The City of Tshwane contributes the following amounts per stand, in the             (i)    In the event that the City of Tshwane chooses to design and install the
      income ranges indicated, as top-up funding for electrical engineering                      electrical services itself, the City of Tshwane shall recover the cost of the
      services:                                                                                  installation per stand for all stands which are not utilised for low and
                                                                                                 intermediate income housing from the Selected Developer. The current
            (i)      R0 to R3500*                                                                cost of installation is R5300.00 per stand.
                     Amount R2200.00**                                                    (j)   The City of Tshwane retains responsibility for the cost of the external
            (ii)     R3500 to R4500*                                                            engineering services associated with the development, being those
                     Amount R1760.00**                                                          services required for the development to which no direct service connection
            (iii)    R4500 to R5500*                                                            or access is made.
                     Amount R1320.00**                                                    (k)   The Selected Developer implements all external services dedicated to such
            (iv)     R5500 to R6500*                                                            developments.
                     Amount R880.00**                                                     (l)   The City of Tshwane implements all external services shared between
            (v)      R6500 to R7500*                                                            developments;
                     Amount R440.00**                                                     (m) The City of Tshwane applies for Municipal Infrastructure Grants in respect
            (vi)     Above R7500* - no contribution                                             of the project and applies same to its obligations in respect of (j) above.
                                                                                          (n)   The City of Tshwane grants the following rebates in the prescribed external
            *       Income ranges, as may be adjusted in terms of any amendment                 service contribution charges in view of the strategic nature of such
                    to the National Housing Subsidy Scheme and/or the Financial                 developments:
                    Sector Charter.                                                                   (i)      R0 to R3500          100 percent
            **      Valid for the 2007 financial year. CPIX is to be added annually                   (ii)     R3500 to R4500         80 percent
                    from the 2008 financial year onwards.                                             (iii)    R4500 to R5500         60 percent
(g)    The City of Tshwane applies to the Department of Mineral and Energy                            (iii)    R5500 to R6500         40 percent
       Affairs for electrical subsidies associated with low and intermediate                          (iv)     R6500 to R7500         20 percent
       income (finance linked) housing. The current quantum of electrical                             (v)      Above R7500 No rebate
       subsidy from DME = R3 100.00 per residential stand.                                            *       Income ranges, as may be adjusted in terms of any amendment
(h)    The City of Tshwane reserves the option to design and install the                                      to the National Housing Subsidy Scheme and/or the Financial
       electrical services itself or to include this work into a turn-key contract with                       Sector Charter.
       the Selected Developer.

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
(o)    For the avoidance of misinterpretation, the net effect of (j) to (n) above shall   City of Tshwane:             For funding the higher level of service for the low
       be:                                                                                                             and middle (partial) income market as well as bulk
      Income range            Rebate     Municipality to     Developer to pay                                          and link services for the development.
      (i)    R0 to R3500      100%             100%                  0%                   In the event that sufficient housing subsidies are not available from the Provincial
      (ii)   R3500 to R4500    80%              80%                  20%                  Department of Housing at any given point in time and/or the City of Tshwane is
      (iii) R4500 to R5500     60%              60%                  40%                  not able to provide funding for the higher level of service and for bulk and link
      (iii) R5500 to R6500     40%              40%                  60%                  services, this would certainly impact negatively on eradication of informal
      (iv) R6500 to R7500      20%              20%                  80%                  settlements (housing backlog). This would also understandably block the
      (v) Above R7500 No rebate                  0%                 100%                  implementation of housing projects which are being implemented in terms of
               *   MIG conditional grants and City of Tshwane counter-funding             Breaking New Ground.
               In accordance with the standard policy of the City of Tshwane, the
               cost of any external services provided by the Selected Developer will      In order to mitigate this risk, consideration can be given to engaging with the
               be credited against external service contribution charges due in           Financial Sector with a proposal which is broadly described as follows:
               accordance with (n) above.
                                                                                          The City of Tshwane will make its land available for a development which must
5.8.17.        Alternative Funding Considerations                                         be undertaken by a financial institution in consortium with a developer if
                                                                                          necessary (some financial institutions have their own development companies).
As mentioned previously in this report, a mixed tenure, mixed typology and mixed
income group type of housing development will need to be funded as follows:

                                                                                          The financial institution receives the benefit of the sale of the middle and high
Private sector funding:        For funding of that part of the development which is
                                                                                          income residential units as well as the commercial sites located within the
                               to be sold to the middle and high income market.
                                                                                          development and will not be required to compensate the local authority for the
                                                                                          land. In exchange for this benefit, the financial institution will be required to
Housing subsidies:             For funding of that part of the project which is to be
                                                                                          provide funding at no cost to the local authority or Province to the extent of the
                               developed for the low and middle (partial) income
                                                                                          subsidy funding for the development of the low-cost and middle (partial) income
                                                                                          markets and for the higher level of service (including bulk and link costs)

                                   CITY OF TSHWANE – SUSTAINABLE HUMAN SETTLEMENT PLAN
                                                   (IDP HOUSING CHAPTER)
according to a mix as determined prior to the entering into an agreement for this      When entering into negotiations with a financial institution, the financial institution
purpose. In other words, the financial institution takes possession of the land        should present the local authority with a development plan that states the nature
(land availability agreement) and implements the entire project without financial      of land use rights which the financial institution may require in order to make the
support from the local authority and/or Province which includes residential            development feasible. The local authority should support the development plan

opportunities for low and middle income families.                                      within reasonable limits.

                                                                                       In addition, special processes must be put in place to facilitate the processing of
Financial institutions have, through the signing of the Financial Sector Charter,
                                                                                       such development applications by the local authority to ensure that the financial
acknowledged their social responsibility with regard to making housing
                                                                                       institution does not have to deal with increased development costs due to a
accessible to the poor. There is therefore a clear intention from financial
                                                                                       prolonged approval process.
institutions to become involved in the affordable housing market. However, as
banks are dealing with savings from their clients who are expecting a return on        If this proposal is not acceptable to the Financial Sector, consideration could also
investment, any development undertaken by the financial sector needs to be             be given to the possibility of the Financial Sector bridging the development costs
profitable. This means that after cross-subsidisation of the lower income housing      for which the local authority and Province are responsible at a low interest rate,
units by the higher income housing units, the banks must still be able to profit       and that these loans be repaid over an extended period. The negotiation of such

from the development and the cost of the product must still be acceptable in the       a funding arrangement will however require the participation of the Finance
                                                                                       Department of the local authority, National Treasury and of Province.

The role of the local authority in ensuring that the profitability, and hence the      5.9.      Conclusive Summary Implementation Priorities
feasibility, of such a development is achieved, can be facilitated by means of the
following incentives which have no direct cost for the local authority:                To be completed once comments/inputs have been received.

   -      the provision of land at no cost to the financial institution, as has been
          stated previously; and
   -      higher intensity land use rights (higher density housing, which means that
          the financial institution will be able to develop more units, which
          increases the yield of the particular portion of land); and
   -      mixed-use land use rights (e.g. commercial land use rights together with
          the residential land use rights); and
   -      speedy processing of land use applications and building plans.


Shared By: