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The Evolution of the Spatial Pattern of White Residential Development and the Housing Market in Johannesburg

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The Evolution of the Spatial Pattern of White Residential Development and the Housing Market in Johannesburg THE EVOLUTION OF THE SPATIAL PATTERN OF WHITE RESIDENTIAL DEVELOPMENT AND THE HOUSING MARKET IN JOHANNESBURG Graeme Hilton Thurlow Hart B.A. (Hons) (Rhodes) M. A. (Wit'a (UcrsMiid) A thesis submitted to the I'aeully of Arts, University of the Witwalmnmd, Johannesburg for the degree oj l)orlor oj Rhi/osnjifiy Johannesburg 1974 CONTENTS Pdas List of Contents 11 List of Figures i i i List of Tables v ii Declaration ix Abstract xi Introduction xi i CHAPTER 1 - URBAN RESIDENTIAL GROWTH AND THE SOCIALLY-ROOTED DETERMINANTS OF RESIDENTIAL LAND VALUES ... 1 CHAPTER 2 - URBAN RESIDENTIAL GROWTH AND THE ECONOMICALLY- ROOTED DETERMINANTS OF RESIDENTIAL LAND VALUES 35 CHAPTER 3 - FORMATION 1886 - 1902 59 CHAPTER 4 - THE FIRST PHASE OF CONSOLIDATION 1902 - 1913 98 CHAPTER 5 - THE SECOND PHASE OF CONSOLIDATION 1913 - 1932 142 CHAPTER 6 - THE PHASE OF ACCELERATION 1932 - 1960 197 CHAPTER 7 - METROPOLITANISATION : RESIDENTIAL DEVELOPMENT ANDTHE HOUSING MARKET, 1960 - 1972 263 CHAPTER 8 - METROPOLITANISATION : PROBLEMS OF RESIDENTIAL DEVELOPMENT AND THE HOUSING MARKET, I960 - 1972 322 CHAPTER 9 - CONCLUSIONS 368 BIBLIOGRAPHY 482 Appendices A Mean Municipal Property Valuations in the Residential Townships of Johannesburg 1904 - 1967 (Valuations at approximately six-year intervals) ... ... ... ••• ••• 331 B Mean Monthly Sales of Residential Properties in Johannesburg, 1960 - 197? ••• ••• •«• • • • • • • 388 C Maximum and Minimum Monthly Sales, Mean Monthly Sales and Volume of Sales per Month* in Selected Residential Townships of Johannesburg ... ... •.• ••• • • • 438 D SYMVU Maps of Mean January Sales of Residential Properties in Johannesburg in Even Years I960 - 1972 ... ... 474 111. LIST OF FIGURES Page 1.1 Metropolitan Johannesburg : The Topography 1.2 Metropolitan Johannesburg : The Regional Setting (Urban and Regional Research Unit, Witwatersrand University) 1.3 The conceptual framework of .the study ... 1.4 Flow-chart showing the evolution of the theory of the urban 1 and market 1.1 The concentric zonal pattern of urban residential areas, as applied to Chicago (Burgess, 1924) ... ... ... 3 ]-2 Schematic diagrams of the sectoral and zonal distribution of dwelling rents in American citie s, during the 1930's (Hoyt, 1939) g 1.3 The changing distribution of fashionable residential areas in six American cities. (Hoyt, 1939) ... ... ... iq 1.4 The multiple-nuclei and sector conceptualisations of urban land-use patterns (Harris and Ullman, 1945) ... ... 17 1.5 Simplified cross-section through a city, from C.B.D. to periphery to show the working of the filte rin g process (Johnston, 1971) 18 1.6 A spatial model of the socio-economic structure of Johannesburg (Hart, 1973) ... ... ... ... ... 24 1.7 Simplified cross-section through a city from C.B.D. to periphery to show the working of the family cycle location process (Johnston, 1971). ... ... ... ... 25 1.8 Schematic diagrams of a growing city showing the various hypothesised distributions of migrant groups (Johnston, 1971) 30 2.1 Flow-chart showing the evolution of the theory of the urban land market (repeated from the introduction) ... ... 37 2.2 Von Thunen's bid-rent curves ( Isard, 1956) ... .. 39 2.3 Considerations of demand and a mutually inter-dependent price system (Dunn, 1964).,. ... ... ... ... 52 3.1 The original farms on the site of Johannesburg ... ... 61 3.2 Wyld's Map of the Witwatersrand Gold Fields, 1889, and the associat'd cadastral pattern ... ... ... 62 iv. Page 3.3 The location of the mining canips which formed the prin.dry nodes of settlement in Johannesburg, 1896 64 3.4 The in itia l survey by Jos. E. de V illie rs of blocks on Randjeslaagte, December 8, 1886 ... 66 70 3.5 M elville's Map of Johannesburg and suburbs, 1897 3.6 The residential sites of Johannesburg's most prominent citizens at the turn of the century 76 78 3.7 A general plan of Parktown, 1904 ... ••• 3.8 Johannesburg : Mean municipal valuation per suburb, 1904 (Ranked by Socio-Economic Status) (Municipal Valuation r o l.) 82 3.9 The settlement pattern largely conditioned by the horse and buggy and the bicycle (Rand Daily Mail, 1970) 82 The settlement pattern largely conditioned by the horse 3.10 86 t.ram (Rand Daily Mail, 1970)... Johannesburg : The growth of buildings, 1886 - 1964 (City 4.1 99 Engineer's Department, 1964) 4.2 A family of graphs showing the pattern of municipal valuations, 1904 - 196/ (Municipal valuation ro ll) 100 4.3 Johannesburg : Mean municipal valuations per suburb, 1913 (Ranked by Socio-Economic Status) 10*. 4.4 The routes followed by the electric tramcar, introduced in 1906 (Rand Daily Mail, 1970) 105 4.5 Percentage change in mean municipal valuations per township, Johannesburg, 1904 - 1913 ... ••• 135 136 4.6 The curve oc housing status rankings and income, Johannesburg 5.1 Johannesburg : The number and value of building plans approved, 1903 - 1953 (City Engineer's Reports) ... ••• 148 5.2 Private motor cars and bicycles licenced in Johannesburg, 1900 1940 (City Engineer's Reports) 151 5.3 The growth of the White population of Johannesburg, 1880 - 1930 (Vade Mecum) ... ••. ••• 5.4 South African industrial share prices, 1910 - 19/0 (Johannesburg Stock Exchange) 170 V. 5.5 Johannesburg : Mean municipal valuations per suburb, 1922. (Ranked by Socio-Economic Status) (Municipal valuation ro ll) 172 5.6 Johannesburg : Mean municipal valuations per suburb, 1928. (Ranked by Socio-Economic Status) (Municipal valuation ro ll) 176 5.7 Some business cycle indices in South Africa, 1915 - 1916 - 1935-1936 (Schumann, 1936) ... ... ... ... 177 5.8 Some business cycle indices in m A frica, 1910-1936. (Schumann, 1936) ... .. ... ... ... 178 6.1 Some business cycle indices in South Africa, 1918 - 1937. (Schumann, 1936) ... ... ... ... ... 198 6.2 Indices of Gold Production, 1910 - 1937 (Schumann, 1937) ... 200 6.3 South African share prices and Gross Domestic Product, 1910 - 1970 (Johannesburg Stock Exchange) ... ... 200 6.4 Johannesburg : Indices of G; h (City Engineer's Reports)... 205 6.5 The Johannesburg energy budget 1930 - 1965 (City Engineer's Reports) ... ... ... ... ... ... 20u 6.6 Johannesburg : Mean municipal valuations per suburb, 1934. (Ranked by Socio-Economic Status)(Municipal valuation ro ll) 211 6.7 Johannesburg : Mean municipal valuation per suburb, 1940. (Ranked by Socio-Economic Status)(Municipal valuation ro ll) 218 6.8 Johannesburg : Mean municipal valuations per suburb, 1946. (Ranked by Socio-Economic Status)(Municipal valuation ro ll) 233 6.9 Braamfontein : Organic land use zones of the middle-sixties (Hart, G.H.T., 1969) ... ... ... ... 247 6.10 Johannesburg : Mean municipal valuations per suburb, 1952. (Ranked by Socio-Economic Status)(Municipal valuation ro ll) 252 6.11 Johannesburg : Mean municipal valuation per suburb, 1958 (Ranked by Socio-Economic Status)(Municipal valuation ro ll) 253 6.12 Johannesburg : Mean municipal valuations per suburb, 1904 to 1967 (Ranked by socio-economic status)(Municipal valuation roll) ... ... ... ... 257 7.1 South Africa : Total plans passed, 1945 - 1970 (Report, Association of Building Societies of South Africa, 1971) 265 7.2 South African interest rates, 1961 - 1973 (Report, Association of Building Societies of South Africa, 1974) ... ... 266 7.3 South Africa : Rise in the cost of residential buildings, 1961 - 1972. (Report, Association of Building Societies of South Africa, 1973) ... ... ... ... 267 7.4 SYMVU maps reflect!, j January mean housing prices in mctrouolitan Johannesburg in even years, I960 - 1972 (Viewed from the south) (Register of Transfers) ... ... 271 v i. Page South Africa : Net immigration 1956 - 1965. (Greater 7.5 179 Johannesburg Area Population Report, 1965) ..................... 7.6 282 A diagrammatic representation of the pattern of suburban 7.7 284 residential development Johannesburg : Socio-economic status patterns with sectoral 7.8 285 and zonal overlays Price fluctuations in high and low status residential 7.9 286 property following a change in demand ... South Africa . Share prices and the gross domestic product, 7.10 298 1910 - 1972 (Johannesburg Stock Exchange, u/3) South Africa : Industrial share prices, 1910 - 1970 7.11 298 (Johannesourg Stock Exchange) ... Johannesburg : Population density (Whites) 1165 (Greater 7.12 301 Johannesburg Population Report, l^ b ) ... Johannesburg : Income distribution (Whites) 1965 (Greater 7.13 302 Johannesburg Population Report, 1965) ... Metropolitan Johannesburg : inner and outer zones (Fair, T.J.D., 8.1 1975) ........................................................ 328 8.2 Braamfontein : Office space 1968 (Hart, G.H.T., 1969) Socio-economic sectors for Johannesburg and the zones of 8.3 335 renovation (Thorson, J. and Hart, G.H.r., 1J/U) ... A graphical model of the renovation process (fhorsen, J. and 8.4 335 Hart, G.H.T., 1971) ..................... ..................... 8.5 338 8.6 339 residential townships in Johannesburg ... 341 8.7 Parkhurst, Johannesburg : The phases of growth. 1904 - 1970 " -srartfft&riSS: rsss uns, ■*• ■■" -srwsrsc m ,“ e r » .,, ”sr-;M^r gsr and Regional Research Unit, 1973) vi i. Pjv^e 8.12 Metropolitan Johannesburg : White population density, 1970 (P.M.R. Morris, Witwatersrand University, Urban and Regional Research Unit, 1973) 365 LIST OF TABLES 1.1 Simple dichotumization of socio-economic dimensions (Hart, 1973) 23 5.1 The percentage increase of the Furopean population of the 166 urban areas, and of larger cities and towns, 1921 - 1936 (Preliminary Report, Union Census, 1936) 166 5.2 The number and value of plans submitted under the building
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