MUNICIPALITY HOUSING SECTOR PLAN
Final Report (draft)
March 2017
2.4.1 THE HOUSING CODE ...... 4 2.4.1.1 Upgrading of Informal Settlements Programme (UISP) ...... 4 TABLE OF CONTENTS 2.4.1.2 Emergency Housing Programme ...... 5 2.4.1.3 Integrated Residential Development Programme (IRDP) ...... 5 1 BACKGROUND & INTRODUCTION ...... 1 2.4.1.4 Social Housing Policy ...... 5 2.4.1.5 Community Residential Units (CRU) Programme...... 5 ACKGROUND TO THE TUDY 1.1 B S ...... 1 2.4.2 SUMMARY OF THE HOUSING SUBSIDY CATEGORIES ...... 6 ANDENI OCAL UNICIPAL ONTEXT 1.2 M L M C ...... 1 2.5 OUTCOME NUMBER 8: SUSTAINABLE HUMAN SETTLEMENTS AND IMPROVED QUALITY OF OUSING ECTOR LAN ETHODOLOGY 1.3 H S P M ...... 5 HOUSEHOLD LIFE...... 7 HASE ITUATIONAL NALYSIS 1.3.1 P 1: S A ...... 5 2.6 NATIONAL DEVELOPMENT PLAN (NDP) 2030 VISION AND TRAJECTORY ...... 8 HASE TRATEGY ORMULATION 1.3.2 P 2: S F ...... 5 2.7 HOUSING CONSUMERS PROTECTION MEASURES ACT, 1998 (ACT. NO. 95 OF 1998) AS HASE ROJECT LANNING 1.3.3 P 3: P P ...... 6 AMENDED BY ACT NO. 27 OF 1999) ACT 95 OF 1998 ...... 10 HASE NTEGRATION 1.3.4 P 4: I ...... 6 2.8 RENTAL HOUSING ACT, 1999 (ACT. NO 50 OF 1999) ...... 10 ANDENI NTEGRATED EVELOPMENT LAN 1.4 M I D P ...... 8 2.9 SECTIONAL TITLES ACT, 1986 (ACT. NO. 95 OF 1986, AS AMENDED BY ACTS NOS. 24 & 29 1.4.1 MANDENI IDP BROAD STRATEGIES ...... 8 OF 2003) ...... 10 1.4.2 MANDENI SPATIAL DEVELOPMENT FRAMEWORK BROAD STRATEGIES ...... 9 2.10 PREVENTION OF ILLEGAL EVICTION AND UNLAWFUL OCCUPATION OF LAND ACT 19 OF 1998 1.4.2.1 Strategy 1: Urban integration ...... 9 10 1.4.2.2 Strategy 2: Bulk infrastructure development ...... 9 2.11 KWAZULU-NATAL HOUSING ACT, 1998 (ACT NO. 12 OF 1998 AS AMENDED) ...... 11 1.4.2.3 Strategy 3: Equitable access to social services ...... 9 2.12 HOUSING DEVELOPMENT SCHEMES FOR RETIRED PERSONS ACT, 1988 (ACT NO. 65 OF 1.4.2.4 Strategy 4: Land use and transportation integration ...... 9 1988) AS AMENDED BY ACT NO. 20 OF 1998 ...... 11 1.4.2.5 Strategy 5: Protection of agriculture and open space...... 9 2.13 NATIONAL BUILDING REGULATIONS AND BUILDING STANDARDS ACT, 1977 (ACT NO. 103 1.5 ILEMBE DISTRICT REGIONAL SPATIAL DEVELOPMENT PLAN...... 10 OF 1977) ...... 11 1.6 KWAZULU NATAL PROVINCIAL STRATEGIC DEVELOPMENT PERSPECTIVES ...... 12 2.14 SPATIAL PLANNING AND LAND USE MANAGEMENT ACT (SPLUMA) ...... 11 1.6.1 KWAZULU NATAL HUMAN SETTLEMENTS ANNUAL PERFORMANCE PLAN 2014/ 2015 ... 12 2.15 OTHER RELATED LEGISLATION IMPACTING ON THE HUMAN SETTLEMENTS DELIVERY ...... 11 1.6.2 THE SUSTAINABLE HUMAN SETTLEMENT STRATEGY FOR KWAZULU-NATAL ...... 12 1.6.3 PROVINCIAL SPATIAL DEVELOPMENT FRAMEWORK ...... 13 3 STATUS QUO ANALYSIS ...... 12
2 LEGISLATIVE FRAMEWORK OF HUMAN SETTLEMENTS ...... 1 3.1 ECONOMIC PROFILE, RESOURCES & SECTOR ANALYSIS ...... 12 3.1.1 POPULATION ...... 12 ONSTITUTION OF OUTH FRICA CT F 2.1 C S A , 1996 (A 108 O 1996) ...... 1 3.1.2 POPULATION GROWTH AND URBANISATION ...... 13 OUSING CT CT F 2.2 H A (A 107 O 1997) ...... 1 3.1.3 AGE & GENDER DISTRIBUTION ...... 14 HE EVISED ATIONAL OUSING ODE F 2.3 T R N H C O 2009 ...... 2 3.1.4 HOUSEHOLD SIZE ...... 14 REAKING EW ROUND OMPREHENSIVE LAN FOR THE EVELOPMENT OF USTAINABLE 2.4 B N G : A C P D S 3.1.5 POPULATION DENSITY ...... 14 HUMAN SETTLEMENTS (2004) ...... 2
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page i
3.1.6 LEVELS OF EDUCATION ...... 15 3.4.2 WATER & SANITATION ...... 41 3.1.7 INCOME & POVERTY DISTRIBUTION ...... 16 3.4.2.1 Water Infrastructure ...... 41 3.1.8 UNEMPLOYMENT DISTRIBUTION ...... 17 3.4.2.2 Sanitation Services ...... 46 3.1.9 ECONOMIC SECTOR ANALYSIS ...... 18 3.4.3 ELECTRICITY NETWORK ...... 50 3.1.9.1 Agricultural Resources ...... 18 3.4.4 SOLID WASTE ...... 51 3.1.9.2 Industry & Manufacturing ...... 19 3.4.5 SOCIAL RESOURCES ...... 52 3.1.9.3 Trade & Services ...... 21 3.4.6 HEALTH CARE FACILITIES ...... 52 3.1.9.4 Informal Economy ...... 21 3.4.7 EDUCATION FACILITIES ...... 55 3.2 HUMAN SETTLEMENTS ANALYSIS AND HOUSING BACKLOG ...... 22 3.4.7.1 Primary Schools ...... 55 3.2.1 PUBLIC SECTOR HOUSING DEMAND ...... 22 3.4.7.2 Secondary Schools ...... 55 3.2.2 PUBLIC SECTOR HOUSING PROJECTS ...... 26 3.4.8 LIBRARIES ...... 55 3.2.2.1 Current Projects ...... 27 3.4.9 POLICE SERVICES ...... 55 3.2.3 PRIVATE SECTOR RESIDENTIAL DEVELOPMENT ...... 27 3.4.10 EMERGENCY SERVICES ...... 55 3.2.3.1 Projects from current Housing Sector Plan ...... 29 3.4.11 COMMUNITY HALLS...... 55 3.2.3.2 Planned Projects...... 29 3.2.3.3 Proposed Projects ...... 29 4 SUSTAINABLE HUMAN SETTLEMENTS DELIVERY STRATEGY FORMULATION .. 56 3.3 MANDENI MUNICIPALITY SPATIAL ANALYSIS ...... 31 3.3.1 SPATIAL DEVELOPMENT FRAMEWORK ...... 31 4.1 MANDENI MUNICIPALITY HUMAN SETTLEMENTS DEVELOPMENT GUIDING PRINCIPLES ...... 56 3.3.1.1 General Land Uses ...... 31 4.2 PRIMARY OBJECTIVES ...... 56 3.3.1.2 Primary Node ...... 33 4.3 PRIORITY INTERVENTION AREAS ...... 56 3.3.1.3 Secondary Nodes...... 33 4.3.1.1 Land Identification and Assessment ...... 57 3.3.1.4 Industrial Node ...... 33 4.3.1.2 Land Assembly and Acquisition ...... 57 3.3.1.5 Activity Points / Rural Service Centres ...... 33 4.3.1.3 Private Public partnership with the Land Owners ...... 59 3.3.1.6 Rural Settlement Clusters ...... 33 4.3.1.4 Human Settlements Densification ...... 59 3.3.1.7 Corridors...... 33 4.4 HUMAN SETTLEMENTS DEVELOPMENT PARTNERSHIPS ...... 60 3.3.2 LAND TENURE...... 35 4.4.1.1 Key Components for Affordable Housing Partnerships ...... 60 3.3.3 ENVIRONMENTAL ANALYSIS ...... 36 4.4.1.2 Criteria for the Identification of Potential Partners ...... 60 3.3.4 ENVIRONMENTAL SENSITIVE AREAS ...... 36 4.4.1.3 Access to land and property at reduced cost...... 61 3.3.4.1 Protected Areas – Amatikulu Nature Reserve...... 36 4.4.1.4 Financing Human Settlement Development Initiatives ...... 61 3.3.4.2 Protected Areas – Siyaya Coastal Management Study ...... 38 4.5 HUMAN SETTLEMENTS SECTOR-BASED STRATEGIES ...... 61 3.3.5 SLOPE ANALYSIS ...... 39 4.5.1 RURAL HOUSING ...... 61 3.4 BULK INFRASTRUCTURE AND SOCIAL SERVICES ANALYSIS ...... 41 4.5.1.1 Settlement Planning ...... 63 3.4.1 TRANSPORTATION NETWORK...... 41 4.5.1.2 Gradation of Rural Settlements ...... 63
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page ii
4.5.1.3 Institutional Arrangements for Land Allocation ...... 63 TABLE 4: POPULATION ESTIMATES (2012 TO 2017) ...... 13 4.5.2 SOCIAL HOUSING ...... 64 TABLE 5: POPULATION DENSITIES PER WARD ...... 15 4.5.2.1 Need for Social Housing ...... 64 TABLE 6: LOCATIONAL FACTORS INFLUENCING LEVELS OF UNEMPLOYMENT ...... 18 4.5.2.2 Social Housing Delivery Strategy ...... 64 TABLE 7: FORMAL VS INFORMAL HOUSING TYPOLOGIES ...... 22 4.5.3 INFORMAL SETTLEMENTS STRATEGY ...... 65 TABLE 8: HOUSING NEEDS PER WARD ...... 23 4.5.3.1 Identification, Assessment and Grading of Informal Settlements ...... 66 TABLE 9: CURRENT HOUSING PROJECTS (CAPTURED IN IDP) ...... 27 4.5.3.2 Alternative Approaches to Slums Clearance ...... 66 TABLE 10: PRIVATE RESIDENTIAL DEVELOPMENTS ...... 27 TABLE 11: PROJECTS (CAPTURED IN CURRENT HOUSING SECTOR PLAN ) ...... 29 5 PROJECT PLANNING, MONITORING AND EVALUATION ...... 71 TABLE 12: MANDENI PLANNED HOUSING PROJECTS (HOUSING PLAN 2010) ...... 29 TABLE 13: MANDENI RECOMMENDED HOUSING PROJECTS (HOUSING PLAN 2010) ...... 29 5.1 HUMAN SETTLEMENTS PROJECT PLANNING PROCESS ...... 71 TABLE 14: CORRIDOR HIERARCHY...... 34 5.1.1 STAGE 1: PRELIMINARY ASSESSMENT ...... 71 TABLE 15: WATER TREATMENT WORKS & WATER QUALITY ...... 43 5.1.2 STAGE 2: PREFEASIBILITY ASSESSMENT ...... 71 TABLE 16: PLANNED BULK WATER SCHEMES ...... 43 5.1.3 STAGE 3: FEASIBILITY STUDY ...... 71 TABLE 17: WATER PROJECTS FUNDED BY UMGENI WATER ...... 46 5.2 PROJECTS CURRENTLY IN PLANNING ...... 72 TABLE 18: LEVELS OF SERVICES ...... 46 5.3 PROJECT IMPLEMENTATION ...... 74 TABLE 19: DISTRIBUTION OF COMMUNITY HALLS ...... 55
6 INSTITUTIONAL ARRANGEMENTS ...... 76 LIST OF GRAPHS 6.1 MUNICIPAL POLICY INTERVENTIONS ...... 76 6.2 INSTITUTIONAL INTERVENTIONS ...... 76 GRAPH 1: POPULATION AND HOUSEHOLD INCREASE ...... 12 6.3 CAPACITY DEVELOPMENT...... 76 GRAPH 2: POPULATION DISTRIBUTION ...... 12 6.4 MUNICIPAL ACCREDITATION ...... 77 GRAPH 3: AGE & GENDER DISTRIBUTION ...... 14 GRAPH 4: AGE DISTRIBUTION ...... 14 7 CONCLUSION ...... 78 GRAPH 5: LEVELS OF EDUCATION ...... 16 GRAPH 6: LEVELS OF EDUCATION PER WARD ...... 16 GRAPH 7: WATER SERVICE LEVEL ...... 41 GRAPH 8: WATER SOURCES ...... 43 LIST OF TABLES: GRAPH 9: ACCESS TO SANITATION PER WARD ...... 47 GRAPH 10: ACCESS TO SANITATION ...... 48 TABLE 1: MANDENI NODAL AREAS & SETTLEMENTS...... 1 GRAPH 11: ACCESS TO ELECTRICITY ...... 51 TABLE 2: SUBSIDY CATEGORIES ...... 6 GRAPH 12: LEVELS OF INCOME ...... 17 TABLE 3: WARDS EXPERIENCING GROWTH ...... 13 GRAPH 13: LEVELS OF INCOME PER WARD ...... 17
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page iii
GRAPH 14: LEVEL OF UNEMPLOYMENT PER WARD ...... 18 MAP 13: SANITATION BACKLOG ...... 49 MAP 14: SOCIAL FACILITIES ...... 54
LIST OF FIGURES ABBREVIATIONS:
FIGURE 1: APPROACH AND METHODOLOGY...... 5 AMAFA - KwaZulu Heritage Resources Act (Act No. 10 of 1997) FIGURE 2: SITUATIONAL ANALYSIS FRAMEWORK ...... 6 ANR - Amatikulu Nature Reserve FIGURE 3: HUMAN SETTLEMENTS STRATEGY FORMULATION PROCESS ...... 6 BAR - Basic Assessment Report FIGURE 4: HUMAN SETTLEMENTS PROJECT PLANNING...... 6 CARA - Conservation of Agricultural Resources Act, 1983 (Act No. 43 of FIGURE 5: HOUSING SECTOR PLAN INTEGRATION ...... 7 1983) FIGURE 6: KZN HUMAN SETTLEMENTS STRATEGY OBJECTIVES ...... 12 CBD - Central Business District FIGURE 7: PROVINCIAL SPATIAL DEVELOPMENT PRINCIPLES ...... 14 CDP - Concept Development Plan FIGURE 8: MANDENI HOUSEHOLD DISTRIBUTION ...... 15 CHC - Community Health Centre FIGURE 9: NODES & CORRIDORS ...... 34 DAEARD - Department of Agriculture, Environmental Affairs and Rural FIGURE 10: LOCALITY OF AMATIKULU NATURE RESERVE ...... 37 Development FIGURE 11: SIYAYA COASTAL DEVELOPMENT PLAN – ANALYSIS MAP ...... 38 DM - District Municipality FIGURE 12: SIYAYA COASTAL DEVELOPMENT FRAMEWORK ...... 39 DMR - Department of Mineral Resources DWA - Department of Water Affairs EMF - Environmental Management Framework LIST OF PLANS EMPR - Environmental Management Programme GDP - Gross Domestic Product MAP 1: LOCALITY PLAN WITHIN DISTRICT ...... 2 Ha - Hectares MAP 2: REGIONAL LOCALITY ...... 3 HH - House Holds MAP 3: CONTEXTUAL PLAN ...... 4 ICMA - Integrated Coastal Management Act (Act No. 24 of 2008) MAP 4: ILEMBE DISTRICT REGIONAL SPATIAL DEVELOPMENT PLAN ...... 11 IDP - Integrated Development Plan MAP 5: KZN PROVINCIAL SPATIAL DEVELOPMENT FRAMEWORK: ILEMBE DISTRICT ...... 1 IWMP - Integrated Waste management Plan MAP 6: EXISTING AGRICULTURAL ACTIVITIES ...... 20 KZN - KwaZulu-Natal MAP 7: HOUSING NEEDS PER WARD ...... 25 KZNNCMA - KwaZulu-Natal Nature Conservation Management Act, 1997 MAP 8: HOUSING PROJECTS ...... 28 (Act No. 9 of 1997) MAP 9: SIMPLIFIED LAND COVER ...... 32 LED - Local Economic Development MAP 10: SLOPE ANALYSIS ...... 40 LM - Local Municipality MAP 11: TRANSPORTATION NETWORK...... 42 LUMS - Land Use Management System MAP 12: WATER INFRASTRUCTURE ...... 45 MIG - Municipal Infrastructure Grant
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page iv
ML - Mega Litre NEMA - National Environmental Management Act, 1998 (Act 107 of 1998) NEMBA - National Environmental Management: Biodiversity Act, 2004 (Act No. 10 of 2004) NEMPAA - National Environmental Management: Protected Areas Act 2003 (Act No. 57 of 2003 NHRA - National Heritage Resources Act, 1999 (Act No. 25 of 1999) NSDP - National Spatial Development Perspective PDA - KZN Planning & Development Act, 2008 (Act 6 of 2008) PGDS - Provincial Growth and Development Strategy RDP - Reconciliation and Development Programme ROD - Record of Decision SDF - Spatial Development Framework WTW - Water Treatment Works WWTW - Waste Water Treatment Works
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page v
1 BACKGROUND & INTRODUCTION 1.2 Mandeni Local Municipal Context The Mandeni Local Municipality is located on the east coast of KwaZulu-Natal and 1.1 Background to the Study situated on the northern Boundary of the District Municipality, and shares a district boundary with uThungulu District Municipality. Please refer to Map 1: Locality Plan, In terms of Section 9(1) of the National Housing Act, Act 107 of 1997, every municipality must, as part of their Integrated Development Planning process, take and Map 2: Regional Locality for a depiction of the Municipal Area within the all reasonable and necessary steps to ensure that the inhabitants within its area of iLembe District Municipality. jurisdiction have access to adequate housing on a progressive basis by setting housing delivery goals, identifying suitable land for housing development and The study area for this project will include the entire municipal jurisdiction area of planning, facilitating, initiating and coordinating housing development in its area of the Mandeni Local Municipality. jurisdiction. The Mandeni Municipal area is approximately 545 km² in extent and consists of 17 Mandeni Municipality, as part of its commitment to the responsibilities identified wards with a total of 34 councillors, with 49% of the municipality held under within the Housing Act, has appointed Black Balance Projects to assist with the traditional tenure with the following aMakhosi Preside within the municipality: review of the Municipal Housing Plan. iNkosi uMhlongo The Housing Plan is a critical tool which enables the allocation of limited financial resources to a large pool of potential projects. It seeks to provide a practical method iNkosi uMathonsi of prioritising housing projects, limiting potentially destructive influences iNkosi uMathaba throughout the implementation of these projects. This plan also aims to provide the iNkosi uNgcobo critical link between integrated development planning and the practical reality of delivering housing projects to the community’s in the municipality. Although numerous rural settlements are scattered throughout the Municipality, The Housing Sector Plan directs objective setting and resource allocation, and the following areas have been identified as the main nodal areas. provides a basis for decision making, in this case within a five year time frame. The Table 1: Mandeni Nodal Areas & Settlements plan thus attempts to address the questions of: Primary Secondary Activity Points Industrial Where are we? - Status quo in respect of housing delivery. Mandeni / Wangu Nyoni isiThebe Where do we want to be? - Future desired situation. Sundumbili Amatikulu How do we get there? – Human settlements development strategy. Ohwebede Tugela Mouth How do we resource and implement? – Implementation framework. Source: Mandeni IDP 2013/14 How do we measure? – Monitoring and evaluation framework. Please refer to Map 3: Contextual Map for a Depiction of the Municipal Structure.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 1
Map 1: Locality Plan within District
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 2
Map 2: Regional Locality
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 3
Map 3: Contextual Plan
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 4
1.3 Housing Sector Plan Methodology
The Mandeni Municipality Housing Sector Plan is a detailed summation of all the human settlements planning undertaken by the municipality within the context of its Integrated Development Plan (IDP) 2014/15 Review. This Housing Sector Plan will forms a chapter within the next IDP review cycle and will be annually. This ensures that the Housing Sector Plan does not become a stand-alone document culminating from a separate planning process.
As human settlement development has a significant socio-economic impact the nature and location of housing and infrastructure investment must be guided by the overall municipal development objectives and must align with all other existing sector plans. Existing information and supplementary interviews play a significant in the development of this plan. An important emphasis of the Housing Sector Plan was also to make cross-reference to related Sector Plans of the municipality, as well as to important national, provincial and local legislation, policies and priorities. Figure 1: Approach and Methodology
As part of the Situational Analysis, national and provincial legislation, policies and programs and programs relevant to human settlements were reviewed. The 1.3.1 Phase 1: Situational Analysis purpose of this was to contextualise the current housing situational analysis of Mandeni Municipality. This formed the first of three phases of the project which This phase involves capturing and analysing human settlements trends and also included Strategy Formulation and Implementation framework as below; demands based on secondary research mainly drawn from existing data, the
Mandeni IDP, meetings with communities and stakeholder representatives. Phase 1: Situational Analysis Phase 2: Strategy Formulation Information gathered during this phase assisted to quantify demand and priority list Phase 3: Project Planning based on IDP directives as described in Figure 2. Phase 4: Integration 1.3.2 Phase 2: Strategy Formulation
This second phase seeks to develop responsive strategies that link the relevant human settlement sector guidelines and strategies to the expressed IDP priority needs, objectives and established demand. See Figure 3 overleaf.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 5
1.3.3 Phase 3: Project Planning Figure 2: Situational Analysis Framework
In this phase the specific focus is directed to the Mandeni IDP’s housing and related infrastructure projects. The projects are classified based on their objectives, description, performance indicators; target group; spatial location; implementation time-frames; funders and capital and operational budget implications as described in Figure 4 below.
Figure 3: Human Settlements Strategy Formulation Process
Figure 4: Human Settlements Project Planning
1.3.4 Phase 4: Integration
The Housing Sector Plan must contain information from all the other aspects of Mandeni Municipality’s operational strategy including the 5-year financial plan, 5 year capital investment programme, 5 year action programme and the integrated monitoring and performance management system. In addition, the Spatial Framework is particularly important to the housing sector in Mandeni. The following
Figure 5 shows the integration required from the Housing Sector Plan.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 6
Figure 5: Housing Sector Plan Integration
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 7
1.4 Mandeni Integrated Development Plan 1.4.1 Mandeni IDP Broad Strategies
Most of the information depicted within this Status Quo document is contained The IDP specifically highlights the following strategic thrusts that all development within the Mandeni IDP 2016/17 Review, and subsequently not all aspects must contribute to. This is fundamental to be considered during development of the contained in the IDP will be captured here. SDF.
What is of importance is the Vision of the municipality that needs to be considered Promoting development and investment that contribute to the during development of the SDF, as well as the development strategies that needs to regeneration and renewal of CBDs. find spatial manifestation through the SDF. Establishing a town centre in Mandeni. Implementing shared service focusing on bridging the capacity gap in The vision of the municipality reads as follows: Planning and GIS functions. “TO BE A RELIABLE PEOPLE-CANTERED AND SUSTAINABLE ECONOMIC HUB BY Ensuring improved Land use Management system ( wall to wall scheme). 2030” Promoting and facilitating development and investment along the coast in a harmonized and sustainable manner – environmentally, economically In support of the vision the Mission of the Municipality reads as follows: and socially with specific reference to the Siyaya Development Framework Plan. We will achieve our vision following a culture of: Promoting investment within defined nodes and specific to the Continuously striving for better functionality of such nodes i.e. Mandeni, Tugela Mouth, Wangu and Excelling in all key processes of service delivery Isithebe Industrial Zone. Continuously listening and responding to our communities and all stake Promoting investment in industrial investment hubs and provide for holders sufficient, affordable, reliable infrastructure services. Remaining financially astute Introducing incentives that attract development initiatives, the municipality has undertaken a planning exercise aimed at expansion and marketing strategy of the Industrial area. The values underpinning the manifestation of the Vision and Mission are the Encouraging settlement within the rural context along road networks and following, which is linked to the principles of Batho Pele: existing infrastructure. Introducing performance project management systems to track and Honestly monitor progress. Transparency Establishing cooperatives to maximize economic opportunities in the Integrity agricultural sector. Inclusiveness Preserving and protecting the natural environment must be preserved and Commitment protect and applying conservation management. Professionalism Ensuring the regular maintenance and upgrade of existing infrastructure.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 8
1.4.2 Mandeni Spatial Development Framework Broad Strategies closer to these settlements, thus making them more accessible and achieving greater urban integration. The Mandeni Spatial Development Framework provides five key strategies aimed at guiding all future development within the municipality towards a more efficient and 1.4.2.4 Strategy 4: Land use and transportation integration cost-effective spatial structure. These include; The Mandeni SDF recognises that public transportation costs make up a large 1.4.2.1 Strategy 1: Urban integration proportion of household incomes, a cost that is further exacerbated by the sprawling nature of our cities. It also notes that land use development and public The current SDF suggests a move away from the fragmented and sprawling urban transportation are closely interlinked as urban corridors create the optimal land use structure currently experienced within the areas of Sundumbili. The SDF proposes structure for the cost-effective operation of public transport systems. Therefore the consolidation of all the outlying settlements with each other and the business according to the SDF, this relationship must be incorporated into human core. Urban integration is proposed by filling in the currently vacant unpopulated settlements planning and design in Mandeni. areas with further settlements into a consolidated urban area. This will enable more cost-effective provision of municipal services and public transportation 1.4.2.5 Strategy 5: Protection of agriculture and open space infrastructure. The SDF also emphasizes that a way to integrate urban areas is to deliberately 1.4.2.2 Strategy 2: Bulk infrastructure development protect high-potential agricultural areas and ecologically sensitive natural open spaces. By rigorously protecting such areas, urban areas are prohibited to sprawl The provision of bulk infrastructure is considered as a critical tool to achieve the freely and are therefore forced into denser urban agglomerations. Therefore, such above-mentioned spatial integration. The SDF recommends that future bulk an approach not only protects agriculture and the environment, but also helps infrastructure should be developed within the integrated urban area around create a more rational, cost-effective and manageable urban structure. The SDF Mandini, Sundumbili and Tugela because of the close relationship between bulk therefore provides clarity into the land identification process for human infrastructure and concentrated urban development. The SDF suggests that this will settlements, discouraging development of high value agricultural land. encourage future urban development into a more rational and desirable urban pattern, achieving the desired outcome of sustainable human settlements in Mandeni.
1.4.2.3 Strategy 3: Equitable access to social services
The settlements in the peripheral areas of the municipality are located far from the social services and amenities resulting in higher public transportation cost which negatively affects the poor living in these areas. The SDF outlines that a number of these social services must be provided in these outlying settlements through the development of Service Delivery Centres (SDCs). A hierarchy of such SDCs, containing facilities such as clinics and community centres, will place these facilities
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 9
1.5 ILembe District Regional Spatial Development Plan Promote Social Well-being: Social wellbeing deals with both the mental and physical well-being of individuals. If focuses on the education, health The RSDP is intended to provide a clear direction for the management of (life expectancy and levels of mortality) and food security. The gini- development and economic growth in the region. The RSDP identifies five key pillars coefficient can be used as a measure to indicate the level of social that are aimed achieving sustainable development and achieving the desired vision: development in an area thus indicating the need to put measures in place to decrease the level of inequality. A Diverse and Growing Economy: A diverse economy would be an economy that offers a range of employment opportunities (formal and The RSDP not only identifies the desired objectives that need to be met but also sets informal) and one that is not entirely dependent on one sector. According in place quantitative targets that need to be met by the year 2050 as well as key to the RSDP a sustainable diverse economy is an economy is one that has measures to indicate whether objectives are being met, these may be indicated at least four economic sectors that equally contribute to the overall GDP. using the GDP, quality of housing and proximity to facilities and measuring the This requires a great deal of investment to not only encourage diversity but carbon footprint. These will not only indicate the economic growth of the region also to encourage a growing economy. but indicate whether there is an equal improvement in the quality of lives.
A Liveable Region: A liveable region is one that offers a range of economic, social, spatial options within a reasonable distance. This requires an equal distribution of infrastructure, quality housing and accessibly through quality roads and accessibility to public transportation.
Living in Harmony with Nature: Being in harmony with the environment requires a number of measures that include the protection of valuable ecosystems by setting conservation areas to prevent encroachment. Identifying valuable agricultural land is not only relevant in terms of living in harmony with nature but also has a direct positive impact on food security. This objective is not only important for nature but also for the protection of infrastructure and human life from disasters such as fires, floods. This also requires a well-informed population regarding the use of natural resources and implications of over using resources (i.e. fire wood).
Equity of Access: Equity of access refers to access to urban infrastructure, ease of access to social amenities, access to work opportunities and promoting global connectivity through Information and Communications technology. This is directly connected to the objective of creating liveable regions.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 10
Map 4: ILembe District Regional Spatial Development Plan
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 11
1.6 KwaZulu-Natal Provincial Strategic Development the policy. The identification and prioritization of pipeline rental housing projects Perspectives within these towns are expected to promote the objectives of the PDGP.
1.6.1 KwaZulu-Natal Human Settlements Annual Performance Plan 2014/ 2015 1.6.2 The Sustainable Human Settlement Strategy for KwaZulu-Natal
According to the KZN Human Settlements Annual Performance Plan (2014/15) the key strategic influences in the alleviation of the housing backlog in the province include amongst others, the Sustainable Human Settlement Strategy (SHSS) and the Informal Settlement Eradication Strategy. These strategies together with the Provincial Growth and Development Plan (PGDP) are anticipated address housing matters in an integrated, holistic and coordinated manner. Of significant importance to this however is the outcome based approach as adopted by government in 2010. The Human Settlements mandate in terms of Outcome 8 is: “Creating sustainable human settlements and improving the quality of household life.” With emphasis is currently on:
1) Upgrading of Informal Settlements through a slums clearance plan 2) Rental accommodation 3) Gap market
Focused attention has also been placed on the accreditation programme as envisaged in the new comprehensive plan “Breaking New Ground” for housing delivery. Accreditation seeks to achieve two fundamental objectives namely, co- ordinated development and accelerated delivery.
The KZN DOHS has also considered its Informal Settlement Upgrade Strategy wherein seventeen municipalities prioritized for informal settlement upgrade interventions were identified, of which Mandeni is part. In addition, it has been envisaged that by capacitating and accrediting local municipalities, the full potential of creating sustainable human settlements will be realized in KZN.
The Social Rental Strategy, launched in May 2013 was developed to drive and guide the implementation of the Social Housing Programme in the province and provide a Figure 6: KZN Human Settlements Strategy Objectives road map for the in terms of delivering rental accommodation. In this regard, eleven In “Leader Towns” which have the potential for economic growth were identified in
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 12
KZN over the last 15 years, public investment has provided more than 400,000 new 1.6.3 Provincial Spatial Development Framework housing opportunities. A similar or even greater number of households still live in inadequate human settlements – either because their shelters are inadequate The Provincial Growth and Development Strategy recognises that environmental (typically the experience of urban citizens), and/or they do not have access to basic vulnerability, social need and economic development are not evenly distributed and infrastructure, social facilities and economic opportunities (typically the experience spatial disparities will always exist due to the spatial distribution of natural of rural citizens). The problem is most visible in informal settlements. resources, historical imperatives and cultural factors. These spatial disparities have often been aggravated by past spatial planning. This has resulted in a disjuncture The problem of informal settlements in urban areas is massive, and is set to become between where people live and where social and economic opportunities are more so as the province’s population urbanises. Housing delivery across all market concentrated. This spatial marginalization from economic opportunities of the sectors has trended to ignore rental housing, despite significant demand for rental majority of the population needs to be addressed in order to reduce poverty and stock. Land tends not to be efficiently utilised for human settlements, because of inequality and ensure shared growth and the protection of vulnerable bio- low-density housing typologies, because of difficulties in acquiring well-located land resources. The KwaZulu-Natal Provincial Spatial Development Strategy has therefore for human settlement, and because of difficulties in obtaining funding for been developed in order to achieve the goals and objectives of the PGDS in a infrastructure and social amenities. targeted and spatial co-ordinated manner.
However, despite the visible successes provision of subsidised housing has tended The following nine spatial principles underscores the general spatial intentions of make very little contributions to spatial, racial and class integration, city-building, the PGDS and serves and provincial guiding principles which should ideally be revitalizing the rural areas, or to reversing apartheid spatial planning. Many post- pursued within all levels of spatial planning at district and local level in alignment 1994 settlements for low-income groups have lacked the qualities necessary to with the provincial spatial development strategy. From these principles, the enable a decent quality of life. This is mainly because of the previously narrow focus Provincial Spatial Development Strategy identified a number of provincial priority on shelter, and due to the lack of funds, capacity problems, and the poor alignment nodes, corridors and broad planning categories. of plans, budgets and priorities between line function departments and municipalities responsible for acquiring land, and for providing basic services and social facilities in human settlements.
Nine specific objectives were identified by the Provincial department of Human Settlements in order to achieve the vision where KZN citizens live in sustainable and efficient Human Settlements, developed in line with principles of basic needs and human rights. These objectives are summarised in the figure below and focused on Strong Spatial Planning, Well Located Land For Human Settlements, Adequate Shelter, Access To Basic Infrastructure, Effective Property Market, Supporting Rural Development, Effective Institutional Arrangements, Funding Assembly and Community Participation.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 13
Figure 7: Provincial Spatial Development Principles
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 14
Map 5: KZN Provincial Spatial Development Framework: ILembe District
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 1
2 LEGISLATIVE FRAMEWORK OF HUMAN SETTLEMENTS 2.2 Housing Act (Act 107 Of 1997) The purpose of the Housing Act is, inter alia, to provide for the facilitation of a 2.1 Constitution of South Africa, 1996 (Act 108 Of 1996) sustainable housing development process and to lay down general principles applicable to housing development in all spheres of government. The Constitution of South Africa refers in various places to the development of communities and the right to adequate housing. In terms of this act the functions of local government include ensuring that the process of integrated development planning takes all necessary steps to ensure Section 26 states that everyone has the right to: “Have access to adequate that, within the framework of national and provincial housing legislation, all housing”, which is defined in the RDP White Paper of November 1994, as follows: inhabitants of the area of jurisdiction have access to adequate housing on a “As minimum all housing must provide protection from weather, durable structure, progressive basis. Furthermore local governments must set housing goals and and reasonable living space and privacy. A house must include sanitary facilities, identify and designate land within their areas of jurisdiction for the development of storm water drainage, a household energy supply, and convenient access to clean housing. water. Moreover it must provide for secure tenure in a variety of forms”. In its principles it states that amongst other things all spheres of government must: Other references in the Constitution include the following: Give priority to the needs of the poor Consult widely with communities and individuals Every citizen has the right to ... reside anywhere in the Republic. Ensure a wide choice of housing options Everyone has the right to have access to adequate housing. The state must Ensure that developments are environmentally, economically and socially take reasonable legislative and other measures, within its available sustainable resources, to achieve the progressive realisation of this right. Ensure that developments are based on IDPs No one may be evicted from their home, or have their home demolished, Ensure that developments are administered in a transparent manner without an order of court. Promote the functioning of the housing market.
Local Authorities must therefore Structure and manage its administration and budgeting and planning processes to give priority to the basic needs of the In order to achieve these principles the National DOHS develops policies and community. strategies (which are described in the National Housing Code) and makes funding available for housing programs.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 1
2.3 The Revised National Housing Code Of 2009 2.4 Breaking New Ground: A Comprehensive Plan for the Development of Sustainable Human Settlements (2004) The National Housing Code 2000, was reviewed and updated in 2009, and interprets the National Housing Act, 1997 (Act 107 of 1997) and the Breaking New Grounds The Comprehensive Plan for Housing, or better known as the Breaking new Grounds Strategy. Strategy (BNG), represents a more updated version of the Reconstruction and Development Programme, or RDP housing. BNG subsidy housing builds on the The Code emphasizes the vision of the National Department of Human Settlement existing housing policy articulated in the White Paper on Housing (1994), but shifts which is to promote the achievement of a non-racial, integrated society, the the strategic focus from simply ensuring the delivery of affordable housing to development of sustainable human settlements and development of quality making sure that housing is delivered in settlements that are both sustainable and housing units. The general objectives of the code are to: habitable.
Accelerate the delivery of housing as a key strategy for poverty alleviation The objectives for sustainable human settlements include: Use provision of housing as a major job creating strategy Ensure that property can be accessed by all as assets for wealth creation Accelerating the delivery of housing as a key strategy for poverty and empowerment alleviation Leverage growth in the economy Ensuring property can be accessed by all as assets for wealth creation and Combat crime, promote social cohesion and improve quality of life for the empowerment poor Leveraging growth in the economy Support the functioning of the entire residential property market to reduce Combating crime, promoting social cohesion and improving quality of life duality within the sector, by breaking the barriers between the first for the poor, economy … and the second economy ... Utilising housing as an instrument for restructuring the spatial legacy of Use housing as an instrument for the development of sustainable human apartheid. settlements, and to support spatial restructuring.
The Comprehensive Plan Further introduces an expanded role for municipalities, These broad objectives cannot be achieved through housing programs alone but which is supported by the Housing Act, 1997 (Act 107 of 1997) which makes require extensive cooperation and cross sectoral planning between financial provision for municipalities to plan for housing as part of their IDPs. institutions, and technical departments at district and municipal level. In shifting away from a supply-driven framework towards a more demand-driven
process, it places an increased emphasis on the role of the state in determining the location and nature of housing as part of a plan to link the demand for, and supply of housing.
This approach will enable municipalities to assume overall responsibility for national housing programmes in their areas of jurisdiction, through a greater devolution of
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 2
responsibility and resources to them. The Comprehensive Plan assumes that negotiating the location of housing supply to facilitate spatial restructuring. municipalities will proactively take up their housing responsibilities given that clear This will also encourage integration between housing delivery, spatial guidelines and resourcing will be forthcoming from the national sphere. The planning, infrastructure provision, Municipal IDP and budgetary coherence. following interventions are to be undertaken: c) Enhancing Spatial Planning, through greater coordination and alignment of The accreditation of municipalities; various planning instruments and economic policies, lies at the heart of Building municipal capacity; and sustainable human settlements. This requires more than mere coordination Undertaking housing planning as part of municipal IDPs between departments but there needs to be a single overarching planning authority and/or instrument to provide macro-level guidance to support the The BNG reinforces the vision of the Department of Housing, to promote the development of sustainable human settlements. achievement of a non-racial, integrated society through the development of sustainable human settlements and quality housing. Within this broader vision, the d) The emphasis on the Housing chapter of Municipal Integrated Development Department is committed to meeting the following specific objectives: Plans must be enhanced to include municipal housing needs assessment, the identification, surveying and prioritisation of informal settlements, the Accelerating the delivery of housing as a key strategy for poverty identification of well-located land for housing, the identification of areas for alleviation densification, the linkages between housing and urban renewal and the Utilising provision of housing as a major job creation strategy integration of housing, planning and transportation frameworks, and will link Ensuring property can be accessed by all as an asset for wealth creation these to a multi-year implementation plan. and empowerment Leveraging growth in the economy e) The BNG policy also highlights the importance of the Municipal Housing Combating crime, promoting social cohesion and improving quality of life Programme responding to the capacity needs of communities, ensuring that for the poor they are empowered to constructively engage with municipalities in identifying Supporting the functioning of the entire single residential property market and fulfilling their housing needs. to reduce duality within the sector by breaking the barriers between the first economy residential property boom and the second economy slump. f) Municipal capacity building is also highlighted as critical to the success of the new housing plan. A comprehensive programme for capacity building in the The Major elements of the BNG policy relating to housing delivery and Municipal housing sector is suggested. Housing Sector Plans include; a) The move towards more holistic, integrated, flexible and responsive g) Some changes were suggested to subsidy bands including the collapsing of the mechanisms which address the multi-dimensional needs of sustainable human 3 subsidy bands below R3500 and the introduction of finance settlements. products/instruments to medium income households (earning R3, 500 to R b) An approach which envisages that municipalities will play a significantly 7,000 p.m.). increased role in the housing process, municipalities must take the lead role in
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 3
h) Promoting densification and integration of previously excluded groups into the In 2009 a revised National Housing Code was published and contains the BNG- city and the benefits it offers and to ensure the development of more compliant National Housing Programmes which are described as the “building integrated, functional and environmentally sustainable human settlements, blocks in the provision of sustainable human settlements. These key national towns and cities. One aspect of this process can be achieved through housing programmes now include the Upgrading of Informal Settlements supporting urban renewal and inner city regeneration Programme (UISP), Emergency Housing Programme, Integrated Residential Development Programme (IRDP), Social Housing Programme and Community i) An overall strategy to facilitate the release of well-located public land to Residential Units (CRU) Programme. A brief overview of each of these programmes municipalities is being developed, furthermore funding for the acquisition of is provided below. private land for housing purposes will no longer form part of the housing subsidy. (The responsibility for the acquisition of land for housing development 2.4.1.1 Upgrading of Informal Settlements Programme (UISP) now rests with the Department of Land Affairs) The aim of the Upgrading of Informal Settlements Programme UISP is to provide j) Developing a rural housing programme which is to deal with a comprehensive improved services and security of tenure to people living in informal settlements. range of rural housing related issues, such as tenure, livelihood strategies and The UISP categorically states that only “as a last resort, in exceptional broader socio-cultural issues. (This policy has now been compressively circumstances, [may] the possible relocation and resettlement of people on a developed and the initial rural housing projects are now being implemented in voluntary and co-operative basis as a result of the implementation of upgrading KZN) projects” be considered. The UISP is effectively an area-based subsidy meant to be applied to a specific informal settlement to improve the quality of services and k) The document also suggested greater use of the ‘social housing instrument’ to security of tenure for all who live there. facilitate the production of effectively managed institutional housing in the The UISP applies to households and individuals who qualify under the National areas where demand for institutional or managed housing, of all types, exists. Housing Subsidy System (NHSS) criteria, however, importantly, it is also applies to those previously excluded from the NHSS. This includes households that exceed the income threshold, people without dependents, child-headed households, etc. Furthermore, individuals who have previously received state housing assistance, 2.4.1 The Housing Code have owned property or currently own residential property, as well as undocumented migrants, may be considered on a case-by-case basis. The UISP The National Housing Code, first published in 2000 in accordance with the Housing provides funding for the installation of both interim and permanent municipal Act, set out the underlying policy principles, guidelines and norms and standards engineering services i.e. the creation of serviced stands. Community participation is which apply to the National Housing Programmes. Some of these programmes have acknowledged as being important to the UISP and funding is made available to been updated or removed, and new programmes included, after the adoption of support social processes. Breaking New Ground in 2004. The Code is binding on provincial and local spheres of government
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 4
2.4.1.2 Emergency Housing Programme that identified beneficiaries complete and sign the subsidy application forms for the IRDP individual subsidy, which is submitted to the MEC accompanied by all The Emergency Housing Programme has the objective to provide temporary housing documentation set out in the application form, including an agreement of sale relief to people in urban and rural areas who find themselves in emergency concluded by the qualifying beneficiary. situations. Emergency housing assistance is provided through grants to local government, administered by the KZN Provincial government, to enable local municipalities to respond rapidly to emergencies through the provision of land, municipal engineering services, relocation assistance and/or shelter to households 2.4.1.4 Social Housing Policy on a temporary basis. The Social Housing Act 16 of 2008 provides the legal framework for the The programme applies to situations where people have become homeless as a implementation of the Social Housing Policy, contained in the 2009 National result of a declared state of disaster or a situation which is not declared as a disaster Housing Code. Social housing is defined as “a rental or co-operative housing option but in which extraordinary natural circumstances cause destitution. The programme for low-income persons [those whose household income is below R7 500 per also applies to those who are evicted, or threatened with imminent eviction, from land, unsafe buildings or situations where pro-active steps ought to be taken to month] at a level of scale and built form which requires institutionalised forestall such consequences, as well as a number of other situations outlined in the management and which is provided by accredited social housing institutions or in programme. The programme is applicable to all people affected by an emergency accredited social housing projects in designated restructuring zones”. situation and in need of housing assistance, and not just those who qualify in terms of NHSS criteria. The programme provides for grant funding to establish, capacitate and capitalise social housing institutions (SHIs) which develop, hold and administer affordable 2.4.1.3 Integrated Residential Development Programme (IRDP) rental units within identified restructuring zones. A precondition for receiving capital grants is that SHIs must be accredited by the Social Housing Regulatory The Integrated Residential Development Programme (IRDP) replaces the project- Authority (SHRA) and must access their own capital contributions for social housing linked subsidy contained in the 2000 Code and provides for phased area-wide projects. Subsidies are provided to SHIs on a sliding scale based on the number of planning and development of integrated housing projects on green field land or in low-income households accommodated in specific social housing projects an existing township where an undeveloped parcel of land is utilised for development purposes. The municipality or provincial department acts as the The Social Housing Policy recommends that as general rule social housing projects developer in IRDP projects. The programme provides for the development of state- subsidised houses, as well as finance-linked housing (catering for households should avoid housing uniformly very low income individuals with the desire is for earning between R3 500 and R7 000 a month), social housing, and the development projects to cater for a mix of incomes. To date, social housing has predominantly of commercial, institutional and other land uses within the project. Therefore, benefited those people with formal incomes who earn upwards of R3 500 per beneficiaries are those who qualify in terms of NHSS criteria, as well as those who month (and mostly those at the upper end of the income spectrum R3 500-R7 500 are able to obtain non-residential stands in the development. per month).
According to the IRDP, subsidy beneficiaries should be identified before the design 2.4.1.5 Community Residential Units (CRU) Programme and approval of the housing construction phase takes place as “it is recommended that beneficiaries are involved from the design and planning phases through to the completion of the houses. The developer (municipality) is responsible for ensuring
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 5
The Community Residential Units (CRU) programme replaced the Hostel 2.4.2 Summary of the Housing Subsidy Categories Redevelopment Programme contained in the 2000 Housing Code and aims to provide rental accommodation to poor households who are underserved and The following Housing Products and the qualifying financial requirements are currently accessing informal rental housing opportunities. The CRU programme depicted in the table below. This is only a summary and a comprehensive list of targets households earning between R 800 and R3 500 per month who are not able Subsidies, with more detailed information is provided in the table attached overleaf. to enter the formal private rental or social housing market. Table 2: Subsidy Categories No Subsidy Programme Tenure Type Beneficiary Income 1 BNG Housing (Previously RDP) Ownership The programme is intended to redevelop or develop the following: public hostels owned by provincial departments and municipalities; public housing stock which 2 Community Residential Units (CRU) Rental cannot be transferred to individual ownership; publicly-owned rental stock 3 Consolidation Subsidy Ownership developed after 1994; existing dysfunctional, abandoned or distressed buildings in 4 Individual Subsidy Ownership R0 - R3,500 inner cities or township areas that have been taken over by a municipality; and new 5 Institutional Subsidies Rental / Rent to Buy public rental housing assets. Under this programme, housing stock must be owned 6 Peoples Housing Process Ownership by a provincial housing department or municipality and must remain in public 7 Project Linked Subsidies Ownership ownership. Housing stock developed under CRU cannot be sold or transferred to 8 Rural Subsidies Informal Land Rights individual owners and there is no pre-emptive right to purchase. 9 Social Housing Subsidy Rental R1,500 - R7,500 The programme is administered by municipalities or provincial government who can 10 Finance Linked Individual Subsidy Ownership R3,501 – R15,000 choose to manage the housing stock in-house, or outsource the management to an 11 Discount Benefit Scheme Ownership Irrespective accredited SHI, private company or municipal entity (as long as all costs related to the units forming part of a specific scheme can be financed within the operating budget for the specific housing stock). Funding is provided for the development or Source: KwaZulu-Natal Department of Housing refurbishment of the properties in question through the capital costs of project development and the long-term capital maintenance costs, however operating costs must be sourced from rental incomes provided to the ‘owner’ of the housing stock.
According to the CRU programme, the “target market” is primarily the existing residents of public housing stock (both those who qualify for a subsidy in terms of the NHSS and those who do not); people displaced as a result of informal settlement upgrading or evictions; new applicants, who should be qualifying beneficiaries drawn from the provincial or municipal housing waiting list; and, finally, qualifying indigent groups would also qualify for the housing but they must be able to pay some form of rental and services/utilities.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 6
There is sufficient funding and human capacity to ensure the long term maintenance and operation of the social and infrastructural services which are available Citizens participate actively as citizens in the management and decision making within their community (e.g. via ward development committees, rate payers associations, street committees, non-governmental organisations, community projects etc.).
Outcome Eight builds on the Revised Housing Code, and emphasises four outputs: Output 1: Accelerated delivery of housing opportunities 2.5 Outcome Number 8: Sustainable Human Settlements and Output 2: Improved access to basic services Improved Quality of Household Life Output 3: More efficient land utilization Output 4: Improved property markets. The Presidency introduced a system of Outcomes for the different government departments. For Human Settlements, Outcome Eight applies, and it informs the Output Accelerated delivery of housing opportunities focuses on Upgrading of Informal national and provincial housing plans. Outcome Eight defines sustainable human 1: Settlements and Affordable Rental Housing. It sets delivery targets, and support settlements and improved quality of household life as: programs and structures have been or are intended to be established.
Access to adequate accommodation that is suitable, relevant, appropriately The agreed delivery targets for KZN by 2014 are the upgrading of 76,200 located, affordable and fiscally sustainable households in well-located informal settlements and the development of 15,240 well-located and affordable rental units. A large portion of both targets will be Access to basic services (water, sanitation, refuse removal and electricity) achieved in eThekwini – thought to be at least half, but possibly higher. The Security of tenure irrespective of ownership or rental, formal or informal portion and the required funding need to be negotiated. structures Access to social services and economic opportunities within reasonable For the other outputs, only national targets have been set. These outputs still distance. need to be broken down into provincial targets and commitments needs to be Measures of success of sustainable human settlements are described in Outcome secured from the relevant institutions. Eight as: Once provincial targets have been clarified, the implications for eThekwini must be determined. Citizens can access jobs and-or workable survival strategies which do not compromise their health, safety or human dignity, even if they are basic or Output Improved access to basic services, the national targets which have been set for survivalist in nature. 2: the different infrastructure components are increased access to Settlements do not lead to degrading of the natural environment Potable water for 100% of households Sanitation from 100% of households
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 7
Refuse removal for 75% of households Develop a more coherent and inclusive approach to land i.e. develop Electricity for 92% of households overarching principles for spatial development Output More efficient land utilization; a national target has been set to release 6,250 ha Revise the regulations and incentives for housing and land use 3: of state land for human settlements. The Housing Development Agency (HDA) management will be responsible for the implementation of this target. Currently a MOU Radically revise the housing finance regime between the KZN DOHS and the HDA is being finalised to guide the Build capabilities for transforming human settlements implementation for KZN Province. Develop bolder measures to develop sustainable human settlements Output Improved property markets, the national target has been set to improve the 4: financing of 600,000 housing opportunities in the gap market (for households in the income group of R3,500 to R15,000/ month) through a Mortgage Insurance that is being introduced by the NODOHS. There is an acknowledgement that the sustainability of human settlements, our residential areas relies on good infrastructure such as public transport, water, 2.6 National Development Plan (NDP) 2030 Vision and Trajectory energy sources, and public spaces and accessibility of essential community services such as schools, shops, healthcare, and facilities for families and children. Therefore The National Development Plan (NDP) human settlements trajectory proposes that, a strategy for human settlements should strives for the establishment of a viable, ‘by 2050 visible results from effectively coordinated spatial planning systems should have transformed human settlements in South Africa into equitable and efficient socially and economically integrated communities, located in areas allowing spaces with citizens living in close proximity to work with access to social facilities convenient access to economic opportunities as well as health, educational and and necessary infrastructure’. According to the NDP by 2030 government strives to other social amenities. achieve measurable progress towards breaking apartheid spatial patterns with significant advances made towards retrofitting existing settlements offering the majority of South Africans access to adequate housing, affordable services in better At the core of the 2014 - 2019 Medium Term Strategic Framework is a need to lay a living environments, within a more equitable and functional residential property foundation for transforming the functioning of human settlements and the workings market. of the space economy by acknowledging that the fabric of human settlements In order to achieve this vision the National Development Plan directed the following consists of physical elements and services to which these elements provide the actions be taken: material support. Therefore the 2014 - 2019 Medium Team Strategic Framework Respond systematically, to entrenched spatial patterns across all will focus on reforms aimed at achieve the following: geographic scales that exacerbate social inequality and economic
inefficiency Review housing policies to better realise constitutional housing rights, a) Ensuring that poor households have adequate housing in better living ensure that the delivery of housing is used to restructure towns and cities environments and strengthen the livelihood prospects of households
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 8
b) Supporting the development of a functionally and equitable residential reactivate strong social solidarity amongst communities in building vibrant and safe property market settlements and thus the building of capable and confident citizens. c) Improving institutional capacity and coordination for better spatial targeting To address these challenges, the 20 Year Review proposes a need to develop an urban development strategy to make urban spaces liveable, equitable, sustained, Twenty years into democracy, towns and cities remain fragmented, imposing high resilient and efficient as well as to support economic growth and social cohesion. To costs on households and the economy. The delivery of some additional 3.8 million advance the human settlements development agenda, the NDP contains a series of subsidised houses offered adequate shelter to poor people and also helped interconnected interventions required to address economic solutions, institutional contribute to an unprecedented tenfold growth in value to a historical racially reforms, change to land management systems and infrastructure investment. It is distorted property market. However the market’s enormous price cliffs act as envisaged that by 2030, measurable progress shall be made towards breaking barriers for most black South Africans to progress up the property ladder and thus apartheid spatial patterns, developing more coherent and inclusive approach to exclude their effective participation in the property market. This is exacerbated by land and significant progress would be made in addressing the fractured housing the disproportionate income levels particularly of those living below the income market. band (gap market). The settlements locations too far from economic opportunities have also put a burden to costs related with transport and other services. A series of steps have been identified to fulfil this intention. This begins with reviewing and evaluating the existing housing subsidy instruments to improve Despite the progress achieved in housing delivery, major challenges regarding targeting and combining programmes to catalyse spatial, social and economic sustainable human settlements development still exist. The country’s human transformation and integration of settlements. Under the integrated residential settlements patterns remain dysfunctional across the country, the housing market is subsidy programme, the transfer of all title deeds for all subsidy units over the next fractured with inequitable access to its workings and benefits and there is still an 5 years will be prioritised. on-going property affordability problem across various sub-markets. The weak spatial planning and governance capabilities; uncertain prospects of densely settled The informal settlement upgrading programme will be scaled up and a more and historically dislocated rural-like homeland areas, the need to ensure continued coherent multi-segmented social rental housing programme which includes provision of housing and infrastructure and social services (addressing asset backyard rentals will be put in place. In addition, the affordable market will be poverty) to meet a complex set of housing affordability needs; and the need to tackled in a more determined fashion with a particular emphasis on a constructive engagement with the private sector to improve delivery. For the success of the
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 9
planned housing and human settlement programme reforms, significant lay down general principles governing conflict resolution in the rental institutional reforms to improve the coordination of housing and human settlement housing sector; provide for the facilitation of sound relations between tenants and development will be put in place. This includes strengthening major municipalities’ landlords and for this purpose to lay down general requirements relating to capabilities, and in particular metropolitan government, to integrate the housing leases; grants and the human settlement-making grants more robustly, given the repeal the Rent Control Act, 1976. accreditation and or assignment of the housing function to them. The Act establishes the Rental Tribunal to regulate and promote sound relations between landlords and tenants. More importantly the Act seeks to define the government’s responsibilities with regard to rental housing. There is clear requirement to stimulate the rental housing market.
2.9 Sectional Titles Act, 1986 (Act. No. 95 of 1986, as
2.7 Housing Consumers Protection Measures Act, 1998 (Act. amended by Acts Nos. 24 & 29 of 2003) No. 95 of 1998) as amended by Act No. 27 of 1999) Act 95 of 1998 The Act provides for the division of buildings into sections and common property and for the acquisition of separate ownership in sections coupled with joint The Act makes provision for the protection of housing consumers, and to provide ownership in common property. The Act further provides for: for the establishment and functions of the National Home Builders Registration Council. In 1999 this Act was amended so as to rectify certain cross-references, to the control of certain incidents attaching to separate ownership in sections remove ambiguity in the wording of certain sections, to make further provision for and joint ownership in common property; regulating measures, to make better provision for the necessary phased implementation of the Act. the transfer of ownership of sections and the registration of sectional mortgage bonds over, and real rights in sections; 2.8 Rental Housing Act, 1999 (Act. No 50 of 1999) the conferring and registration of rights in, and the disposal of, common property; This Act defines the responsibility of government in respect of rental housing the establishment of bodies corporate to control common property and for property to: that purpose to apply the rules; and the establishment of a sectional titles regulation board. create mechanisms to promote the provision of rental housing property; promote access to adequate housing through creating mechanisms to 2.10 Prevention of Illegal Eviction and Unlawful Occupation of ensure the proper functioning of the rental housing market; Land Act 19 of 1998 make provision for the establishment of Rental Housing Tribunals; define the functions, powers and duties of such Tribunals;
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 10
The Act prescribes a process for dealing with land invasions. The Act prohibits (e) Include population growth estimates for the next five years; unlawful evictions but seek to highlight procedures that must be followed for the eviction of unlawful occupiers. (f) Include estimates of the demand for housing units across different socioeconomic categories and the planned location and density of future 2.11 KwaZulu-Natal Housing Act, 1998 (Act No. 12 of 1998 as housing developments; amended) (i) Identify the designated areas where a national or provincial inclusionary The Act enables the promotion, facilitation and financing of housing facilities housing policy may be applicable;
2.12 Housing Development Schemes for Retired Persons Act, 1988 (Act No. 65 of 1988) as amended by Act No. 20 of 2.15 Other Related Legislation Impacting On The Human 1998 Settlements Delivery
The Act amends the Housing Development Schemes for Retired Persons Act, 1988, Preferential Procurement Policy Framework Act, 2000 (Act No. 5 of 2000) so as to amend the definition of “housing development scheme”, to provide that Public Finance Management Act, 1999 (Act. No. 1 of 1999) land subject to a housing interest may be occupied only by a retired person or the spouse of a retired person, and to repeal section 10 of the Act. Broad Based Black Economic Empowerment Act, 2003 (Act No. 53 of 2003) National Environmental Management Act, 1998 (Act No. 107 of 1998) as 2.13 National Building Regulations and Building Standards Act, amended by Act No. 8 of 2004 1977 (Act No. 103 of 1977) Communal Land Rights Act, 2004 (Act No. 11 of 2004) Communal Property Associations Act, 1996 (Act No. 28 of 1996) The Act provides for the promotion of uniformity in the law relating to the erection Deeds Registries Act, 1937 (Act No. 47 of 1937) of buildings in the areas of jurisdiction of local authorities, and for the prescribing of Extension of Security of Tenure Act, 1997 (Act No. 62 of 1997) building standards. Land Administration Act, 1995 (Act No. 2 of 1995) 2.14 Spatial Planning and Land Use Management Act (SPLUMA) Reconstruction and Development Programme Fund Act, 1994 (Act No. 7 of 1994) The Spatial Planning and Land Use Management Act, 2013 (Act 6 of 2013) is now Municipal Finance Management Act, 2003 (Act No. 56 of 2003) fully operational.It is very prescriptive of what needs to be addressed within a Expropriation Act, 1951 as repealed by Act No. 63 of 1975 spatial development framework on various levels. National Heritage Resources Act, 1999 (Act No. 25 of 1999) Standards Act, 1993 (Act No. 29 of 1993) Information to be included links directly to information that needs to be developed State Land Disposal Act, 1961 (Act No. 48 of 1961) by Sector Departments, and includes inter alia reference to the Housing Sector Plan.
The aspects that need to be addressed through the Local Municipal SDF include the following items as listed in section 21 of SPLUMA.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 11
The Graph below depicts the distribution of the above increase in population. 3 STATUS QUO ANALYSIS An increase in population can be observed in just over 50% of the municipal wards, namely wards 4, 5, 7, 8, 10, 11, 12, 14, 15, 17.
3.1 Economic Profile, Resources & Sector Analysis
3.1.1 Population
According to the 2001 Census data, the Mandeni Local Municipality had a total population of 127 327, which increased to 137 883 in 2011 which is a positive growth of 0.08% per annum and an increase in population of 10,556. The households increased from 28,675 to 38,244. The municipal population and household increases are depicted in the graph below.
Graph 2: Population Distribution
Source: Stats SA – Census 2001/2011
Drastic increase in population can be observed in wards 7, 11, 12, 17. The areas that experienced the highest amount of growth therefore are:
Graph 1: Population and Household Increase
Source: Stats SA – Census 2001/2011
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 12
Table 3: Wards Experiencing Growth 3.1.2 Population Growth and Urbanisation Ward Locality 4 Southern Expansion of Tugela Town, south of Tugela River. According to the High Road Scenario, adopted by the ILembe Regional Spatial 5 Largely Rural Ward which provides expansion area west of Development Plan based on 2050 planning projections, the total population in the Sundumbili B. District will be close to 2 million people. Although it is anticipated that rural areas 7 Sundumbili CBD & Residential Surrounds will continue to grow, considering national and international trends, it is not 8 Large ward situated east and west of the R102 and N2. Assumed anticipated that these areas will grow at the same rate as urban areas. Further to increase in population is east of R102 in rural areas including this, it is recommended that further scattered rural settlement be discouraged and Amatikulu Reserve, Isulabasha, Ngulule, Fort Crealock. that the densification of existing rural settlement be promoted. 10 Endlondlweni, which is situated between Sundumbili and Isithebe Industrial Estate. ILembe 2010 To 2050 Rural Urban Growth Comparison 11 Mambane. Residential Area directly north of iSithebe Industrial Estate. 12 A Large Ward. Includes the expansion of Sundumbili B in a northern direction. Residential area directly west of iSithebe Industrial Estate. 14 Sundumbili B. 15 Sundumbili A. 17 Residential areas directly north of iSithebe Industrial Estate Source: Black Balance Projects / Stats SA Census 2011
The growth rate of 0.08% per annum was utilised to estimate a population growth for the 5 year implementation cycle of the reviewed SDF.
Table 4: Population Estimates (2012 to 2017) Future Year Future Population 2014 138214
2015 138325 2016 138435 Source: ILembe Regional Spatial Plan 2013 2017 138546 This urbanisation trend is evident within the Mandeni municipality with increasing 2018 138657 urbanization placing a greater demand for services and infrastructure around the 2019 138768 main economic centres of Mandini and Isithebe. Urbanisation in these areas has resulted in the mushrooming and rapid densification of informal settlements.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 13
3.1.3 Age & Gender Distribution Graph 4: Age Distribution
The Graph below depicts an estimated split in gender. As indicated the statistical data was used to portray a trend and the % split between male and female for 2001 and 2011.
It is clear that females are significantly higher in numbers than males.
Whilst the graph shows an expected linear increase in population per age group in general, it depicts a distinct increase in ages 0-4.
Graph 3: Age & Gender Distribution
Source: Stats SA – Census 2011
3.1.4 Household Size
The average household size of the Mandeni Local Municipality was calculated by subdivision of the population figures with the number of households recorded. The average household size is therefore is 3.6 persons per household.
Source: Stats SA – Census 2001/2011 3.1.5 Population Density
The graph below further depicts that 51% of the population is of employable age. Population density is measured as number of people per Hectare, and is outlined in the table below. The ward highlighted in red depicts the higher population densities (double figures). Some of the ward are very big and includes vast open spaces. An
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 14
example of this is Ward 3 which includes Mandeni Town as well as Tugela Mouth of Figure 8: Mandeni Household Distribution which both are settled densely when considered separately. The “Settlement” Column therefore provides some perspectives on the areas are included, and what the actual densities should be.
Table 5: Population Densities per ward Ward Population Ha Pop / Ha Settlement 1 8 171 3 429.2903 2.38 Dokodweni 2 8 501 5 761.7693 1.48 Mangeza 3 8 120 7 343.8037 1.11 Mandeni Town / Tugela Mouth 4 9 824 8 648.5191 1.14 Tugela Town / New Ark 5 7 052 3 019.2440 2.34 Mathonsi TA / Khovothi 6 6 859 5 656.5627 1.21 Sikhonyane TA 7 9 504 247.7251 38.37 Sundumbili CBD & Residential Surrounds 8 9 345 7 403.3496 1.26 Nsunduzane 9 9 217 3 417.0845 2.70 Mhlubulweni 10 8 206 3 540.8136 2.32 Nyoni / Endlondlweni Source: Eskom HH Count 2011 11 7 935 2 853.3722 2.78 Mhambuma / Mambane 12 12 945 1 072.3060 12.07 Indlondlo / Sundumbili B 3.1.6 Levels of Education 13 3 560 44.3487 80.27 Sundumbili B 14 9 764 118.5033 82.39 Sundumbili B The graph below depicts the level of Education for the Mandeni Municipality as a 15 4 041 69.3866 58.24 Sundumbili A whole. It depicts the general low levels of education with only 31% of the population completing Secondary School Education, with only 4% having tertiary 16 9 180 1 378.9129 6.66 Nkunzempunga education. 17 5 659 543.1459 10.42 iSithebe
When compared to the image below, the distribution of households can clearly be seen, with the higher densities close to the main economic activity areas.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 15
Graph 5: Levels of Education Graph 6: Levels of Education Per Ward
Source: Stats SA – Census 2011
The graph below depicts the difference in Education levels between the various Source: Stats SA – Census 2001/ 2011 wards. The wards with the highest levels of education are wards 3, 7, 13, 14 ,15, which includes all of the urbanised areas of the municipality.
As will be seen in Section 2.4 – Social Resources, there are sufficient number of 3.1.7 Income & Poverty Distribution schools to provide education. Subsequently the quality of education, and the social circumstances resulting in lower levels of education needs to be considered and The graph below clearly depicts the very low levels of income of the municipality. A addressed. total of 43% of the households does not receive any income on a monthly basis, and only 26% of the households earning more than R9, 000/month.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 16
Graph 7: Levels of Income Graph 8: Levels of Income per Ward
Source: Stats SA – Census 2001/2011 Source: Stats SA – Census 2001/2011 3.1.8 Unemployment Distribution When considering the levels of income per ward, it is clear that the rural areas with traditional councils have the lower levels of income and includes wards 1, 2, 5, 68, The graph below depicts the actual number of population unemployed per ward. It 9, 11, and 16. The more urbanised wards with the higher levels of income are is clear from the below graph that wards 7, 8, 9, 12, 14 have by far the highest deniable by the small percentage of the households that earns between R1 and amount of people that is unemployed. R4,800 / Month. Thus having a large High income group, and a large group with no income at all. These wards includes wards 13, 14, 15, 17 as well as wards with commercial agricultural activates, and a subsequent low population density.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 17
Graph 9: Level of Unemployment Per Ward direction, as well as the residential area directly west of iSithebe Industrial Estate. Increased population in close proximity to economic opportunities resulted in over supply of labour. 14 Sundumbili B. Due to historical situation, which resulted in low levels of education, the market for unskilled labour has been saturated.
3.1.9 Economic Sector Analysis
This section provides an overview of the economic activities and opportunities that exists within the Mandeni Municipality. Although discussed in more detailed further down, the economic situation can be described as follows:
The manufacturing sector is the largest contributor (60.6%) to the Mandeni GDP. Over the last decade it grew by only 4.2%. Agriculture is the second largest contributor to the GDP, with 8.3%, which shows a stark difference Source: Stats SA – Census 2001/2011 between the profitability and scale of the two activities. Wholesale and Retail is the third largest contributor to the GDP of the area with 8%. The locational factors influencing the high unemployment levels are depicted in the table below. 3.1.9.1 Agricultural Resources
Table 6: Locational Factors influencing levels of unemployment The Agricultural Potential of Mandeni Municipality ranges between the Ward Locality following categories of land: 7 Sundumbili CBD & Residential Surrounds. Due to increase in population searching for economic opportunities, there is an Category B: Threatened Agricultural Land oversupply in labour and subsequently the high level of Category C: Primary Agricultural Land unemployment in this area. Category D: Secondary Agricultural Land 8 Large ward situated east and west of the R102 and N2. Assumed the high levels of unemployment situated within the Macambini TA, Category E: Mixed Agricultural Land where little employment opportunities to the scale provided in Permanently Transformed Areas Isithebe exists. Proclaimed Reserves 9 Large ward situated within the Macambini TA, where little employment opportunities to the scale provided in Isithebe exists. 12 A Large Ward. Includes the expansion of Sundumbili B in a northern
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 18
These categories are directly linked to the Topography of the Municipality, textiles are produced in KwaZulu-Natal which provides a distinct comparative with high potential agricultural land situated in the More evenly sloped fertile advantage to grow the textile and clothing market. plains along the coast and central municipal area, and the lower agricultural potential land situated in the north western parts of the municipality in the The clothing sector is the largest employer within KwaZulu-Natal's more mountainous areas. manufacturing sector. This fact, coupled with the relatively low barriers of entry to the industry, makes it a very strategic industry for development When considering the Ilembe District Municipality as a whole, the northern purposes. areas of Ndwedwe LM, the central corridor of Mandeni and KwaDukuza LM are the commercial farming hubs of the District, which consist mainly of privately owned sugarcane farms, covers 31% of the iLembe District.
In addition to the privately owned farms commercial farms, the District implemented a total of 8 Hydroponics (Agri Hub Projects) in the District of which two (2,500m² each) is situated within Mandeni Municipality. This project is mainly focusing on highly value crops such as patty pants, peppers, and cucumbers. All fresh produce that is harvested from the tunnels gets processed at the processing facility and sold to Spar in Ballito and Umhlali and Enterprise iLembe is looking at the expanding the program due to high demand of fresh produce by the markets. This program has generated of jobs more especially among youth.
In considering development potential, one also needs to consider land regulated by the Subdivision of Agricultural Land Act, 1970, (Act 70 of 1970). The central part of the Municipality where current commercial sugarcane farming is occurring, as well as the areas surrounding the Main development Corridor, namely the R102 is regulated by Act 70 of 1970.
3.1.9.2 Industry & Manufacturing
Isithebe Industrial Estate is the base of all manufacturing activities within Mandeni Municipality and has the opportunity to play a significant role in production of textiles on a national base. More than 40% of South Africa's
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 19
Map 6: Existing Agricultural Activities
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 20
The industrial and manufacturing sector is the most significant sector in this businesses to operate in the formal economy. Services are also offered in the municipal area as it generates the most employment opportunities and output informal market. and contributes the largest amount to the Municipality’s GDP (60.6%).
The Ilembe District Municipality EMF identified Isithebe as an Economic Opportunity Zone and has been proposed as a development area for heavy industry.
The Isithebe Industrial Estate is managed by Ithala, and the estate manager states that the estate is almost 100% occupied. There are a wide variety of industries in the estate including textiles, plastics, chemicals, and furniture. However, there is a lack of space in the estate for the future expansion of the industrial sector. The Sappi Paper Mill is the largest single manufacturer in Mandeni.
3.1.9.3 Trade & Services
The commercial sector is currently done by Renckens Spar and Mandeni Mall, with smaller stores catering for the basic needs of the Mandeni Population, and small “Spaza Shops” distributed throughout the municipality to provide in very basic needs.
The service sector is fairly well established, but has opportunity for growth, should other economic opportunities expand within the municipal area.
3.1.9.4 Informal Economy
The informal economy, in terms of trade is largely operating from behind the Mandeni plaza, but also trade along main pedestrian routes.
The competitiveness of the formal market, as well as the lack of funding and appropriate business skills prevents entrepreneurs from developing their
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 21
3.2 Human Settlements Analysis and Housing Backlog Informal dwelling/shack in backyard Informal dwelling Informal dwelling/shack not in backyard, e.g. in an Informal dwelling There are three main ways of determining housing demand/need within informal/squatter settlement or on a farm municipal areas, these include using statistical calculations captured through Room/flatlet on a property or a larger dwelling/servants’ Formal dwelling quarters/granny flat the census or other relevant studies; through the analysis of housing waiting Caravan/tent Informal dwelling lists and finally through the Provincial housing demand data base. Other Informal dwelling Source: Stats SA: Census 2011 Metadata Housing waiting lists have a number of short comings including, applicants putting their names down on more than one municipal housing waiting list, Utilising the above classifications, the housing demand for the individual wards while many potential beneficiaries may have not placed their names on these were calculated in the following sections. lists in addition to the problems related to maintaining such a large waiting list.
As Mandeni Municipality does not have such a database, Stats SA Census 2011 3.2.1 Public Sector Housing Demand data on household income levels and dwelling typologies will be used. This Based on the above criteria a total backlog for the municipality of 15,785 was available census data and as well as informed assumptions will be made that calculated. The graph below depicts the overall split between formal, informal all dwelling types not indicated as Formal Housing Typologies in the Census and traditional housing units within the municipality. Metadata, will be assumed to be part of the backlog. The larger number of households within the Municipality has a formal The Census 2011 Data Distinguishes between the below mentioned Housing structure to live in, Categories, which is categorised into Formal, Informal and Traditional Dwellings.
Table 7: Formal Vs Informal housing Typologies
Typology Status House or brick/concrete block structure on a separate Formal dwelling stand or yard or on a farm Traditional dwelling/hut/structure made of traditional Traditional materials Flat or apartment in a block of flats Formal dwelling Cluster house in complex Formal dwelling Townhouse (semi-detached house in complex) Formal dwelling Semi-detached house Formal dwelling House/flat/room in backyard Formal dwelling
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 22
Graph 10: Housing Split 7 2 788 421 286 707 8 1 633 41 423 464 9 1 497 26 327 353 10 1 067 191 1 744 1 935 11 716 518 1 230 1 748 12 1 568 779 1 818 2 597 13 1 354 41 1 42 14 3 033 36 11 47 15 1 681 23 13 36 16 1 316 1 098 1 285 2 383 17 1 561 1 600 643 2 243 Total 26 570 4 964 10 821 15 785 Source: Stats SA - Census 2011
From the above table it can be seen that the municipality has a total backlog of 15,785 housing units, although an immediate need for 4,964 units exist.
When considering the individual wards, there is a further the table below depicts the housing need individually for each ward. Although traditional dwellings were included in the backlog figures, most communities see this as an acceptable dwelling unit, although a need for an additional dwelling unit in the form of a Subsidised unit always exist.
Table 8: housing needs per Ward Ward Formal Informal Traditional Backlog Housing Housing 1 927 9 432 441 2 1 054 32 553 585 3 2 219 34 150 184 4 2 981 109 311 420 5 486 4 888 892 6 689 2 706 708
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 23
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 24
Map 7: Housing needs per Ward
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 25
This backlog is based on the 2011 census data, and it needs to be noted that RDP) some reduction in the backlog was achieved through implementation of 2 Community Residential Rental housing projects. Units (CRU) 3 Consolidation Subsidy Ownership The following sections will look at current projects, and proposed projects that 4 Individual Subsidy Ownership is aimed at addressing this backlog. 5 Institutional Subsidies Rental / Rent to Buy 6 Peoples Housing Process Ownership 7 Project Linked Subsidies Ownership 8 Rural Subsidies Informal Land Rights 9 Social Housing Subsidy Rental R1,500 - 9% 16% R7,500 10 Finance Linked Individual Ownership R3,501 - 4% 42% Subsidy Programme R7,000 (FLISP) 11 Discount Benefit Scheme Ownership Irrespective N/A N/A
3.2.2 Public Sector Housing Projects
The sources from which information on current housing projects was sourced, includes the Current Housing Sector Plan (2015) as well as the Mandeni Municipality Integrated development Plan.
Following discussions with the Municipality, the general status of certain housing projects have been verified, although more detail is required to determine timeframes for completion.
As the IDP only addresses the current projects, the projects contained in the current Housing Sector Plan is also depicted but with the aim of determining No. Subsidy Programme Tenure Type Beneficiary % of Pop % of HH whether these projects have been implemented, or are still being considered Income Qualify Qualify for implementation. It will also guide later investigations to determine 1 BNG Housing (Previously Ownership R0 - R3,500 96% 18% whether the need for some of the proposed projects still exists.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 26
3.2.2.1 Current Projects 3.2.3 Private Sector Residential Development
The table below depicts the housing projects captured in the IDP with the There are three private developments being planned which will provide relevant information (Projects 1-8), but also projects that were only marked on opportunity for local businesses and service providers to expand. The a map, with no additional information (Projects a-e). The statuses of these proposed developments are summarised in the table below: projects were determined through discussions with the Municipality. Table 10: Private Residential Developments Table 9: Current housing Projects (Captured in IDP) Tugela River Lodge Place of Kings Resort Tugela Tides No. Project Name Subsidies Ward Status 2017/18 50 Bed Hotel 900 Residential Units 500 Residential Units 1 Isikhonyane 1,500 6,11,18 In Packaging/ R0 Conference Facility Hotel Complex Club House Phase 2 Feasibility 150 Apartment Units Open Space Boutiques Shop 2 Sikhonyane 1,000 6,11 Completed with Swimming Pool & Conservation Space Active & Passive Phase 1 Clubhouse Wellness Centre Recreational Facilities. 3 Inyoni 2,741 10 In Construction R 21 090 000 55 Freehold Sport Lodge 4 Macambini Ext 2 2,000 1,2,8,9 Planning Stage R 2 600 000 Residential Plots Business Park 5 KwaMathonsi / 1,000 12 Packaging / R 4 397 000 40 Boathouses with 20 Cultural Centre Sundumbili Feasibility residential staff units Staff Village Phase 2 Timeshare Resort 6 Isithebe 3,193 11,16,17 Packaging / R 2 577 000 Entertainment Centre Feasibility 18 Hole Golf Course & 7 Manda Farm 2,000 7 Packaging / R0 Club house Feasibility Hydroponics & Organic 8 KwaMathonsi 500 5 Identified in IDP, R0 Farming Rural Phase 2 not MTEF Wedding Chapel & Cranburn ? Guest house Hlomendini 4 In Construction Source: LED Strategy 2012 Tugela north Tugela River Lodge Tugela Tides
12,934 R 40,414,000 Source: Mandeni IDP 2013/14 Review
The projects as per the housing Sector Plan is presented in the sections below, for verification purposes.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 27
Map 8: Housing Projects
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 28
3.2.3.1 Projects from current Housing Sector Plan Thorny Park 2,000 R Nhlangothi Not Available Not Available Elbow Farm 2,000 Not Available Not Available Not Available The Current Housing Sector plan proposed the following projects to be Total 8 000 implemented. The status of these projects are unknown and needs to be Source: Mandeni housing Sector Plan 2010 verified. 3.2.3.3 Proposed Projects Table 11: Projects (Captured in Current housing Sector Plan ) Project Number Project Name Subsidies Target Date The current housing sector plan proposed specific projects for K03090010 Hlomendini Housing Project 1 000 2009/10 implementation, although no funding was made available yet. These will be K03100025 Macambini Ext 1 Phase 2 1 000 2009/10 considered and investigated during development of this Housing Sector Plan. K04110015 Kwamathonsi/Sundumbili Project 1 000 2009/10 The table below highlights the recommended projects as per the current K03110009 Sikhonyane 1 000 2010/11 housing sector plan. K06030001 Hlomendini Phase 2B 909 2009/10 K04080002 Masomonce/MandaFarm Rural 1 000 2009/10 Table 13: Mandeni Recommended Housing Projects (Housing Plan 2010) Project Number of sites Estimated cost K05100006 KwaMathonsi Rural Housing Project 1 000 2009/10 Slum Clearance Projects K03110003 Inyoni Slums Clearance Project 2 000 2011/12 Sikhonyane 1691 R 64 258 000.00 Total 8 909 Mathonsi 1321 R 50 198 000.00 Source: Mandeni housing Sector Plan 2010 eNdondakusuka 978 R 37 164 000.00 Macambini 648 R 24 624 000.00 3.2.3.2 Planned Projects Sundumbili 2300 R 87 400 000.00 Tugela 502 R 19 076 000.00 In addition to the projects that were ongoing as highlighted in the above TOTAL 7518 R 282 720 000.00 section, the table below depicts the projects that was being planned when the Rural Housing Programs housing Sector Plan was developed. The status of these projects needs to be Sikhonyane 3 629 R 137 902 000 verified. If they Are still in the pipeline, these could significantly address the Macambini 3 166 R 120 308 000 housing backlog. Mathonsi 1 416 R 53 808 000 eNdondakusuka 770 R 29 260 000 Table 12: Mandeni Planned Housing Projects (Housing Plan 2010) Housing Units Implementing Completion Beneficiary Mtunzini 293 R 11 134 000 Project Agent date registration status Hlomendini 225 R 8 550 000 Macambini 4,000 Not Available Not Available Not Available Sundumbili 192 R 7 296 000 New
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 29
TOTAL 9 691 R 368 258 000 Source: Mandeni housing Sector Plan 2010
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 30
3.3 Mandeni Municipality Spatial Analysis The location and distribution of land uses follow the movement and settlement patterns described below and are influenced by the P415 east– The main urbanisation areas in the Municipality are Mandini, Sundumbili, west linkages South North linkages R102 Tugela and Tugela Mouth. The Land uses within these areas are typically urban mixed uses with relatively acceptable levels of infrastructural and service Physical and social support services and facilities are in general mainly located provision, however with minimal provision of social facilities and services to in the urban centres Mandeni, Sundumbili, Tugela including the rural node support the resident populations. Wangu. The remainder of the area has only limited access to services and facilities and this is in particular problematic in the peripheral semi–rural and The rapid growth and urbanisation around the IsiThebe Industrial Park has emerging areas in the. resulted in the emergence of a hybrid form of settlement, which until recently was classified as rural mainly due to the prevailing land tenure arrangements. Informal settlements with limited to no facilities or infrastructural services However, the increased density and demand for bulk services and occur on the periphery of the developed areas and within the Isithebe infrastructure (i.e. household water connections and waterborne sanitation) Industrial area and Sundumbili Township. This is also evident in the periphery has resulted in the need to reconsider the infrastructure delivery approach in of well-established Sundumbili Township and Mathonsi Tribal Authority this area. eastwards of the hinterland. Village centres such as Wangu in the west and Nyoni in the north eastern side comprise of commercial and service The Mandeni urban edge borders iSithebe, Sundumbili, Mandeni and it also development in the two tribal authorities Mathonsi & Macambini Tribal includes the identified accelerated growth zones as depicted on the local and Authority. regional SDF. The Mandeni SDF has also identified a residential and tourism development at Tugela mouth and wards 1, 2 and 3 located within Macambini In addition, to the above settlements the following land uses are distributed traditional authority area which falls within the peril-urban zone. throughout the municipality as depicted in the below table. Please refer to Map 5: Simplified Land Cover, attached over leave for a depiction of the broad 3.3.1 Spatial Development Framework land uses.
The Mandeni Local Municipality is reviewing the Spatial Development Forest Rural Settlements Framework (SDF) (as part of the IDP) in parallel with the Housing Sector Plan in Bush and Woodlands Mines and Quarries order to align all future developments within the Municipality. The SDF has set Grassland Erosion and Bare Sand / Rock objectives, strategies and policy guidelines directing development and Commercial Agriculture Roads development options in order to ensure that the envisaged long-term urban Plantation Railways and rural structure and target deliverables are realised. The SDF therefore Sugarcane Dams provides the necessary spatial and environmental informants required to Orchards Estuaries guide the Housing Sector Plan. Golf Courses Water Bodies Dense Settlements Wetlands 3.3.1.1 General Land Uses Low Density Settlements
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 31
Map 9: Simplified Land Cover
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 32
3.3.1.2 Primary Node The isiThebe Industrial Park and potential expansion around it, mainly forms the industrial node within the municipality. Although the SAPPI plant The Primary Node of the Municipality is the area surrounding the Mandeni / represents a major industrial area and some additional light service industrial Sundumbili Business District and has been identified as the primary service developments are envisaged around it, it is not intended to serves as a centre within previous IDPs of the municipality as well as the iLembe Spatial growing industrial node, mainly due to its locality. Development Framework. As the heart of the emerging core urban complex encompassing Mandeni, SAPPI, Sundumbili and Isithebe, this node performs a 3.3.1.5 Activity Points / Rural Service Centres function to the surrounding regional settlements beyond the borders of the Mandeni Municipality. Nyoni was identified as a Rural Activity Point. This centre in itself is rural in nature, but due to its locality serves as a vital service centre to especially The conceptual boundaries of the primary node have been defined within the commercial farmers and communities from traditional authority areas. Nyoni Sundumbili Urban Node Regeneration project funded by the Department of is located along the Activity Corridor, and often serve as residential destination National Treasury through the Neighbourhood Development Partnership in its own right. Grant (NDPG). 3.3.1.6 Rural Settlement Clusters 3.3.1.3 Secondary Nodes In terms of the Detailed Settlement Definitions (contained within the DSM These activity points are identified by the existing and (potential future) Manual of the Department of Water Affairs and Forestry) a non-formalised clustering of primary services and often at key intersections of access routes in settlement with between 500 to 5000 persons residing in it is classified as a especially the Traditional Authority Areas. These points serve as the first entry village. Although the same definition parameters are used, this SDF refers to point to service delivery in the rural areas and provide a plausible threshold for these areas as Rural Settlement Clusters as the distinction between one the clustering of groups of small, localised businesses. Thus providing the villages to the next is not always as definable. A total of 12 such rural starting points for the emergence of mixed use activity nodes. The following settlement clusters have been identified within the municipality by using nodes are identified as secondary nodes: population density data. These include (amongst others) the villages of Dokodweni, Mphumulandoda, Mhambuma, Nembe, Indlondlo, Wetani and Wangu Ohwebede. Amatikulu Ohwebede 3.3.1.7 Corridors Tugela Mouth The Table Below Summarises the hierarchy/classification of roads & Corridors, 3.3.1.4 Industrial Node as is discussed in more detail in the sections following the table.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 33
Table 14: Corridor Hierarchy Figure 9: Nodes & Corridors Regional Regional Primary Link Roads Thoroughfare Development Activity Corridor Corridor N2 R102 MR459 P110 P266 P224 P415 P710 P523 P719 Source: Black Balance Projects
The Image below depicts the above mentioned nodal areas and corridors within the municipality.
Source: Black Balance Projects
3.3.1.7.1 Regional Development Corridor The Provincial Spatial Economic Development Strategy has identified the N2 route between uMhlathuze and eThekwini as a primary provincial corridor.
The R102, which runs parallel to the N2 serves as regional development corridor within municipalities along this route. This can be ascribed to the fact that no direct accesses onto the N2 from potential developments are envisaged and the result in other areas such as KwaDukuza has already been that developments cluster along the R102 for localise and regional access and in close proximity to the N2 route.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 34
3.3.1.7.2 Activity Corridor planned urban infill areas and serve as the boundary between urban The P415 is identified as a municipal wide activity corridor crossing over the development and the future agricultural land area. N2, linking the coast and the hinterland; it runs from east-west linking the The P710 route connecting the Urban Complex of Mandeni with other Tugela Mouth Service Centre and Mandeni/ Sundumbili Primary Node. From regional inland areas outside of the Mandeni municipality is the primary node the activity corridor diverge from the P415 in a northern important not only to serve households from those areas by providing direction along the MR459, passing isiThebe towards Nyoni and Amatikulu. access to services and opportunities within the complex, but also vital The Current Spatial Development Framework illustrates that this activity for the economic growth of the complex itself. Economic studies corridor is characterised as a mixed use development corridor linking all the conducted during the Sundumbili Urban Regeneration study found different land uses and development areas within the municipality while that that the complex serve a major regional commercial centre and provided excellent access to the R102 and N2. The promotion and that economic thresholds to the centre is to a large degree made up development of this activity corridor as the vital spine to this municipality of households outside of the Mandeni municipality. cannot be understated. 3.3.2 Land Tenure 3.3.1.7.3 Link Roads The following routes have been identified as important link roads to ensure The municipality has a wide range of ownership types, ranging from Private secondary access to both the Regional Development Corridor and the Activity Ownership, Community Trusts, Closed Corporations, Government Entities and Corridor: Traditional Councils.The ownership category with the highest impact on the proposed expansion opportunities and consolidation of the Isithebe and The P709 as link road crossing over N2 linking the Amatikulu Nature Mandeni nodes is the Traditional Areas and the Ingonyama Trust. Reserve through the Wangu Activity Point, via Nyoni with the Isithebe Industrial Node east-west, linking the coast with the hinterland. This Land tenure pattern within the Municipality generally dictates the land usage is the road has high economic potential and is vital for the expansion and the Mandeni Municipality is made up of three Traditional Authority areas of the Industrial area and development along the coast. Currently this where settlement is controlled by Traditional Authorities according to a road is gravel again strategic intervention to upgrade the road into traditional system of land allocation by the Nkosi to the families of his tribe. black top surface is of high importance. These TA areas cover approximately 63% of the total area where the State and the Ingonyama Trust own the majority of the land within Municipality and The P532 provide another important link between the Mandeni area coastal and inland reaches of Mandeni (49%). TA areas are generally directly towards Nyoni. If upgraded it could primarily provide an characterised by subsistence farming activities, harsh topographical conditions alternative access route to both isiThebe and Nyoni and in so doing and the worst of agricultural potentials with the exception of the Macambini alleviate some of the freight traffic along the activity corridor. This Tribal Authoritywhich lies along the coast. Large areas are under-utilised with link road will in future further provide alternative access to the traditional settlement patterns and low densities which are not conducive to
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 35
the provision of infrastructural services. Smaller rural nodes, such as, Tribal Since this Biodiversity Priorities 1 area is situated adjacent courts, trading stores or clinics are scattered through the TA. Traditional Mandeni/Sundumbili, as well as adjacent to Isithebe, expansion of the area housing dominates, but there is a range of other formal and informal will have to be strictly monitored and managed in terms of Biodiversity structures proliferating in these predominantly rural areas. Conservation targets.
The Map 8: Homestead Densities, depicts the distribution of households with Further, there are three formal conservation areas in the municipality: a clear low density sprawling pattern in the rural TA areas, with high density of over 8 units per Ha in the urban areas. The Harold Johnson Conservation Area Amatikulu Conservation Area Red Hill Conservation Area (Managed as part of the Amatikulu CA)
3.3.3 Environmental Analysis There are further a number of protected areas, wetland systems and conservancies that needs consideration. Please refer to Map 7: Conservation This section aims to provide information with regards to the natural Areas and Wetlands attached overleaf. environment that needs to be considered in developing the Housing Sector 3.3.4.1 Protected Areas – Amatikulu Nature Reserve Plan highlighting no-go areas and areas where various development densities should be considered. The Ezemvelo KwaZulu-Natal Wildlife Management Planning Unit has recently reviewed the Amatikulu Nature Reserve Integrated Management Plan for the 3.3.4 Environmental Sensitive Areas period 2009-2013. Due to the significant value of this nature reserve along the coastal area of Mandeni as well as the anticipated development pressure Map 6: Terrestrial Conservation Plan, attached over leave, depicts the along this part of the municipality, the brief intentions and management zones Biodiversity Priority Conservation areas as defined by the Department of from the plan are summarised below and was considered within the Agriculture and Environmental Affairs. formulation of the SDF. The Image below depicts the locality of the Amatikulu A significantly large portion of the municipality is classified as Biodiversity Nature Reserve. Priority 1. These areas are situated in general north west of the N2 national route and includes commercial agricultural areas as well as rural Tribal Authority Areas.
100% transformed areas are situated between the R102 and the P459, as well as the most southern boundary of the municipality. Land uses within these areas consist of Commercial Sugarcane farming activities.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 36
Figure 10: Locality of Amatikulu Nature Reserve
Source: Amatikulu Nature Reserve – Integrated Management Plan 2009-2013
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 37
3.3.4.2 Protected Areas – Siyaya Coastal Management Study Figure 11: Siyaya Coastal Development Plan – Analysis Map
In order to acknowledge studies compiled for the greater area which includes cross border areas in the adjacent municipalities, The Siyaya Coastal Park Development Framework is depicted here. The Mandeni Coastal Management Plan supersedes this plan, although this plan makes reference to some existing and proposed tourism activities/opportunities not highlight in other studies.
The plan below depicts the area to which the Siyaya Coastal Plan is applicable within Mandeni Municipality.
Source: Siyaya Coast Development Plan Flowing from the analysis of the elements impacting on the area the following concept plan was developed.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 38
Figure 12: Siyaya Coastal Development Framework 3.3.5 Slope Analysis
The slope analysis depicts the gradients of the land as it declines in height above sea level towards the east. The slope categories range from smaller than 1:100 (1% incline), 1:20 (5% incline) 1:10 (10% incline), 1:7.5 (13% incline) and a 1:5 (20% incline).
The greater the gradient (1:6 – 1:3), the more difficult and more expensive construction and provision of services become.
AS would be expected from the elevation analysis, the majority of steep sloped areas within the municipality is found within the higher north western parts of the municipality and in notably within the vicinity of the already built up areas.
The implication of this is the particular care will be needed in the further expansion of both urban and agricultural activities within these areas due to the heightened erodability associated with the steeper slopes.
Please refer to Map 4: Slope Analysis attached overleaf, for a depiction of the above descriptions.
Source: Siyaya Coast Development Plan
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 39
Map 10: Slope Analysis
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 40
3.4 Bulk Infrastructure and Social Services Analysis Graph 11: Water Service Level
3.4.1 Transportation Network
In addition to the main movement and development corridors as described under Section 3.2: Areas of Potential Intervention, the municipality is fairly well serviced with an extensive road network of ±700km.
Most of these roads are gravel (85% of the roads), and needs regular maintenance to ensure ease of accessibility. These roads are marked in brown on Map 15: Road Network attached overleaf.
These rural roads require mechanical plant and equipment to carry out repairs and maintenance, and there is currently insufficient mechanical plant to be able to address the exceptionally high demands from 17 wards.
3.4.2 Water & Sanitation Source: Stats SA – Census 2001 3.4.2.1 Water Infrastructure In conjunction with the above, the below graph depicts the distribution The graph below depicts the level of water services within the Mandeni between water sources, and confirms the distribution of the levels of service Municipality. as depicted in the graph above.
The municipality has an average level of service of 72% of the HH being serviced with RDP Standard services. In comparison to the RDP Level of Service, only an average 54% of the HH has yard connections or a higher level of service. The urban areas can once again be clearly identified by the level of services, whilst it is clear that substantial improvement of services in rural areas are required.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 41
Map 11: Transportation Network
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 42
Intervention Intervention Amatikulu Excellent Excellent Required Required Needs Graph 12: Water Sources Mandeni Excellent Excellent Excellent Attention Mazitapele Excellent Excellent Excellent Excellent Intervention Needs Intervention Needs Ohwebede Required Attention Required Attention Needs Lambothi Excellent Excellent Excellent Attention Source: Environmental Management Framework for iLembe District Municipality: Status Quo
From the above water sources the municipality is fairly well serviced with water infrastructure as is visible on Map 16: Water infrastructure Attached Overleaf.
The urban areas are serviced with potable water and an extensive network of pipelines, whilst the rural areas are serviced with a combination of reticulation pipelines and rudimentary water schemes. When considering the distribution of households, the Mathonsi and Langeni-Sikhonyane Traditional Areas are well serviced, whilst the southern parts of the Macambini TA has substantial backlogs in water infrastructure. Source: Stats SA – Census 2001 The following two (2) Planned Bulk Water Schemes will assist in the water Mandeni Municipality is serviced by the following eight (8) Water Treatment supply backlog. Works. The table below further depicts the quality of the water being provided from the various Water Treatment Works. Table 16: Planned Bulk Water Schemes Project Ndulinde Sub-Regional Water Macambini Sub-Regional Table 15: Water Treatment Works & Water Quality Supply Water Supply Microbiological Chemical Physical Service Area Wards 5, 6, 11 Wards 1, 2, 3, 8, 9 WTW Operational (Health) (Health) Organoleptic Water Source Reservoir C – fed from Sundumbili Water Works Sundumbili Water Works Uthukela WTW Excellent Good Excellent Excellent Population Served Population: 42,752 Population: 58,480 Intervention Intervention Intervention Intervention Hlanganani Required Required Required Required Households: 10,691 Households: 7,310 Estimated 2013 / 2014 2014 / 2015 Sundumbili Intervention Excellent Excellent Excellent Implementation Reticulation Required
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 43
Status Unknown Unknown Source: Ilembe District municipality IDP 2013/14 Review
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 44
Map 12: Water Infrastructure
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 45
Table 17: Water Projects Funded by Umgeni Water referred to only one WWTW situated within Mandeni Town with the capacity Name of WARD STATUS 2013/14 2014/15 2015/16 of receiving 1.2Ml per day, and a planned regional WWTW to handle Project 2012/2013 approximately 20Ml per day. The status of these facilities are unclear and Lower 3,10,4 Construction R 80 000 000 R 220 000 000 R 250 000000 needs to be confirmed. Thukela Bulk Water Supply Scheme When considering the Statistical Information from the 2011 Census it depicts Maphumulo 27 Construction R 61,080 R 17,444 R 0 that the municipality has an average level of service of 68% of the population Bulk Water serviced within RDP standard of sanitation services. The graph further depicts Supply that only an average of 30% of the municipality is serviced with waterborne Scheme Phase 1 (Municipal System / Soak Away) infrastructure. Honolulu to 26, 14, Construction R 7,538 R 1,884 R 0 Mvoti 24, 10, The long term aim is to have all households linked to waterborne sewerage Balancing 9, 7 systems, although the circumstances and the densities of the various Reservoir communities needs to be taken into consideration for cost effective and Pipeline prioritised implementation. Source: Mandeni IDP 2013/14 Review
3.4.2.2 Sanitation Services
The Data from Stats SA identifies the following types of sanitation services levels”
Table 18: Levels of Services 1. Flush toilet (connected to Acceptable service levels – dependant sewerage system) on budgetary constraints. 2. Flush toilet (with septic tank) 3. Chemical toilet 4. Pit latrine with ventilation (VIP) 5. Pit latrine without ventilation Unacceptable service level. 6. Bucket latrine 7. None Source: Stats SA – Census 2011
The current localities of waste water treatment works, as well as the capacity thereof could not be verified. The Ilembe Regional Spatial Development Plan
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 46
Graph 13: Access to Sanitation per Ward
Source: Stats SA – Census 2011
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 47
The level of service here clearly depicts the urbanised wards within the Source: Stats SA – Census 2011 municipality. The map overleaf depicts the areas where the needs for sanitation services are the highest. The following projects were included in the Mandeni Municipality to be implemented within the period 2013 to 2016. The rural areas of Wards 9, 10, 11 and 12, as well as the Industrial node of Isithebe, has a sanitation backlog of 0%.
Ward 5 has the lowest level of services with a backlog in excess of 50%, whilst the remaining wards has a backlog of anywhere between 1% and 50%. Please refer to Map 17: Sanitation Backlog, attached overleaf for a depiction of the above mentioned.
To confirm the above, the graph below depicts the distribution of the various service levels between the households.
Graph 14: Access to Sanitation
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 48
Map 13: Sanitation Backlog
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 49
PROJECT WARD NO. STATUS 2013/14 2014/15 2015/16 The Infrastructure Summit Report highlighted the following key interventions specifically towards the development of rural sanitation infrastructure. (R1,000) (R1,000) (R1,000) Proactive Routing and planning to expedite provision of bulk services. Installation of 198 Nkobongo Tender 2 700 Water Bourne Sanitation to be prioritised for improve standards and house connections Phase 2 & protect environment and overflow soak Shayamoya Promote and establish local manufacturing of components for away Pilot Construction of Sewer Zululami. Future 3 000 infrastructure provision Pumps station and Sheffield Need to assess and address leaking septic tanks to protect investment genset building Beach potential. Installation of 3km of Shakas head Future 2 500 Sewer rising Mains to Ballito on R102 Upgrade Sewer Pump Shakas head Future 1 200 3.4.3 Electricity Network Station Construction of new Zimbali Lakes Future 7 500 The Census Data do not distinguish between population with and without 2.5Ml Reservoir Reservoir electricity, and it is therefore difficult to determine exactly which households Installation of 3000 Nkobongo MIG 20 000 30 000 45 000 are connected to the power grid. In order to estimate access to electricity, house connections &Shayamoya APPLICATION and waterborne sewer statistics related to using electricity for lighting purposes was used. connections Installation of 2500 Shakashead & MIG 20 000 30 000 45 000 The graph below depicts that the municipality has an average service level of house connections Etete APPLICATION 82% of the population being serviced with electricity. and waterborne sewer connections Convert existing Shakaskraal Future 15 000 Shakakaskraal WWTW to a collector pump station Installation of gravity Shakaskraal Future 12 000 sewer mains and to Sheffield rising mains from Shakaskraall WWTW to Sheffield WWTW Source: Mandeni IDP 2013/14 Review
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 50
Graph 15: Access to electricity An alternative under consideration in iLembe includes photovoltaic solutions, solar water geysers, mini grids, mini hydro, wind, biogas (from waste disposal sites) and biofuels.
According to the ILembe Environmental Management Framework, only Mandeni Local Municipality expresses a firm intention to invest in renewable energy. The Municipality do experience severe reluctance from communities to accept alternative energy sources, and therefore the Municipality have made financial provision to improve public awareness and investigate pilot opportunities.
Actual investment by iLembe in renewable technologies includes:
PV technology awareness campaign A solar water heaters pilot at schools and clinics Two mini-hydro pilot sites on the Umvoti river Bio-gas pilot sites in Stanger and Mandeni
Source: Stats SA – Census 2001/2011 Agricultural activity, predominately large-scale private sugar farming is located on the northern edge of Ndwedwe, the central corridor of The iLembe Energy Master Plan (iLembe District Municipality, 2007) indicates Mandeni and KwaDukuza Municipalities accounting for approximately that renewable energy supply will be considered for the following reasons: 31% of land use in the District.
To provide an alternative energy supply to indigent households with no access to electricity; To provide environmentally friendly and sustainable ‘green’ energy; 3.4.4 Solid Waste To ensure that the iLembe District Municipalities energy needs are Arcus GIBB collated the Integrated Waste Management Plan (IWMP) and met in order to sustain economic growth; associated strategy for the Mandeni Municipality during 2009. Renewable energy projects implemented could earn equivalent carbon credits which could be sold or traded and the resulting funds Despite there being a number of privately owned landfill sites and other waste could be used to further Economic Development; and handling facilities, the Municipality does not own or operate any such facilities To reduce dependence on the national power utility (Eskom) for its as feasibility studies proved it more feasible to transport waste to the regional energy needs. privately owned Landfill Site in KwaDukuza Municipality.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 51
This regional waste disposal site has recently been issued a license to accept A strategy needs to be developed, for the provision of basic collection hazardous waste. This license was under appeal due to possibility of reckless services to the rural areas; transportation of hazardous waste, illegal disposal of hazardous was, pollution The Municipality needs to initiate a series of awareness programmes incidents to surface and groundwater. The Department pointed out that this in order to inform Mandeni residents of waste services, recycling and could be an opportunity as well as it could attract industry as there is a local waste minimisation initiatives and publishing of bylaws; point to get rid of hazardous waste. Recycling, waste minimisation and re-use initiatives must be promoted and implemented; All the landfill facilities within the Mandeni area have reached their capacity. Tariffs need to be reassessed for content and then revised in amount, The privately owned and operated KwaDukuza Landfill has been specifically to reduce the shortfall in service cost recovery. developed as a regional landfill site that would also provide for the airspace needs of the Mandeni area.
The Municipality has contracted two waste service providers, one for day to 3.4.5 Social Resources day collection and removal of refuse from formalised urban areas, and the other for the disposal thereof. 3.4.6 Health Care Facilities
?the recorded per year is 7 000 (seven thousand) tonnes of domestic waste, The ILembe family of municipalities falls within the Durban Planning Region of whilst estimations shows possible waste of 33 000 tonnes per year. This the Department of Health. This region comprises four Health Districts; two of disparity confirms the lack of formal waste management services in much of which cover the ILembe area, i.e. Ndwedwe Health District and Lower Tugela the areas. Health District. The health care strategy is hospital-centered for each Health District and these hospitals assume responsibility for the outlying clinics within The needs and gaps identified regarding waste collection in the municipality is that Health District from a financial, personnel, referral and support point of summarised below: view. Mobile clinics augment this health care system and also fall under the auspices of the hospitals. Development of a comprehensive waste information system; Finalisation of the refuse removal by-laws; Hospitals are located in Stanger and existing clinics and mobile clinic stops are Collection services need to be extended to the informal, peri-urban associated with local service nodes. The Stanger hospital serves a relatively areas and newly developed areas to ensure environmental large Health District servicing the Mandeni Municipality, this implies long compliance and to expand the customer rate base; travel distances for the people. In some instance the Catherine Booth which The Municipality needs to monitor and regularly audit the collection falls within uMlalazi Municipality is generally accessed by the local community, service – this with regard to contractor performance, as well as it can be generally recorded that the is well serviced in terms of the provision record keeping; of health services.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 52
The following shows the health care facilities within the Municipal area:
Dokodweni Clinic Mandeni Clinic Macambini Clinic Isithebe Clinic Ohwebede Clinic Sundumbili CHC Ndulinde Clinic Amatikulu Primary Health Hlomendlini Clinic Care Centre
Please refer to Map 9 Social Facilities Attached over leave for a depiction of the locality of these facilities.
.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 53
Map 14: Social Facilities
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 54
3.4.7 Education Facilities The service radius of a police station is 20km. Apart from the extremities of the municipality, with areas such as Tugela Mouth, the northern areas of Ward 6 3.4.7.1 Primary Schools and the eastern periphery of wards 4 and 5, the whole of the municipality is serviced within a traveling distance of 20 km. Please refer to Map 9 Social Facilities for a depiction of the Locality of the Educational Facilities. Please refer to Map 9 Social Facilities attached overleaf for a depiction of the localities of the Police Stations. The Mandeni Municipality is well-serviced by the 50 primary schools. all of the settlements are serviced by primary schools within a distance of 5 to 10 km. 3.4.10 Emergency Services 3.4.7.2 Secondary Schools The Municipality is serviced with only one Emergency Medical Retrieval Facility (EMRS) situated within Sundumbili. Although the urban areas are serviced Please refer to Map 9 Social Facilities attached overleaf for a depiction of the within a 5km Radius, the larger part of the HH is situated in excess of 10km Locality of the Secondary Schools. from the facility. Please refer to Map 9 Social Facilities. The municipality is serviced with 15 Secondary Schools. Similar to the primary schools, all settlement areas are serviced within a traveling distance of 5 to 10 3.4.11 Community Halls km. There are eleven (11) community halls. These halls are not evenly spread throughout the municipality and are clustered as follows: 3.4.8 Libraries Table 19: Distribution of Community Halls The Mandeni Municipality is serviced with 1 Main Library situated on the same Locality Number of Halls premises as the Municipal Offices, at 2 Kingfisher Road, Mandeni. Mandeni 2 Sundumbili 3 3.4.9 Police Services Macambini (R102 P415 Intersection) 2 Macambini (R102 N2 Intersection) 3 Mandeni Municipality is serviced by three police stations and two satellite Macambini (Along P47-6) 1 stations. The main Police offices are situated at Source: Geo-Dynamic Systems
Mandeni SAPS Sundumbili Please refer to Map 9 Social Facilities for a depiction of these social facilities. Nyoni
Newark
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 55
4 SUSTAINABLE HUMAN SETTLEMENTS DELIVERY f) Connectivity: focusing mainly on defining functional and structural STRATEGY FORMULATION linkages between different elements of the municipal area.
4.1 Mandeni Municipality Human Settlements 4.2 Primary Objectives Development Guiding Principles The primary objective of the Mandeni Housing Sector is to facilitate the The human settlement development strategy for Mandeni Municipality is creation of sustainable human settlements and provide a range of housing anchored on the notion of ‘right adequate and affordable housing’ and seeks products in safe, accessible and affordable locations. Its objectives are as to address the following concerns: follows: a) Integration: The principle of integration will ensure that the various land To eradicate and clear the municipality of all slums uses function as a single combined unit. This will require identifying areas To accelerate development and consolidate human settlement for development, improved movement networks and improving development in line with the national policy directives and the IDP of accessibility within the town. the municipality. To contribute towards spatial transformation and creation of an b) Sustainability: Sustainable development is meeting the needs of the efficient settlement and spatial pattern. present without compromising the ability of future generations doing so. To facilitate rapid and cost-effective release of land for human Development should therefore be undertaken in a manner that meets the settlement development purposes. social, economic and environmental needs in a unified way. To build capacity for effective human settlement development. c) Efficiency: This requires the city to operate efficiently in terms of the movement pattern and urban development. Increased levels of efficiency 4.3 Priority Intervention Areas will enable citizens to conduct their daily activities quickly and easily. Mandeni Municipality will make a direct intervention in housing delivery d) Densification: This entails a change in urban management approaches and generally, with the following being the priority areas of intervention: introduction of systems and procedures that promotes an increase in Integrated Residential Development. densities. Informal Settlements Eradication e) Affordability: housing opportunities should be accessible to the broader Rural Housing. spectrum of the population taking into account the socio-economic Rental Housing (Community Residential Units and Social Housing). conditions and profile of the local community. Gap Housing (Finance Linked Subsidy Programme)
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 56
However, in order to make a difference in each of these target housing paid to land located within development nodes and along development products, there are a number of cross-cutting dimensions that needs to be corridors and spines as identified in the SDF. addressed. These include the following:
Access to well-located and suitable land for housing development. 4.3.1.2 Land Assembly and Acquisition Availability of bulk infrastructure. Appropriate land parcels should be selected and prioritised for assemble and Availability of funds. development for housing purposes. Depending on in-house capacity, this Availability of capacity and expertise to deliver housing at scale. activity may be outsourced to private service providers or the National Housing Agency. Assembly and acquisition of land involves undertaking the 4.3.1.1 Land Identification and Assessment following activities: Land identification exercise should be undertaken to identify, map and assess Engage the Department of Rural Development and Land Affairs about all strategically located land that is suitable for housing development. This is in land requirements at least for the short to medium term. addition to the land that is owned by the municipality which has already been Negotiating with the land owners to establish the availability of the identified. The exercise should be based on the following criteria: land for housing development. This should lead to the signing of a land availability or sale agreement. Ownership of land. Where possible and applicable, facilitate the rezoning of the land to Restrictive conditions of title and other encumbrances. an appropriate zone that will facilitate housing delivery. Current land use. Undertake preliminary investigations to establish suitability of the Existing zoning. land for housing development and establish potential yield thereof. Size and potential yield for different housing products. Institute expropriation process where all other possible procedures Availability of services. have been exhausted to acquire the land. Location in relation to employment and other urban opportunities. Market value of the land as determined by the municipality for rating Preliminary investigations should be undertaken in-house with the assistance purposes. of experts from different departments. Geotechnical, topographical and other environmental conditions should allow cost-effective development and servicing of the land. The use of the land for housing purposes should be in accordance with IDP and the associated sector plans.
A land audit and evaluation should thus be undertaken to identify all public and private sector land that meets these criteria. Particular focus should be
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 57
Map : Landownership
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 58
4.3.1.3 Private Public partnership with the Land Owners 4.3.1.4 Human Settlements Densification
The municipality should enter into partnership arrangements with the This strategy is aimed at addressing the structural composition of the development of some of the privately owned land. This is particularly critical in municipal area as a whole from a densification point of view, rather than some parts of the where land owners are reluctant to release the land to the making any detailed proposals for densification in specific areas. This strategy municipality, and where there are opportunities for self-help site and service can also be seen as an attempt to give effect to the Mandeni SDF, as far as schemes. The partnership arrangement should be structured as follows: issues related to urban form and residential development are concerned.
The landowners should be assisted to form themselves into a private It is Proposed Densification Approaches company for the development of their land. Shareholding in the The following approaches should be adopted as means to achieve company will be based on the total value of assets (land) as agreed between the municipality and the land owners. densification: The company will enter into a development agreement with the Overall residential density/ town density refers to the density of the municipality in terms of which the municipality will undertake entire town and its facilities (units/hectare). detailed planning of the area, obtain all the necessary development Site density which refers to the density on a specific site excluding approvals and provide services. This will be undertaken on the public roads and public open space (units/hectare). Minimum lot sizes proviso that the municipality will recover costs incurred when the as provided for in the town planning scheme should be revised to land is sold to a third party. allow for densification. The initiative may be undertaken with the involvement of financial Net residential density which refers to the density of a specific area institutions such as Ithala Bank, private banks, Development Bank of including half the width of adjacent roads and any adjacent open Southern Africa, etc who will provide finance for the packaging of the space. Some areas currently zoned special residential should be project and provision of services. Urban Renewal programs may also rezoned to allow medium density and higher density developments. be approached for assistance in this regard. Gross residential density which refers to the density of a specific site The benefit of this approach is that the land owners will realise the value of including the neighbourhood land occupied by local facilities such as the assets and this will entice them to release the land for housing schools, local shops and open space (units/hectare). Suburban Densification Zones are those existing low density areas development. It will facilitate the renewal of areas such Isithebe and prevent where there is potential for moderate densification through the area from degenerating into a huge low cost housing township. It will subdivisions, second dwelling houses and cluster housing provide for the development of a mixture of residential units ranging from low developments. This zone makes for good application in areas that are cost to middle income housing, and low density to higher density close to places of employment, major retail centres and prominent development. It a nutshell, it will facilitate the transformation of Edendale into transport routes. a sustainable human settlement area.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 59
Higher densities (such as second dwellings, duplex developments, walk-ups management expertise particularly the capacity to manage and low-rise apartments) should be promoted around local nodes, social development risk and ongoing- management risk; facilities and open spaces/recreation facilities. Densities should be increased opportunities for cross-subsidization within and between by incentivising/allowing higher density redevelopment and infill (especially development(s); good quality design that is highly energy and water efficient taking government-subsidised housing) along major transport routes and in nodes at into account issues such as global warming and environmental densities up to 80 units/hectare. Locating higher densities in suburban areas sustainability; around these activities not only does it increase the accessibility to these municipal support through the planning process and through functions but also increases the feasibility of these functions/activities contributions to the partnership of resource and /or implicit themselves. Areas of subsidised housing should be required to accommodate a subsidies; and . mixed range of densities within their development so as to detract from their the support of the local community current monotonous environments. There are three inter-related steps that have to be taken in the short to 4.4 Human Settlements Development Partnerships medium term in order to establish effective settlement development partnerships: Partnership occur when two or more organization agree to work together to achieve or share complementary housing objectives. The partnership can take establishment of objectives and target; many forms. It can be based around joint investment or resource (such as identification of potential partners and sources; and selection of the appropriate model for each scheme. time, expertise, information, funding, etc.), development sites and material. It can be based around joint risk-taking and benefit sharing or it can be based These should not be seen as sequential set of activities, but different pieces of round shared responsibility. a puzzle. Finding suitable partners may require revision of objective, resource may not be available to reach target households, the preferred model may require additional partners etc. 4.4.1.1 Key Components for Affordable Housing Partnerships
The following are likely to be essential components for any affordable housing 4.4.1.2 Criteria for the Identification of Potential Partners partnership to achieve the desired outcomes within Mandeni Municipality: Particular focus should be paid to land owners and businesses that are: access to land or property at reduced cost (including discounted market price, leasehold, deferred payment and the effect of planning aware of housing need and opportunities; policy); have a strong social or community ethos; access to finance such as grants, deferred loans or loans at below have adopted a community investment approach that recognizes the market interest rates; value of a strong local community; and
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 60
are considering development of a site that could also include some consider the use of deferred interest payment that could reduce cost affordable housing units. until income stream or capital is available for projects that involves financial institutions; 4.4.1.3 Access to land and property at reduced cost explore the potential for private sector partners to carry costs until units are sold and transferred to the target beneficiaries; The municipality should work with the land owners to: consider whether advance payments on pre-sold units (shared- identify potential sites or properties (surplus to requirements) that ownership or some market – rate units for cross subsidization) could could be made available, at a reduces cost; produce residents’ equity contributions; and explore possibilities for land swaps, to consolidate into parcels explore possible contributions from the council in the form of direct suitable for development – that could lead to a better market financing (through rates based debt and/ or rate relief) and indirect opportunity and site suitable for affordable housing; subsidies (such as development contributions’ remissions). explore possibilities for alternative designs for a development proposal on the site that could include some affordable housing in 4.5 Human Settlements Sector-Based Strategies such a way as to increase the overall value of the investment; investigate options for conversion and or renovation of an existing 4.5.1 Rural Housing property using quality design and construction, high energy and water efficient components etc., to provide affordable housing; and The Government’s rural housing assistance programme has been designed to explore financial and management options for the most effective way complement the realisation of the objectives of the Integrated and Sustainable of achieving affordable housing on the site. For example, this might Human Settlements. It focuses on areas outside formalised townships where involve transfer on the property to a non-profit community tenure options are not registered in the Deeds Office but rather protected in organization, with access to favourable funding from state terms of land rights legislation - Interim Protection of Informal Land Rights Act, institutions. 1996 (Act No. 31 of 1996). As opposed to registered individual ownership in formal towns, rural households enjoy protected informal tenure rights and/or 4.4.1.4 Financing Human Settlement Development Initiatives rental or permission to occupy. The rural housing assistance programme is The following should be undertaken in order to address financing of human needs or demand based and designed to provide housing and infrastructure settlement development initiatives: assistance within the specific circumstances.
investigate the options for using land property assets to ensure any loan finance, on favourable terms;
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 61
Map Rural Housing Projects
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 62
4.5.1.1 Settlement Planning follow, and should provide guidance to traditional councils for the allocation of land for different uses. Preparation of settlement plans is not a legal requirement, but one of the key activities in the implementation of rural housing projects. The Communal Land 4.5.1.2 Gradation of Rural Settlements Rights Act, Act No. 11 of 2004 which would have made the preparation of Communal General Plans (akin to settlements plans) mandatory was recently It is generally accepted in development planning that settlements form a declared unconstitutional. The approach supported currently by the continuum from dense urban through to extremely low density rural Department of Human Settlement is an indication of Geographic Positioning settlements. The same is true of the Mandeni Municipality. This raises a key System (GPS) coordinates on a map of where a house will be constructed. issue of managing interface zones between rural and urban areas. It is therefore recommended that: Settlement plans provides an opportunity for the preparation of detailed development frameworks for rural areas. The plans should serve as a guide for Rural settlements should be classified in terms of their location and the development and future allocation of land for different land uses. As such, density so as to facilitate development of a continuum of settlements it is recommended that future settlement plans should be prepared for each based on these criteria. Settlements that abut onto urban settlements and those that are tribal ward (isigodi) and provides for the following: currently experiencing development pressure should be prioritised Areas where settlement may or may not occur. This will be derived for settlement planning and housing interventions. from an overlay of a series of environmental information such as Appropriate land use controls are introduced in areas where floodlines, slope, wetlands, etc. settlement plans have been developed and housing interventions Land reserved for the future location of public facilities such as initiated. schools, clinics, etc. Vacant sites land within the settlement area where residential sites may still be allocated. This is critically important as it provides for the 4.5.1.3 Institutional Arrangements for Land Allocation consolidation of settlements. Establishment and application of standards such as minimum lot size One of the critical areas for intervention in terms of transforming rural areas so as to promote equity and facilitate effective use of land. into sustainable human settlement is the allocation of land. This intervention Roads with a particular focus on bus routes and local access roads. It will assume the form of technical support to the structures that are entrusted is noted that not all households may enjoy direct road access. with this activity. Areas of support may include the following: Agricultural land which includes both arable and grazing land. Identification of areas where settlement should not occur. Settlement plans should be prepared with full involvement of local Development and application of standards in the allocation of sites communities and traditional councils. They should be simple and easy to for residential use.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 63
Capacity building and training on factors that needs to be considered Signal Hill developments. Estate Agents have also indicated that with the in the allocation of sites. relocation of most provincial government offices to the city, demand for rental Guiding settlement pattern so as to facilitate efficient delivery of housing has increased thus pushing rental up. Unfortunately this increase in services and development of the requisite infrastructure. demand has not been met by concomitant increase in delivery. Private sector developments have focused mainly on the delivery of middle to up-market 4.5.2 Social Housing units in exclusive areas.
4.5.2.1 Need for Social Housing
The potential total market for low income subsidized rental (income bands 4.5.2.2 Social Housing Delivery Strategy R401-R7500 per month is estimated at approximately 132 000 individuals or 32 260 households, broken down as follows: Consideration and implementation of the social housing programme within The Mandeni Municipality should give effect to the national policy directives CRU programme (R801-R3200 per month) – 110 000 individuals (26 and be relevant to the local situation. However, this should not be construed 880 households). to mean that implementation of this programme within the municipality is Potential market for social housing (R1601-R6400 per month) could simply a matter of compliance with the national government policy, but a be estimated at 52000 individuals (12 700 households), but some of these are already catered for in other housing arrangements, and strategic response to housing and general development issues. Its affordability constraints as uncovered in the household survey further implementation should occur within the framework set by a range of national reduces this figure to around 48% of the above, or 24960 individuals and provincial policy directives, and contribute to the achievement of the (6100 households). broader development objectives. It is therefore recommended that:
The potential demand for rental/social housing is demonstrated above, but The municipality should work towards delivering an average of 1000 the effective demand is somewhat reduced by affordability constraints as rental housing units per annum. illustrated in the household survey. Affordability is an issue, with most of the Establish an effective institutional framework for the attainment of residents surveyed falling in the income and disposable income categories the targets as set in the strategy. below, and at the bottom end of the social housing target band (R1500-R7500 Entice and attract private sector to participate in the social housing per month). program. Assessment of land identified within the Restructuring Zones (RZs) There is no doubt that the need for social housing within the city is huge and and earmarked for the delivery of social housing. continues to grow. This is suggested mainly by the responses MHA has Clarification of roles and responsibilities between the municipality received recently when they issued an advert inviting tenants for the 280 and institutions charged with social housing delivery.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 64
Implementation of this program should be based on a clear understanding of FULL UPGRADING (full services, top-structures and tenure) where the target market. Accurate and up-to-date information indicating the socio- appropriate, affordable and viable. economic profile, expenditure pattern, current situation in respect of housing INTERIM BASIC SERVICES for settlements viable and appropriate for and nature of housing need should be collected and captured in the form of a long term full upgrading but where this is not imminent (a situation which often prevails). data base. The information should be updated regularly in the light of changes EMERGENCY BASIC SERVICES for settlements where long term in the household situation, local development trends and changes in upgrading is not viable or appropriate but relocation is not urgent or government policy. possible (a situation which also often prevails). RELOCATIONS as a last resort for settlements where this is an urgent 4.5.3 Informal Settlements Strategy priority.
It is now broadly recognized that responses to the challenge of informal settlement in KwaZulu Natal (and more generally in South Africa) need to be It is widely acknowledged that Informal settlements are not homogenous multi-pronged, broad based and inclusive of the urban poor. It is also however; one common factor in their formation is that they provides an initial recognized that such responses need to promote more integrated and point of access into the urban environment for incoming migrants, or for those sustainable human settlements, promote an efficient urban form and optimize moving from other parts of the city. The barriers to entry are minimal and the scarce land. The scale of informal settlement in KwaZulu Natal coupled with associated are generally affordable. The nature of this access can be further hilly topography and challenging underlying land legal issues increases the unpacked into a number of elements such as (Misselhorn, April 2008: 54): challenge. The Mandeni Municipality approach to informal settlements aligns Access to employment and other economic / livelihood opportunities with the provincial perspective and recognizes that a range of different (which are often modest or survivalist in nature); responses are necessary, requiring flexibility in order to address the challenges Access to social facilities (eg: education and health care); which vary from one settlement to another. Access to the political system (access to ward councillors and the space to vote and lobby); The multi-pronged Strategy promotes the following main developmental Access to the legal system (or improved access to it); and actions and responses in respect of addressing the basic infrastructure and Potential access to housing and infrastructure (e.g. through waiting housing needs of informal settlements: lists for housing projects or through rudimentary / illegal services and PRELIMINARY ASSESSMENTS AND CATEGORISATION of all informal connections available). settlements in order to obtain an adequate profile and to enable the Informal settlements thus serve a critical function as ‘holding places’ where determination of the appropriate developmental response(s). people can access the urban environment at extremely low financial cost and piece together various livelihood strategies there. Some might remain
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 65
permanently and even ultimately gain access to formal housing, whilst others interim relief measures or alternative/incremental upgrading might reside temporarily for specific purposes which, once fulfilled, result in processes are likely to be highly relevant. This category will consist of them moving elsewhere in the city or returning from whence they came. two main types of settlements, that is those with some potential for conventional upgrading and which are technical viable but for which It is therefore critical that informal settlements are understood as being not there is likely to be a delay in securing funding, and those which are only a housing issue (in the narrow ‘shelter’ sense of the word), but more likely to be difficult or impossible to upgrade conventionally due to importantly in terms of access to the urban environment as well as valuable their being located on land which is marginal in many senses (eg: social networks which develop over time and are generally localized and steep, lacks correct zoning, overcrowded, difficult to service, poorly settlement specific. This suggests strongly that the responses to informal drained etc), but where there is no significant immediate risk residents. settlements should similarly be focused more on the various issues of access and social capital/social networks, than the provision of houses and tenure as Category C: Those settlements which are at immediate and significant first proprieties. risk (eg: of natural disasters such as flooding or slope slippage or toxic 4.5.3.1 Identification, Assessment and Grading of Informal Settlements waste or the need to make the land available for highly strategic purposes such as a new airport) and which consequently need to be It is recommended that the municipality should undertake a rapid assessment immediately relocated without delay. It is again anticipated that and grading of informal settlements (based on desk-top information) along the settlements in this category will constitute a small proportion of all informal settlements (perhaps in the order of 10% of the total). following lines:
Category A: Those settlements for which there are conventional 4.5.3.2 Alternative Approaches to Slums Clearance upgrade and/or relocations options available in the short term (i.e. in the next year or so). This implies that the preparation of such projects 4.5.3.2.1 Conventional informal settlement upgrading has already been completed, that they are technically feasible, that Conventional informal settlements (‘in-situ) upgrading entails the re- there is community acceptance and that the capital funding development of an informal settlement in a comprehensive and relatively (subsidies, infrastructure and land acquisition funding) is all in place. This also assumes that the municipality is ready to embrace the complete fashion in respect of housing, tenure and infrastructural services. concept of informal settlement upgrading. The full range of project fundamentals have to first be secured before such upgrading can be successfully achieved. This requires that, among others, the Category B: Those settlements which are neither in category A nor C following activities are undertaken: (i.e. there is no short term housing solution for them, but there is also no immediate environmental or other threat, making it impractical extensive community interactions and workshops and the acquisition and illogical to relocate them). These are settlements for which of community buy in and understanding (including a socio-economic
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 66
survey / enumeration process, supplemented by focus group session the complexities and challenges of working with the urban poor; and to gain more qualitative information on settlement dynamics and the comparative ease of undertaking green fields projects (typically livelihoods strategies); coupled with relocations from informal settlements) instead of land availability; upgrading bulk services and preliminary estimates for reticulation; There is an acute scarcity of well located, developed land for partial or full preliminary environmental assessment must be completed and other scale relocations. Most developable land has already been developed and the environmental limitations ascertained; land which remains is typically located far away from urban centres and nodes geotechnical conditions must be assessed and confirmed as being suitable for housing development; which offer access to employment opportunities and other facilities. preliminary town planning including preliminary layout, yield Conversely, there are a range of problematic cost implications and other estimates, determination of possible relocation, and identification of constraints relating to the development of more peripheral but more readily relocations solutions; available land which include the following: preliminary services layouts and services estimates; and planning and environmental approvals confirmed as achievable. The high cost of expanding the bulk services network of a city (e.g. extending bulk water, road and sewer connectors) Approaches should be adopted in dealing with logistical issues of re- The increased transport cost for residents in travelling to the localities developing a site which is already settled including: where they pursue their livelihood strategies (it being noted that the Rollover: This usually entails development of main service lanes with ability of the urban poor to tolerate or absorb this additional financial small scale relocations followed by a gradual rollover process where stress is limited and the potential impact can be catastrophic. small phases of residents are temporarily relocated to a temporary The social costs in terms of disrupted livelihood and other social relocation area. networks Temporary relocation: this usually entails the relocation of the entire settlement to a temporary relocation area to enable more rapid development of the site. 4.5.3.2.2 Relocations
Although conventional information settlement upgrading is quite possible, and Relocations may affect only a portion of settlements or the entire settlements is encouraged by the existing housing framework (not withstanding various and may be temporary (e.g. to a temporary relocation area) or permanent (i.e. challenges and difficulties in putting it into effect), it is often simply avoided to another green-fields project site). Whilst temporary relocations of the for a range of reason which include, amongst others: settlement may be inevitable and permanent relocations of some residents might also be inevitable, the relocation of entire settlements, often worse an unwillingness to trigger resistance from ratepayers in adjacent, located land relative to livelihood opportunities and other amenities, should more affluent suburbs;
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 67
be undertaken only as a last resort and in special circumstances (e.g. material relocations (eg denser housing forms such as double storey units or health and safety risks to residents) given the significant negative impact on attached units, reduce levels of internal services [especially access residents typically flow from such wholesale relocations. roads], and alternative forms of tenure).
It is emphasized that, in cases where relocations or temporary relocations are 4.5.3.2.4 Limiting future informal settlements growth necessary, that they need to be planned for scheduled as part of the project An important aspect of addressing the challenges of informal settlement is preparation process, as they have the potential to stall or terminate a project that of limiting their further expansion. Such strategies should not be seen as should they not be available and ready when construction commences. Given alternative to upgrading, but as supplementary to it. They need to take place the competition around allocations of housing opportunities, there is very in parallel with conventional and non-conventional informal settlement possibility that, when the time comes, a portion or even the entire target upgrading approaches and can be considered as two-fold, that is limiting the relocations destination has already been occupied, either legally due to growth and densification of existing settlements, and identifying, acquiring competing political pressure or through invasion. Ensuring that there is both and services alternative land. forward planning and adequate, high level political buy in respect of relocation Strategies to address continuing growth and densification of the existing is therefore critical. settlements should include the following:
shack numbering; 4.5.3.2.3 Non-conventional in-situ upgrading forceful evictions of new-comers; and negotiation with communities (i.e. making the provision of This approach is suggested in the light of the significant constraints in development dependent on the community leadership preventing achieving conventional upgrading and identifying suitable relocations further influx). destinations for green-fields projects. Non-conventional upgrading takes two Control of this nature is most effective when it is negotiated with the main forms: community and where there is consequently a high level of community buy in The provision of interim relief measures and/or the initiation of initial and support. This can in turn be realistically achieved when the municipality upgrading measures to address key needs such as fire protection, has something to offer in terms of development delivery. Where upgrade basic sanitation, access to potable water, solid waste removal, basic programs are uni-dimensional (i.e. focused only on full, conventional health care, and improved internal access ways (e.g. for emergency upgrading or relocations), the municipality will have limited leverage and vehicles). informal settlement residents may typically regard the municipality as an The delivery of a full upgrade solution but utilizing different methods and housing typologies. This could include combination elements, enemy as opposed to an ally. most of which are aimed at increasing densities and minimizing
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 68
4.5.3.2.5 Identifying, acquiring and services alternative land services, geotech, restrictive conditions, topography, housing yield etc). A ‘twin-track’ approach to addressing informal settlement is widely accepted, Rapid acquisition of prioritised land by private treaty and / or where upgrading is accompanied by the rapid provision of serviced land for expropriation, it being noted that the availability of funding for such settlement, or ‘managed land settlement’. These areas can be laid out and acquisitions and the related technical work that accompanies them, basic services provided so that health and safety can be considerably better will be a key factor. than in informal settlements, and they are also considerably easier to upgrade Preliminary planning and service layouts for targeted land parcels and than spontaneous, unplanned settlements. The key elements of such a the acquisition of the necessary planning and environmental strategy are that it must: approvals (e.g. via the PDA and NEMA). Such planning would need to take into consideration the preference for more integrated, mixed be simple and quick and it must replicate the key benefits of informal suburbs, both in respect of mixed income levels (affordability) as well settlements as far as possible; as provision for the appropriate social facilities and amenities (e.g. set minimum building standards; health, education, welfare, recreation, etc). be administered by members of the community under the supervision In addition, this may entail servicing of certain acquired land parcels (not of the municipality; provide for the payment to beneficiaries leaving the project a necessarily all of them) in anticipation of: proportion of the money they had paid for the plots; and future demand / influx; enable allocation of plots to households were which would then be relocations arising from full upgrades; subsequently upgraded while the household is living there. voluntary relocations of those currently residing in over-populated It is important that strategically located land, suitable for low income informal settlements; and settlement, be identified, acquired, planned and serviced in anticipation of provision of low income housing on certain land parcels (not future influxes and informal settlement growth. This also serves to anticipate necessarily all of them) depending on funding availability, projected demand / backlogs and other factors. future growth nodes, which will become well-located in respect of such factors as access to employment opportunities, in the future. This needs to consist of It is noted that the above process will in all likelihood have two major thrusts the following main elements: that is the acquisition of land parcels to address immediate informal settlement demand issues, in which case a more rapid and less heavily Rapid assessment and identification of suitable land relative to planned process would be appropriate, and on a more strategic basis to existing informal settlement, transport linkages, existing employment opportunities and future growth nodes. address medium term projected demand. Prioritisation of land parcels for acquisition and rapid assessment 4.5.3.2.6 Alternative Forms of Tenure (pre-feasibility level) to determine development potential (e.g. bulk
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 69
Alternative tenure forms need to be considered which could include the following, and which can create the platform for future tenure upgrade if it is considered appropriate and functional:
Municipality holding ownership without any transfer to residents; Duly established local development/housing committee regulates occupational rights under the supervision of the municipality Local development committee regulates occupational rights by means of a formal register, a copy of which might be provided at regular intervals to the municipality; Local register maintained by the municipality (e.g. via a decentralised municipal office) in which case certificates of occupation could be issued (in this scenario, the municipality would probably first have to be the landowner).
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 70
5 PROJECT PLANNING, MONITORING AND EVALUATION are also produced. Key risks are eliminated, quantified or referred to the feasibility phase for resolution. The risks clarified in this stage form the basis for the project’s
success or failure. This stage equates to the conditional approval stage in relation to It is important to note that the process of project planning is an incremental the DoH’s process detailed in Chapter 3A of the Housing Code. approach that is limited by the availability of resources. The key resources, which The main project risks clarified in this stage are as follows: limit Mandeni Municipality’s ability to implement projects, include the financial resources (Housing Subsidies, MIG Bulk Services funding and municipal funding to Land Audit employ human capacity etc.) and human resources. It is therefore critical that these Initial social facilitation (community and other stakeholder support) limited resources are effectively managing to maximise their efficiency. For this Environmental scoping report (preliminary) reason the ideal approach to project planning and selection includes the Assessment of Bulk Services (of less importance in rural housing projects) establishment of practical and realistic housing delivery goals and targets for Preliminary Geotech (of less importance in rural housing projects) projects. Planning issues - site constraints and yield (of less importance in rural 5.1 Human Settlements Project Planning Process housing projects)
The planning processes of the Mandeni housing sector plan, has distinguished 5.1.3 Stage 3: Feasibility Study between projects at the following three stages of development, as they require inputs in terms of the way that they are assessed and accommodated within the It is in this stage that more detailed work by project team takes place. The focus is plan. The three stages are as below; to resolve outstanding risks (from the previous stage) and to finalise the project concept, design and cost parameters. Information clarified in this evaluation results 5.1.1 Stage 1: Preliminary Assessment in final applications to the DOHS for full project approval through the relevant application DOHS forms. This stage involves a lightweight upfront project assessment which is mainly desktop, and usually requires a site visit where relevant stakeholders can also be The main project activities carried out in this stage are as follows: met. Risks and opportunities are identified before commencing with full scale and Land assembly / land agreements costly pre-feasibility. It is in this stage that the rough budget and scope for pre- Further social facilitation feasibility and feasibility are defined. Information collected in this stage should form Socio-survey the basis for motivating for the release of preparation funding. Social compact Preliminary town planning layout (Settlement plan required for rural
5.1.2 Stage 2: Prefeasibility Assessment housing projects) It is in this stage that project preparation starts in earnest and entails careful Preliminary engineering design and costs (of less importance in rural assessment of the project basics (e.g.: land availability, site suitability etc.) by a housing projects) team of specialists. The project concept and rough capital and operating budgets Top-structure delivery (designs and cost estimates)
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 71
5.2 Projects Currently In Planning
The current projects and project budgets which were approved by the KZN Department of Human Settlements for the 2014/15 financial year are indicated in the table below.
Table: Project Planning
No. Project Name Subsidies Ward Funder 1 Masomonce 500 10 KZN DoHS 2 Sikhonyane 1,000 6,11 KZN DoHS 3 Inyoni 2,741 10 KZN DoHS 4 Macambini Ext 2 2,000 1,2,8,9 KZN DoHS 5 KwaMathonsi / Sundumbili Phase 2 1,000 12 KZN DoHS 6 Isithebe 3,193 11,16,17 KZN DoHS 7 Manda Farm 2,000 7 KZN DoHS 8 KwaMathonsi Rural Phase 2 500 5 KZN DoHS 9 Hlomendlini Phase 2 4 KZN DoHS 10 Jackalberry Estate 3 Private Development 11 Cranburn 3 Private Development 12 Tugela North 3 Private Development 13 Tugela River Lodge 3 Private Development 14 Tugela Tides 3 Private Development 15 Mandini Extension 8 3 Public Private Partnership
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 72
Map: Projects in Planning
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 73
5.3 Project Implementation
The current projects and project budgets which were approved by the KZN Department of Human Settlements for the 2014/15 financial year are indicated in the table below.
No. Project Name Subsidies Ward Funder Status Budget 1 Masomonce 500 10 KZN DoHS In completion stage 2 Sikhonyane 1,000 6,11 KZN DoHS In Construction 3 Inyoni 2,741 10 KZN DoHS In Construction 4 Macambini Ext 2 2,000 1,2,8,9 KZN DoHS Planning Stage 5 KwaMathonsi / Sundumbili Phase 2 1,000 12 KZN DoHS Packaging / Feasibility 6 Isithebe 3,193 11,16,17 KZN DoHS Packaging / Feasibility 7 Manda Farm 2,000 7 KZN DoHS Packaging / Feasibility 8 KwaMathonsi Rural Phase 2 500 5 KZN DoHS Identified in IDP, not MTEF 9 Hlomendini Phase 2 4 KZN DoHS Packaging / Feasibility
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 74
Map: Projects in Implementation
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 75
6.1 Municipal Policy Interventions 6 INSTITUTIONAL ARRANGEMENTS The following municipal policies need to be adopted to facilitate this strategy:
Adoption of the Housing Sector Plan in the Integrated Development Plan The Mandeni municipality has a critical role to play in making the appropriate (2015/16). interventions to shape the overall human settlement development within its The broader use of subsidies to leverage private sector investment jurisdiction. Graduated private developer scheme that creates stock for low, middle Mandeni LM: Human Settlements Organogram and high incomes
6.2 Institutional Interventions
To implement the Mandeni Housing Sector Plan, some critical decision-making structures are required:
A committee (reporting directly to the mayor/Manco) which identifies key development approval criteria and is able to unblock any obstacles during implementation, within the council and with external stakeholders. The primary purpose of this special committee will be to ensure that negotiated local development frameworks are formulated for each of the nodes of intervention. This body ideally should report to the mayor, and comprise members made up by the relevant councillor for housing, technical experts drawn from municipal departments and appropriate advisors.
A principal function of this special committee will be to set the criteria for housing development in the municipal jurisdiction, as well as specific criteria applying to special conditions in particular projects. These criteria should be In order to make these effective interventions possible will require specific aligned with the vision, objectives and principles of the housing strategy as a capacities, either from within the municipality or private sector under effective adopted by the Mandeni Local Municipality. municipal management. A precondition for the effective management of the calls for proposals, packaging, adjudication and monitoring of projects is the effective 6.3 Capacity Development integrated management of the implementation of the sustainable housing strategy. In order to fully achieve the delivery targets of the this Housing Sector Plan, capacity The following five municipal interventions will be crucial in enabling a successful development and training must focus on the following issues: implementation of the strategy: Improving housing delivery implementation and evaluation controls
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 76
Focused coordination of line-function responsibilities and actions administers National Housing Programmes and may receive, evaluate and approve pertaining to housing development; or deny applications for subsidies on the basis of its level of accreditation, in its area Development of a coordinated and well maintained database on all erven of jurisdiction. In this regard, it must carry out all the duties assigned to a Provincial Housing Development Board in its administration of national housing programmes. and property transfers;
Implementation of a robust land invasion policy Improved communities and stakeholder relations management
6.4 Municipal Accreditation
Although constitutional responsibility for housing delivery lies with National and Provincial government, Local municipalities that meet a set criteria may be assigned with administrative powers in order to fulfil this function. These local municipalities are required to demonstrate their ability to effectively manage the technical and financial intricacies associated with the development human settlements.
Accreditation is only permitted in respect of the administration of certain instruments of the Housing Subsidy Scheme. Two levels of accreditation exist in respect of the Housing Subsidy Scheme;
Level One Accreditation involves the administration of non-credit linked individual subsidies. This is the simplest form of accreditation as subsidies are dealt with in a straightforward manner on an individual basis.
Level Two Accreditation may be obtained in respect of non-credit linked individual subsidies, project-linked subsidies, project-linked and individual consolidation subsidies, institutional subsidies, and the management of the payouts of residual amounts of non-credit linked subsidies and individual consolidation subsidies. This form of accreditation requires more sophisticated administrative systems to deal with the complexities of the various subsidy mechanisms.
When applying for accreditation, a municipality specifies the level of accreditation for which it is applying. If a municipality is awarded Level Two Accreditation, this also includes accreditation for Level One. Once accredited, a municipality
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 77
7 Conclusion
The impact of human settlements investment is much broader than rental incomes or bond repayments. Human Settlement development is a significant contributor to local economic development improving the quality of life for households, communities and business. In addition human settlements development has also been linked to:
• better health, due to improved living conditions, • improved labour productivity as workers are less susceptible to diseases associated with poor living conditions, • community pride leading to further investment in the maintenance and upgrading of housing and related infrastructure, • indirect forward employment opportunities are generated by new homeowners who have a demand for consumer products such as household appliances and furniture, stimulating production in these sectors, • indirect backward employment opportunities are generated through the relationship between the housing sector and the building material supply industry, where the construction of housing creates a demand for products like cement, bricks, glass and wood, and thus stimulates production in these industries, • the simultaneous investment in infrastructure, such as roads, water and sewerage systems, stimulates economic growth by increasing the accessibility of job opportunities to the unemployed, creating new markets for products as communities become more accessible to suppliers of goods and services via better road networks and creating direct employment opportunities in the construction sector, an increase in households’ privacy and improved quality of life, and the creation of stable communities, contributing towards improved safety and security of neighbourhoods.
Therefore, successful implementation of the aforementioned proposals by the Mandeni Municipality will enhance the attractiveness of municipality within the ILembe District and further consolidate its role as a well-planned, sustainable regional node supported by the appropriate provision of human settlements and infrastructure in line with current National and Provincial government policies.
MANDENI MUNICIPALITY DRAFT HOUSING SECTOR PLAN 2017 Page 78