“SOCIAL HOUSING IN :”

SOCIAL HOUSING IN AFRICA

I SOCIAL HOUSING IN AFRICA: A. THE SOCIAL HOUSING: B. THE AFRICAN CONTINENT: I. THE HISTORY OF THE WORD ‘AFRICA’: II. GEOGRAPHY: III. ECOLOGY: IV. CLIMATE: V. ECONOMY: VI. THE RATE OF ECOMIC GROWTH: VII. AFRICAN PEOPLE AND DEMOGRAPHICS OF AFRICA: 1. SAN BUSHMAN MAN FROM BOTSWANA: 2. BERBER BOYS FROM THE ATLAS MOUNTAINS: 3. AFRIKANER TREKBOERS IN THE KAROO OF SOUTH AFRICA: VIII. LANGUAGES: IX. CALTURE: X. RELIGION: XI. POLITICAL MAP OF AFRICA: XII. TERRITORIES AND REGIONS: XIII. SOCIAL HOUSING POLICY FOR SOUTH AFRICA: A. AN ENABLING ENVIRONMENT FOR SOCIAL HOUSING DEVELOPMENT: B. MANAGEMENT ACT, 1999: 1. POLICY OBJECTIVES: 2. DEFINITION OF SOCIAL HOUSING: 3. GUIDING PRINCIPLES FOR SOCIAL HOUSING: A. PROMOTION AND INTEGRATION: B. RESPONSIVETO LOCAL HOUSING DEMAND: C. SUPPORTIVE: D. INVOLVEMENT OF ALL THE STAKE HOLDERS: E. SECURED TENURE FOR THE RESIDENTS: F. SUPPORTIVE OF MUTUAL ACCEPTANCE: G. FULLY FACILITATED AND SUPPORTED BY ALL GOVERNMENT AND ITS AGENCIES: H. SUSTAINABLITY, VIABLITY AND LEGALLY INDEPENDENCE: I. TRANSPARANCY, ACCOUNTABILITY AND EFFICIANCY: J. STANDARDIZATION AND BEST PRACTICES: K. EFFICIENT USE OF FUNDS/FACILITIES: L. SUPPORTIVE TO WIDE RANGE OF INCOME GROUPS: M. OPERATIVE WITHIN RULES AND REGULATIONS: N. THE STRUCTURE TO BE GENERIC IN NATURE: IX. HOUSING INSTITUTIONS AND HOUSING PROJECTS::

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I. SOCIAL HOUSING IN AFRICA: A. THE SOCIAL HOUSING 1: 1. ‘Social housing’ is an umbrella term referring to rental housing which may be owned and managed by the state, by nonprofit organizations, or by a combination of the two, usually with the aim of providing affordable housing. It can also be seen as a potential remedy to Housing inequality. 2. The ‘Public housing’, on the other hand is a form of housing tenure in which the property is owned by a government authority, which may be central or local. Although the common goal of public housing is to provide ‘affordable housing’, the details, terminology, definitions of poverty and other criteria for allocation vary. 3. For this article, most of the time, the terms ‘Social housing’, the ‘Public Housing’ and ‘Affordable housing’ will be used interchangeably. B. THE AFRICAN CONTINENT: 1. Africa is the world's secondlargest and second mostpopulous continent, after Asia. At about 30.2 million km² (11.7 million sq mi) including adjacent islands, it covers 6% of the Earth's total surface area and 20.4% of the total land area. With 1.0 billion people (as of 2009, see table) in 61 territories, it accounts for about 14.72% of the world's human population. 2. The continent is surrounded by the Mediterranean Sea to the north, both the Suez Canal and the Red Sea along the Sinai Peninsula to the northeast, the Indian Ocean to the southeast, and the Atlantic Ocean to the west. The continent has 54 sovereign states, including Madagascar, various island groups, and the Sahrawi Arab Democratic Republic, a member state of the African Union whose statehood is disputed by Morocco. 3. Africa, particularly central eastern Africa, is widely regarded within the scientific community to be the origin of humans and the Hominidae clade (great apes), as evidenced by the discovery of the earliest hominids and their ancestors, as well as later ones that have been dated to around seven million years ago – including Sahelanthropus tchadensis, Australopithecus africanus, A. afarensis, Homo erectus, H. habilis and H. ergaster – with the earliest Homo sapiens (modern human) found in Ethiopia being dated to circa 200,000 years ago. 4. Africa straddles the equator and encompasses numerous climate areas; it is the only continent to stretch from the northern temperate to southern temperate zones. The African expected economic growth rate is at about 5.0% for 2010 and 5.5% in 2011. I. THE HISTORY OF THE WORD ‘AFRICA’: 1. ‘Afri’ was the name of several Semitic peoples who dwelt in North Africa near ( in modern Tunisia). Their name is usually connected with Phoenician afar, "dust", but a 1981 hypothesis has asserted that it stems from a Berber word ifri or Ifran meaning "cave", in reference to cave dwellers. Africa or Ifri or Afer is name of Banu Ifran from and (Berber Tribe of Yafran).

1Wikepedia, the encyclopedia.

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2. Under Roman rule, Carthage became the capital of Africa Province, which also included the coastal part of modern . The Roman suffix "ca" denotes "country or land". The later Muslim kingdom of , modernday Tunisia, also preserved a form of the name. 3. Other etymological hypotheses that have been postulated for the ancient name "Africa": a. The 1st century Jewish historian Flavius Josephus (Ant. 1.15) asserted that it was named for Epher, grandson of Abraham according to Gen. 25:4, whose descendants, he claimed, had invaded Libya. b. word aprica ("sunny") mentioned by Isidore of Seville in Etymologiae XIV.5.2. c. The Greek word aphrike (Αφρική), meaning "without cold." This was proposed by historian Leo Africanus (1488–1554), who suggested the Greek word phrike (φρίκη, meaning "cold and horror"), combined with the privative prefix "a", thus indicating a land free of cold and horror. d. Massey, in 1881, derived an etymology from the Egyptian afruika, "to turn toward the opening of the Ka." The Ka is the energetic double of every person and "opening of the Ka" refers to a womb or birthplace. Africa would be, for the Egyptians, "the birthplace." e. Yet another hypothesis was proposed by ‘Michèle Fruyt’ in ‘Revue de Philologie’ 50, 1976: 221–238, linking the Latin word with ‘africus’ 'south wind', which would be of Umbrian origin and mean originally 'rainy wind'. 4. The Irish female name ‘Aifric’ is sometimes ‘anglicised’ as ‘Africa’, but the given name is unrelated to the ‘geonym’. II. GEOGRAPHY: As a whole, ‘Africa’ is the largest of the three great southward projections from the largest landmass of the Earth. Separated from Europe by the Mediterranean Sea, it is joined to Asia at its northeast extremity by the Isthmus of Suez (transected by the Suez Canal), 163 km (101 miles) wide. (Geopolitically, Egypt's Sinai Peninsula east of the Suez Canal is often considered part of Africa, as well.) III. ECOLOGY: 1. From the most northerly point, ‘Ras ben Sakka’ in ‘Tunisia’ (37°21' N), to the most southerly point, ‘Cape Agulhas’ in South Africa (34°51'15" S), is a distance of approximately 8,000 km (5,000 miles); from ‘Cape Verde’, 17°33'22" W, the ‘westernmost point’, to ‘Ras Hafun’ in ‘Somalia’, 51°27'52" E, the most easterly projection, is a distance of approximately 7,400 km (4,600 miles). The coastline is 26,000 km (16,100 miles) long, and the absence of deep indentations of the shore is illustrated by the fact that Europe, which covers only 10,400,000 km² (4,010,000 square miles) – about a third of the surface of Africa – has a coastline of 32,000 km (19,800 miles). 2. Africa's largest country is Sudan, and its smallest country is the Seychelles, an archipelago off the east coast. The smallest nation on the continental mainland is The Gambia.

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3. According to the ancient Romans, Africa lay to the west of Egypt, while "Asia" was used to refer to ‘Anatolia’ and lands to the east. A definite line was drawn between the two continents by the geographer Ptolemy (85–165 AD), indicating Alexandria along the Prime Meridian and making the ‘isthmus’ of Suez and the ‘Red Sea’ the boundary between Asia and Africa. As Europeans came to understand the real extent of the continent, the idea of Africa expanded with their knowledge. 4. Geologically, Africa includes the Arabian Peninsula; the Zagros Mountains of Iran and the Anatolian Plateau of Turkey mark where the African Plate collided with Eurasia. The ‘Afrotropic ecozone’ and the ‘Saharo’Arabian desert to its north unite the region biogeographically, and the AfroAsiatic language family unites the north linguistically. IV. CLIMATE: The climate of Africa ranges from tropical to subarctic on its highest peaks. Its northern half is primarily desert or arid, while its central and southern areas contain both savanna plains and very dense jungle (rainforest) regions. In between, there is a V. ECONOMY: 1. Although it has abundant natural resources, Africa remains the world's poorest and most underdeveloped continent, the result of a variety of causes that may include the spread of deadly diseases and viruses (notably HIV/AIDS and malaria), corrupt governments that have often committed serious human rights violations, failed central planning, high levels of illiteracy, lack of access to foreign capital, and frequent tribal and military conflict (ranging from guerrilla warfare to genocide). According to the United Nations' Human Development Report in 2003, the bottom 25 ranked nations (151st to 175th) were all African. 2. Poverty, illiteracy, malnutrition and inadequate water supply and sanitation, as well as poor health, affect a large proportion of the people who reside in the African continent. In August 2008, the World Bank announced revised global poverty estimates based on a new international poverty line of $1.25 per day (versus the previous measure of $1.00). 80.5% of the SubSaharan Africa population was living on less than $2.50 (PPP) a day in 2005, compared with 85.7% for India. VI. THE RATE OF ECONOMIC GROWTH: 1. The new figures confirm that subSaharan Africa has been the least successful region of the world in reducing poverty ($1.25 per day); some 50% of the population living in poverty in 1981 (200 million people), a figure that rose to 58% in 1996 before dropping to 50% in 2005 (380 million people). The average poor person in subSaharan Africa is estimated to live on only 70 cents per day, and was poorer in 2003 than he or she was in 1973 indicating increasing poverty in some areas. Some of it is attributed to unsuccessful economic liberalization programs spearheaded by foreign companies and governments, but other studies and reports have cited bad domestic government policies more than external factors. 2. From 1995 to 2005, Africa's rate of economic growth increased, averaging 5% in 2005. Some countries experienced still higher growth rates, notably Angola, VER1/1 SOCIAL HOUSING IN AFRICA:” Page: 4 011Jan11; 8:56:53 PM/ ASK

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Sudan and Equatorial Guinea, all three of which had recently begun extracting their petroleum reserves or had expanded their oil extraction capacity. The continent has 90% of the world’s cobalt, 90% of its platinum, 50% of its gold, 98% of its chromium, 70% of its tantalite, 64% of its manganese and onethird of its uranium. The Democratic Republic of the Congo (DRC) has 70% of the world’s coltan, and most mobile phones in the world have coltan in them. The DRC also has more than 30% of the world’s diamond reserves. Guinea is the world’s largest exporter of bauxite. As the growth in Africa has been driven mainly by services and not manufacturing or agriculture, it has been growth without jobs and without reduction in poverty levels. In fact, the food security crisis of 2008 which took place on the heels of the global financial crisis has pushed back 100 million people into food insecurity. 3. In recent years, the People's Republic of China has built increasingly stronger ties with African nations. In 2007, Chinese companies invested a total of US$1 billion in Africa. 4. A Harvard University study showed that Africa could easily feed itself, if only it had decent governance. VII. AFRICAN PEOPLE AND DEMOGRAPHICS OF AFRICA: Africa's population has rapidly increased over the last 40 years, and consequently it is relatively young. In some African states half or more of the population is under 25 years of age. African population grew from 221 million in 1950 to 1 billion in 2009. 1. SAN BUSHMAN MAN FROM BOTSWANA: Speakers of Bantu languages (part of the NigerCongo family) are the majority in southern, central and East Africa proper. But there are also several Nilotic groups in East Africa, and a few remaining indigenous ‘Khoisan’ ('San' or 'Bushmen') and Pygmy peoples in southern and central Africa, respectively. Bantuspeaking Africans also predominate in Gabon and Equatorial Guinea, and are found in parts of southern Cameroon. In the Kalahari Desert of Southern Africa, the distinct people known as the Bushmen (also "San", closely related to, but distinct from "Hottentots") have long been present. The San are physically distinct from other Africans and are the indigenous people of southern Africa. Pygmies are the preBantu indigenous peoples of central Africa. 2. BERBER BOYS FROM THE ATLAS MOUNTAINS: a. The peoples of North Africa comprise two main Semitic groups; (i) Berber and (ii) the speaking peoples in the west, and Egyptians and Libyans in the east. These peoples have always been ethnically, culturally, physically, historically and linguistically far more closely related to the Semites of the Middle East than to the Africans of Sub Saharan Africa. The Arabs who arrived in the 7th century introduced the Arabic language and Islam to North Africa. The Semitic Phoenicians (who founded Carthage) and Hyksos, the Indo Iranian ‘Alans’, the Indo European Greeks, Romans and settled in North Africa as well. still make up the majority in Morocco, while they are a significant minority within Algeria. They are also present in Tunisia and Libya. The Semitic ‘Tuareg’ and other oftennomadic peoples are the principal inhabitants of the Saharan interior VER1/1 SOCIAL HOUSING IN AFRICA:” Page: 5 011Jan11; 8:56:53 PM/ ASK

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of North Africa. Nubians are a ‘NiloSaharan’speaking group (though many also speak Arabic), who developed an ancient civilization in northeast Africa. b. Beja bedouins from Northeast Africa include some Ethiopian and Eritrean groups (like the ‘Amhara’ and ‘Tigrayans’, collectively known as ‘Habesha’) speak languages from the Semitic branch of the AfroAsiatic linguistic family (due to invasion and settlement in the region by Semitic peoples from North Africa and Arabia), while the ‘Oromo’ and ‘Somali’ speak languages from the ‘Cushitic’ branch of AfroAsiatic. Sudan is divided between a mostly Muslim ‘Nubian’ and ‘Beja’ north and a Christian and animist Nilotic south, with Mauritania somewhat similarly structured. Some areas of East Africa, particularly the island of Zanzibar and the Kenyan island of ‘Lamu’, have also received Arab Muslim and Southwest Asian settlers and merchants throughout the Middle Ages and in antiquity. 3. AFRIKANER TREKBOERS IN THE KAROO OF SOUTH AFRICA: a. Prior to the decolonization movements of the postWorld War II era, Europeans were represented in every part of Africa. Decolonisation during the 1960s and 1970s often resulted in the mass emigration of European descended settlers out of Africa – especially from Algeria and Morocco (1.6 million piedsnoirs in North Africa), Kenya, Congo, Rhodesia, Mozambique and Angola.[84] By the end of 1977, more than one million Portuguese were thought to have returned from Africa. Nevertheless, White Africans remain an important minority in many African states, particularly South Africa, Zimbabwe, Namibia and Réunion. The African country with the largest White African population is South Africa. The Afrikaners, the AngloAfricans (of British origin) and the Coloureds are the largest Europeandescended groups in Africa today. b. European colonization also brought sizable groups of Asians, particularly people from the Indian subcontinent, to British colonies. Large Indian communities are found in South Africa, and smaller ones are present in Kenya, Tanzania, and some other southern and East African countries. The large Indian community in Uganda was expelled by the dictator Idi Amin in 1972, though many have since returned. The islands in the Indian Ocean are also populated primarily by people of Asian origin, often mixed with Africans and Europeans. The Malagasy people of Madagascar are an Austronesian people, but those along the coast are generally mixed with Bantu, Arab, Indian and European origins. Malay and Indian ancestries are also important components in the group of people known in South Africa as Cape Coloureds (people with origins in two or more races and continents). During the 20th century, small but economically important communities of Lebanese and Chinese have also developed in the larger coastal cities of West and East Africa, respectively. VIII. LANGUAGES: 1. By most estimates, well over a thousand languages (UNESCO has estimated around two thousand) are spoken in Africa. Most are of African origin, though VER1/1 SOCIAL HOUSING IN AFRICA:” Page: 6 011Jan11; 8:56:53 PM/ ASK

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some are of European or Asian origin. Africa is the most multilingual continent in the world, and it is not rare for individuals to fluently speak not only multiple African languages, but one or more European ones as well. There are four major language families indigenous to Africa. 2. The AfroAsiatic languages are a language family of about 240 languages and 285 million people widespread throughout the Horn of Africa, North Africa, the Sahel, and Southwest Asia. 3. The NiloSaharan language family consists of more than a hundred languages spoken by 30 million people. NiloSaharan languages are spoken by Nilotic tribes in Chad, Ethiopia, Kenya, Sudan, Uganda, and northern Tanzania. 4. The NigerCongo language family covers much of SubSaharan Africa and is probably the largest language family in the world in terms of different languages. 5. The Khoisan languages number about fifty and are spoken in Southern Africa by approximately 120,000 people. Many of the Khoisan languages are endangered. The Khoi and San peoples are considered the original inhabitants of this part of Africa. 6. Following the end of colonialism, nearly all African countries adopted official languages that originated outside the continent, although several countries also granted legal recognition to indigenous languages (such as Swahili, Yoruba, Igbo and Hausa). In numerous countries, English and French (see African French) are used for communication in the public sphere such as government, commerce, education and the media. Arabic, Portuguese, Afrikaans, Malagasy and Spanish are examples of languages that trace their origin to outside of Africa, and that are used by millions of Africans today, both in the public and private spheres. Italian is spoken by some in former Italian colonies in Africa. Prior to World War I, German was used in certain areas also. IX. CULTURE: Some aspects of traditional African cultures have become less practiced in recent years as a result of years of neglect and suppression by colonial and postcolonial regimes. There is now a resurgence in the attempts to rediscover and revalorize African traditional cultures, under such movements as the African Renaissance, led by Thabo Mbeki, ‘Afrocentrism’, led by a group of scholars, including ‘Molefi Asante’, as well as the increasing recognition of traditional spiritualism through decriminalization of ‘Vodou’ and other forms of spirituality. In recent years, traditional African culture has become synonymous with rural poverty and subsistence farming. X. RELIGION: Africans profess a wide variety of religious beliefs and statistics on religious affiliation are difficult to come by since they are too sensitive a topic for governments with mixed populations. According to the World Book Encyclopedia, Islam is the largest religion in Africa, followed by Christianity. According to Encyclopedia Britannica, 45% of the population are Muslims, 40% are Christians and less than 15% continue to follow traditional African religions. A small number of Africans are Hindu, Baha'i, or have beliefs from the Judaic tradition. Examples of VER1/1 SOCIAL HOUSING IN AFRICA:” Page: 7 011Jan11; 8:56:53 PM/ ASK

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African Jews are the Beta Israel, Lemba peoples and the Abayudaya of Eastern Uganda. There is also a small minority of Africans who are nonreligious. XI. POLITICAL MAP OF AFRICA: 1. The African Union (AU) is a fiftythree (53) member federation consisting of all of Africa's states except Morocco. The union was formed, with Addis Ababa as its headquarters, on 26 June 2001. In July 2004, the African Union's PanAfrican Parliament (PAP) was relocated to Midrand, in South Africa, but the African Commission on Human and Peoples' Rights remained in Addis Ababa. There is a policy in effect to decentralize the African Federation's institutions so that they are shared by all the states. 2. The African Union, not to be confused with the AU Commission, is formed by the Constitutive Act of the African Union, which aims to transform the African Economic Community, a federated commonwealth, into a state under established international conventions. The African Union has a parliamentary government, known as the African Union Government, consisting of legislative, judicial and executive organs. It is led by the African Union President and Head of State, who is also the President of the Pan African Parliament. A person becomes AU President by being elected to the PAP, and subsequently gaining majority support in the PAP. 1 The powers and authority of the President of the African Parliament derive from the Constitutive Act and the Protocol of the Pan African Parliament, as well as the inheritance of presidential authority stipulated by African treaties and by international treaties, including those subordinating the Secretary General of the OAU Secretariat (AU Commission) to the PAP. The government of the AU consists of allunion (federal), regional, state, and municipal authorities, as well as hundreds of institutions, that together manage the daytoday affairs of the institution. 3. There are clear signs of increased networking among African organizations and states. In the civil war in the Democratic Republic of the Congo (former Zaire), rather than rich, nonAfrican countries intervening, neighbouring African countries became involved. Since the conflict began in 1998, the estimated death toll has reached 5 million. 4. Political associations such as the African Union offer hope for greater co operation and peace between the continent's many countries. Extensive human rights abuses still occur in several parts of Africa, often under the oversight of the state. Most of such violations occur for political reasons, often as a side effect of civil war. Countries where major human rights violations have been reported in recent times include the Democratic Republic of the Congo, Sierra Leone, Liberia, Sudan, Zimbabwe, and Côte d'Ivoire. XII. TERRITORIES AND REGIONS: The African Continent has been broadly divided in to the regions grouped into (1) Northern Africa, (2) Western Africa, (3) Central Africa, (4) Eastern Africa, and (5) Southern Africa. The countries in this table are categorized according to the scheme for geographic sub regions used by the United Nations, and data included are per sources in crossreferenced articles. Where they differ, provisos are clearly indicated:

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Density Name of region [93] and Area Population (per Capital territory, with flag (km²) (2009 est) except where noted km²) Eastern Africa

Burundi 27,830 8,988,091 322.9 Bujumbura Comoros 2,170 752,438 346.7 Moroni

Djibouti 23,000 516,055 22.4 Djibouti Eritrea 121,320 5,647,168 46.5 Asmara Ethiopia 1,127,127 85,237,338 75.6 Addis Ababa

Kenya 582,650 39,002,772 66.0 Nairobi

Madagascar 587,040 20,653,556 35.1 Antananarivo

Malawi 118,480 14,268,711 120.4 Lilongwe

Mauritius 2,040 1,284,264 629.5 Port Louis

Mayotte (France) 374 223,765 489.7 Mamoudzou

Mozambique 801,590 21,669,278 27.0 Maputo Réunion (France) 2,512 743,981(2002) 296.2 SaintDenis

Rwanda 26,338 10,473,282 397.6 Kigali Seychelles 455 87,476 192.2 Victoria

Somalia 637,657 9,832,017 15.4 Mogadishu

Tanzania 945,087 41,048,532 43.3 Dodoma

Uganda 236,040 32,369,558 137.1 Kampala

Zambia 752,614 11,862,740 15.7 Lusaka Middle Africa Angola 1,246,700 12,799,293 10.3 Luanda

Cameroon 475,440 18,879,301 39.7 Yaoundé

Central African Republic 622,984 4,511,488 7.2 Bangui

Chad 1,284,000 10,329,208 8.0 N'Djamena

Congo 342,000 4,012,809 11.7 Brazzaville

Democratic Republic of the Congo 2,345,410 68,692,542 29.2 Kinshasa

Equatorial Guinea 28,051 633,441 22.6 Malabo

Gabon 267,667 1,514,993 5.6 Libreville São Tomé and Príncipe 1,001 212,679 212.4 São Tomé Northern Africa

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Algeria 2,381,740 34,178,188 14.3 Algiers 83,082,869 1,001,450 82.9 Cairo Egypt total, Asia 1.4m Libya 1,759,540 6,310,434 3.6 Tripoli

Morocco 446,550 34,859,364 78.0 Rabat Sudan 2,505,810 41,087,825 16.4 Khartoum

Tunisia 163,610 10,486,339 64.1 Tunis Sahrawi Arab Democratic Republic 266,000 405,210 [94] 1.5 El Aaiún Spanish and Portuguese territories in Northern Africa : Las Palmas de Gran Canaria , 7,492 1,694,477(2001) 226.2 Canary Islands (Spain) Santa Cruz de Tenerife

Ceuta (Spain) 20 71,505(2001) 3,575.2 —

Madeira Islands (Portugal) 797 245,000(2001) 307.4 Funchal

Melilla (Spain) 12 66,411(2001) 5,534.2 — Southern Africa Botswana 600,370 1,990,876 3.3 Gaborone

Lesotho 30,355 2,130,819 70.2 Maseru Zimbabwe 390,580 11,392,629 29.1 Harare

Namibia 825,418 2,108,665 2.6 Windhoek Bloemfontein , Cape 1,219,912 49,052,489 40.2 South Africa Town , Pretoria

Swaziland 17,363 1,123,913 64.7 Mbabane Western Africa Benin 112,620 8,791,832 78.0 PortoNovo

Burkina Faso 274,200 15,746,232 57.4 Ouagadougou Cape Verde 4,033 429,474 107.3 Praia

Côte d'Ivoire 322,460 20,617,068 63.9 Abidjan , Yamoussoukro

Gambia 11,300 1,782,893 157.7 Banjul

Ghana 239,460 23,832,495 99.5 Accra

Guinea 245,857 10,057,975 40.9 Conakry GuineaBissau 36,120 1,533,964 42.5 Bissau Liberia 111,370 3,441,790 30.9 Monrovia

Mali 1,240,000 12,666,987 10.2 Bamako

Mauritania 1,030,700 3,129,486 3.0 Nouakchott

Niger 1,267,000 15,306,252 12.1 Niamey

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Nigeria 923,768 158,259,000 161.5 Abuja Saint Helena, Ascension and Tristan 410 7,637 14.4 Jamestown da Cunha (UK)

Senegal 196,190 13,711,597 69.9 Dakar

Sierra Leone 71,740 6,440,053 89.9 Freetown Togo 56,785 6,019,877 106.0 Lomé Africa Total 30,368,609 1,001,320,281 33.0

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XIII. SOCIAL HOUSING POLICY FOR SOUTH AFRICA 2: A. AN ENABLING ENVIRONMENT FOR SOCIAL HOUSING DEVELOPMENT: 1. In his 2001 opening address to parliament, the President announced the Government’s commitment towards the regeneration of inner cities in the country, the development of well located land and the intention to broaden the current housing assistance programmes to accommodate higher density development and to address the increasing demand for rental housing in urban areas. 2. The Government remains committed towards the overall objective of the creation of sustainable human settlements and to achieve this the following key principles guide housing policy and strategy: i. Restoring and furthering human dignity and citizenship ii. Integrated development planning and funding alignment; iii. Quality products and environments responsive to the demand of the target community; iv. Inner city regeneration and rental housing provision; v. Maximum private sector involvement, and vi. A procurement regime compliant to the provisions of the Constitution, 1996 and the Public Finance B. MANAGEMENT ACT, 1999: 1. The Government has acknowledged that the development of acceptable and sustainable medium density rental housing can only be realized through sustainable social housing institutions and adequate private sector involvement. Social housing has shown to be able to significantly address concerns around urban regeneration and improve housing densities. It clearly contributes to sustainable development, especially when location, integration, viability and sustainability are carefully considered. It has shown to promote the effective and efficient management of rental and/or collective forms of accommodation (with emphasis on long term management and maintenance) and stimulated an economic contribution by way of regular payments to local authorities for services provided. The sector is showing an ability to facilitate local economic development through supporting local economies and stimulating a fiscal benefit that exceeds public sector investment in housing. Therefore, the macro objectives of promoting citizenship, democracy and good governance are contributed to by social housing. Local authorities by implication have a key role to play as partners in social housing development. 2. To date, social housing has emerged as a result of fragmented organizational will, rather than as a result of a supportive policy environment. Social housing, in various forms, has been implemented on a pilot basis over the last

2 A social Housing Policy for South Africa‘’httpechousingecprovgov’

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five years, with the emergence of some 60 Social Housing Institutions (SHIs) to date. The social housing sector however, has been dependent on various international donors for funding support. This support is limited and finite, and alternative funding sources will have to be provided for the sector. To date, only limited private sector support and funding has been brought into the sector. This limitation is in large measure caused by the lack of a defined policy and regulatory environment. 3. To achieve its housing objectives and to provide coherence to the social housing sector, the Government will pursue the establishment, regulation and maintenance of social housing institutions through a structured and dedicated policy programme. This Social Housing Policy outlines the Government’s proposed range of interventions as an overarching approach to stimulate the development of the sector. The overall purpose of this policy is to establish a mechanism in terms of which Government can create an enabling environment for the development, delivery and maintenance of the social housing sector required to deliver housing opportunities at scale in South Africa. In order to achieve this, the document suggests, inter alia: a. Changes to the institutional framework for social housing; b. A new funding framework for the sector to ensure that institutions are adequately funded to the point where their growth becomes organic without any further subsidization; and c. A regulatory framework based on a best practice regime. 1. POLICY OBJECTIVES: a. The overall objective of this policy document is to create an enabling environment for the social housing sector to develop, grow, and deliver at scale. This policy document is an overarching document focusing on the basic principles, framework and institutional parameters required in the sector to ensure that viable, robust housing institutions are established and are operating in the sector. The housing institutions will be able to access different operational programmes under this policy, such as e.g. the medium density housing programme for specific project development. b. The specific objectives of the policy document are therefore: i. To define key terms to ensure common understanding and synergy in the sector; ii. To lay down general principles for the social housing sector; iii. To define the legislative, institutional and regulatory environment in which the sector will operate; iv. To provide for a Government funding mechanism for the social housing sector to facilitate the specific targets noted in the policy; v. To promote capacity building for the sector; and vi. To provide measures to encourage the sustainability and growth of the sector at scale. VER1/1 SOCIAL HOUSING IN AFRICA:” Page: 13 011Jan11; 8:56:53 PM/ ASK

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2. DEFINITION OF SOCIAL HOUSING: a. Social housing and social housing policy must be clearly conceptualized and understood. Therefore, a clear definition of the concept and its relation to the broader housing development environment is required. b. In the context of this policy, social housing is defined as: “A housing option for low-to-medium income persons that is provided by housing institutions, and that excludes immediate individual ownership” c. Clarification of the terms used in the above definition of social housing d. In the context of this policy, a housing institution is defined as a legal entity established with the primary objective of developing and/or managing housing stock that has been funded through the grant programmes specified in this policy. The housing stock can be owned by the housing institution, or it can be owned collectively by a grouping of residents. Housing institutions should not be seen as shortterm vehicles for providing housing to a specified market segment, but are seen as robust, sustainable institutions, established to provide the social housing option. Housing institutions will therefore have to demonstrate financial and operational sustainability over time while adhering to the guiding principles for social housing. e. Social housing is not an option for the very poor. By its very nature, persons accessing accommodation from housing institutions will have to earn a secure income, formally or informally, to be able to afford the rental or other periodic payment for accommodation. Furthermore, social housing cannot be limited to specific income groups if the broader integration, regeneration and market demand objectives are to be realised. The housing option therefore should promote a mix of income groupings covering both low income and medium income persons, as prescribed in the regulations for social housing from time to time. Government’s funding objectives will, however, remain to be focused on the lower income end of the target market. f. Although social housing in the context of the medium density and inner city regeneration objectives will only be affordable to the medium to higher income categories within the target group, social housing projects could still include initiatives where beneficiaries participate in the solution of their housing needs through the People’s Housing Process. The programme could thus also cater for the lowest income categories under such circumstances. Ultimately the Members of the Executive Committee responsible for Housing of the Provincial Governments (MEC) will have to be convinced that a particular project represents a social housing approach solution as opposed to the normal projectlinked subsidy projects via the People’s Housing Process route. g. Social housing primarily covers the rental tenure option and excludes immediate individual ownership by the residents. The social housing option is not intended to be used by beneficiaries seeking immediate individual ownership, as other options have been created within the VER1/1 SOCIAL HOUSING IN AFRICA:” Page: 14 011Jan11; 8:56:53 PM/ ASK

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Housing Subsidy Scheme to accommodate such needs. The social housing option, however, does allow for collective forms of ownership, on condition that the persons involved and being housed through collective ownership, are fully aware, understand and subscribe to these forms of collective ownership options. The conversion of these rental schemes into ownership options is not excluded. Such conversions, however, will only become viable options in the long term, and will be based on feasibility studies confirming the sustainability of such a conversion scheme and that of the SHI concerned. Under normal circumstances the conversion of rental schemes to sale options should not be considered within the first 10 to 15 years. h. The social housing definition also refers to “persons” to benefit from the programme rather than households, families or groups. The social housing option will therefore cater for the housing needs of single persons and families, and will thus be responsive to the market demand within an area. 3. GUIDING PRINCIPLES FOR SOCIAL HOUSING: a. This sets out the principles for social housing that will guide the Government in creating an enabling environment for the delivery of social housing. These principles are the fundamental premises upon which Government will develop and apply its policy, legislation and regulations for the sector. These, therefore, comprise some of the premises upon which social housing institutions will operate and promote the growth and development of the social housing sector. b. Social housing must adhere to the general principles laid down in the Housing Act, 1997 (Act 107 of 1997) Part 1 Section 2, as well as in relevant sections of subsequent legislation such as the Rental Act, 1999 (Act 60 of 1999). In addition, the policy must be read in conjunction with the White Paper on Housing (1994), the Urban Development Framework (1997) and with the National Housing Code. c. The following principles underpin the Government’s social housing policy: A. PROMOTION AND INTEGRATION: a. It must promote the social, physical, and economic integration of housing development into existing urban and/or innercity areas through the creation of quality living environments. b. Social housing has the specific objective of achieving urban regeneration, especially in inner city areas. Social housing developments must consider and be based on integrated development planning. Therefore, social housing developments should be in line with local Integrated Development Plans (IDPs) and other related plans created for the promotion of integrated development in urban areas. Including in this concept is the need to address social facilities where projects are executed and the need for adequate space to accommodate recreation and other needs. Higher residential densities VER1/1 SOCIAL HOUSING IN AFRICA:” Page: 15 011Jan11; 8:56:53 PM/ ASK

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must be realized, while urban fragmentation and sprawl must be countered. B. RESPONSIVETO LOCAL HOUSING DEMAND: 1. It must be responsive to local housing demand. Housing institutions and their supporters must adequately demonstrate the demand for this type of housing option in areas where social housing development is planned or underway. 2. Through being a demand driven housing option, participation from residents at different levels, phases of projects and in various forms needs to be accommodated within the operations of the housing institution as the provider of the housing option. C. SUPPORTIVE: 1. It must support the economic development of low income communities by ensuring that they are close to job opportunities, markets and transport and by stimulating job opportunities to emerging entrepreneurs in the housing services and construction industries. 2. Social housing has shown its ability to develop sustainable human settlements and inter alia mixed income communities in strategic locations. It is for this reason that vacancies in projects are generally low, and rental payments (in case of well managed institutions) are generally high. In addition, the housing services industry has a strong capacity to support the development of SMEs in services such as cleaning, security, plumbing, electrical and other maintenance functions. D. INVOLVEMENT OF ALL THE STAKE HOLDERS: 1. It must ensure the involvement of residents in the social housing institution (SHI) and/or key stakeholders in the broader environment through defined meaningful consultation, information sharing, education, training and skills transfer. 2. Social housing must encourage and support residents in their efforts to fulfil their own housing needs in a way that leads to the transfer of skills and empowerment. Education, training and information sharing must take place before occupation by residents and must be done throughout the process in such a way that residents are able to make informed decisions about their housing and protect themselves as responsible housing consumers. 3. Residents must participate in the administration and management of their housing option. E. SECURED TENURE FOR THE RESIDENTS: 1. It must ensure secure tenure for the residents in social housing institutions, on the basis of the general provisions for the relationship between residents and social housing institutions as defined in the

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Housing Act, 1997 and the Rental Act, 1999 Chapter 3, section 4 (1) to (5). This applies to all forms of tenure provided for within this policy. 2. Residents need to be made aware of the tenure provisions of the social housing institution prior to and upon acceptance of these provisions as a form of consumer protection. F. SUPPORTIVE OF MUTUAL ACCEPTANCE: 1. It must support mutual acceptance of roles and responsibilities of tenants and social landlords, on the basis of the general provisions for the relationship between residents and social housing institutions as defined in the Rental Act, 1999 Chapter 3, sections 4 and 5, in the Cooperatives Act, 1998 (Act 91 of 1998) as well as in the envisaged Social Housing Act. 2. Social housing is based on mutual respect for the rights of tenants and owners, and the speedy resolution of conflicts that may arise. 3. Social housing institutions and Government need to cooperate to develop a consensus on roles and responsibilities, educate all parties on these roles and responsibilities, and allow for effective implementation of the contractual obligations of all parties. G. FULLY FACILITATED AND SUPPORTED BY ALL GOVERNMENT AND ITS AGENCIES: 1. It must be facilitated, supported and/or driven by all spheres of government. The roles and responsibilities of the various spheres of government with regard to facilitating, supporting and/or driving social housing should be clear to ensure efficiency and prevent unnecessary duplication. 2. The role of local government is particularly significant in facilitating the implementation of social housing within their area of jurisdiction. The ability of this sphere of government to create an enabling local environment is critical to the success of the sector. 3. Cooperative governance and coordination of resources between the spheres and within the spheres among different government departments, is key for creating and enabling a supportive environment for the delivery of social housing H. SUSTAINABLITY, VIABLITY AND LEGALLY INDEPENDENCE: 1. It must promote the creation of sustainable, viable and legally independent housing institutions responsible for providing and/or developing, holding and managing social housing stock. 2. The establishment of viable social housing institutions, able to deliver at the scale that is required over the next few years, by its very nature, is a time consuming process. It requires extensive support, financially, administratively and technically from

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Government and other key stakeholders in order for the endeavour to be successful. I. TRANSPARANCY, ACCOUNTABILITY AND EFFICIANCY: It must ensure transparency, accountability and efficiency in the administration and management of social housing stock. Social housing institutions essentially operate as business entities. Therefore, transparency in the way that decisions are made, information is exchanged, and accountability and efficiency in the administration of the institution is essential for its establishment and for making social housing successful as a sector. J. STANDARDIZATION AND BEST PRACTICES: It must promote best practices and compliance with minimum norms and standards in relation to the delivery and management of social housing as a sector. This is necessary to ensure consistency in housing delivery in the sector and the maintenance of an acceptable level of quality within the sector. K. EFFICIENT USE OF FUNDS/FACILITIES: It must promote the use of public funds in such a manner that stimulates and/or facilitates private sector investment and participation in the social housing sector. Public sector investment should be used to gear the private funding provided for social housing in order to obtain maximum benefit for both the social housing institutions and its residents. Operational surpluses of social housing institutions must be reinvested in new social housing projects. L. SUPPORTIVE TO WIDE RANGE OF INCOME GROUPS: 1. It must promote housing delivery for a range of income groups (including, inter alia, middle income, emerging middle class, working class and the poor) in such a way as to allow integration and cross subsidization. 2. Through the regeneration of economies in local areas, social housing should be able to accommodate the actual needs of persons earmarked for assistance including those persons in the medium income categories, while increasingly reaching persons located at the lower end of the market. Social housing will therefore provide opportunities across the income streams. Government’s grant funding will, however, be focussed on the lower income end of the target market. M. OPERATIVE WITHIN RULES AND REGULATIONS: It must operate within the provisions of the Constitution, 1996, the Public Finance Management Act, 1999, the Prefere ntial Procurement Act and other statutory procurement prescripts. These provisions indicate that fair and equitable competition regarding access to Government resources must be instilled at all interfaces between organs of the State and the suppliers

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of housing goods and services. The social housing policy will therefore comply with these requirements.

N. THE STRUCTURE TO BE GENERIC IN NATURE: It may be implemented by social housing institutions of various legal forms. Social housing institutions may comprise not for profit legal entities, or profit oriented entities. The Social Housing Corporation (Corporation, see section 5.3.3) will determine whether the specific legal entity of an institution applying for assistance is appropriate or not within the context of this policy. The main objective of the entity must, however, be to provide housing to the target market. It should not include other objectives of interest that could compromise the sustainability of the institution. XIV. HOUSING INSTITUTIONS AND HOUSING PROJECTS: A. ANGOLA-GOVERNMENT PLEDGES HOUSING FOR NEEDY CITIZENS 3: 1. Luanda — Angolan State will directly assist disadvantaged groups in the access to social housing, said Thursday in Luanda the deputy minister of Urbanisation and Environment, Mota Liz. 2. The official said so at the opening of the 2nd Forum on Real Estate, Urbanisation and Architecture in Angola and the Real Estate Exhibition of Luanda. B. BOTSWANA – SOCIAL HOUSING: I. HOUSING DEMAND: 1. Botswana’s Vision 2016 envisaged that by 2016 all Batswana will have access to good quality basic shelter in both urban and rural areas. Nine years from that target the country still has a long way to go to achieve that goal. 2. Assuming a continued yearonyear population growth rate of just below 2.5%, the number of households is likely to be between 530000 and 550000 in 2016. This means that an additional 130000–150000 households will need to be accommodated over the period. The majority of these additional households will fall into the low to lowmiddle income urban and periurban groups II. HOUSING POLICY: The National Policy on Housing (as adopted in 1999) seeks to:  Change the emphasis of government’s role from being a housing provider to being a housing facilitator in partnership with other stakeholders.  Apply government resources to low and lower middle income housing

3 Angola Government pledges for needy people‘allafrica.com’

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 Promote housing and an instrument of economic empowerment and poverty alleviation  Foster partnerships with the private sector and all major employers in home development and facilitating home ownership The policy clearly focuses in the correct areas, but how effectively is it being implemented?

C. THE JOHANNESBURG HOUSING COMPANY (JHC)4: I. THE COMPANY’S MANAGEMENT: 1. The company started its operations with the main objective of transforming the lives of thousands in South Africa through social housing. 2. Taffy Adler, CEO of the Johannesburg Housing Company Taffy Adler is hardly the most likely candidate for taking on the role of social entrepreneur. He had an impressive track record as a trade union organizer who shunned the world of business during South Africa’s turbulent past. 3. But as democracy in the country evolved, Adler left the trade union movement to become the CEO of the JHC in 1996. 4. The company is an urban regeneration agency that operates in the poorer areas of Johannesburg. Its work includes tackling slums, carrying out refurbishments and conversions, and building new projects. It has a financial investment in inner city properties that is close to 360 million rand (US$36.4 million). 5. According to Adler, the organization’s three main goals are to improve the buildings where people live, and once that has been achieved to then tackle the quality of people’s lives, and to improve their neighbourhoods. 6. The JHC has developed around 2,800 homes, which it estimates is an eight per cent increase in Johannesburg’s housing stock in the inner city. It now provides homes to more than 9,000 men, women and children. 7. Today, Adler, who’s in his late fifties, is widely acclaimed in South Africa for winning international awards and for his outstanding pioneering work in housing. 8. “I have come out of an antibusiness framework. For much of my working life I was a trade union organizer. I spent my life working for workers fighting the excesses of capital,” he says. 9. “In this role, I have come to understand the power of some market forces and being able to apply the power of the market to social ventures has been one of the most extraordinary discoveries of my life anyway.”

4 SocialHousingAfrica'knowledge.insead.edu'.htm

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II. REGENERATING JOHANNESBURG: 1. The JHC was established during a time of great change in South Africa, not long after Nelson Mandela, as leader of the African National Congress, had been inaugurated as the country’s first black President in 1994, and he was still presiding over the transition from minority rule and apartheid. 2. It was also a time of rampant inner city degeneration, crime, poor municipal services, empty office buildings and flight from city centres. 3. “The challenge, which not all antiapartheid organizations rose to, was to essentially move from the politics of mobilization to the politics of development,” Adler explains. 4. “And that required a completely different mindset, whereas you were previously in a mindset where you were against everything, you now had to be in a mindset where you were essentially were doing developments with government with a range of private sector stakeholders.” III. THE TASK: 1. The goal of improving neighbourhoods has been formidable. The JHC has tackled it with the premise that it needs to get people working on its side. It works with both communities and building owners, and seeks to bring them into an organizational framework. So essentially, the basic model is an organization which involves both owners and tenants. 2. According to Adler, issues that have to be addressed include improving security and cleaning services in an area, tackling criminal activity, and dealing with schools so that children do not have to worry about drugs. IV. TACKLING CRIME: 1. But just how can you possibly start to tackle crime in a city as an intimidating as Johannesburg? It appears not to have unnerved the JHC. 2. Adler says: “You know it’s always more of a problem from the outside than it is from the inside. In the areas where we operate, in general the crime is of a petty nature, I am pleased to say. There are the occasional murders and rapes etc. … but effectively what we have done is that we’ve created fairly safe environments in the buildings primarily through community awareness and watchfulness, plus 24hour security environments at the doors.” 3. He also says work has been undertaken to create a visible security force on the streets. Also, they work with people to foster a cultural environment where everybody feels it is important to be safe in the area and where residents feel they are “taking control of the streets”. V. LESSONS: 1. Running a pioneering institution such as the JHC in Jo’burg’s inner city over the years has not always been straightforward and smooth. Adler admits that, over the years, the company has learnt some important lessons. The most important one is realizing that housing regeneration cannot be carried out on the cheap.

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2. “Lowincome people, in the nature of the way in which you own and develop the building, require a highcost product,” Adler says, adding: “You have got to develop and deliver the best possible product over the longest possible time.” VI. THE BRICKFIELDS HOUSING PROJECT IN NEWTOWN, JOHANNESBURG- BALANCING ACT: 1. The company now has a revenue stream of 80 million rand, and has become increasingly complex to run as the years have rolled past. But Adler maintains that running the organization as CEO is not “rocket science” and is simply a matter of getting the balance right. 2. “But again, from the inside, it’s not difficult, as long as you work on the assumption that there’s common sense and respect involved.” 3. He sees it very much as a matter of showing respect for people as clients and getting both sides of the equation to understand roles and responsibilities in a manner which is clear, consistent and fair. 4. Building on that, he advocates making sure that processes and procedures are in place to guide people through increasingly complex activities. 5. But there are added complexities these days. Adler says on the design side, the JHC is always striving to improve its projects. Every time it starts a new building it returns to the current users living in a similar type of housing project to seek advice on how to improve the design. But on the financial side, the company has had to diversify its funding sources. 6. Each year, it makes a surplus of 30 to 50 million rand. However, it is a non profit making institution. According to the company's CEO, its goal is to ensure that “not for profit also means not for loss” and that it will remain in business for a very long time. “And for that reason our board is very insistent that we do make a surplus.” “There is a hurdle – it is much lower than a commercial hurdle – so on the buildings we target a 10 per cent return, as opposed to a commercial return which is anything between 25 and 35 per cent.” “And because of our capital requirements, we need to generate internal revenues so that we can contribute to the next building,” Adler says. VII. WORLD HABITAT AWARD: 1. Among the accolades Adler has helped the JHC win is the prestigious United Nations’ World Habitat Award 2006 that recognizes housing companies that come up with innovative and sustainable housing solutions. 2. However, Adler is cautious about whether the institution’s model can be transposed elsewhere in the world. 3. “I think all models are local,” he says. “For them to be successful they have to be very conscious of local knowledge and local geography. Having said that, I think there are a number of principles which can be applied.”

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4. He says that in the South African context, where there are a number of other cities that are similar to Johannesburg, there are at least another 17 institutions like the JHC. The company cooperates with them in a national trade association. 5. But as for the rest of Africa, Adler says the urban dimension is very different. The JHC has had contact with other similar institutions in Africa, and it has also had a number of exchange programmes with international groupings within countries such as Canada, Norway, Holland and England. India too is in touch with the JHC. 6. When it comes to community development, Adler asserts, the JHC represents some of the world’s best practices and interacting with other partners across the world can yield fruitful results for everyone involved in the discussions. VIII. THE FUTURE: 1. The South African economy, like many others, is suffering from the global economic slowdown. Unemployment is growing and some economists have issued a warning that the country could fall into recession this year. 2. But far from being precarious, it looks like the services of the JHC will be very much in demand. “For a long time we see many opportunities to both create decent accommodation for poor people and to go into communities where essentially you are trying to recreate the urban fabric that was broken down by apartheid.” “Unfortunately, that’s going to take a while to deal with those issues and as long as those issues are there, we will have a job to do.” 3. Taffy Adler took part in the INSEAD Social Entrepreneurship Programme held recently at the school’s Asia campus in Singapore.

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