TABLE OF CONTENTS DESCRIPTION SECT.NO.

Executive Summary

Acknowledgements

Purpose & Objectives 1

Methodology 2

Data Collection Process 2.2

Hlabisa Demographics 3

Physical Conditions 4

Climate 4.2

Rainfall 4.3

Temperatures 4.4

Winds 4.5

Topography 4.6

Geology 4.7

Hydrology 4.8

Ground Water 4.9 Vegetation 4.10

Grassland 4.11

Wetlands 4.12

Crops 4.13

Spatial Development Framework 5.0

Bulk & Internal Infrastructure Influencing Spatial Development 5.1

Electricity 5.1.1

Roads 5.1.2

Roads & Economic Benefit 5.1.3

Storm water 5.1.4

Water Supply 5.1.5

Housing Demand 6.0

Current Provincial Housing Subsidy Quarter 6.1

Current Provincial Housing Packages 6.2

Slums Clearance 6.2.1

Rural Housing 6.2.2

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Violently Damaged Houses 6.2.3

Credit Linked Subsidy 6.2.4

Hostel Upgrade 6.2.5

Rental Stock

Process Followed in Packaging Rural Housing Projects 6.3

Subsidy 6.3.1

Social Compact Agreement 6.3.2

The Traditional Authority 6.3.4

The Developer 6.3.5

Tenure 6.3.6

Current Settlement Pattern 6.4

Current Housing Structures 6.5

Ward By Ward Housing Demand 6.6

Land Use Management 7.0

Form of Tenure 7.1

Land Claims 7.2

Strategy For Meeting Housing Demand within Hlabisa 8.0 3

Prioritization of Housing Projects 8.2

Cash flows 8.3

Integration With Other Sectors 9.0

District Municipality 9.1

Provincial Department of Land Affairs 9.2

Provincial Department of Housing 9.3

Provincial Department of Public Works 9.4

Project Packaging Process 10.0

Process Indicators: Linkages between Issues & Strategies 11.0

Implementation Process of Planned Projects 12.0

Monitoring of Housing Projects 13.0

Management Structure 14.0

Technical Operational Structure 15.0

Proposed Policy on Rental Stock 16.0

Conclusions & Recommendations 17.0

Reference Section

Addendum Section 4

ABREVIATIONS AND ACRONYMS

CEC Committee for Environmental Co-ordination

CMIP Consolidated Municipal Infrastructure Program

DFA Development Facilitation Act

DM District Municipality

DoH Department of Housing

ECA Environmental Conservation Act

EIA Environmental Impact Assessment

EPWP Expanded Public Works Program

GIS Geographic Information System

IDP Integrated Development Plan

KPI Key Performance Indicators

LAA Land Availability Agreement

LED Local Economic Development

LGTA Local Government Transitional Act

LUMS Land Use Management System

LM Local Municipality 5

MIG Municipal Infrastructure Grant

NEMA National Environmental Management Act

NEAF National Environmental Advisory Forum

NHBRC National Home Builders Registration Council

NIT Natal Ingonyama Trust

PHP People’s Housing Process

SDF Spatial Development Framework

SCA Social Compact Act

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EXECUTIVE SUMMARY

According to the revised IDP document, the vision of Hlabisa Municipality is: “The eradication of poverty by 2015 through cooperativeness and efficient utilization of scarce resources”. In terms of Section 84 of the Municipal Structures Act, 1992 clarified in the Government Gazette of 05 December 2002, the “Confirmation of the status quo in respect of provision of housing”, forms a major mandate of the Hlabisa Municipality.”

The housing component forms part of the development objectives of the Hlabisa Municipality and the ultimate goal of the municipality is the provision of housing to more 12000 deserving households. Throughout this document this aspect of housing component has been dealt with in great detail. This took the following format: Consideration of population demographics, which served to highlight varying information on Hlabisa community, was done. However of great concern is the rapid increase in Aids cases as well as death rates, which threatens the social fiber of the community as it appears to affect economic active group.

In preparation of this housing plan, using demographics, it was established that Hlabisa municipality has a great task ahead of providing housing to about 12335 households over a period of five years. The majority of these beneficiaries is unemployed and would require full subsidization. In addition to the above it was established that Hlabisa Municipality is purely a rural municipality hence the development of the housing process should be insitu and be rural housing so as to avoid urban sprawl that is discouraged by the National Department of Housing.

Break down of housing projects per Traditional Authority was done and these were broken down into phases in terms of implementation. Estimates based on the current housing subsidy bands was done and it is estimated that a total of R350 million would be required by the municipality in order to implement the proposed housing projects.

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Ultimately, the municipality should be self-sustaining hence the need for collection of rates for services rendered; in the planning process rental stock has been included as one form of collection of rates.

As a provider of basic service to the community it serves, the municipality has to take into consideration the plight of the disabled the orphans as well as those suffering or affected by HIV/AIDS, this has been done by including housing projects which specifically address these special needs.

One of the mandates of the municipality is to develop the communities economically by identifying anchor sectors and increase in spending towards local economic development. Among the areas visited was AbakwaHlabisa Traditional Authority, Mdletsheni Traditional Authority and Mpukunyoni Traditional Authority and a few others were identified as having potential for cattle farming, Piggery, chicken farming, and community garden. Finally a proposed management structure for the projects has been included, which ensure proper monitoring and implementation of the proposed housing projects.

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ACKNOWLEDGEMENTS

Greetings, This strategic housing document seeks to indicate the current housing situation within Hlabisa Municipality. Secondly it highlights whether the Municipality has got any projects currently underway or not. Thirdly, the housing plan focuses on all other issues that affect or would affect provision of houses to the community of Hlabisa in a phased way so that eventually every deserving beneficiary gets a proper shelter, which forms part of his/her right enshrined in the Bill of Rights of the Constitution of South Africa.

Since housing is a fifth priority within the IDP of Hlabisa Municipality, it is imperative to note that the first priority is interlinked to housing and can not be addressed without first attending to this issue i.e. “The study recommended four basic development approaches in respect of housing. The first of these is to address the backlogs in basic services, particularly water and sanitation. Added to this is the poor surface quality of roads in the rural areas”. (IDP Review 2006/2007). The Municipality is of the opinion that the issue of addressing backlog must be intertwined with the skills development and economic upliftment hence sustainable housing development programmes highlighted in priority two.

This document does not therefore substitute the IDP document but seeks to expand on the housing component, thus scheduling housing projects classifying them in different categories and spreading their implementation over a period of five years, thus addressing the aspect of shortage of more than 12000 housing units, in so doing creating more than 20 000 jobs through housing construction and thus generating an income of more than R200 Million for the Hlabisa community.

As this product is an input from all stakeholders i.e. The Hlabisa Municipality, the Community and the Provincial Housing Department, we would like to express our sense of gratitude at your constructive criticism and contributions. Dr Ntombela’s hard work and knowledge of the community and structures is also acknowledged. The outgoing Ms. Zulu’s readiness to provide vital information and her persistence, consistence her will and drive is 9

highly appreciated and believe that their involvement in this project has contributed something to their body of knowledge.

This strategic plan would be revisited every year and be adjusted in accordance with the National, Provincial requirements, District requirements Municipality requirements and community needs as well as the IDP document. An advertisement for comments on the hosing plan (which was left at municipal housing office, reception area), was put on the Ilanga Newspaper for three weeks. However no comments were received hence the finalization of the housing plan.

Thank you,

______Municipal Manager Corporate Services Chairperson Director Housing Portfolio Committee 10

1.0 PURPOSE AND OBJECTIVES

An environmental analysis of Hlabisa has been carried out in detail with the objective of developing a housing plan that would guide the municipality in planning and implementing its housing projects in order to over come the housing backlog it is currently faced with. The process followed in this development included consideration of the following elements amongst others; Exploring various housing development packages within Hlabisa Conducting a brief topographical survey Establishing housing demand within the municipality Establishing availability of infrastructure to support various housing projects. Determining the extent of the area available for housing activities; Identifying and verify perceptions and views about government rural hosing in rural areas; Prioritizing housing projects

Preparation of this housing plan is a requirement in terms of the revised procedures established in Chapter 3 of the National Housing Code. This is also in line with the Municipal Systems Act of 2000 which formally introduced the Integrated Development Plans (IDP’s) as the primary operational framework and was to be adopted by all metropolitan, districts and local municipalities throughout the country. Further to this, the Act specifies that the planning undertaken by a municipality must be aligned with and complement the development plans. In a similar fashion this housing sector plan is supported by the Provincial Housing Department as its compilation is geared towards alignment of the municipal housing program with the municipal IDP. This is evidenced by the fact that its preparation has been funded by the Provincial Housing Department.

2.0 METHODOLOGY The preparation of this Housing Plan was guided by specific policies and Acts, which are related to basic service delivery and housing development within municipalities. These instruments are discussed in detail in this section

Contextual outline Policy and legislative frameworks 11

Selected national and provincial policies and legislation of relevance to the future housing development of Hlabisa Local Municipality.

The Constitution of South Africa

The present constitution of South Africa includes a number of provisions relevant to the future development of Hlabisa. Section 24 of the constitution states that everyone has the right to:

“An environment that is not harmful to their health or well-being; and to have the environment protected, for the benefit of present and future generations, through reasonable legislation and other measures that;

Prevent pollution and ecological degradation Promote conservation; and Secure ecologically sustainable development and use of natural resources while promoting justifiable economic and social development”.

The Constitution also describes the objectives of local government, including regional council as

The provision of services to communities in a sustainable manner, The promotion of social and economic development The promotion of safe and healthy environments, and The encouragement of community and community organization involvement in matters of local government

This section goes on to state that a municipality must strive, within its financial and administrative capacity, to achieve the above objectives.

With regard to the development duties of local government, a municipality must:

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Structure and manage its administration and budgeting and planning processes to give priority to the basic needs of the community, and to promote the social and economic development of the community; and Participate in national and provincial development programmes

The National Environmental Management Act (Act No 107 of 1998) The National Environmental Management Act (NEMA) came into force in January 1999. The Act embraces all three fields of environmental concern namely resource conservation and exploitation, pollution control and waste management, and land use planning and development. NEMA gives effect to the White paper on environmental management policy for South Africa and will, to a certain extent, supercede the Environment conservation Act (Act 73 of 1989)

The provisions and application of NEMA are underpinned by the Brutland report’s definition of sustainable development and grounded in the context of South Africa’s democratic transition. NEMA’s definition of sustainable development is as follows:

“The integration of social, economic and environmental factors into planning; implementation and decision making so as to ensure that development serves present and future generations.”

The act is premised on eighteen principles, many of, which include a number of internationally, recognized environmental law norms such as the precautionary principle and the polluter pays principle. Principles peculiar to South Africa, which redress the country’s apartheid past, include a provision that special measures may be needed to ensure equitable access for persons disadvantaged by unfair discrimination to environmental resources, benefits and services, in order to meet basic needs and ensure human well-being. NEMA emphasizes the need for cooperative governance and sets in place two institutions, the National Environmental Advisory forum and the Committee for environmental Coordination (CEC).

Chapter 5 NEMA, entitled “Integrated Environmental management, complements the environmental assessment provisions of the environment conservation act (act 73 of 1989) 13

and the environment impact assessment regulations promulgated under it, by providing broad terms for the Integrated environment management philosophy to be applied in carrying out Environmental Impact Assessments.

The “General Duty of Care” in the National Environmental management act states “every person who causes, has caused, or may cause significant pollution or degradation to the environment must take reasonable measures to prevent such pollution or degradation from occurring, continuing or recurring, or, in so far as such harm to the environment is authorized by law and cannot be reasonably avoided or stopped, to minimize and rectify such pollution or degradation of the environment “ (Section 28 (1).

The National environmental Management act provides for the recovery of costs and damages for rehabilitation of the environment or for preventing damage to the environment (Section 34). A further far reaching provision provides for the imputation of liability to a director of a firm where the offence in question “resulted from the failure of the Director to take all reasonable steps that were necessary under the circumstances to prevent the commission of the offence “(Section 34 (7).

Housing act (act 107 of 1997) The purpose of the Housing Act is, inter alia, to provide for the facilitation of a sustainable housing development process and to lay down general principles applicable to housing development in all spheres of government. 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 that, within the framework of national and provincial housing legislation, all inhabitants of the area of jurisdiction have access to adequate housing on a progressive basis. Furthermore local governments must set housing goals and identify and designate land within their areas of jurisdiction for the development of housing.

Additional Rural Guidelines for Housing Development on Traditional Land The following factors, dealt with in the existing guidelines, continue to be applicable to the approach proposed in this document:

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The Expenditure of Public Monies Rural subsidies are public monies and the expenditure thereof must take place in compliance with the principles of the Public Finance Management Act, Act 1 of 1999.

Planned & Integrated Development All development, including rural development must take place in accordance with relevant municipality’s Integrated Development Plans or Spatial development plans where IDP’s have not been fulfilled.

Support of the Municipality The municipality having jurisdiction over the project area must support all development, including rural development. In order to ensure that development proceeds in a co-ordinated, sustainable and integrated basis, the Department of Housing requires housing developments to be driven by municipalities.

2.1.15 Local Government Transition (Act 209 of 1993) The local Government transition act enables local authorities to adopt by-laws to supplement existing planning and development legislation. Most local authorities already have by-laws, which relate specifically to the keeping of livestock, poultry, and small –stock to preventing noise, nuisance, small, pollution, and the spread of rodents, unhygienic conditions and promoting public health. Many local authorities adopt a pragmatic approach to the application of by-laws and only act upon complaints from residents. The principles behind health bylaws are sound and will have to be applicable in developing appropriate land use management mechanisms in Hlabisa.

The environmental Conservation Act (Act 73 of 1989) The Environmental conservation act is intended to “provide for the effective protection and controlled utilization of the environment and for matters incidental thereto”. The act includes a policy for environmental conservation and deals with the establishment of a Council for the Environment and a Committee for Environmental Coordination.

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It also includes sections on the protection of the natural environment, control of environmental pollution, and the control of activities deemed to potentially have detrimental effects on the environment.

The regulations under this Act include details of the requirements of environmental impact assessments, waste management procedures (the identification of matter as waste and the application for waste disposal site permits) and the control of noise. The requirements of this Act will have to be considered prior to undertaking any future development in Hlabisa.

2.1.17 The KwaZulu Natal Department of Housing Draft Sector Plan For EPWP The objectives of the EPWP within the Housing Provision context are: To enhance the ability of workers to earn an income. To provide unemployed people with work experience and To provide education, on the job training and skills development programme to the workers.

2.2 DATA COLLECTION PROCESS The guidelines of the housing plan provided by the Provincial Department of Housing together with the Strategic Housing Planning Process Template formed the basis in development of this Housing Sector Plan. The Housing Plan Template took into consideration of the following elements amongst others: Finalization of Existing Projects Removal of slums /informal settlements Extension of rural Housing Development Upgrading of Hostels Provisional of Rental Housing Development of new urban housing Special Projects Finalization of old Business People Housing Process (PHP) Housing Subsidy to the Disabled Emergency Housing Needs The Municipal Housing Sector Plan Manual prepared by Project Preparation Trust of KZN was also utilized extensively. 16

Underlying the methodology used was the need to build on work already completed and to avoid any duplication of effort. For this reason a literature search, was done on the Internet, Policies and circulars as well as extensive consultations with Corporate Services Director of Hlabisa Municipality. Reference was made to the IDP document, LED study; the Hlabisa Socio Economic Study of July 2004 complied by Sivest Environmental and Planning Consultants. The housing Act KwaZulu Natal/ Ingonyama Act 3 of 1994

A number of stakeholder interviews were conducted in order to gain an understanding of conflicting forces and imperatives existing in the area that could influence its future housing development. However extensive reference was made to the latter mentioned socio-economic study.

For the purpose of this study the definition of “stakeholders” was adapted from that presented in “A national strategy for Environmental Management in South Africa” (CSIR, 1998). The definition of stakeholders was accepted as “those who have a general stake in the implementation of housing projects rather than an interest in a particular activity.” Using this definition, the following categories of stakeholders were defined: Land owners and residents in the area; Representative bodies active in the area; Municipal officials: Department of Housing The District Municipality

A field survey was undertaken in which the participants assessed topography, slope, depth and texture of topsoil and subsoil, soil life and vegetation. Potential problems and possible solutions to these were also identified in a participatory manner. This was followed by a transect walk undertaken to explore the various proposed and prioritized housing projects. A social survey was conducted by CASE in order to verify existing data as well as to collect further data from residents in the area. The objective of the survey was to gather information from the local community concerning the following aspects of the study area: Demographics Tenure 17

Existing skills & levels of education Work experience Economic activity Sources of (cash) income Work Development efforts Infrastructure Social infrastructure Environnemental perceptions

All the data collected was coded and analyzed .A deeper interrogation of the data as well as additional studies in the form of focus group interview was necessary to expand on the information gathered.

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3.1 DEMOGRAPHIC INFORMATION The study area has four major Traditional Authorities who control more than 80% of the land and its distribution. The respective chiefs however work hand in glove with the municipality on all developmental issues. These areas are Hlabisa, Mpembeni, Mdletshe and Mpukunyoni.

THE LAYOUT MAP OF HLABISA MUNICIPALITY

The table below further indicates current statistical information in each of the major Traditional Authorities. It is worth mentioning here that since this municipality is rural in nature housing development would mainly be concentrated in Traditional Authority areas hence the need to consider statistical figures per wards as well as Traditional Authority areas.

The Traditional Authority Population Demography

Traditional Main Towns / Population Estimated Wards Authority Settlements Census2001 Population 2006 Hlabisa Hlabisa, Qunwane 15120 1, 2

Mpembeni Sovuna 13960 3

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Mdletshe Mtshamnyama, 40738 4,5,6 and 7 Emthekwini

Mpukunyoni Qakwini, Mtondweni, 115635 8,9,10,11,12 Machibini and ,13,14,15,16 Shikishela ,17,18,19

Totals 185453

Summary The statistics indicate a negative situation about the Municipality i.e.

Employment: Unemployment levels are way above 70%.

Population Growth: The AIDS pandemic appears to be growing rapidly as is indicated in wards1, 2,9,15 and 17 where growth rate is on the decrease.

Economic Activity: Very limited and heavily dependent on public servants

Sanitation: Provision of VIP toilets has been confirmed by municipal officials

Housing: There is a housing backlog of more than 12000 houses

Water: More than 60% households have no access to portable water as they use river or streams. Income Levels: More than 50% of the employed have salaries that are closer to poverty datum levels implying that affordability levels for basic service are currently nil

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4.0 PHYSICAL CONDITIONS OF HLABISA MUNICIPALITY

4.2 Climate Hlabisa enjoys a subtropical climate with warm to hot summers and moderate winters; the climate of the area is influenced by the proximity to the ocean. Cold fronts are usually preceded by clear weather and northeasterly winds. As the front passes over conditions change rapidly from sunny and clear to become overcast and cold with southwesterly winds.

4.3 Rainfall Hlabisa lies within a summer rainfall area. Mean monthly rainfall for the area ranges from a high of 135mm in February to a low 20mm in July (Institute of Natural resources, 1998). This compares with averages of 113mm in February and 39mm in July at the Durban international airport (Department of Environment Affairs, 1999). However such higher amounts of rain is experienced in the Mpukunyoni Traditional Areas and to a limited extent in the Mdletshe Traditional Area. However the higher laying areas like ward 1, 2 and 3 usually receive limited to low rainfall. 21

Rain is usually associated with either thunderstorms (particularly in the summer months) or cold fronts. Thunderstorms generally produce localized downpours, which often result in flash floods. Two such floods both unofficially considered to have exceeded the 1:50 year flood levels (this could not be confirmed by official sources such as the Hydrology section of the Department of water affairs and Forestry. Rainfall associated with cold fronts is generally in the form of soaking rains over a period of one or more days.

4.4 Temperatures The study area experiences mild winters and warm to hot summers. The average monthly temperatures range from high of 30°C in February to low of 7.5 °C in July (Maximum recorded temperatures at the Weather Bureau area, throughout the year, in the mid to upper 30’s reaching 40°C in summer. Discomfort indices temperatures calculated taking factors such as humidity into account-may rise as high as the mid to upper 40’s during the height of summer.

4.5 Winds The prevailing winds are from the North (15%) and north east (16%). South westerly (10%) (10%) are also common. The winds from the north generally precede both coastal lows and cold fronts. Southerly winds generally follow the cold fronts and often manifest as” Busters”. “Busters” occur when the calm windless conditions associated with the passing of the frontal systems rapidly (over the space of a few minutes) become strong (sometimes gale force) southerly winds.

4.6 Topography and landform Hlabisa lies inland of the relatively flat plain of Kwazulu Natal and lies between approximately 100 and 350 meters above mean sea level. The area is characterized by broken topography with plateaus comprised of rounded hilltops and bisected by gentle slopes incised river valleys a steep escarpment falling into south linking up with Nongoma. (Ward 1, 2, 3), with gentle to steep slopes falling and linking up Jozini, mainly falling under Mdletshe Traditional Authority. While the East side incorporating lower Umfolozi Nature Reserve falling over to St Lucia Wetland is generally flat and has great potential for agriculture

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activities. The latter mentioned area falls under the Mpukunyoni Traditional Authority and has the highest amount of population and forms the second Node of economic development.

4.7 Geology Data regarding the geology of the area is sparse and only mapping at a scale of 1:250000 were available at the time of writing this business plan. The area is underlain predominantly by Avalon soil. However as in Wards 1,2 and 3 the soil has round pebble stones and of gravel in nature and light brown in colour with limited potential for agricultural farming, when compared to Mpunyoni Traditional Authority which has rich brown to black soils which has great potential for vegetable farming as well as sugar cane and sugar beans farming. On the other hand the Mdletshe Traditional Authority area, bordering Hluhluwe Game Reserve has red soils that have potential for sugar cane farming and its topography is generally gentle sloping in nature.

4.8 Hydrology Surface water resources The area lies along the catchment boundary between Hluhluwe and Umfolozi. During investigation the rivers had running water up to ankle level. There was perception amongst community members that the volume of water in the rivers had decreased compared to twenty years ago. However, no flow data were available to either support or disprove this perception.

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Alluvial sands, ranging from course to fine sands, were present along the bed of the Umfolozi River. The river course was braided and there was evidence that changes in the course of the main channel were frequent. There was also evidence that flash flooding occurs, as freshly deposited flood debris was present on the trees and shrubs along the river. This was taken as evidence of significant floodwater volumes as the streambed lies on wide (approximately five meters) flood plain along the valley floor.

The water quality in the Umfolozi river appeared good. Although formal sampling of the aquatic life was not undertaken, the presences of a number of species were noted. These included crustaceans such as fresh water crab (Potamon sp.) also present were a variety of insect larvae. Interestingly though, no evidence was found of either adult or larval (tadpoles) amphibians in the river.

4.9 Ground water A number of boreholes exist within the study area. The uMkhanyakude Water Scheme appears to be not working as in a number of areas it was evidenced that a lot of underground

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pipes were laid but there is no running water coming through them. This is further reinforced by statistical figures which show that more that 50% of the residents make use of running water found in rivers while others are fed by a water tank. As a result of the above a number of boreholes have been installed which then pump the water to a rising main and gravitates the water to a limited number of areas. Our efforts to obtain the current water network from the District Municipality, DSB and the municipality as well as the regional water management organization i.e. the Mkhanyakude Water Scheme. In all situations, no office appeared to have the current water network layout. However it is imperative to note the importance of water in the development of any housing project, as construction requires adequate and constant supply of water. It is on this basis that in the planning process for housing projects, the aspect of water availability must be taken into consideration.

The aspect of water availability is of crucial importance in the housing development and forms part of the basic human rights within the Constitution of South Africa. It would be noted that it is equally critical to address the issue of water availability and supply when implementing a housing project.

On the same note, the phasing of projects for implementation would be done so taking into consideration of the availability of water within each of the proposed areas.

4.10 Vegetation The vegetation of the study area has been significantly disturbed through a variety of human activities. These include:

The removal of indigenous vegetation during the establishment of fields, predominantly for the small scale seasonal subsistence

There are a number of tracks and badly maintained contour roads present throughout the grassland areas of Hlabisa. Some areas of this grassland appeared to have been cultivated in the past whilst extensive tracts showed only evidence of being overgrazed.

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4.11 Grassland The grassland on the slopes within the river valleys contains small areas of species such as Themeda trianda (red grass), which are typically indicative of well-developed or undisturbed grassland. Many species indicative of disturbed areas are far more common and widespread. Many stands of Presidium aquiline (bracken) are present in the grasslands on lower slopes of the valleys. There was also evidence that the grasslands were being encroached into by trees, mostly Mangifera indica and various Acacia species such as Acacia karoo, as well as by alien invasive species such as Lantana camara and chromolaena odorata. This encroachment was spreading predominantly from the scrub forests found in the steep areas and along the drainage lines running down the valley sides. It would appear that alien invasive species are also being transported on the riverbanks from where they spread into the adjacent grasslands.

Grass species indicative of past disturbance are widespread throughout the grasslands on the plateau areas. Such species included Aristanda Junciformis (Ngongoni bristle grass), Melinis repens (Natal red top), Aristanda congesta (tassel bristle grass) and Hyparrhenia hirta

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(common thatch grass). Other grass species recorded were Cymbopogon validus, Eragostis racemosa, Imperata cylindria and Perotis patens. Aside from grass species there were a number of other plants present in the grasslands. These included a various species of Helichtysum (e.g. Helichrysum auriceps), Senecio as well as species such as Cirsium vulgare (Scotch thistle), which are considered as weeds. Scattered throughout the grasslands, at very low densities, were also tree, most commonly either Syzgium cumini (Jambolan plum – an introduced species) or Saligna gums.

The basal cover 4 in the area typically ranged between 30 and 60%. Of concern was that the grassland area on the steep valley slopes tends to be the areas with the lowest basal coverages. This has implications in terms of soil erosion.

Basal cover is an indication of the percentage of the ground surface that is covered by plants. For example, a basal cover of 30% implies that 70% of the area within the sampled quadrant is bare soil.

The soils in the area the poor grass cover indicated that soil erosion could be increasing. This is evidenced by significant donga formation found on these slopes; there was evidence of small drainage channels beginning to form between the grass clumps.

These could be indicative of the start of the formation of erosion dongas. This could only be established through a monitoring programme.

Whilst presence of species indicative of disturbance to the grasslands are common, the diversity of grassland species (both in terms of floral species such as grasses and other flowering plants as well faunal species, specifically birds and insects) present indicate that the potential for rehabilitation process will require that an affective management plan designed, implemented and effectively monitored.

4.12 Wetlands A number of seepage areas and springs are present in the study area, particularly in Ward 1- .3 the majority of these wetlands are small and these act as source of water to Hlabisa villagers 27

The wetlands are important sources of water in the area. Nine percent (9%) of the residents in Hlabisa are dependent on the streams in the area for their water supply. These streams are fed from the wetland areas. These wetlands also serve as filters thus contributing towards improving the water quality in the streams and are important components of the natural storm water management system.

4.13 Crops Crops cultivated on subsistence basis in the area included: Vegetables, Sugar cane, Sweet potatoes, Mealies, Beans, Gum trees

Generally, Hlabisa is a very fertile place and has great potential to be turned into being a farming hub. This is evident in the low laying areas such as Mpembeni and Mpukunyoni. In order to tape from this potential economic growth potential, perhaps it would be appropriate to form cooperatives made of at least ten community members per cooperative.

The members may then approach the Department of Agriculture for funding and training on community gardens so that they produce vegetables which can be sold in the ever busy Hlabisa Central Business District as well as neighboring areas like Nongoma and Mtubatuba

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5.0 SPATIAL DEVELOPMENT FRAMEWORK The Spatial Development Framework identifies the opportunities and constraints offered by the environment to development policies, plans and programmes; Sets the criteria for levels of environmental quality or limits of acceptable change; Is a flexible process which is adaptable to the policy, planning on sectoral development cycle; Is part of a tiered approach to environmental assessment and management; Has a scope defined within the wider context of environmental processes, Is a participative process; and Is based on the principles of precaution and continuous improvement in achieving sustainability objectives (CSIR, 1999), The need for this integrated assessment in Hlabisa is underlain by a number of issues. Hlabisa is a complex area for many reasons. It encompasses numerous areas, which provide access to economic development and tourism but remains underdeveloped Hlombe Project Management (Pty) Ltd, the consultant appointed by the municipality to draw up the LED Strategy identified the following projects as having potential to contributing to the economic well being of the residents within Hlabisa Municipality.

The areas are as follows: Vegetable production Poultry farming Maize processing Cosmetics Sewing Mining Craft Emporium Project Cultural Village Community Game Reserve Catering Containers

There are two major economic nodes identified in the LED report and are briefly discussed below;

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ECONOMIC NODE 1 The greater Hlabisa which includes ward 1 and 2 has been singled out as the Central Business District. This would be further discussed later.

ECONOMIC NODE 2 The Mpukunyoni Traditional Authority which encompasses wards 8 to 19 is the second Node with great potential to tourism development and offers to a variety of nature reserves as well access to one of the best natural ecosystems of the world, the St Lucia Wetland Park and St Lucia Lake. The other two Traditional Authority nodes have not yet been development as the municipality was waiting for the finalization of the Local Economic Development Strategy.

SPECIFIC DEVELOPMENTAL CENTRES The current Spatial Development Framework sets out a broad framework with a land use structure and a so-called settlement hierarchy. A transportation hierarchy is also indicated. The basic structure is therefore provided. It is the intention to refine this structure and to supplement it with a development strategy informed by the capital investment framework prepared in the review, as well as the requirements for the preparation of the Hlabisa Land Use Management System.

PRIMARY ADMINISTRATIVE CENTRE On a more localized scale the Primary Center in the Hlabisa Area is Hlabisa Central Business District. The overall hierarchy of centers or settlements is achieved from both an economic and administrative perspective. The offices of the Hlabisa Local Municipality are also accommodated in the town.

Hlabisa central business district is centrally located in respect of its municipal area is well connected by virtue of the R168 between Nongoma and St Lucia and Mtutuba. Quality roads, in respect of the north and southern parts of the municipal area, do however not as well serve it. This position is further exacerbated by the fact that the municipal area stretches over a distance of approximately 200km from north to south. On the other hand, the east to west dimension is only approximately 74km.

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The R168 is the primary transportation route through the area, with Other roads being in reasonable to poor condition due to these roads having gravel surface.

The urban structure is fragmented with dispersed settlements distributed over the entire municipal area. This fragmentation is also not advantageous to the provision of basic infrastructure and services from a cost-effective point of view.

It can be expected that Hlabisa village will continue to fulfill the dominant economic role within the municipal area, but will be influenced in its rate of development by the large urban centers around it. It is therefore vital that economic development be focused on the provision of economic infrastructure to unlock the potential in the primary contributors in the local economy such as commercial, tourism and agricultural production. However, Hlabisa village will also in turn influence on the larger but the closely located settlements of Mpembeni and Mdletshe, Mpukunyoni. The village will also due to the close proximity and reasonable access to economic, social and administrative services; influence the development of the secondary (specifically Mpukunyoni) and tertiary nodes mentioned below.

SECONDARY CENTRE A secondary center is characterized by a number of factors, one being a local concentrated resident population with basic social infrastructure and possible economic activity. Other factors in the context of Hlabisa are the accessibility (via road /, .and to topography) of these socio and economic services to these concentrated settlements. Also, basic engineering infrastructure is prevalent, together with community facilities, school, commercial facilities, local market, transportation nodes and basic public and administrative functions. It is, therefore, a small but growing node and will over a period of time establish itself as a self- supporting entity. Development and capital projects should be encouraged to be implemented in these centers. These centers either provide very elementary services to the adjacent rural areas or are isolated from such services but have a concentrated resident population to serve, hence certain governmental intervention is required to achieve acceptable levels of service provision.

The following are the secondary center in the Hlabisa Area:

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Mpukunyoni Traditional Authority This is a further emerging and growing settlement to the east of Hlabisa Central Business District. Mpukunyoni is approximately 15km from Hlabisa CBD. The significance of this settlement would have been varsity improvement as it has the most improved infrastructure and has several small businesses and satellite offices for various government departments. It also provides to access to all tourism facilities and to developed towns such as Mtubatuba. Mpukunyoni also has the highest number of community development projects and is the most fertile area within the municipality.

Mdletshe Traditional Authority Although not a secondary node based on the standard criteria for node identification, it is recommended that this area be elevated to the status of a Secondary Node due its unique physical characteristics. Mdletshe is located on the upper Hluhluwe Game Reserve and is surrounded by several game lodges. It also has been packaged according to the Department of Tourism as one of the tourism routes that requires further development especially on cultural related issues.

TERTIARY CENTRES As can be expected, the Tertiary centres will outnumber the secondary centers, as part of the settlement structure. Tertiary centers are emerging settlements characterized by population densification occurring, with basic community / social functions available. There are localized services, possibly a primary school that attracted population settlement, a postal service, pension pay point, public phones, local/informal markets, transport facilities and minor commercial enterprises.

The tertiary centres are also located on or near important transportation routes, as reflected in the plan. These settlements mentioned below, because of their physical characteristics and their close proximity and fair level of accessibility to the primary node, is retained as Tertiary Development nodes.

This illustrates that despite the development occurring in these nodes, there is still a reasonable level of dependency on the Primary Node for goods and services, However, as the level of existing infrastructural facilities as well as economic viability in these areas is very 32

limited, efforts should be made to ensure that appropriate levels of development takes place in these tertiary development nodes. These should therefore, remain opportunity nodes within the ambit of the primary node, Mpukunyoni falls under this category as well as Msane.

SUMMARY The settlement pattern so represented by the secondary and primary centers, demonstrates a scattered pattern of human settlement. This has a negative bearing on the cost effective provision of engineering and social services. It also has ramifications in respect of transportation. Most of the centers are located on either primary or secondary transportation corridor. Although this is an advantage, the quality of the roads is often poor. The settlements are reliant on taxis as a mode of transport, as there is no bus service in the area. The industry is characterized by unreliability, thereby providing commuting difficulties.

LINKAGES BETWEEN SPATIAL DEVELOPMENT FRAMEWORK & CURRENT HOUSING PROJECTS The three currently on-going housing projects are within Economic Node 1 and Node 2. This is due to the fact that these Nodal areas have basic infrastructure services such as water and roads. It is therefore imperative to note that development of housing projects is mainly influenced by the availability of basic services; however of note is that political input from councilors also influenced to a great extent development of this housing plan as 90% of the land is in rural areas.

5.1 BULK & INTERNAL INFRASTRUCTURE INFLUENCING SPATIAL DEVELOPMENT FRAMEWORK

5.1.1 Electricity Electricity has been provided to a greater extent however there are other areas such as ward 4, 5,6,12 and 19 where less than 25 households have electricity. One of the cause of this as highlighted by municipal officials is the fact that some of these households can not be provided with this service due to their inaccessibility as they are built on sloppy areas. It is also imperative to note that there is great usage of candles as source of energy for lighting purposes. According to the socio economic survey of 2004, there is an indication that

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54% of households in the municipality are of the opinion that provision of electricity must the first priority while 35% were of the feeling that it should take a second priority.

5.1.2 Sanitation More than 70% of the communities have pit latrines or VIP Lined toilets but the whole area has no full water borne sewer system.

5.1.3 Road Networks & Economic Benefits The settlement pattern in Hlabisa has been influenced by agricultural potential and access to physical and social infrastructure. It comprises largely of rural settlement, with the main semi-urban center being Hlabisa and Mpukunyoni and Mdletshe. For purposes of clarity a vivid description of roads network has been made per each of the Traditional Authorities

a) Hlabisa CBD & Hlabisa Traditional Authority Hlabisa Town is almost centrally situated in Ward 1 and 2 at the intersection of the R168 and acts as linkage to the following major areas it is 50km from Nongoma the capital of the Zulu king and is significant for Umhlanga Tradition, it is also 74km from St Lucia, one of the world’s biggest ecosystems and is a tourism destination and is 45km from N2(which links up with Swaziland , Gauteng and is 395km from Durban, while it is also 5km from the lower Umfolozi Game Reserve.

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Internal Access Routes The following are the internal access routes within ward 1and 2; Road Number Length State of the Road Link Areas A2149 5km Good Hlambanyathi- InkosiJele A2144 7km Very Poor Hlabisa – Mabundeni A2145 5km Very Poor Hlambanyathi – Bumbanani A2147 4,7km Very Poor Hlambanyathi- Local A2152 5km Good Qunwana – Guma A2153 5.3km Good Mdini – Bazaneni

b) Mpembeni Traditional Authority The area is located along P451 which is a linkage route to Nongoma, the social value of which has been detailed in the previous paragraph.

Internal Access Routes Road Number Length State of the Road Link Areas P451 15km Poor(Slurry) Matshamnyama, & Mpembeni and Mdletshe Traditional Authorities. D1812 11km Good Mnyaneni – Gwebu D1811 4,5km Poor Kapalazi- Local D1905 17.5km Very Poor Mpembeni – Ophindisweni

c) Mdletshe Traditional Authority Located along N2 and borders Hluhluwe town and is an access to the Upper Hluhluwe Game Reserve.

Internal Access Roads Road Number Length State of the Road Link Areas P475 22km Poor Mgageni- Esihlahleni Samantungwa P475- P451 Good Link road between Huhluwe and

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Hlabisa D1923 6.4km Poor Ophindisweni-Wachithisikhathi D855 5km Very Poor Bhejane – Wachithisikhathi A2133 10km Fair Macabuzela – Ncemane-Borders- Mkhanyakude – Zululand A2134 9km Poor Joja – Ntsanguluka d) Mpukunyoni Traditional Authority The area occupies 59km of N2, the National road linking Gauteng, Swaziland, Durban and Mpumalanga Province. It is the area with a greater number of access routes as is indicated in the table below;

Internal Access Routes Road Number Length State of the Road Link Areas P2/7 25km Fair Harris – Hluhluwe P2/6 23km Poor Nkodibe – Charters Creek P562 5km Fair Nkangala – Corridor Gate P 510 16km Good Fairies Iceland- Harris gate Farm P 380 13km Good Charters Creek – Fairies Iceland P495 33km Fair Somkhele – Mafuleka P 484 23km Fair Bhoboza – Somkhele D1913 16km Good Shikishela – Mbongelwane D1909 7km Fair Dombeni – Nkonjane School D1922 11km Fair Qakwini- School D1910 5km Fair Mbongolwane - Nsimbini D856 27km Poor Bhejane - Gwabalanda D4858 27km Poor Qalakancane – Induna Gumede D1908 11km Fair Gunjaneni Clinic - Mtolo D1918 3km Good Nkodibe Sch – Mpukunyoni Sch D1916 1,6km Good Somkhele - Nomathiya D1917 12,8km Good Nomasondo bottle store - Esikhaleni D759 0.5km Good N2- Shikishela

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A2074 17km Fair Mpukunyoni TA offices - Madwalane A2102 7km Fair Bhejangaye – Nyalazi River

Peripheral dependency and at the core of what can be regarded as a physical segregated area, particularly with regard to the Wards in southern and eastern section of the Municipality. The road network that provides the links between Hlabisa and these dormitory settlements is not particularly well defined and maintained. If strengthened, they do however provide opportunities that facilitate improved integration.

In accordance with the IDP and LED respectively “Poverty alleviation is undoubtedly the key developmental challenge of the developing world. This becomes even more daunting in view of job losses and growing unemployment due to retrenchment and restructuring in private and public sector organisations. The main sustainability responses under this category include: Access to land and security of tenure, including informal settlement upgrade and rural land reform; Job creation, entrepreneurship and emerging contractor support Affordability and alternative finance. Cost saving through appropriate location, energy efficiency and water conservation as well as nature conservation. Empowerment for women and previously disadvantaged groups.

The development and upgrade of the Hlabisa –Nongoma Road would help in meeting the above issues i.e. Emerging contractors would be subcontracted on this road upgrade. The introduction of Zibambele programme as was indicated by the Provincial Minister of Public Works Mr. B Gwala would see employment of a lot of local women in the maintenance of Provincial and local roads.

The upgrade of the N2 Interchange at Mpukunyoni would also contribute to employment of local contractors.

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5.1.4 Storm water No storm water infrastructure is present in the area. Given the low development densities presently prevailing in Hlabisa, the provision of such infrastructure is considered to be of low priority by the municipality as the area is currently faced with shortages of water due to unavailability of a reliable water supply in the area.

Water supply a) Hlabisa CBD & Hlabisa Traditional Hlabisa Traditional Authority & Mpembeni Traditional Authority The water is pumped from Matshamnyama river and pumped through a rising main and is later gravitated by pressure pipes to consumers however this supply is not enough hence its subsidization through boreholes. Regardless of the above backup the main problem is that the water table is too low. Therefore an alternative would be to tap from the Jozini -Mandlakazi water pipe. Summarily the area faced with huge shortages of waters as most of the people have to travel long distances to fetch water from Nzimane River and local streams and springs. b) Mdletshe Traditional Authority Water is obtained from Hlwathi Dam whereby the water is pumped through to a rising main and other schemes utilized are Ncwabakazi Water Scheme, Matshamhlope Water Scheme, Gabadela Water Scheme and Hluhluwe Dam. However all the above mentioned water sources are not able to supply all the communities as the district supplement by delivering water to some other communities. c) Mpukunyoni Traditional Authority Water is supplied from the following water schemes; Mpukunyoni water scheme Mtolo water scheme Gwabalanda water scheme Zamokuhle borehole water scheme Mfelayo water scheme

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However all these schemes are not able to supply all the wards as ward 19 is being supplied by the District through water tankers. In conclusion, though Hlabisa Municipality has great potential for agricultural farming, shortage of water hinders full utilization of this huge opportunity which has a potential to sustain the communities. Water shortage is not a critical factor but what is required is a good water management program. However the municipal officials were of the opinion that Jozini Dam can provide a solution to all current problems faced by Hlabisa Municipality as long as there is proper water planning and management

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6.0 HOUSING DEMAND PREAMBLE The housing demand and delivery forms the back bone of this sector plan and all other issues that have been addressed are sub integral part of the housing component. It is therefore imperative that in addressing this major component, consideration of how it fits into the strategic vision of both the municipality and the District Municipality, is made; The vision of the Hlabisa municipality is: “The eradication poverty by 2015 through cooperativeness and efficient utilization of scarce resources”. This catapults to implementation of the following programs Institutional Programs Local economic development Programs Social Development Programs Infrastructure Development Programs Housing and Land Tenure Development Programs

The vision for Umkhanyakude District Municipality is: To be a self-sustaining organization that promotes integrated development. In terms of Section 84 of the Municipal Structures Act, 1992 clarified in the Government Gazette of 05 December 2002, the “Confirmation of the status quo in respect of provision of housing”, forms a major mandate of the Hlabisa Municipality.

6.1 CURRENT PROVINCIAL HOUSING SUBSIDY QUARTER Income category Previous New Contribution Product Subsidy Subsidy Price Individual , Project Linked & Relocation Assistance R0 to R1500 R31 929.00 R36 528.00 None R36 528.00 R1501 to R3500 R29 450.00 R34 049.00 R2 479.00 R36 528.00 Indigent: Aged, Disabled or R31 929.00 R36 528.00 None R36 528.00 health stricken Institutional Subsidies R29 450.00 R34 049.00 Institution must At least R0 to R3500.00 add capital R36 528.00 Consolidated Subsidies R0 to R 1500 R18 792.00 R21 499.00 None R21 499.00

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R1501 to R3500 R16 313.00 R19 020.00 R2 479.00 R21 499.00 Consolidated Subsidies: Aged, R18 792.00 R21 499.00 None R21 499.00 Disabled or health stricken Rural Subsidies(R0 to R3500) R29 450.00 R34 049.00 None R34 049.00 People’s Housing Process R31 929.00 R36 528.00 None R36 528.00 (R0 –R3500) Emergency Housing Programme Temporary Assistance R26 874.00 R31 952.00 None R31 952.00 Repair to existing stock Services R13 137.82 R15 029.00 None R15 029.00 Houses R18 792.00 R21 499.00 None R21 499.00 Fast Tracking Programme Up to :Transitional Housing R12 176.00 Public Sector Hostels Redevelopment Programme Family Units R29 450.00 R34 049.00 Individual units (per bed) R 7 234.00 R 8 512.25

The above changes are with effect from 1st April 2006

6.2 CURRENT PROVINCIAL HOUSING PACKAGES The municipality has a current backlog of more than 12000houses that should be delivered to all communities within the next five years. The municipality would have to tap from a variety of housing packages made available by the housing department which are:

Slums Clearance/Informal housing removal Rural Housing Violently damaged houses Credit linked Housing People’s Housing Process Hostel Upgrade Rental Housing Special Housing Projects

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6.1.1 SLUMS CLEARANCE Even though most of the residents have moved closer to town the slums clearance is not that very critical but what may be required is proper town planning to be done and relocation of current tenants into sites zoned for residential purposes. Therefore the opinion is not to utilize this form of package.

6.1.2 RURAL HOUSING Ninety percent of the communities are situated in Traditional Authority area; it is therefore imperative to utilize this form of housing package as it was designed for rural housing.

This instrument is suitable in the sense that there is no town planning having to be done and relocation of people as this could cause conflict between the municipality and the Amakhosi as relocation of people in the Amakhosi may imply erosion of control and power of the Amakhosi thus shifting it the municipality. This package comes with insitu development. Economically, this would create employment and contracting opportunities.

6.1.3 VOILENTLY DAMAGED HOUSES This form of package is applicable especially in areas where people had their properties destroyed during political struggle. It should be noted that this has nothing to do with tribal faction fights. The Municipality indicated that this area does not have such situation, hence its non applicability.

6.1.4 CREDIT LINKED SUBSIDY Even though the Government is making an effort to provide housing to all communities who are unable to afford or unemployed, some individuals are employed and earn a certain salary, of which it is expected of them to contribute towards construction of their houses by obtaining bank loans. The advantage of this is that the individual gets a bigger house structure As it is expected that by 2010, the municipalities must be self –sustaining, provision of a housing package of this nature would go a long way in assisting the municipality. According 42

to statistics there are one hundred and twenty schools in Hlabisa and the teachers and administrative staff working in these schools travel from Mtubatuba and Msane every day. However if the municipality was to provide such a package, most of these teachers would benefit, and on the other hand the municipality would be able to collect rates for the daily service they would render to these tenants in the form of water, sanitation and refuse collection and other forms of service. It would therefore be wise of the municipality to make use of this package.

6.1.5 HOSTEL UPGRADE This programme is designed for bigger cities like Johannesburg and Durban where a renovation of hostels is done to avoid overcrowding. Since there are no hostels in Hlabisa, this programme is not feasible and applicable.

6.1.6 RENTAL STOCK As part of development towards self-sustainability, therefore municipality needs to build immovable structures that can be rented out to individuals, thereby generating constant income. It is therefore imperative upon the municipality to consider this package for sustainability purposes as it creates a category of middle income residents who are rate payers

6.2 PROCESS FOLLOWED IN PACKAGING RURAL HOUSING PROJECTS The following factors, dealt with in the existing guidelines, continue to be applicable to the approach proposed and approved by the Provincial Government on Rural Housing:

6.2.1 Subsidy It is proposed that projects be established using the guidelines and business plan format of the amended Project Linked Subsidy mechanism, in conjunction with the provisions provided for in the Rural Housing policy for the establishment of a system of Functional Tenure, as set out in Part 3, Chapter 11 of the housing code.

For the purposes of the rural subsidy guidelines, “functional security of tenure” refers to the special circumstances prevailing in traditional authority areas in KwaZulu –Natal where formal tenure of land, in the form of title deeds are currently not possible, but where 43

beneficiaries are permitted to reside and use the land, in accordance with traditional arrangements in the following procedure:

6.2.3 Social Compact Agreement Any housing development undertaken in terms of these guidelines must be preceded by an agreement between the municipality and Traditional Authority in which the respective roles and responsibilities are defined.

6.2.4 The Traditional Authority must consent to the development in terms of Section 2(5) of the KwaZulu- Natal Ingonyama Trust Act, 3 of 1994

6.2.5 The Developer The municipalities, with the support of the District Council are required to: To act as a developer Manage project funds Appoint any implementing Agents Administer a trust fund Provide bulk services to the project Provide technical assistance in service planning and implementation Manage provision of water supply Obtain statutory approval for all or any development from the relevant authorities

6.2.6 Traditional Authority The Traditional Authority would with the assistance of the Traditional and Local Government Affairs where required: Allocate site to be occupied and administer a system whereby Functional Tenure will be given to the beneficiaries of the project. Ensure the involvement of the community in the implementation arrangements for the project. Reach agreement with the Municipality on the level of services to be installed in the project and the administrative mechanisms where applicable for the collection of any service charges or payable beneficiaries.

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6.2.7 Tenure The form of functional tenure that is currently in existence in a specific traditional community may be used. The developer in consultation with the Traditional Authority will provide the Department of Housing with the following information:

Details of beneficiaries Tenure that the beneficiary currently holds The GPS of the site for each beneficiary Certificate of allocation of site from the Traditional Authority

6.3 CURRENT SETTLEMENT PATTERN As previously mentioned, Hlabisa is a rural Municipality with people’s homes mostly built along the road. This linear pattern makes it easier for provision of water and other bulk infrastructure services. The residents have fairly enough space to build or further sub-divide the land for their sons or grand children. However other residents still build on the hilltop, which might be difficult for the contractor to move his material during construction phase.

The pattern varies, in some areas it is densely populated with homes clustered in one area in a circular fashion. The reader should note that tribal faction fights do contribute to patterns of households i.e. it is appropriate for one to move closer to others in order to be able to fend off the enemy attacks.

In a similar fashion building homes on the hilltop is also an advantage as one would be able to see the enemies at a reasonable distance and prepare for defense mechanism

As one moves closer to Hlabisa Central, more than two thousand households are built using all forms of materials one can think of in an unfashionable manner without any town planning. These are clustered and densely concentrated.

This development is economical oriented as poverty continues to face the communities; there is tendency to move closer to where economic activity is concentrated. As was observed during the socio-economic study informal trading appears to be on the increase, hence these

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traders moving closer to town in order to be able to move their wares without having to relay on transport, which at times is marred by violence.

In the provision of houses, the municipality has an obligation to do proper town planning and relocate the households into areas zoned for residential purposes And relocate light industries from central business (CBD) area to areas zoned for industry.

6.4 CURRENT HOUSING STRUCTURES

Housing in this area is problematic to a large extent as most of the residents have only mud houses. These houses are not safe during stormy weather. Hlabisa experience harsh conditions due to unavailability of vegetation that break down strong winds.

There are no trees to built mud houses with. Thatching houses has become dangerous, even more dangerous with the absence of trees that help to breakdown strong winds. More than forty percent of the population of Hlabisa has no proper houses as most of them still live in mud houses however some have proper housing structures especially the residents of Mpukunyoni and Mdletshe Traditional Authorities.

Due to poverty and lack of natural material, the residents have even got difficulties in trying to maintain these mud and thatched houses. In line with the constitution of South Africa, it is an individual right to have decent accommodation. Currently there are 3000 houses that are being built within Hlabisa Municipality.

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7.0 CURRENT HOUSING PROJECTS

Area NUMBER TOTAL PROJECT STATUS OF SITES SUBSIDIES Mpembeni 1000 36 528 000.00 The project has been approved and is to commence in January 2007 as the agreement with the Department of Housing has been signed. The MEC for Housing would officially launch this project in January 2007 upon completion of a show house. Mpukunyoni 1000 34 000 000.00 This project is managed by a section 21 company, to date 395 units have been completed and R17,5Million has been spent to date. The project is envisaged to be completed by May 2007 Mdletshe 1000 36 528 000.00 Awaiting conditional approval from the Provincial Housing Department Hlabisa 1000 36 528 000.00 Awaiting conditional approval from the Provincial Housing Department

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7.1 PROJECTED CASHFLOWS ON CURRENT HOUSING PROJECTS Based on the report on current housing projects, it is projected that on average five hundred houses are being built per project per year. In terms of cashflows this translate to an expenditure of R17 000 000.00 per project per year, therefore the projected cashflows on current projects is as below

Area 2006/ No. 2007/ No. 2008/ No. 2009/ No. 2010/ No. 2007 Hse 2008 Hses 2009 Hses 2010 Hses 2011 Hous s es Mpembeni R300K 0 R5M 137 R5M 137 R5M 137 R10.5M 274 Mpukunyoni R17M 500 R17M 500 0 0 0 0 0 0 Hlabisa R300K 0 R5M 137 12,5 367 R8,5M 249 R6,5M 191 Mdletshe 0 0 R300K 0 R5 137 R10,5M 274 R10,5M 274 Annual R17,6m 500 R27,3m 774 R22,5m 641 R24m 651 R27,5m 739 Totals Total No. of Houses 20006-2011 3305 Total Budget 2006- 2011 R118.9M

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8.0 LAND USE MANAGEMENT

BROAD LAND USE STRUCTURE There is practically no commercial farming enterprise in the area, and mostly subsistence farming is practiced. Land management practices are often found wanting and would have to be addressed as is indicated through potential agricultural projects.

The only urban node in the area is Hlabisa village, offering the widest range of opportunities in respect of services. Even though this is the situation, the town is underdeveloped as a result of low-income levels prevailing in the area.

Residential Settlements: are scattered over the entire municipal area and are found in small and large clusters. As already highlighted, this has certain ramifications in respect of the economical provision of engineering and social services. It also has a negative impact on the accessibility of Hlabisa village as the Primary Administrative Centre.

Conservation areas: are found in the southern portion of the municipal area where an undulating topography prevails. There are also wetlands in this area and these areas will require special attention from a conservation perspective. Other smaller areas worth of conservation are found in the north of the municipal area, with other areas scattered over the entire municipal area. During the socio-economic study it was established that more than half of the land in Hlabisa fall under eight Tribal Authorities. (See the Layout in the Appendix) The Department of Land Affairs owns more than 60% of the land but the Amakhosi act as custodians. Families approach the Induna or Chief, who allocates land to the family. This is rectified by the Tribal Authority and Department of Land Affairs in the form of PTO Certificate. The statistics on tenure status discussed earlier reflects the high prevalence of this form of ownership. It does, however, have serious implications as far as land use and sustainable settlement is concerned. Where no framework is available to guide the issuing of PTOs, concerns regarding the environmental, technical and social suitability of sites for land use are raised. The data further reflects that 40% of land is owned by the state through the department of land affairs. Development process of any nature involves direct linkages with the Department 52

of Land Affairs which then exercises the Restitution of Land Rights. The municipality only occupies ten percent of the land which is mainly used for administrative offices including the hospital as well as the development of the new shopping complex within Hlabisa Central Business District.

8.2 FORM OF TENURE The current form of Tenure is the Permission To Occupy as most of the land currently falls under Land Affairs with the Ingonyama Trust being its custodian. In order to carry out any housing project, the Municipality has to obtain Authority from the Secretariat of the Ingonyama Trust that is issued in the form of Land Availability Agreement. The planned projects within Hlabisa are all rural projects , the implication of this is that they all insitu upgrades and the form of tenure is P.T.O.

The following are therefore the steps followed leading to the development within land falling under Ingonyama Trust.

SOCIAL COMPACT AGREEMENT BETWEEN MUNICIPALITY (DEVELOPER) & TRADITIONAL AUTHORITY

LAND AVAILABILITY AGREEMENT BETWEEN INGONYAMA TRUST AND THE MUNICIPALITY

G. P. S. DIAGRAM & CERTIFICATE OF ALLOCATION OF SITES

PROJECT PROPOSAL SUBMITTED FOR APPROVAL

PROJECT (PLS) AGREEMENT BETWEEN DEPARTMENT & DEVELOPER 53

X AMOUNT OF SUBSIDIES MADE AVAILABLE TO DEVELOPER

GPS RECORDS & CETIFICATES OF ALLOCATION KEPT ON RECORD BY MUNICPIALITY

IMPORTANT POINTS TO NOTE WHEN IMPLEMENTING THE GUIDELINES Since registration of the project with the NHRBC is not compulsory, the municipality will be responsible for the specs standard of house built The development procedure must be negotiated with the Department of Local Government and Traditional Affairs as well as the Department of Land Affairs and most suitable route must be used.

8.3 LAND CLAIMS According to Municipal records there are no land claims that may hinder the housing process however most of the land belongs to Land Affairs Department

9.0 STRATEGY FOR MEETING HOUSING DEMAND WITHIN HLABISA

AIM The aim of the municipality as outlined in the IDP document with regard to housing is: The ultimate goal is to provide housing structures to all communities within the jurisdiction of Hlabisa Municipality.

OBJECTIVE The objectives are: To clear housing backlog of more than 12000 households

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To create employment and in the process improve the financial status of the municipality.

ENVIRONMENTAL CONDITIONS In the first chapters we extensively dealt with each of the environmental factors and tried to evaluate its impact towards housing, however of great note are the aspect of water and land ownership.

SOCIAL CODITIONS Population demographics Income distribution Social mobility Life style Consumerism Level of education The second level of analysis involved assessment of the Municipality’s position in relation to economic position of the Municipality within which it operates and the country under which the laws and legislation it operates. In doing this we made use of Porter’s diamond and noted the following: Home demand conditions: Govt. housing policy and attitude towards housing is a positive factor.

Support from related industries: Material suppliers, legal firms, financial institutes and estate agent.

Factor conditions: Legislation on skills development framework and labor laws. THREAT The ownership of land and its control is the immediate threat and therefore close cooperation between the Municipality and Traditional Authorities as well as the Department of Land Affairs would have to be observed so at to achieve the objective.

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Having dealt with these factors, it is of utmost importance for the Municipality to prioritize implementation of the projects as has been done in the table below as well as indicating annual cash-flows in order for the Provincial set budgets for the municipality.

10.0 INTEGRATION WITH OTHER SECTORS

MUNICIPAL INTEGRTATED DEVELOPMENT PLAN

Local Economic REMOTE END Development Office Department of -Aligning Housing Health Development with -Provision of Local Economic Health Facilities Development Strategy Which is part of e.g Development of Provincial Housing Town Planning Contractors Department in Housing -Housing Policy & Projrects. Guidelines -Funding For Housing Programs & Projects

Department of Local Govt Department of & Traditional Affairs Agriculture & Municipal -To fast track issuing of Environment Housing Sector Plan land Availability -Housing Dev Agreements on Ngonyama Impact Ass Trust Land For Rural Housing Projects

Department of Transport -Provision of access roads for housing Eskom The N2 interchange is being upgraded District Municipality -Provision of in order to provide easy access to the - Provision of Water Street Lighting - Provision of sanitation Hlabisa communities to Mtubatuba and Housing shopping centre. P451 is also being for Housing Electricity upgraded which provides to access to - Provision of roads currently network Hlabisa communities to Nongoma , Eskom is busy one of the employment providers to Currently the Jozini water with installation scheme is being considered for Hlabisa residents of electricity in supplying Hlabisa and different areas neighbouring municipalities within Hlabisa

10.1 DISTRICT MUNICPALITY The administration and installation of water services and sanitation has been taken over by uMkhanyakude Water Services, at the time of compilation of this Business Plan there was no 56

water network plan immediately available as the engineer indicated that they are currently busy with the feasibility study.

The District municipality remains the custodian of all district roads and bulk water network that they fund through Municipal Infrastructure Grant (MIG), previously known as CMIP. There it is imperative for the municipality to provide the District with a copy of the Housing Plan so as to ensure that budgets for bulk infrastructure services are catered for in each of the prioritized projects

10.2 THE PROVINCIAL DEPARTMENT OF LAND AFFAIRS As indicated earlier most of the land within Hlabisa Municipality is owned by the Department of Land Affairs therefore it is imperative that the municipality reach an agreement with this department prior to implementation of housing projects. However currently there are projects being implemented by his department in this area.

10.3 PROVINCIAL DEPARTMENT OF HOUSING All housing projects are funded by the Provincial Housing Department, it is important for the municipality to provide the Department with information on planned projects as well as the cash flow thereof. The municipality has to liaise closely with the Department of Housing on specific project packaging, implementation and monitoring guidelines and other related legislative instruments.

10.4 PROVICIAL DEPARTMENT OF PUBLIC WORKS In the implementation of all non credit linked housing projects, the encouragement is that in accordance with Public Works Expanded Programme labor intensive methods have to be made use of in order to create as much employment as possible. In the implementation of these projects all rural housing projects identified, the municipality would ensure that the Draft Housing Sector Plan for EPWP is adhered as it states that: The Municipality will apply EPWP in all projects that have not commenced.

The EPWP has three main objectives, which are: To enhance the ability of workers to earn an income To provide unemployed people with work experiences, and 57

To provide education, on the job training and skills development programme to the workers The Municipality will contribute to EPWP in the following activities that offer best opportunities for Use of labour.

Site Services: a) Water: Trenching (task based excavation) Pipe laying (team task based installation) House Connections, stand pipes (team task based installation) b) Sanitation: Trenching (task based excavation) Pipe laying (team task based installation) House Connections, VIP’s (team task based installation) c) Roads: Clearing (task based excavation) Longitudinal cut & fill (team task based with compaction equipment) With appropriate innovative design; Cross section profile formation (team task based with compaction equipment); and Drainage (task based) d) Storm Water: Drainage (task based)

Material Development The Housing sector would also look into the following areas to enhance employment: Manufacturing of masonry elements on site Manufacturing of roof trusses on site

On site manufacture of elements of e.g., pre cast components hand cartage, labour operated borrow pits can all contribute further).

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Top Structure Housing top structure is already labour intensive in earthworks (platform formation), concrete, formwork and reinforcement (foundation trenching)

Housing also has a great potential to deliver additional job opportunities and transfer of skills in terms of top structure. Top structure is already labour intensive and guidelines that are still to be developed to make top structure more labour intensive would be considered.

It is acknowledged that programmes such as People Housing Process are already labour intensive in the top structure, and consideration would be more on skills transfer and training. The programme does not necessarily create additional jobs rather focus on “Sweat equity”.

The municipality will incorporate EPWP guidelines into the delivery process, and where possible, amend contracts that have not started on implementation. Furthermore, projects approved as of April 2004 will be aligned to EPWP guidelines to ensure that the municipality makes significant contributions to the programmes. Municipalities and Implementing Agents would be contractually bound to adhere to the guidelines.

In the implementation of this housing plan the Municipality would have to work in collaboration with various tiers of government so that in the process of provision of houses the communities are assisted in gaining access to water, education, health care services and social security. The development of sustainable settlements is a way of restoring socio- economic rights imbalances to the communities, that is: • Security tenure • Availability of services, materials, facilities and infrastructure

The provision of accessible, affordable and habitable housing; and Location where housing must be in areas that allow easy access to places of work and potential economic opportunities, schooling childcare, health-care and recreational facilities; housing should be in a health and safe environment (this is also applicable to insitu development as well)

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This can be understood through addressing the four pillars that have a direct effect to human value and it’s a MUST for the municipality to address them in the implementation of each of the planned projects:

ADDRESSING ENVIRONMENTAL CHALLENGES

Land conservation, urban integration and greening; Water conservation Improved sanitation Materials recycling

GENERATE ECONOMIC EMPOWERMENT Access to land Job creation Entrepreneurship and emerging contractor support Affordability and alternative finance Saving schemes

ENHANCING SOCIAL CAPITAL Overcoming racial, tribal, factional and political affiliation Diversified housing schemes with regard to topology, tenure and unique individual needs

BUILD INSTITUTIONAL CAPACITY Integrative approach from all spheres of Government Ensure involvement from Public Sector Ensure private sector involvement Ensure involvement of Amakhosi Ensure involvement of civil society Ensure involvement of beneficiaries

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11. PROJECT PACKAGING PROCESS

1. Project Selection & Prioritisation (IDP / HDP) 2. Preliminary Assessment Project YES Viable?

NO Reserve subsidies & obtain prep. Funds

3. Pre-feasibility Terminate or take (“project special action description”) Procurement of implementing Agents, detailed design & project implementation

No Project Viable?

Yes 6.2 Approval for additional internal & bulk Services 4. Conditional approval of DoH 6.2 DOH / NHBRC APPROVAL / municipality / MIG / NHBRC

Municipality / MIG application

DOH Subsidy NO application YES Project Viable? 61 5. Feasibility

12.0 PROCESS INDICATORS: LINKAGES BETWEEN ISSUES AND STRATEGIES Priority Housing Issues Objectives Strategies Finalization of Existing To provide houses to Completion of Phase of Projects residents within Hlabisa Mpukunyoni Low Cost Municipality Housing Removal of Slums/ N/A N/A Informal Settlements Extension of Rural To provide decent houses Phasing of the Projects over Housing Development to more than 12000 rural a period of 5 years residents within Hlabisa Municipality Upgrading of Hostels N/A N/A Provision of Rental To promote the Construction of at least 500 Housing municipality to be self – units to be used as rental sustaining stock Development of new Rezoning of Hlabisa Town Implementation of Town Urban Housing into Residential and Planning Layout already Industrial or Light developed Business and Shopping Area Special Projects To implement poverty and Construction of Aids Aids related Projects, Villages improving life style of the Having Community community Gardens To consider the disabled in the Provision of Houses Finalization of Old To finalize the transfer of To finalize the issuing form Business land to municipality from tenure to beneficiaries of the department of Land Hlabisa Affairs Implementation of To promote Skills Implementation of Housing

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Capacity Building Development at that are community driven Programs Community and Implementation of the EPWP programme during construction phase of the housing projects People- Centered To promote local Individual beneficiaries to Housing Development employment and Build form construction teams in (Peoples’ Housing Local Capacity through the implementation of Process) SETA Learner ships and housing projects on Site Training Promotion of Women organization to be Ensure that more than 50% Marginalized Women in given priority in of organizations involved in Construction implementation of Housing implementation of each projects housing related project are women organization. Since most of the local roads now fall under the Provincial Government, to foster for intensification of the Zibambele Programme for Women in roads maintenance Savings – Linked Promote individual Formation of Co-operatives Subsidies contribution to own housing Housing Subsidy to the To ensure non Construction of houses that Disabled discrimination in the are user friendly to provision of houses individuals that are disabled by having a project to cater for disabled people within Hlabisa

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13.00 IMPLEMENTATION PROCESS OF PLANNED PROJECTS The process of planning for the projects to be implemented within the next five years is proposed to involve the following steps; Consideration of Demographic Statistics

Availability of bulk services e.g. water and ensure that the project is in its District

Consideration of the Government policies and other Legislative instrument

Packaging of Projects to be done by an Appointed Professional Team

The packaged projects are to be presented to Council and to the Management Committee

Submission to the Provincial Housing Department to done in Trenched stages

14.00 MONITORING OF PLANNED HOUSING PROJECTS As part of the strategic interventions in the implementation of the housing projects it is imperative to lay down the monitoring system that would be followed in checking whether the set objectives are adhered to or not, if not intervention programmes be utilized immediately. Therefore the table below serves to outline that.

PERFOMANCE INDICATORS PRIORITY STRATEGY/IES PERFORMANCE ASSUMPTIONS PROGRAMS INDICATOR Finalisation of Completion of Low 3000 units to be Program complete if existing projects Cost Housing completed by end more 50% units of 2009 completed Removal of N/A N/A N/A slums/informal settlements Extension of Phasing of the Land availability Need for housing

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Rural Housing Projects over a period agreements project to be from Development of 5 years obtained Amakhosi and Formation of community Development Amakhosi to agree to Structures development inclusive of Policies and Amakhosi and procedures have been Municipality clearly explained to all Submit conditional stakeholders approval That housing Pls submission consumer education is HAC in place Approval That the land Contracts availability procedure is exhausted and finalized by the Ingonymana Trust and the form of Tenure is also finalized That there is no land claim on the proposed development That there is maximum economic benefit from the community on the project That there is skills transfer and capacity building during implementation phase of the project.

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That all stakeholders are involved in the implementation of the project. That the spatial development plan is used in the process and EPWP Program is adhered to Upgrading N/A N/A N/A Hostels Provision of Construction of at Readily available This is in line with the Rental Housing least 500 units to be list of potential aspect of municipal used as rental stock occupants. self sustainability as Projections of this would ensure and income to be regulate the behavior derived from rental of unscrupulous stock landlords and ensures Specifications of fair and reasonable proposed rental rent being paid by the stock tenants who in this case would be mostly professionals employed locally. Development of Implementation of Identification of Municipality Urban Housing Town Planning beneficiaries recovering costs systems already Town Planning through rentals and developed Layout rates for use of services Special Projects Construction of Aids Submission of Decrease in numbers Villages Detailed Self of Aids Sufferers in Having Community Sustaining Hlabisa Hospital

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Gardens Program Finalisation of N/A N/A N/A old Business Implementation Implementation of Employment of More than half of of Capacity Housing that are local people in contract workers Building community driven implementation of involved in every Programs housing projects project locally to be women and youth People Centered Individual Pre-project Local People being Housing beneficiaries to form Implementation team leaders in Development construction teams in Training construction teams (People’s the implementation of Workshops Housing housing projects Process) Promotion of Ensure that more 50% Implement Small Formation of Marginalized of organizations Builders Training Construction Co-ops Women in involved in Program. of Women Construction implementation of Train them using Organization each housing related Seta material and project are women funding organization Savings Linked Formation of Co- Introduction of Promotion of stock Subsidies operatives Savings Co-ops fellas and other savings schemes Housing subsidy Construction of Ensure that a Physical identification to the disabled houses that are user certain number of of individuals with friendly to individuals subsidies are set disabilities and design that are disabled aside for disabled houses to cater for their special needs Emergency To able to meet N/A N/A Housing Needs emergency critical situations like floods

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15.0 THE MANAGEMENT STRUCTURE Having a good strategic plan is one thing but it is as good as having a piece with nothing written on it if there are no resources for implementing and monitoring it. As part of the process, it is of utmost importance to recommend a monitoring structure that will ensure implementation of the housing implementation.

Municipal Manager

Chief Director Director Director Financial Economic Corporate Technical Officer Development & Services Services Planning

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16.00 THE DETAILED TECHNICAL SERVICES STRUCTURE

Director: Technical Services

Personal Assistant

General Assistant Office Cleaner

Assistant Director Technical Services

Technician

Artisan Foreman Building Housing and Land Inspectorate Administration Manager

Electrical Parks Building Housing & Construction Section & & Land Certifier Garden Maintenance Administrator

Water & Housing Facilitator Sanitation Clerk

Street Cleaning

Roads & Stormwater

Refuse Removal

Public Conveniences

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ROLES & RESPONSIBILITIES OF THE TECHNICAL SERVICES DEPARTMENT

Run the housing components within the municipality Ensure fair appointment of the project managers and monitor their performance Ensure that funding for bulk services on each of the projects is reserved with the District Municipality Define and set out performance standard for the implementing Agents and Project Managers Check and monitor all project programs on monthly basis Trouble shoots on bottlenecks necks that may hinder progress of each of the housing projects. Control and monitor budget of each of the projects being implemented. Interpret housing policies and have a full understanding of funding application procedures Ensure that the correct housing package is utilized in the relevant area. Ensure participation by all stakeholders on the implemented project. Facilitate housing education to all beneficiaries of each project (utilize Flemish Funds) Resolve any conflicts that may arise during implementation of the project. Ensure that the local communities derive economic benefit on each of the implemented project. Ensure that implementation of the projects is done in a fair manner.

Monitor and ensure adherence to quality building standards and alignment to NHBRC standards. Ensure Black Economic Empowerment during implementation of the projects. Ensure that all other Government spheres have a role to play in the implementation of housing projects. Ensure that the beneficiaries receive value for money Ensure incorporation of the EPWP program in the implementation of each of the housing projects.

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17.00 CONCLUSION & RECOMMENDATIONS Projects Planning Scheduling of projects to be done systematical taking into consideration of availability of water and funding for bulk services

Scheduling of projects for implementation to be done by both the technical unit and the housing unit

The municipality to build its own capacity on project packaging and management

Planned projects to be realistic and not based on ambitions

Project Implementation Monitoring and evaluation of projects to be done by both the Technical Unit and the Housing Unit

The municipality to appoint Project Managers and Implementing Agents using the Performance Contracts with set time frames

Ensure that contractors adhere to quality standards set by NHBRC and SABS respectively and that this is not compromised at the expense of maximization of profit margins The municipality to use contractors from its existing database

That the municipality ensures incorporation of EPWP and PHP in the implementation of projects

Capacity Building 1. That the municipality appoints a competent consultant who would ensure operationalisation of the proposed Housing Structure Revision of the Housing Plan: That the revision of this plan be done in collaboration with the IDP document and this Housing Plan be adopted by the municipality as an extension of the IDP Document. 71

REFERENCE SECTION

Hlabisa Local Municipality: Integrated Development Plan: Izazi Professional Services, Revision 2006-2007

Local Economic Development Study: Hlombe Project Management 2004

Socio- Economic Study: Sivest. July 2004

Housing Policy Communiqué: Department of Housing KwaZulu Natal. October 2003

The Constitution of the Republic of South Africa

The National Housing Act, 1997 (Act 107 of 1997)

The Housing Amendment Act, 2001(Act 4 of 2001)

The Rental Housing (Act 50 of 1999)

The KwaZulu – Natal Housing Act 1998(Act 12 of 1998)

The Municipal Systems Act

National Housing Capacity Building and Training Program

Hlabisa Land Use Management System (Draft Document)

Hlabisa Spatial Development Plan 2004

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ADDENDUM: HOUSING SPATIAL DEVELOPMENT FRAMEWORK (LAYOUT)

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