JOZINI MUNICIPAL
HOUSING PLAN
SEPTEMBER 2008
Prepared for:
Prepared by:
JOZINI MUNICIPAL HOUSING PLAN
1. INTRODUCTION ...... 1
2. LOCAL CONTEXT ...... 5
2.1 SPATIAL CONTEXT ...... 5 2.2 DEMOGRAPHIC CONTEXT ...... 5 2.3 ECONOMIC CONTEXT ...... 10 2.4 SOCIAL CONTEXT ...... 11 2.5 INFRASTRUCTURAL CONTEXT ...... 11 2.6 ENVIRONMENTAL CONTEXT ...... 12
3. CURRENT HOUSING DEMAND ...... 14
4. LAND SUITABLE FOR FUTURE HOUSING DEVELOPMENT ...... 16
5. JOZINI HOUSING STATUS QUO ...... 18
5.1 URBAN AREAS (M AP 1) ...... ERROR ! BOOKMARK NOT DEFINED . 5.2 RURAL AREAS (M AP 1) ...... ERROR ! BOOKMARK NOT DEFINED . 5.3 LAND REFORM PROGRAMME ...... 19
6. PLANNED PROJECTS ...... 20
6.1 MUNICIPALITY’S INTEGRATED DEVELOPMENT PLAN (IDP) ...... 20 6.2 PROVINCIAL PRIORITY HOUSING PROGRAMMES ...... 20 6.3 PRIORITY ISSUES, OBJECTIVES AND STRATEGIES ...... 20 6.4 PLANNED HOUSING PROJECTS 2008/09 TO 2012/13 ...... 22
7. INTEGRATION WITH OTHER SECTORS ...... 23
8. SPATIAL DEVELOPMENT FRAMEWORK ...... 24
9. PERFORMANCE INDICATORS ...... 27
10. INSTITUTIONAL ARRANGEMENTS ...... 29
11. CONCLUSION ...... 31
REFERENCES ...... 32
MAPS Map 1: Existing Projects Map 2: Priority Projects Map 3: Infrastructure Map 4: Ndumo Map 5: Msiyane Map 6: Bhambanana Map 7: Ingwavuma Map 8: Jozini Map 8: Makhathini Map 10: Ubombo Map 11: Mkhuze
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1. INTRODUCTION
Isibani Planning Consultants (in association with Isibuko se-Africa) was appointed to assist the Jozini Municipality with the preparation of a Municipal Housing Plan.
“Housing” refers to an integrated approach to development with the primary focus being on the delivery of shelter. It includes, among others, the development of housing units, service delivery, the upgrading of land tenure rights, social and community development and planning policy issues. Future housing projects should therefore aim to achieve all of these development goals. The proposed municipal housing plan will consider a full range of housing products and land which is suitable for such products.
Housing delivery within the Jozini Municipal Area occurs mainly in the form of state funded, low cost housing in which the municipality serves as a developer.
The Constitution of the Republic of South Africa (Act 108 of 1996) is the supreme law of the country. The sections of the Constitution that are relevant with respect to this project are the following:
• In terms of Sections 26, 27 and 29 of Chapter 2 - Bill of Rights everyone has the right to access to adequate housing, health care services, social security and education.
• In terms of Schedules 4 and 5, the Province has legislative competence in regard to (i nter alia ): Environment; Urban and rural development; Welfare; Housing, Health Services; Regional planning and development; (concurrent competence with national) and Provincial planning and Provincial Roads and traffic (exclusive competence).
The National Housing Code (March 2000: 29UF) identifies the primary role of the municipality as taking all reasonable and necessary steps, within the framework of national and provincial legislation and policy, to ensure that the inhabitants within its area of jurisdiction have access to adequate housing on a progressive basis. This entails the following:
• Initiating, planning, facilitating and co-ordinating appropriate housing development. • Promoting private sector development and playing the role of developer. • Preparing a housing delivery strategy and setting up housing development goals. • Setting aside, planning and managing land for housing. • Creating a financially and socially viable environment for housing delivery.
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• Facilitating the resolution of conflicts arising from housing delivery initiatives. • Facilitating the provision of bulk services. • Administering national housing programmes. • Expropriating land for housing development.
The aim of this plan is to assist the municipality in fulfilling the abovementioned role assigned to it in terms of the National Housing Code.
The Comprehensive Plan for the Development of Sustainable Human Settlements (August 2004) and the Guidelines for the Implementation of Labour-Intensive Infrastructure Projects under the Expanded Public Works Programme (EPWP) should also be taken into account. The Comprehensive Plan provides detailed information on the programmes identified by the National Department of Housing. It provides clear indicators of deliverables, time frames and estimated resource requirements. The new “Human Settlements Plan” promotes the achievement of a non-racial, integrated society through the development of sustainable human settlements and quality housing. Housing is to be utilized for the development of sustainable human settlements in support of spatial restructuring.
The aim is to move beyond the provision of basic shelter towards achieving the broader vision of sustainable human settlements and more efficient towns, cities and regions. The following factors will be taken into consideration in order to achieve this vision:
• Progressive Informal Settlement Eradication : These settlements must be integrated into the broader urban fabric to overcome spatial, social and economic exclusion. The eradication of informal settlements through in-situ upgrading in desired locations coupled with the relocation of households where development is not possible or desirable is supported by the “Human Settlements Plan”. • Promoting Densification and Integration : The plan aims to integrate previously excluded groups into the city and the benefits it offers and to ensure the development of more integrated, functional and environmentally sustainable human settlements, towns and cities. • Enhancing Spatial Planning : Greater co-ordination and alignment of various planning instruments and economic policies lies at the heart of sustainable human settlements. This requires more than mere co-ordination between departments but there needs to be a single overarching planning authority and/or instrument to provide macro-level guidance to support the development of sustainable human settlements. • Enhancing the Location of New Housing Projects : The location of housing projects has been criticized as reinforcing apartheid spatial settlement patterns. Spatial restructuring aims to achieve a more decisive intervention in land markets.
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The following interventions are envisaged viz. accessing well located state-owned and parastatal land: acquisition of well- located private land for housing development, funding for land acquisition and fiscal incentives. • Supporting Urban Renewal and Inner City Regeneration : Urban renewal and inner city regeneration often result in the current inhabitants being excluded as a result of the construction of dwelling units they cannot afford. Some municipalities are trying to avoid this by promoting affordable inner city housing. The “Human Settlements Plan” will support this by encouraging social housing. • Developing Social and Economic Infrastructure : The need to move away from a housing–only approach towards a more holistic development of human settlements which includes the provision of social and economic infrastructure is emphasized. • Enhancing the Housing Product : The aim is to develop more appropriate settlement designs and housing products and to ensure appropriate housing quality.
The EPWP aims at alleviating and reducing unemployment by the provision of work opportunities. The principles/guidelines of the above plan/programme should be taken into account when housing projects are undertaken.
The National Environmental Management Act No. 107 of 1998 was enacted to ensure that the Constitutional right of individuals, to live in an environment that is not harmful to his or her health or well being, is protected. It therefore purports that development should be undertaken in a sustainable manner. The regulations to the Act (Gazette 28938, Regulation Gazette 8488, 6 June 2006) regulate the procedures for the submission, processing, consideration and decision of applications for environmental authorization of identified activities. The regulations have distinguished between activities that require basic and detailed assessments. In terms of the activities identified the following activity would require a basic assessment to be undertaken viz.
“The transformation of undeveloped, vacant or derelict land to residential, mixed, retail, commercial, industrial or institutional use where such development does not constitute infill and where the total area to be transformed is bigger than 1 hectare”.
The development of a housing project would therefore require that an environmental authorization be obtained.
A strategic approach has been adopted with respect to the formulation of this plan. The following approach was utilized:
• Optimal Use of Existing Information : Optimal use of existing information was made. The Jozini Integrated Development Plan, and subsequent reviews thereof, was used as the base.
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Other key information sources included the municipal SDF, and provincial and national literature. Umkhanyakude District plans such as Public Transport Plan, IDP, SDF etc have been taken into account.
• Holistic Approach : Social, economic, physical and institutional factors were taken into account during the project, in order to ensure that housing occurs in an integrated and co-ordinated manner within the municipal area.
• Consultative Process : The project has involved consultation with a range of roleplayers. Consultation has taken in the form of presentations at a workshop of key roleplayers; interviews with key interested and affected stakeholders (including Councillors and officials, government department and district municipality representatives). In addition, the final draft plan will be advertised for public comment, once the plan has been considered by Council.
• GIS: This has entailed, inter alia , the mapping of all spatial informants and the existing and proposed housing projects.
Finally, it is noted that this plan has been prepared strictly in accordance with the guideline document issued by the provincial Department of Housing to municipalities. The plan accordingly provides the following:
• an overview of the local context (section 2);
• information regarding current housing demand (section 3);
• identification of land suitable for future housing development (section 4);
• an overview of the current housing situation (section 5);
• information regarding planned projects (section 6);
• information regarding integration of housing with other sectors (section 7);
• reference to the Jozini Integrated Development Plan’s Spatial Development Framework (section 8);
• a set of performance indicators (section 9);
• information regarding housing institutional arrangements (section 10); and
• a conclusion (section 11).
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2. LOCAL CONTEXT
2.1 SPATIAL CONTEXT
The Jozini Local Municipality is one of five municipalities within the Umkhanyakhude District Municipality. It is located in the northern portion of KwaZulu–Natal, and is bordered by Mozambique to the north, Swaziland to the west, Umhlabuyalingana to the east, Hlabisa to the south and Nongoma and Uphongolo to the west. It consists of four semi formalized towns viz. Jozini, Mkhuze, Ingwavuma and Ubombo. The remaining parts of the municipality are characterized as being rural in nature.
The primary investment points are Mkhuze and Jozini; secondary investment points have been identified at Ingwavuma, Ubombo and Bhambanana and tertiary investment points have been identified at Ophansi, Manyiseni, Makwakwa, Gude/Mhlekazi and Ndumo. These investment points are seen as the existing and future growth points in the municipal area and will serve as the basis for the clustering of activities and services such as schools, shops, community halls, etc.
The municipal area is well served by movement routes. These include a national link (N2), the R22 links Jozini to Manguzi in the Umhlabuyalingana Municipality and the 522-1 which extends from Ubombo in the south to Ingwavuma in the north.
2.2 DEMOGRAPHIC CONTEXT
Based upon the 2001 Census, the demographic profile of the Jozini Municipal Area is as follows:
• Total Population : The total population of Jozini is 184 090.
Population densities are highest in the northern parts of the municipality (Ward 13) and Wards 2 and 7 (Ubombo and Jozini) have relatively high densities.
• Number of Households: There are a total of 33 547 households within the municipality.
• Household size : The average household size is 5.49 persons. It is noted however that approximately 43.24% of households in the municipal area comprise 6 persons or more.
• Labour Force : Of a total labour force of 23 495 persons (12.76% of the total population), 9 361 were employed and 14 134 were unemployed. 70 566 people were not economically active.
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• Individual Monthly Income :
Over R204801 8
R102401-204800 77
R51201-R102400 62
R25601-51200 81
R12801-25600 63
R6401-12800 396
R3201-6400 1388
R1601-3200 2294
R801-1600 2299
R401-800 9424
R1-400 9671 158328
None
0 20000 40000 60000 80000 100000 120000 140000 160000
98.87% of individuals in the municipal area (182 016 people) have an income of less than R 3 200 per month – with the majority of these stating that they had no income at all (158 328 people or 86%). It can therefore be deduced from the above figures/analysis that the majority of individuals within the municipal area experience high levels of poverty.
• Annual Household Income :
18000 16425 16000
14000
12000
10000
8000 6594
6000 3696 3552 4000 2296 1349 2000 523 141 44 37 60 22 0
32 563 or 97% of households within Jozini have an annual household income of R 38 400 or less. 16 425 of these households (49%) recorded no income at all. This again highlights the high poverty levels within the municipal area.
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• Age Groups :
7388 26181 31107 0-4 5-14 15-34
57051 35-64 Over 65 62363
The age group breakdown for the municipal area indicates that 83 232 people fall within the 0-15 year age group, 93 470 in the 150-64 year age group and 7 388 in the over 65 year age group.
• Gender :
83263 Male Female 100827
There are a total of 83 263 males and 100 827 females in the municipal area.
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• Education Levels :
2415 Higher
8142 Grade 12
Secondary 12871
3268 Complete Primary
Some Primary 10497 38384
No Schooling
0 5000 10000 15000 20000 25000 30000 35000 40000
The majority of individuals over 20 years old had minimum levels of education i.e. 51% had no schooling, 14 % some primary and 4% complete primary. Only 14% had Grade 12 or higher education levels.
• Education Institutions being attended by 5 to 24 year olds : Of the 98 074 people making up the 5 to 24 year age group, 2011 are attending pre-school; 69 727 are attending school; 91 college; 39 technikon; 72 university; 119 an adult education centre and 97 an “other” institution. Of concern is the high number of people (25 918) who are not attending any education institution.
• Mode of travel for Work or School :
The majority of people travel to work or school by foot (77 434 people). Others travel by bus (1290 people); car passenger (2488 people); minibus/taxi (633 people); car driver (984people); bicycle (449 people); train (241 people); motorcycle (433 people) and “other” (102 people).
• Disability :
Description Number Sight 3484 Hearing 2263 Communication 484 Physical 2191 Intellectual 1057 Emotional 1485 Multiple 1446
A total of 12 410 persons within the municipal area have some form of disability (i.e. 6.74% of the total population).
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• Dwelling Type : It is estimated that 18 644 households reside in traditional dwellings, 6 501 in formal houses, 5 234 in block of flats, 283 in town/cluster/semi-detached house, 952 in house/flat/room in back yard, 363 in informal dwelling/shack in back yard, 1 081 in informal/squatter settlement, 270 in room/flatlet on a shared property, 196 in a caravan/tent and 9 in private ship/boat.
• Number of rooms : 68.79% of households (23 709 households) in the municipal area have a dwelling comprising four rooms or less.
• Citizenship :
183641 200000
180000
160000
140000
120000
100000
80000
60000
40000 368 67 10 8 1 20000
0 RSA SADC Rest of Africa Europe Asia North America
99,75% of people (183 641 people) in the municipal area are South African citizens.
The implications of the abovementioned demographic profile for housing in the Jozini Municipal Area are as follows:
• The delivery of housing should be focussed in areas where the population densities are highest as well as at the identified investment points. • The Jozini area has a relatively young population (83 232 people fall within the 0-15 year age group). The demand for housing is therefore likely to be higher in the future. • The average household size is a low 5.49 persons. • 39.84% of the labour force is employed – this has serious implications for the sustainability of housing projects in the future and the ability of household heads to pay for municipal rates and services. • There are an extremely high proportion of individuals and households in the municipal area which fall into the low-income levels (98.87% of individuals and 97% of households).
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This reinforces the point above i.e. the inability of households to afford municipal services. • The majority of people travel by foot to school and work. This has implication for the future planning of housing i.e. projects should be located in close proximity to existing opportunities and facilities. • A fair proportion of persons in the municipal area have some form of disability (6.74%). This should be taken into consideration in the planning of housing projects as the subsidy instrument makes provision for additional funds to be allocated to cater for an individual’s disability such as paving and ramps to their doors, grab rails in bathrooms, kick plates to doors and visible door bells for the deaf. • A high proportion of households in the municipal area reside in traditional houses i.e. 18 644. The housing development focus should therefore be on improving the conditions of these rural households. • Almost all residents of the area (99,75%) are South African citizens – one of the criteria for qualifying for a housing subsidy.
2.3 ECONOMIC CONTEXT
In terms of available data, Jozini has a well diversified economy. The local economy relies on a range of economic sectors, including Community/Social, Wholesale/Retail, Agriculture, Private Households and Financial/Business Services. (see Figure 2 below). This reflects the service centre nature of the local economy.
Figure 2: Key Industry Sectors
Agriculture Community/Social 11% 11% Construction Electiricty/Gas/Water 17% Financial Manufacturing Mining/Quarrying
37% Other 4% Private Households 8% 2% 0% 5% 0% 4% Transport/Stroage/Communication 1% Undetermined Wholesale/Retail
Most individuals are employed in the Community Services sector.
The majority of people are employed in the technician, elementary and service worker fields and only a few are employed as professionals.
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2.4 SOCIAL CONTEXT
In order to facilitate holistic living environments, it is critically important that communities have access to a wide range of social services (educational, health, recreational, etc.). The following facilities are available in Jozini:
Education Facilities: there are approximately 146 schools which are fairly well distributed in that it correlates with the population concentration. Health Facilities: there are two hospitals, 16 clinics and 2 mobile bases in the Municipality. Community Centres: there are approximately 8 community halls and 1 MPCC in the municipality. These are located in 8 of the 16 wards.
2.5 INFRASTRUCTURAL CONTEXT
In order to provide an overview of the current levels of basic infrastructural service provision in the municipal area, the 2001 Census results are provided for information below:
• Water :
Table 1: The table below illustrates the main supply of water to households:
Water Source Number Piped water inside dwelling 923 Piped water inside yard 3005 Piped water on community stand: less than 200m from dwelling 3846 Piped water on community stand: greater than 200m from dwelling 8504 Borehole 2059 Spring 1536 Rain water tank 535 Dam/pool/stagnant water 1174 River/stream 10268 Water vendor 301 Other 1396 Source: Census 2001
The table above indicates that the majority of households still rely on natural resources for their water supply.
However, it should be noted that there has been an increase in the number of households that have piped water inside their dwelling, inside their yards and communal stands less than 200m since 1996.
Despite the increase an estimated 77% of households have below RDP levels of water services.
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• Sanitation :
Table 2: The table below illustrates the type of sanitation facility utilized by households:
Sanitation Facilities Number Flush toilet (connected to sewerage system) 2764 Flush toilet (with septic tank) 443 Chemical toilet 1934 Pit latrine with ventilation 3667 Pit latrine without ventilation 3066 Bucket latrine 325 None 21348 Source: Census 2001
The high level of households (63.63) that do not have access to any type of sanitation facility is a cause for concern in the municipal area.
• Electricity :
Table 3: The tables below illustrate the energy source used by households for cooking and lighting purposes respectively:
Energy Source Number Electricity 2579 Gas 3419 Paraffin 1452 Wood 25567 Solar 73 Other 89
Energy Source Number Electricity 3481 Gas 188 Paraffin 228 Candles 29138 Solar 205 Other 309 Source: Census 2001
It is estimated that only 2579 and 3481 households have a supply of electricity for cooking and lighting purposes respectively.
2.6 ENVIRONMENTAL CONTEXT
The Jozini area is characterized by the following environmental features:
There are a number of forests in the Jozini District viz. Hlatikulu, Gwaleni, Mkhuze and Ndumo. The Pongola Floodplain (only floodplain in South Africa that incorporates a series of pans).
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A high diversity of flora and fauna. The relatively pristine nature of many ecosystems. The Pongola, Ngwavuma, Mkhuze and Usuthu river systems. Areas of high agricultural potential to the north-west and south- west of the town.
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3. CURRENT HOUSING DEMAND
The housing demand within municipalities can be determined in two ways viz. statistical calculations or the establishment of housing waiting lists. Despite their shortcomings (e.g. applicants putting their names down on more than one municipal housing waiting list) housing waiting lists remain the most accurate way of determining housing demand.
However, the Jozini Municipality does not have a housing waiting list in place. It is however important that an indication of the potential demand be determined. The Census 2001 statistics will therefore be used in comparison to the Department of Land Affairs, to estimate the demand as it is the most reliable data available.
In the absence of housing waiting lists the Department of Housing utilizes the information relating to individuals residing in traditional dwellings, house/flat/room in backyard, informal dwelling/shack in backyard and informal dwelling/shack not in backyard to estimate the demand for housing. It is estimated that there are 18 644 traditional dwellings, 952 house/flat/room in backyard, 363 informal dwelling/shack in back yard and 1081 informal dwelling/sack not in back yard.
However, in terms of statistics received from the Department of Land Affairs’ survey conducted in 2006, and it revealed that there are 30 311 households in the Jozini municipal area. This translates to a 30% increase compared to a 21 000 households recorded in 2001.
Table 4: Household Survey
Ward No. of Ward No. of Ward No. of Households Households Households 1 1783 7 1642 13 2328 2 1520 8 1511 14 1210 3 1910 9 2142 15 1828 4 1853 10 1418 16 2367 5 1478 11 1231 17 2018 6 1802 12 2270 TOTAL (Number of Households) 30 311 Source: Department of Land Affairs, 2006
In regard to the demand for medium to upper income housing, no calculations have been done for the purposes of this plan. Supply and demand for such housing is determined by the market. The municipality has however indicated that there is a demand for rental stock dwellings within the municipality. This is required to accommodate the various professionals employed in the municipal area from other areas.
Based on the above, use of recent data from Department of Land Affairs is preferred, which means that the total demand for low cost housing units within the Jozini Municipality therefore amounts to 30 311 housing units.
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It should also be noted that the Census was done in 2001 which means statistics is over 7 years old.
On a 5 year plan, for the municipality to meet its housing demand and address the housing backlog a minimum of 6 000 units per annum is required.
It should however be noted that the Department of Housing has initiated a process to establish housing demand databases within municipalities. The aim of the database is to assist municipalities in determining the demand for housing within their area of jurisdiction more accurately.
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4. LAND SUITABLE FOR FUTURE HOUSING DEVELOPMENT
The Jozini Municipality’s Spatial Development Framework (see Map 2) identifies some areas/towns as different types of nodes. These include the following:
• Jozini and Mkhuze – main economic development nodes; • Ingwavuma, Bhambanana, and Ubombo – economic development nodes; and • Ndumo, Msiyane and Makhathini – service nodes.
Sites (see Maps 4 to 11) at which housing delivery can take place and which have been identified include the following:
• Site 1: Ubombo • Site 2: Mkhuze • Site 3: Jozini Town • Site 4: Ingwavuma • Site 5: Bhambanana • Site 6: Ndumo • Site 7: Makhathini • Site 8: Msiyane
(Sites to be determined as general plan to be reviewed)
It should be noted that, with the exception of the Ubombo land set aside for housing (sites to be determined) the remaining sites are located on tribal/traditional authority land (Ingonyama Trust land).
The following information is provided in relation to each of the abovementioned sites (see Table 1):
• location; • ownership; • access to community and social services; • availability of bulk and/or connector services; • accessibility in terms of transport and economic opportunities; and • linkage to Spatial Development Framework.
The land that has been identified as suitable for housing development in the municipal area is as follows:-
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Table 5: LAND SUITABLE FOR HOUSING
PROJECT LOCATION OWNERSHIP ACCESS TO BULKS SDF LINK NAME SERVICES AVAILABILITY Ubombo Ward 4 Jozini Yes Yes Node Municipality Mkhuze Ward 2 Ingonyama Yes Yes Node Trust Jozini Ward 7 Ingonyama Yes Yes Node Trust Ingwavuma Ward 14 Ingonyama Yes Yes Node Trust Bhambanana Ward 12 Ingonyama Yes Yes Node Trust Ndumo Ward 16 Ingonyama Yes Yes Service centre Trust Makhathini Ward 5 Ingonyama Yes Partially Service centre Trust Msiyane Ward 8 Ingonyama Yes Partially Service centre Trust
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5. JOZINI HOUSING STATUS QUO
According to the 2001 Census 19% of households in the municipal area resided in formal houses. Given that the national housing target is for at least 60% of households to be formally housed within each municipality countrywide, the municipality is currently far behind the national target.
5.1 URBAN AREAS (Map 1)
The housing projects that are currently underway in the urban areas of the municipality are as follows:
PROJECT REF WARD NO. OF PROJECT AMOUNT BUDGET BUDGET NAME SITES VALUE SPENT* 2007/08 2008/09 Jozini 20010007 7 500 Ingwavuma 19970073 14 136 1,815,600 1,632,000 160,500 160,500
TOTAL 636 1,815,600 1,632,000 160,500 160,500 * Expenditure up to 31 March 2008 (KZN Housing)
5.2 RURAL AREAS (Map 1)
The housing projects that are currently underway in the municipality’s rural areas are as follows:
PROJECT REF WARD NO. OF PROJECT AMOUNT BUDGET BUDGET NAME SITES VALUE SPENT* 2007/08 2008/09 Makhonyeni 00000000 5 1000 39,156,350 1,468,000 2,472,500 3,472,500 KwaNgwenya 00000000 1 600 23,493,810 1,394,644.00 0 0
KwaNtsinde 00000000 2, 4 & 7 600 23,493,810 1,302,732.00 0 0
KwaMngomezulu 00000000 11,14 & 17 800 31,325,080 6,497,792.72 0 0
KwaNyawo 00000000 6,7,8,9,10,11, 1500 58,734,525 5,744,438.10 0 0 12 &13 KwaJobe K04080001 3 & 4 2000 29,670,000 20,483,130 2,472,500 4,472,500 KwaMathenjwa 13,15, 16 & 1000 45,981,600 9,047,747.09 17
TOTAL 7500 228,361,365 45,848,483.09 4,945,000 7,945,000 * Expenditure up to 31 March 2008 (KZN Housing)
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5.3 LAND REFORM PROGRAMME
With respect to the rural areas of the municipality there are two land reform projects which are currently underway.
Project Name Project Type No. of Beneficiaries Size of land (Ha) Nondabuya LRAD 240 1200 Makhathini Blocks 6,7&8 LRAD 109 3000 Source: Department of Land Affairs – Richards Bay (27/06/2007)
With respect to land claims in the area, there are 12 outstanding claims and one settled claim. The outstanding claims are:
No. Name of Claim Ref No. Status 1 JD Mngomezulu KRN6/2/2/E/15/0/0/12 Claim Verification 2 Coastal Forest Reserve KRN6/2/2/E/15/0/0/12,16&17 Advanced Stage 3 Zombizwe KR6/2/2/E/15/0/0/13 Claim Verification 4 Ezulwini Community KRN6/2/2/E/15/0/0/18 Claim Verification 5 W Makhunga KRN6/2/2/E/15/0/0/5 Claim Verification 6 A Mngomezulu KRN6/2/2/E/15/0/0/8 Claim Verification 7 M Zwane KRN6/2/2/E/43/0/0/18 Claim Verification 8 S Mbatha KRN6/2/2/E/43/0/0/23 Claim Verification 9 M Buthelezi KRN6/2/2/E/43/0/0/31 Claim Verification 10 M Buthelezi KRN6/2/2/E/43/0/0/32 Claim Verification 11 Phinda and Portion of Lower Links (2) KRN6/2/2/E/43/0/0/5 Advanced Stage 12 Mkhuze Game Reserve KRN6/2/2/E/43/0/0/560 Advanced Stage
Name Nature of Claim Type Restored Households Households Year of Settlement Ha (Land/Dev) (Fin Comp) Settlement Nsinde Farming Community 2370 298 2004 Community Siqhakatha Farming Community 3135 289 2004 Eckersley Financial Family 1 2004 Family Comp Ndumo Game Conservation Community 562 2005 Reserve Source: Department of Land Affairs – Land Claims (18/04/2007)
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6. PLANNED PROJECTS
6.1 MUNICIPALITY’S INTEGRATED DEVELOPMENT PLAN (IDP)
The Municipality’s IDP has identified housing as a priority issue and as such has listed housing development as one of seven municipal KPAs. The objectives of the housing KPA states:
To ensure that future settlements occur in a spatially and economically integrated manner. To ensure that housing needs are in line with RDP standards. To develop a higher standard housing complex.
6.2 PROVINCIAL PRIORITY HOUSING PROGRAMMES
The Provincial Minister of Housing identified six focus areas for the Department for the 2007/2008 financial year. The following focus areas are applicable to the Jozini Municipality viz. eradicate slums by 2014, capacitation of municipalities, medium density housing and to accelerate development of houses in rural areas.
6.3 PRIORITY ISSUES, OBJECTIVES AND STRATEGIES
PRIORITY OBJECTIVE (S) STRATEGIES HOUSING ISSUES Eradication of To fast track the 1. Determine number of slums by 2014. upgrading of informal structures which needs to informal settlements. be upgraded. 2. Identification of suitably located land. 3. Initiate project to provide suitable houses. Rural Housing To provide housing 1. Traditional Authority Land: Ensure to people living in involvement of Amakhosi in inadequate process. structures that 2. Identify in-situ upgrade projects and compromise their initiate projects utilizing the KZN basic health and Rural Housing implementation safety. guidelines. 3. Implement Greenfield projects where applicable. 4. EPWP concepts must be implemented. Medium density To provide rental 1. Identify potential medium density housing and rent-to-buy housing projects. housing units. 2. Identify zones within urban areas where affordable housing units can be provided. 3. Utilize Social Housing Programme
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PRIORITY OBJECTIVE (S) STRATEGIES HOUSING ISSUES to fast track projects. Capacitation of To capacitate 1. Determine municipality’s capacity municipalities municipality in constraints. implementing 2. Source funding to deal with capacity housing policies and constraints. strategies. 3. Establishment of Housing Demand Database.
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6.4 PLANNED HOUSING PROJECTS 2008/09 TO 2012/13
PRIORITY PROJECT NAME PROJECT TYPE WARD NO OF PROJECT PLANNED SITES VALUE (R)* IMPLEMENTATION DATE #1 Mkhuze Middle Income 2 500 21,753,000 2008/09 #2 Ubombo Middle Income 4 400 17,402,400 2008/09 #3 Jozini Middle Income 7 150 6,525,900 2008/09 #4 Ingwavuma Middle Income 14 300 13,051,800 2008/09 #5 Bhambanana Low income 12 300 13,051,800 2008/09 #6 Ndumo Middle Income 16 200 8,701,200 2008/09 7 Makhathini Mixed (Low & Middle 5 4000 174,024,000 2009/10 Income) 8 Msiyane In-situ (Low Income) 8 150 6,525,900 2009/10 9 Wards 1 to 17 Low cost housing ALL 17000 739,602,000 2010/11
* Please note that the project value figures are based on the 2008/09 subsidy figures. # Areas identified as key investment points in the SDF
Refer to Table 1 for information on each site.
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7. INTEGRATION WITH OTHER SECTORS
Housing cannot occur in a vacuum. It is important that the housing delivery be planned and implemented in conjunction with other facilities and services including economic opportunities, education, health, water and sanitation provision, etc.
As the municipality’s Integrated Development Plan (IDP) guides all decision- making with respect to all planned projects, service providers responsible for facilities and services delivery must ensure that their projects are aligned to those contained in the municipality’s IDP.
This would ensure that there is provision of total living environments as service providers will be able to plan and budget for such services and facilities in an informed manner.
All planned projects should take into account the Spatial Development Framework Plan, in particular where housing should be provided and economic opportunities as acknowledged by the Provincial Spatial Economic Development Strategy and other relevant strategies. This is to ensure that the Spatial location of current and future infrastructural investments addresses the challenges of reducing poverty and unemployment, reducing the housing backlog, creating jobs and meeting the provisions of all socio-economic and human rights contained in South Africa’s Constitution to people trapped in the quagmire of the second economy.
Settlements should be located and designed in such a way as to facilitate structural and functional integration. For example there should be transport opportunities in a reasonable walking distance from houses to connect residents to other modes of transport, job opportunities and bigger shops and metropolitan facilities, as well as smaller shops and parks in close proximity to housing developments to fulfil the immediate local needs of residents. (See Map 3)
The housing proposals set out in this Municipal Housing Plan are all in accordance with the Jozini IDP, the Spatial Development Framework, Umkhanyakude Integrated Environment Plan and the Umkhanyakude Master Planning document. In relation to the IDP the sites which have been identified either already have access to services or there are plans in place to ensure that services are provided. These include future plans for water and electricity, community centres, etc.
Table 1 provides a detailed analysis of each site in terms of existing and proposed/planned infrastructure/services. This therefore ensures that housing development will be aligned with the provision of social, economic and infrastructural services.
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8. SPATIAL DEVELOPMENT FRAMEWORK
One of the key sector plans in a municipality’s IDP is the Spatial Development Framework (SDF) sector plan. The preparation of a SDF for Jozini was “to provide the framework to guide the overall spatial distribution of current and desirable (future) land uses within the municipality”. (Jozini IDP Review 2005/06) The SDF was initially reviewed during the 2003/04 IDP review process and again during the 2005/06 IDP review. A cluster approach was adopted in that development priorities/projects are depicted for development area rather than at a ward level. “The rationale for this is that a more integrated development approach is followed and cognizance is taken of the fact that development initiatives/projects cannot be confined to administrative boundaries”. (Jozini IDP Review 2005/06)
The following elements are said to have defined the spatial structure of Jozini:
Areas of conservation and environmental interest such as the game reserves and floodplain. Structuring elements such as the Lebombo Mountain Range; Jozini Dam and the Ingwavuma, Pongola and Mkhuze rivers. Areas of high agricultural potential and tourism/historical sites such as Makhathini Flats, Mkhuze Farms, Dingaans Grave, etc. Its location in relation to transfrontier opportunities with Swaziland and Mozambique. There are a number of urban areas as well as a population settlement pattern
The following components make up the Jozini SDF VIZ.:
Areas of Environmental Interest
This includes areas of environmental sensitivity such as Usuthu Gorge, Ndumo Game Reserve, Pongola River floodplain, areas along the Lebombo Mountain range, etc.
Settlement Pattern ad Structure
A hierarchy of investment points has been identified for the municipal area. These points represent the existing and future growth points and population concentration areas in the municipality.
The points will influence the allocation of funding and resources and the rollout of service delivery as it is logical to build upon existing settlements with respect to the infrastructure and facilities that are already in existence.
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The following are the hierarchy of investment points that have been identified:
• Primary Investment Point: Mkhuze and Jozini. • Secondary Investment Point: Ingwavuma, Ubombo and Bhambanana. • Tertiary Investment Point: Ophansi, Manyiseni, Makwakwa, Ngude/Mhlekazi and Ndumo.
Movement Patterns and Routes
The SDF has identified a number of investment links which are regarded as the activity spines of the municipality. Its purpose is to provide access to services and to promote local economic development. The following investment links have been identified:
• National link (N2) • Primary Investment link • Potential Primary Investment link • Secondary Investment link • Potential Secondary Investment link • Tertiary Investment link
Opportunity Areas
The following opportunity areas have been identified:
• Proposed agricultural processing of cotton at Nondabuya • The Msiyane Hall area at the entrance to the tertiary investment link providing access to Hlatikulu Forest tourism development. • Jozini Housing • Makhathini Flats agricultural processing • KwaJobe Housing • Hlatikulu Forest investment by DEDT • Border Cave/Usuthu Gorge • Ghost Mountain • Cecil Mack Pass • Sibongile Housing • Proposed sugar mill at Biva
Intervention Areas
“A number of areas are significant as areas of restoration and rehabilitation on the basis of their economic potential and environmental sensitivity i.e. the cultural tourism attractions…..a known fact that the land with some of the highest agricultural potential is the Pongola Flood Plain and, as such, this area needs to be managed and developed in a manner that ensures its preservation.” (Jozini IDP 205/06)
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Some areas are prone to natural disasters measures need to be put n place to deal with these disasters.
Some areas have limited agricultural and environmental potential and measures need to be introduced to deal with these limitations.
The need to link housing planning with the Provincial Growth and Development Strategy should also be recognised. The Department of Housing, as a sector department in the Province, is also participating in the IDP process at municipal level to ensure that the housing spatial framework is based on integrated development planning.
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9. PERFORMANCE INDICATORS
The following section provides some basic performance measures which should be put in place to enable evaluation of the effectiveness and efficiency of housing delivery in the municipality. The following performance indicators should be incorporated into the municipality’s Performance Management System:
PRIORITY STRATEGIES PERFORMANCE ASSUMPTIONS PROGRAMMES INDICATOR Eradication of 1. Determine Number of Funding (from slums by 2014. number of informal DOH) and informal structures capacity (within structures upgraded per municipality and requiring annum. DOH) available to upgrading. undertake projects. 2. Identify suitably located land. Rural Housing 1. Initiate in-situ Number of in-situ Funding (from upgrades using projects initiated. DOH) and the KZN Rural capacity (within Housing municipality and guidelines. DOH) available to undertake projects.
2. Implement Number of Amakhosi willing Greenfield Greenfield to be involved in projects using Projects initiated. process. project linked subsidy. Medium density 1. Identify Number of Funding (from housing potential medium density DOH) and medium density housing projects capacity (within housing initiated using the municipality and projects. Social Housing DOH) available to Programme. undertake projects.
2. Identify zones Suitably located within urban zones are areas where available within affordable urban area. housing units can be provided.
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PRIORITY STRATEGIES PERFORMANCE ASSUMPTIONS PROGRAMMES INDICATOR Capacitation of 1. Determine Review of Funding available municipalities municipality’s municipal to appoint capacity organogram. housing constraints. personnel and purchase 2. Source funding Appointment of equipment. to deal with Housing Officer. constraints. Purchasing of equipment.
3. Establishment Housing Demand of Housing Database Demand established. Database.
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10. INSTITUTIONAL ARRANGEMENTS
The housing function in the Jozini Municipality falls under the Planning and Development Department and the official responsible for housing is the Town Manager.
The municipality has also established a Housing Forum which consists of officials from the Department of Housing and municipal officials. The Forum was established to facilitate discussion on low cost housing issues within the municipality. Forum meetings are held at the municipal office to discuss new projects and progress with regard to current projects.
The current organogram of the municipality does not make provision for an official who deals specifically with housing issues.
Director: Planning & Development
Secretary to Manager
Assistant Manager
Town Manager Technical Intern
Artisan: Building Town Planner Maintenance
LED Officer Section Leader Section Leader
Technical Support Transport General General Workers Officer Workers
Admin Clerk
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The municipality indicated that the existing institutional arrangements are not working satisfactorily and has stated that there is a need for additional in- house capacity as well as resources in order to effectively administer the housing function. It is therefore recommended that the municipal organogram be reviewed and provision be made for funding to be provided for the appointment of a housing officer and the purchasing of equipment (computer, furniture). It is proposed that the organogram be revised as follows:
Director: Planning & Development
Secretary to Manager
Assistant Manager
Town Manager Technical Intern
Artisan: Building Town Planner Maintenance
LED Officer Section Leader Section Leader
Housing Officer Transport General General Workers Workers Technical Support Officer
Admin Clerk
In order to transfer skills, the municipal official has been closely involved in the compilation of the plan (through attendance of all Project Steering Committee meetings). It is suggested that the current official (until such time that the Housing Officer is appointed) attend the training programmes and information sessions offered by the Capacity Building and Policy components of the Department of Housing, in order to continue to enhance the official’s capacity to perform the housing function.
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11. CONCLUSION
Jozini Municipality in its Integrated Development Plan for 2007/08 has identified housing as a priority and a Housing Forum is established.
The prioritisation of projects in this Plan has taken into account the strategic direction the municipality wishes to take in the form of Spatial Development Framework (SDF). This plan will not succeed if it does not seriously integrate other municipality’s strategic projects and programmes.
It is also worth mentioning that there are housing projects currently underway and these include rural housing projects.
As has been detailed in this plan, the remaining housing challenge is to initiate additional low cost housing projects to cater for the remaining households in the municipality.
It is recommended that:
- the Final Draft Municipal Housing Plan be advertised in the press, inviting comments on the plan, once it has been considered by Council; - the municipality initiate projects to address the current housing backlog; - the municipality’s organogram be amended to cater for in-housing capacity to assist in housing delivery if it were to meet the housing backlog; - the Municipal Housing Plan be reviewed annually by the municipality; - the municipality should seriously consider housing projects and/or programmes for vulnerable groups; - the in-house capacity (housing personnel) be urgently addressed (as expenditure in housing projects is of great concern and general housing issues are not adequately attended to); and - the municipality ensure that it has a Geographic Information Systems (GIS) in order to capture projects and map them accordingly.
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REFERENCES
Department of Housing. March 2000. National Housing Code . Pretoria.
Department of Housing. August 2004. Comprehensive Plan for the Development of Sustainable Human Settlements . Pretoria.
Department of Public Works.2004. Guidelines for the Implementation of Labour-Intensive Infrastructure Projects under the Expanded Public Works Programme. Pretoria.
Department of Land Affairs. 2006. Household Survey.
http://www.statssa.gov.za/census2001/atlas_ward/index.html
Jozini Municipality. 2003. Jozini IDP 2003 . Jozini.
Jozini Municipality. 2005. Jozini IDP: 2005/06 Review . Jozini.
Jozini Municipality. 2006. Jozini IDP: 2006/07 Review . Jozini.
Jozini Municipality. 2007. Jozini IDP Review 2007/2008 Review . Jozini.
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