Cornubia CELEBRATING 20 YEARS OF BUILDING DREAMS Department of Human Sett lements: Call Centre: 0800 146 873 • Report Fraud and Corrupti on: 0800 701 701 • Presidenti al Hotline: 17737 • Email: [email protected] • www.dhs.gov.za

Physical Address: 240 Justi ce Mahomed Street, Govan Mbeki House, Sunnyside, 0002. Postal Address: Private Bag X644, Pretoria, 0001. 1

Contents

MESSAGES 03 • BACKGROUND 07 • Beneficiaries 15 • TECHNICAL INFORMATION 25 • Gallery 41 2 3 message from minister of Human Settlements, connie september, mp

Today, we add another chapter to our good This is delivery on an unprecedented scale. story…. The project will yield 28 000 homes as well as industrial, commercial and open spaces that In what could be a blueprint for future collabora- can be developed on 1 300 hectares of land tions all three spheres of government and the over a period of 15-25 years. Of these, 15 000 private sector has shown what can be achieved will be subsidised units. if we have the interest of our communities at heart. Projects such as Cornubia offer a vital glimpse of a future society where different income The National Department of Human Settle- groups reside in the same development. This ments in partnership with the KwaZulu-Natal is part of government’s commitment to undo Department of Human Settlements, the eThe- apartheid spatial planning which served to con- We have a good story to tell…. kwini Metro and Tongaat Hulett Development sign people to designated areas. is proud to unveil one of the fl agship housing Over the past 20 years, we have housed over programmes, Cornubia. I wish to thank President Zuma for challeng- 12 million of our citizens. The story continues ing us to massify our human settlements pro- as we seek to reverse pre-1994 structural so- Located within the Northern Corridor of Durban grammes by making Cornubia a Presidential cial engineering and underdevelopment that in the Municipality of eThekwini and approxi- Project. left vast numbers of our people living in inhu- mately 25km from the Durban CBD, Cornubia man conditions. is a mixed income group initiative. Together we are moving South Africa forward. 4 5 message from MAYOR OF eThekwini municipality, cllr james nxumalo

it was exciting to witness scenes of jubilation, be able to live, play, work as well as enjoy and smiles and disbelief that they had fi nally left share social amenities. For the City of eThek- the squalor conditions in informal settlements wini, Cornubia is set to be a catalyst project that to live in one of the best constructed housing will unlock development in the northern corridor projects. linking to the King Shaka International Airport and the Dube Tradeport. It is encouraging that The list of benefi ciaries for this project demon- the adjacent industrial sites that will provide job strates a clear agenda of achieving integration opportunities for the local community are being and creating a socially cohesive community, taken up by the private sector. with families from different racial groups occu- pying the new blocks of fl ats. The later phases This project gives a good indication of how of the project will also ensure that we eliminate cooperation between all spheres of govern- Congratulations to benefi ciaries the income divide, with people from low income ment and the private sector could achieve brackets living in close proximity to their more great things for South Africa. We wish to thank I wish to congratulate the 482 families who affl uent and upmarket neighbours. Tongaat Hulett for setting a good example for have become the fi rst benefi ciaries to receive other private sector players to work closely with homes at the Cornubia Human Settlements The completion of Phase 1A of the project government in creating opportunities for our Project. This is indeed a proud moment, not marks a signifi cant milestone in cementing people; in that way contributing positively to only for these families whose lives have been government’scommitment to deliver quality hu- further enhancing our democracy. We still need dramatically changed for the better, but for all of man settlements for our people. The Cornubia more projects like Cornubia in order to address us in eThekwini. I was amongst the fi rst people project is setting the agenda for other future the housing backlog. who came to receive the fi rst group of families developments as a sustainable mixed use and when they were settled here late last year and mixed income development where people will This is indeed a good story to tell! 6 7 Background

Twenty-years into our democracy, a new development in the North- ern Corridor of Ethekwini presents an opportunity to get rid of the racial segregation and apartheid spatial planning that hindered economic inclusion and growth capabilities. 8 9

The housing project is being Just off the N2 highway, north of the City of edged on the hill sides of the Mt Edgecombe, developed along the principles Durban lies Cornubia, one of South Africa’s Phoenix, Ottawa and Waterloo areas. It is of ‘breaking new ground’ and to ground-breaking human settlements projects easily accessible from the N2, R102 and M41 that is set to change the country’s social and freeways, and is a stone-throw from Umhlanga promote the achievement of non- economic landscape forever. and Durban’s shopping mecca, Gateway. racial, integrated society through the development of a sustainable, Cornubia is an Integrated Human Settlements The Cornubia Development will contribute to integrated human settlement with Development, fi rst conceptualised within the the integration of the City and seeks to end the associated economic opportunities National Department of Human Settlements’ legacy of spatial and economic imbalances of for the citizens of eThekwini Breaking New Ground (BNG) programme. historical planning by bringing communities Municipality. The initiative is a classical expression of a close to job opportunities, social amenities, ma- true partnership between the Public & Private jor services and public transport. It embraces all Sectors. aspects of human settlements and the natural, social and economic environments. This new Cornubia is a joint venture development development is situated on 1 300ha of land between the National Department of Human which is currently the sugarcane plantations that belonged to Tongaat Hulett before the company Settlements, the KwaZulu-Natal Department sold the land to Government. of Human Settlements, eThekwini Municipality and Tongaat Hulett Development, is set to The land is strategically situated and is an at- be eThekwini’s largest sustainable integrated tractive new residential development for both human settlement initiative. owners and tenants. Phase 1 will deliver ap- poximately 2 670 BNG units and it is intended The fi rst phase of 482 housing units has been that Phase 2 will deliver a range of housing ty- completed and saw the fi rst group of benefi ciaries pologies – double-storey, semi-detached, row, taking occupancy of their units in November duplex, 3-4 storey walk-ups and apartments in and December 2013. This marked the infancy a village type environment, catering for a range of this mega residential and business settlement of income groups. 10 11

the entire development has an This mixed race and mixed income development will among other features include: estimated construction value of R25 billion over a period of • The provision of 15 000 subsidised or low income houses. approximately 25 years. • Substantial provisions for schools, clinics and amenities such as state of the art public transport infrastructure. • Once entirely complete the development is proposed to provide about 28 000 homes catering for a wide range of income levels. • The total expected investment value on buildings and infrastructure development is expected to exceed R25 billion. • Development is expected to last between 15 and 25 years. • This is envisaged to create at least 48 000 permanent jobs while another 15 000 job opportunities are expected to be created during the construction phases. • About R300-million per annum is expected to be generated from rates revenue. • And two Bus Rapid Transport (BRT) routes linking Cornubia, Umhlanga and the nearby township of Phoenix are planned. • The BRT routes will also link the area to the Dube Trade Port and the King Shaka International Airport about 7km north. • Environment-friendly and eco-sensitive Industrial and Business parks are also part of the plan. • The industrial and business parks are earmarked to sit on a 210ha space to cater for warehousing, logistics and service-oriented businesses. • There will also be offi ce space on another 114ha of land. 12 13

The project is an integrated The development is planned in partnership human settlement which aims to with the National Department of Human Settle- effectively eradicate a signifi cant ments, eThekwini Metropolitan and sugar con- glomerate, Tongaat Hulett. number of the informal settle- ments across various areas in Its planning is based on the Government’s prin- ethekwini, targeting the most ciple of sustainable development with higher vulnerable of persons. densities, and massive infrastructure upgrade. Cornubia is part of the democratic govern- ment’s response to lessons learnt since 1994 in regard to housing delivery. It is the culmination of a number of policy and legislative changes that have been made in a bid to tackle South Africa’s housing backlog.

It marks the beginning of the realisation of Gov- ernment’s intention to position South Africa on the path of sustainable development, inclusiv- ity, spatial integration and transformation of the space economy. 14 15 Beneficiaries

New residents praise the beauty of their new dwellings with most feeling they are living a dream life that they had never thought of. 16 17

“I have never been so happy like I unit 157 Lucy Xaba (66) moved to her new home in am right now. Life has been tough November 2013 after spending fi ve years on for me since the death of my a waiting camp called Lindela near Waybank in Clermont, one of Durban’s western town- husband. I had to make a living to LUCY XABA ships. Xaba, a pensioner, lives alone in her raise the children but I am happy new home, but her daughter, at times visits her. today that all my sufferings have Getting the new house marks the end of a long ended.” struggle of suffering for her since her husband, a construction worker died in December 1985. Xaba, originally from KwaSwayimane in Pieter- maritzburg, had to raise her children alone, and made her living by selling wild potatoes. “I have never been so happy like I am right now. Life has been tough for me since the death of my husband. I had to make a living to raise the chil- dren but I am happy today that all my sufferings have ended. I never expected to live in a place like this.”

At the moment, Xaba wishes to fi nd an extra job to supplement her pension income. She points out that her daughter too also needs a job in order for her to be able to assist with house- hold expenses. “If she has a job, life would be smooth for us because we are not a big family,” adds Xaba while busy in their kitchen preparing their supper. 18 19

“It is much better here. And we are unit 45 For Inderlal Mothilal (51) and his 49-year-old grateful to Tata Nelson Mandela wife, Mominbibi, having a new home in Cornu- bia is like a return to the promised land. They that we are fi nally getting to live INDERLAL & both grew up in the farming communities near- in a place like this.” by. “We spent most of our time at Blackburn Village, also known as Choppers, on the other MOMINBIBI side near Isibaya Casino,” says Mominbibi. MOTHILAL “It is much better here. And we are grateful to Tata Nelson Mandela that we are fi nally getting to live in a place like this,” she says.

The couple is sharing their fl at with two chil- dren, one a college graduate still looking for a job while another is in matric at Phoenix High nearby. Mothilal is currently helping in the new community by running a tuckshop where people can buy basics like milk, tea and bread while awaiting the construction of shopping centres and stores as part of the precinct. Inderlal is grateful of the little income this brings into the house but points out that a lot of the goods that he sells are minimal profi t products which he stocks just to render a service to the commu- nity. Both him and his wife are unemployed and have fi nancial obligations such as paying R400 monthly for their sons transport to school. 20 21

“This is a lovely place and we are unit 49 Anita Mangena (22) shares a new home with grateful for it...We are told that her mother-in-law, Zodwa Sondo, who is the owner of unit 49. They are from Clermont town- the crèches and schools will be ANITA ship, where they spent more than fi ve years at built soon, and that will make a campside designed for people who were on our lives better.” the housing waiting list. Because Sondo is a MANGENA domestic worker, she only comes back to the house twice a week on Wednesdays and Satur- days just to check on her grandchildren. “This is a lovely place and we are grateful of it. The only thing we are asking for now is a job opportunity so that we can pay our rates. We are told that the crèches and schools will be built soon, and that will make our lives better.”

She lives in the place with her two daughters while their father Alex is still in Clermont town- ship and comes to Cornubia on weekends. “He is unemployed, so Clermont is convenient be- cause he is not required to spend a lot money when going to look for work,” explains Man- gena. “That is another problem we have here, most of us are not working, but we keep hoping that we will fi nd some work as the development continues. 22 23

“It’s lovely here and we like it unit 169 James Muthia (66) and his wife Sally (63) live here. It is normal here compared in house number 169 in the completed section of Cornubia. They hail from Blackburn Village, to where we come from. My JAMES & an old slum not far from the riches of Umhlanga husband was always sick there and Gateway. The couple has been married for but since we came here, he’s been 46 years but this is their fi rst house. “It’s lovely fi ne.” SALLY MUTHIA here and we like it here. It is normal here com- pared to where we come from. My husband was always sick there but since we came here, he’s been fi ne,” says Sally, who went to school in the area while growing up as a child of a farm labourer. “In those days, Standard Six was the last class you could reach,” says Sally looking at her husband who was reading one of the lo- cal weekend papers in which the Muthias made it into the news pages as various media or- ganisaitions descended on Cornubia to report on the inhabitants. The couple has four chil- dren. James points out that some of them are at Blackburn Village and they too, are hoping that they will fi nd something in Cornubia as the area continues to grow. The Muthias have been in Cornubia for a short time, but their garden is now one of the most beautiful in the area. James says this refl ects the family’s happiness about their new place. “Now we have some- thing that makes us proud,” says James. 24 25 TECHNICAL INFORMATION

For a truly integrated human settlement development to be realised, a partnership with the private sector is critical. 26 27

PRIVATE / PUBLIC PARTNERSHIP DEVELOPMENT PRINCIPLE • Using housing as an instrument for the For a truly integrated human settlement devel- The housing project is being developed along development of sustainable human set- opment to be realised, a partnership with the the principles of ‘breaking new ground’ and to tlements in support of spatial restructuring private sector is critical. The three spheres of promote the achievement of a non-racial, in- government are responsible for the delivery tegrated society through the development of The project is an integrated human settlement of low cost housing, social and the gap mar- a sustainable, integrated human settlement which aims to effectively eradicate a signifi cant ket housing opportunities as well as the full with associated economic opportunities for the number of the informal settlements across the spectrum of social amenities, and bulk services citizens of eThekwini Municipality. BNG’s stra- municipality. The households earmarked for whilst the private sector partner delivers on the tegic focus includes ensuring the delivery of af- relocation to Cornubia are selected on pre- economic opportunities of retail and industrial fordable housing in sustainable and habitable defi ned criteria that includes, people residing and the gap as well as the open market middle settlements. Its strategic priorities are to accel- in river fl ood plains, unstable land, in the way income housing opportunities in the retail and erate housing delivery; improve the quality of of current and medium term development, child industrial parks. housing products and environments to ensure headed households, disabled persons, women asset creation; restructure and integrate human headed household, aged persons, eradication LOCATION settlements. More importantly, key focus areas of complete settlements amongst other criteria The Cornubia is located within the Northern identifi ed by the plan include: as approved by the Municipality and Province. Corridor of Durban within the Municipality of • Accelerating housing delivery as a key eThekwini, approximately 25km from the Dur- strategy for poverty alleviation; ban CBD and sits adjacent to the economic • Using housing provision as a major job- and investment nodes of uMhlanga in the east, creation strategy; Mount Edgecombe in the south, Ottawa and • Ensuring that property can be accessed Phoenix in the west and Waterloo in the north. by all as an asset for wealth creation and It is bordered by the N2 freeway, M41 arterial empowerment; and the Ohlanga River, 7km south of the new • Leveraging growth in the economy, com- King Shaka International Airport. bating crime and promoting social cohe- sion; 28 29

PROJECT YIELD CORNUBIA OFFICE AND RETAIL PARK MARSHALL DAM AFFORDABLE HOUSING The project area has a potential yield of 28 000 The Cornubia Retail Park is being developed This precinct will deliver approximately 1 000 residential units and will be developed in phas- on a landholdings adjacent to the N2 and the affordable housing units over a 3 year period es. 15 000 subsidised units will be provided, M41 corridor by Tongaat Hulett Developments from 2016. It will involve a private developer/ and the balance will be a various types of hous- and will be accessed off Flanders Drive. This contractor as well as a banking institution. The ing opportunities and forms of tenure which will precinct will provide 100 000 m2 of retail bulk units will be developed as 2, 3 and 4 storey cater for different income groups while meeting as well as over 64 000 m2 of offi ce bulk, and is walkups in a series of subphases or precincts, the objectives of inclusionary housing. developed to complement the existing nodes of all with their own Body Corporates. The target uMhlanga and Crescent developments. Lead- market will be those that can afford mortgages CORNUBIA INDUSTRIAL AND BUSINESS ing retail outlets have shown keen interest in from traditional banks falling in the range of ESTATE (CIBE) these precincts. LSM 7-9. Although planned for much later (ie Construction is progressing well at CIBE – a 2018), another precinct also focusing on the Tongaat Hulett development, which has seen This node will provide over 24 000 short-term LSM7-10 target market will come on line, de- 63ha sold since March 2012, and which leaves construction jobs and approx. 4 000 new direct livering over 3 500 units. This precinct will be only 17ha available for sale. To date there are 2 jobs. referred to as Umhlanga Hills and will be driven light industry factories complete with 4 due for by Tongaat Hulett Developments. completion early in 2015. This business park is a light industry zone and has some major in- dustry leaders take ownership of this prestig- ious development opportunity. The landholding situated within a precinct that is strategically located in terms of labour market and trans- portation networks like road and air making this industrial park a sought after destination for in- dustry leaders. 30 31

SPECIFICATIONS AND LEVEL OF SERVICES Emergency Services OVERALL BULK SERVICES FOR PROJECT FOR PHASE 1 Policing is being provided by the Phoenix Po- lice Station by means of regular visible policing The total bulk anticipated for the overall devel- The levels of service are as follows: of the area. opment is 3,7 million/m2 split in the following manner: Top structure Health services in the interim are being provid- 50 m², Double Storey –Terraced Row Housing, ed by mobile clinics, and for the long terms per- • 1,7 million m2 for Residential (46%) (creating a fi ne grain walk able residential pre- manent facilities will be provided as the popula- • 1,2 million m2 for Commercial (32%) cinct structured around courtyards and a well tion increases making these facilities feasible. • 0,8 million m2 for Light Industrial (22%) defi ned street as a basis for building a sense of community).

Social Amenities Two clusters comprising two primary schools, one secondary school and a multipurpose hall catering to sporting and other social events.

Retail zone is at the fi nal stage of design for the provision of a series of vendor opportunities for local entrepreneurs. These facilities will cater to the daily needs of the residents, whilst the new Retail zone is at the final stage of design Retail Park to be developed by the private sec- tor partner will cater to the more bulk purchases for the provision of a series of vendor to be created in the form of a shopping mall. opportunities for local entrepreneurs. 32 33

PROGRESS TO DATE (APRIL 2014)

• Land for Phase 1 and 2 of development has been secured; • The industrial precinct will be completed by 2018.

• The program for Phase 1A is to have all 482 houses fully serviced • The retail park implementation will be commence by April 2014 in re- and occupied by the end of March 2014. spect of mass earthworks and building construction will commence in June 2015. • Interim retail facilities to provide the residents with their daily needs will be provided in March 2014 as well as arrangements to transport • Approximately 1 000 affordable housing units will be developed in scholars to neighbouring schools will be available in April 2014. the area around Marshall Dam adjacent to Phase 1B, from 2016 over a period of 2-3 years. This will be private sector and market • Phase 1B construction commenced in November 2013 and is on driven. program to be completed by April 2015. Phase 1B will see 13 main contractors delivering fully serviced houses within 16 months at a • Tongaat Hulett is also in the process of positioning and branding cost of R 533 million. The civil engineering component of Phase 1B another 70ha gross area adjacent to the Retail Park as an affordable is awarded and the construction has commenced. The tender for lifestyle estate making provision for approximately 3 500 affordable the top structure construction has closed and ten contractors will and middle income housing units. It is anticipated that construction be awarded the works during April/May 2014. The contractors will could commence in 2018. be from small, medium to large categories as defi ned by the CIDB grading register.

• On the periphery of Phase 2 is the existing informal settlement of Blackburn. The plan is to integrate this existing settlement into Phase 2, seamlessly but to be undertaken separately due to the land procurement process not being fi nalised and a separate EIA to be conducted. 34 35

PROJECT FINANCIALS Funding for the project is sourced from Government (USDG, HSDG and The following pie chart illustrates how the investment to be made based sector departments) and the private sector, and is expected to be utilised on the various land holdings. as follows:

DEVELOPMENT COSTS OF THE PROJECT

Land holdings Anticipated quantum of

contributions eThekwini owned land R10,4 billion Tongaat Hulett owned land R14,3 billion South African Sugar Association R1.1 billion (SASA) owned land TOTAL R 25,8 billion

ILLUSTRATION 1: POTENTIAL INVESTMENT INTO THE CORNUBIA Phase 1A cost is R102 million PROJECT Phase 1B cost is R533 million ANTICIPATED INCOME

Rates: R237 million per annum VAT: R1.5 billion TAX: Payroll – R435 million / Company – R1 billion 36 37

The schools and recreational KEY BENEFITS facilities are designed to be accessible within a short walk • The project is part of the City’s restructur- • It will contribute to the integration of the ing zone, which includes regional integra- City and overcome the legacy of spatial from housing developments tion and the development of the Northern and economic imbalances of historical Urban Development Corridor (NUDC); planning by bringing communities close to job opportunities, social amenities, major • It will facilitate the unlocking of Cornubia services and public transport, while em- North and the NUDC activity corridor to bracing all aspects of human settlement the airport, as well as providing an op- and the natural, social and economic en- portunity to link impoverished areas to the vironments; more upmarket and affl uent ones; • The project is planned where possible, • The project provides an opportunity for a to coincide with the delivery of housing public-private partnership (PPP) between projects, economic, social and recrea- the eThekwini Municipality and Tongaat tional facilities; Hulett Developments, which will result in a cost sharing arrangement of services be- • The schools and recreational facilities are ing provided; designed to be accessible within a short walk from housing developments; • It will ensure that a complete and live- able environment is created within which • The streets are designed to be pedestrian a range of economic and social opportu- friendly and to include cycle lanes where nities are integrated with the provision of possible in order to create a balanced housing; community and an integrated human set- tlement. 38 39

Included in the estimated EMPLOYMENT OPPORTUNITIES • Demographic profi ling of benefi ciaries in- 43 000 new sustainable jobs dicate low skills base, thus limited capac- • The entire development is expected to ity to participate in job opportunities during are, approximately 7 000 new create approximately 48 000 new sustain- and post construction; and permanent jobs that will be able jobs and 15 000 job opportunities created in the adjacent CIBE. over the 15-25 year period. The project’s • A structured intervention focusing on ben- close proximity to the new King Shaka In- efi ciaries and Blackburn Village informal ternational Airport increases employment settlement located inside Cornubia, to opportunities for the project benefi ciaries. facilitate workforce preparation, jobs link, The abovementioned satisfy the Compre- food security gardens, open space man- hensive Plan’s objective of “utilising pro- agement programmes, waste recycling vision of housing as a major job creation and SMME incubation to ease of access strategy”; to opportunities has been established.

• To date 57% of those employed are youth and 20% are women;

• Included in the estimated 48 000 new sustainable jobs are, approximately 7 000 new and permanent jobs that will be cre- ated in the adjacent CIBE; 40 41 GALLERY

CORNUBIA: ANOTHER HUMAN SETTLEMENTS PROJECT 42 43 44 40 Content compiled by Thokozani Mtshali and Xolani Xundu Additi onal informati on provided by Sanjay Sathnarayan Pictures taken by Thulani Hlophe Design and Layout by Shalen Gajadhar

Copyright 2014 All rights reserved Published by Chief Directorate: Communicati on Services, Department of Human Sett lements, Pretoria. 2014