Edumbe Municipality Housing Sector Plan

MUNICIPAL HOUSING PLAN

Prepared by the AFRICAN SPIRIT (PTY) LTD

Contact: Bheki Mthembu frican [email protected] Tel: 035-7725721 pirit Pty Ltd

èDumbe Housing Sector Plan CONTENTS Page

SECTION 1: 4

1. BACKGROUND 4

1.1 Spatial Context 4 1.2 Demographic Patterns 5 1.3 Economic Overview 6 1.4 Social Context 8 1.5 Legislative Framework 9 1.6 Methodology 11

2. IDP LINKAGES 13

2.1 IDP: Spatial and Rural Development Principles 13 2.2 Spatial Development Principles 13 2.3 Rural Development Principles 14 2.4 Spatial Development Guidelines 14 2.5 IDP: Nodal Development Strategy 16 2.6 Stakeholder Support 16 2.7 Land 18

SECTION 2: 20

3. HOUSING DEMAND 20

3.1 Current Housing Situation 20 3.2 Housing Development Strategies 20 3.3 Traditional or Rural Housing 20 3.4 Summary of Housing needs 21

4. SPATIAL REFERENCE FOR HOUSING DEVELOPMENT 22

5 HOUSING PROJECTS AND PROJECT PRIORITIZATION 23

5.1 Prioritized Housing Projects 23 5.2 Cash flow 24 5.3 Housing Projects link to Housing Demand 24 5.4 Procedure for Housing Fund Application 24

6. INFRASTRUCTURE 25

èDumbe Housing Sector Plan

7.1 Service Level Policy 26 7.2 Water Supply 27 7.3 Sanitation 28 7.4 Roads 28 7.5 Electricity 29

8. HOUSING INSTITUTIONAL FRAMEWORK 29

9. PERFORMANCE MEASURES 33

10. CONCLUSION 34

11. REFERENCES 35

èDumbe Housing Sector Plan SECTION 1

1 BACKGROUND

1.1 SPATIAL CONTEXT

èDumbe is a local municipality which forms part of Zululand District Municipality (DC26). Neighbouring municipalities include Abaqulusi to the south, uPhongolo to the east, Mpumalanga Province to the north and Amajuba District Municipality to the west.

èDumbe Municipality largely comprises of traditional areas which are more or less in line with the èDumbe regional authority. There are however, six traditional authorities which form part of èDumbe regional authority namely Inkosi Sibisi, Dlamini, Nkosi, Mthethwa, Hlatshwayo, and Shabalala traditional authority. The municipal area is therefore predominately traditional with common traditional land patterns. There are, however, also a few scattered pockets of privately owned land throughout the municipal area.

The municipal area and especially the traditional areas are characterized by high incidence of structural poverty and opportunities have to be developed which will enable rural communities to build on their skills thereby promoting economic activity. In terms of employment the èDumbe Municipal area reveals high level of unemployment levels.

According to the 2001 census the total population of the municipal area was 101 607 and there are 16925 households in the area. Approximately 69% of the residents within the municipal area earn an income of less than R800 per month which is the currently accepted minimum poverty line in South Africa.

Development in these rural areas has historically been haphazard and uncoordinated adding to the current situation of infrastructure backlogs.

There is a high level of unemployment within the traditional areas with an average of only 53.5 % of the economically active population between the ages of 15-64 employed.

Preparation of this housing plan is a requirement in terms of revised procedures established in Chapter three of the National Housing Code. This is also in line with section 34 of the Municipal Systems Act 32 of 2000 which formally introduced the Integrated Development Planning (IDP) as the primary operational framework and was to be adopted by all metropolitans, districts, and local municipalities throughout the country. The Act also states all plans undertaken by municipality must be aligned with and complement the development planning.

èDumbe Housing Sector Plan Page 4 1.2 Demographic patterns

èDumbe Municipality is situated in the north-western part of KwaZulu-Natal. It covers an area of 1 947 km². In 2001 the population was estimated at 11611, in 2007 the population was 15024 and currently is 101607 therefore the growth rate is estimated at 3413(Data derived from 2001 and 2007 Aerial photography).

The èDumbe has about 49 dispersed rural settlements and 3 urban areas which add up to the total number of 52 settlements in total. The major urban centre is Paulpietersburg/ èDumbe, which are well located in relation to the national road and rail networks. The area of jurisdiction of the municipality is demarcated into seven wards and has mainly a rural population.

Table 1: Key Statistics Indicator èDumbe Municipality Area 1 947 km² Population 101 607* Households 16 925* Number of settlements 52 Urban areas 1 town and 4 small urban settlements % rural population 65%* % urban population 35%* Gender breakdown Males 47,3 % Females 52,7 % 0 – 14 41,7% Age breakdown 15 – 64 53.5% 65 + 4,8% Life expectancy 1998 65 years 2010 48 years * ZDM statistics.

Table 2(a): Population Distribution Type Number Percentage Urban 23 415 23 Rural Village 22 341 22 Rural Scattered 30 464 30 Scattered 5 077 5 Rural Farms 20 310 20 Total 101 607 100

The following table compares the number of households between Urban and Rural Areas i.e. between 2001 and 2007 urban area has experienced increase in the number of households:

Table 2(b): Household count per Category Rural Vs Urban Category Households (2001) Households (2007) Rural 11097 9843 Urban 514 5181 Data derived from 2001 Census and 2007 Aerial Photography

èDumbe Housing Sector Plan Page 5 1.3 ECONOMIC OVERVIEW

The èDumbe municipality is located in one of the poorest and poverty stricken district municipalities in KwaZulu-Natal. However, the municipal area has enjoyed a number of economic resources that could be utilised to stimulate economic growth and development required in the area. To this end, the economic history of the study area indicates that, the mining sector created numerous employment opportunities for local inhabitants. The closure of these mining houses has in turn led to the high level of unemployment and poverty rate in the area, thereby contributing directly to the escalating crime rate. Recently three mines have reopened on a small scale.

Furthermore, the disinvestment that has occurred has also resulted in a poor level of infrastructure such as roads and other basic services. Although there is land potentially available for investment, around 2 000 hectares, this is currently leased by Mondi and the opportunity is that the Lease agreement will be expiring before the end of 2008.

The lack of commercial centres and activities is of great concern to the local communities. This has seen communities visiting neighbouring towns to acquire basic groceries and other household’s requirements. èDumbe's proximity to the larger economic centres of Piet Retief and Vryheid is in some ways a drawback as people visit those centres to do the bulk of their shopping. However a new proposed shopping centre development will contribute towards employment creation, retaining more income in the area and reducing time and travel costs of the local population of èDumbe.

The absence and lack of crucial government services in èDumbe has been raised as an area of concern towards building a sustainable local economy. Therefore, the IDP challenge is to present plans and mechanisms to address all the economic challenges and further stimulate sustainable growth that will contribute to creating high levels of employment and improving the standard of living for local citizens.

Income levels in èDumbe tend to be quite low with 69% of the population earning less than R800 a month. This is significantly higher than both the district and provincial levels where 50% and 36% of people respectively earn less than R800 a month. These figures indicate that the majority of the population has low living standards and a poor quality of life. A poverty score devised by the Department of Economic Development and based on the number of households with no income, unemployment levels, dependency ratio (total population divided by the employed) and households with an income of less than R1 600, shows that most of èDumbe falls in the medium to high poverty range. This poverty is focused in the eastern and southern parts of the municipality and is particularly severe in the Simdlangentsha region.

R1 600 per month is well below the amount required by households to be able to maintain a healthy and hygienic lifestyle (or household subsistence level). As would be expected income levels appear to be higher in those wards located close to the urban area of Paulpietersburg and Dumbe.

Low income levels are a direct of low levels of employment in the municipality. According to the 2006 ZDM Data there are 13 524 unemployed people in the region. The unemployment rate is determined by expressing the number of unemployed people as a

èDumbe Housing Sector Plan Page 6 percentage of the economically active population, i.e. the total population that of working age (15 – 65) that is available for work and is either employed or unemployed. èDumbe’s unemployment rate is 57% according to Census 2001 data. This is very high but is representative of a broader regional problem; the unemployment rate of the Zululand District Municipality is even higher at 61%. Both of these statistics are significantly higher than KZN’s 39% and points to the scarcity of employment opportunities available in èDumbe. Forty six percent of those who are not working in èDumbe cited being unable to find work as their major reason for being unemployed.

1.3.1 Income and employment levels

Employment levels drawn from the 2001 census can be represented in the table below.

Graph 1: Unemployment by ward

From these graphs it can be determined that ward 6 (49%) followed by wards 2, 5, 4, 7, 3 & 1 (32.5-39%) are the areas with the highest unemployment levels. However it should be noted that unemployment levels in all wards are high. In terms of monthly incomes and subsidy eligibility the following table indicates that 92% of the population is eligible for housing subsidies of some sort.

Graph 2: Monthly income for the employed

èDumbe Housing Sector Plan Page 7

1.4 Social Context

The èDumbe Municipality is situated in one of the poorest of the poor municipality in KwaZulu-Natal. Most of the rural settlements are youth. The bigger part of the population about 53% is made up of females. As with South African targeted groups, youth, women and physical challenged people resources and services are not available.

This point to the need to stimulate demand driven economic development within the municipality. Unemployment constitutes a massive problem for the area and there can be no quick fixes for a problem that is long term and structural in nature. The strategies looked at in this document will not only be looking at direct employment generation but will also focus on providing opportunities and economic empowerment to enable the population to become economically active and in this manner improve their accessibility in the labour market.

These communities survive with government grants. There are a number of female heads of households and child house headed families due to HIV and Aids pandemic. The AIDS pandemic appears to be on the increase; the result of this would be orphans that would remain behind with no housing. The municipality need to provide sports facilities to combat diseases in the jurisdictional area. This will also impact on the future increase of the municipal population as the life expectancy of woman in KZN is estimated by Statistics SA to be less than 50 years and the prevalence of HIV amongst women are higher than amongst men of the same age group.

èDumbe Housing Sector Plan Page 8

The age distribution of the èDumbe population has implications for future planning and development and should therefore be carefully considered. Issues to be considered include:

 The impact of AIDS on the municipality considering the number of people entering the sexually active period of their lives;  The capacity of schools to cope with the large young population; and  The expected increase in the number of work seekers in future years. It is therefore incumbent upon the Municipality to ensure that they receive houses. The Municipality should also consider constructing one Aids village that would cater for those sick of Aids.

1.5 LEGISLATIVE FRAMEWORK

Preparation of this Housing Plan was guided by specific policies and Acts that controls the provision of basic service delivery and housing development within municipalities. These include: SA Constitution, Housing act (Act 107 of 1997), etc.

1.5.1 The Constitution of South Africa

The South African constitution contains some provisions that are relevant to the future development of the community. Section 26 of the constitution states that everyone has the right to: “Have access to adequate housing”, where “adequate housing” is defined in the RDP White Paper of November 1994, in the following terms: “As minimum all housing must provide protection from weather, durable structure, and reasonable living space and privacy. A house must include sanitary facilities, storm water drainage, a household energy supply, and convenient access to clean water. More over it must provide for secure tenure in a variety of forms”.

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

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.

èDumbe Housing Sector Plan Page 9 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: 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.

1.5.2 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.

1.5.3 Breaking New Ground

In the year 2004 state of the Nation Address, the President committed government to the task of building a People’s Contract for the eradication of the poverty and underdevelopment of the quality of life of people, taking care to enhance the process of social cohesion and recognising the critical importance of local government.

The Comprehensive Plan introduces an expanded role for municipalities. The housing Act, 1997 (Act 107 of 1997) also makes provision for municipalities to plan for housing as part of their IDPs. This section investigates what the Comprehensive Plan for Sustainable Human Settlements means for Housing Chapters as part of IDPs and provides a Housing Chapter perspective on the Comprehensive Plan for Sustainable Human Settlements. In shifting away from a supply-driven framework towards a more demand-driven process, it places an increased emphasis on the role of the state in determining the location and nature of housing as part of a plan to link the demand for, and supply of housing.

This approach will enable municipalities to assume overall responsibility for national housing programmes in their areas of jurisdiction, through a greater devolution of responsibility and resources to them. The Comprehensive Plan assumes that municipalities will proactively take up their housing responsibilities given that clear guidelines and resourcing will be forthcoming from the national sphere. The following interventions are to be undertaken:  The accreditation of municipalities;  Building municipal capacity; and  Undertaking housing planning as part of municipal IDPs

èDumbe Housing Sector Plan Page 10 1.5.4 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:

1.5.5 Public Finance Management Act (Act 1 of 1999)

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.

1.5.6 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 and housing projects in èDumbe.

1.5.7 The environmental Conservation Act (Act 73 of 989)

The Environmental Conservation Act 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 èDumbe.

1.5.8 The KwaZulu Natal Department of Housing Draft Sector Plan for EPWP

The objectives of the EPWP within the Housing Provision context are:  Ensuring that employment is created for local communities where the project gets implemented.  Provision of education, on the job training and skills development programme to the workers.

1.6 METHODOLOGY

The guidelines of the housing plan provided by the Provincial Department of Housing together with the Strategic Housing Planning Process Template form the basis in development of this Housing Sector Plan. The Housing Plan Template took into consideration of the following elements amongst others:  To eradicate all slums  To strengthen governance and service delivery;  To ensure job creation by housing programmes;  To accelerate development of houses in rural areas;

èDumbe Housing Sector Plan Page 11  To upgrade public sector hostels;  To ensure completion of all blocked projects by 2009;  To create rental housing opportunities;  To facilitate capacity building;  To promote homeownership; and  To provide housing for vulnerable groups including those affected by HIV / AIDS.

The Municipal Housing Sector Plan Manual prepared by Project Preparation Trust of KZN and the Department of Housing was also utilized extensively. 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 LED & Planning Manager of èDumbe Municipality was done and reference to the IDP document was extensively done.

The following categories of stakeholders were defined:  Land owners and residents in the area;  Municipal officials;  The Department of Housing  The District Municipality.

The guide that helped us to come up with a sector plan was the demographic information of the municipality. The importance of considering this information is that:  Based on population statistics, current housing demand can be established;  Future housing demands can be projected;  Income levels of communities can be established that influences the types of housing packages to be considered for that particular municipality; and  The availability of basic services can be established.

èDumbe Municipality is in the enviable position of having started the number of housing projects in the municipal area. The approach therefore taken with the housing sector plan for the municipal area has been based largely on the existing projects.

Initial research was done with the municipality in order to obtain all of the base data that existed in the area, including the Zululand district infrastructure provision plans, GIS data, district IDP, èDumbe IDP, project information, housing forum meeting minutes and to confirm the stakeholder project support obtain through the IDP process. Strategies related to housing developments captured in the local IDP were also analyzed to ensure congruence with the existing housing projects.

The primary concern was thereafter matching existing IDP and spatial development framework with a list of prioritized projects based on technical and social feasibility as well as progress to date. This project evaluation process specifically concentrated on land related issues around the delivery of rural housing on Ingonyama Trust land, and confirming bulk service availability and MIG funding for all prioritised projects. The project team has also concentrated on identifying and resolving blockages in existing projects, such as the mineral rights issues.

èDumbe Housing Sector Plan Page 12

The list of prioritized projects was confirmed and refined based on the housing needs analysis that has been established based on the latest census data.

The draft plan has been prepared and compiled based on a close working relationship with the local municipal housing official Mr. Ayanda Zulu. This draft plan will be provisionally approved by council and thereafter advertise in local newspapers to obtain comments from the general public.

2. IDP: SPATIAL AND RURAL DEVELOPMENT PRINCIPLES

In terms of the Development Facilitation Act the following principles are guidelines for urban development and integration of poorly serviced areas with well serviced areas. In this instance the majority of the municipal areas are poorly serviced with perhaps the commercial agricultural area around èDumbe as the only exception.

2.1 Spatial Development Principles

Integration of land uses, especially in areas where apartheid policy has spatially fragmented urban and rural development. In the interest of economy, convenience, accessibility and efficiency these area need to be reconstructed.

Determine the illegal occupation of land, with the recognition of informal land development processes.

1 Discourage the phenomenon of urban sprawl in urban areas and contribute to the development of more compact towns by encouraging settlement on serviced land within the nodes that are existing. 2 The direction of new development should be towards logical infill areas at existing development nodes to ensure more compact residential areas. 3 Ensuring good linkages between existing towns and new identified development nodes within traditional areas. 4 The introduction of measures to ensure environmentally sustainable sensitive land development practices and processes. 5 Control of pollution and individual household waste management. 6 Finding an appropriate level of services which is affordable and acceptable to the community. 7 Promoting growth in smaller urban/rural settlements. 8 Establishing a hierarchy of centres to ensure level of service delivery. 9 Ensuring public participation in development processes as well as capacity building.

2.2 Rural Development Principles

1 The promotion of LED in support of small businesses. 2 The provision of access and opportunities for small farmers and entrepreneurs. 3 Management and rehabilitation of conservation and degraded areas. 4 Land regulations to ensure potable water quality.

èDumbe Housing Sector Plan Page 13 5 Protection of indigenous forest and woodland. 6 Promoting of social and physical infrastructure bearing in mind the environmental impact and economic viability. 7 Promoting of sanitation and waste systems that are environmental sustainable. 8 Promoting effective utilization of land in order to strengthen the rural economy.

2.3 IDP: Spatial Development Guidelines

The spatial distribution of the development nodes and the inherent function of each of these nodes in terms of the hierarchical order are of prime importance in determining a strategy in respect of service provision within the municipal area.

Development nodes have been identified, initially on the basis of population density where people have naturally clustered together, and thus requires a more intense level of services than in rural scattered areas, and furthermore on the basis of the spatial distribution of these nodes so as to ensure a uniform distribution of the various nodes throughout the municipal area for ease of access by the community at large.

The current distribution of the population within the municipal area is characterized by settlement clusters which have informally been established in specific locations for various reasons.

2.4 IDP: Nodal Development Strategy

2.4.1 Objective

To provide infrastructure, both physical and social, addressing the backlogs and to ensure balance growth in an equitable manner with the emphasis being on accessibility to basic services which need to be provided in a sustainable and affordable manner to the residents within the èDumbe Municipal area.

2.4.2 Strategy

Priority Housing Objectives Strategies issues Finalise existing To provide houses to Completion of phase 1 projects projects residents of èDumbe Removal of slums N/A N/A Extension of rural To provide decent houses Phase the projects over five year housing development to èDumbe residents. period. Upgrade of Hostels0 N/A N/A Provision of Rental To promote the self- Construction of at least 500 units Housing sustainability. for rental stock. Development of new Rezone èDumbe town for Implement Town Planning Layout. Urban Housing residential & Industrial.

èDumbe Housing Sector Plan Page 14 Special projects To implement poverty Aids Construction of Aids villages related project, improving having community gardens life style of the community Finalization of old N/A N/A business Implementation of To promote skills Implementation of housing capacity building development at community projects that are community programs driven & implementation of EPWP programme

The Spatial Development Framework makes the following recommendations;

There are three types of Settlement Hierarchy: Hub: Paulpietersburg/Dumbe as the primary centre. Service Satellites: Frischgewaagd (Bilanyoni) and Luneburg. Service Sub-Satellites: Ekhombela, Braunschweig, Tholakele, Ophuzane, Mahlosane, Balmoral, and Enkembeni B.

There are two types of Transport Corridors namely Primary and Secondary Transport Corridor: Primary Transport Corridor: The R33, the main connector linking Paulpietersburg with Piet Retief and Vryheid. Secondary Transport Corridors: The road P0034, the circular provincial and district roads P0271, P0229, and D1878 linking Paulpietersburg, Bilanyoni, Enkembeni, Balmoral, and Tholakele, as well as the roads P0561, P0303, P0332, and P0045 linking Paulpietersburg, Luneburg and Braunschweig.

The Transport corridors have informed the establishment of a primary and a secondary Development Corridor. The Primary Development Corridor is on the R34 Link road on both sides of Paulpietersburg and èDumbe. The Secondary Development corridor is along the P027 up to the point where it intersects with the D1878 The development corridors have led to the identification of Development Nodes. A Primary Development Node with a radius of 1km has been identified at the intersection of road P271 from Paulpietersburg and road P229 to Mangosuthu and Bilanyoni. This node is close the largest settlements but will be able to provide a service to all the rural settlements east of Paulpietersburg and north of the Bivane River. This node is also the site earmarked for the development of a MPCC.

Two Secondary Development Nodes has been identified, one at the intersection of roads P271; D1878; D1925 and D1871. This node will be able to provide satellite services to the following settlements: Obishini Balmoral Enkembeni Empangeweni Ntungweni Emadulini Lujojwana

èDumbe Housing Sector Plan Page 15 Mpundu Mahlosane

The second secondary node has been identified on road D213 and is central to the following settlements: Mahloni Kwambilimbhaga Mbhambazo Kwambhedleni Mthingana Baqulusini 4 & 5

A map indicating the development corridors and nodes is attached to this document.

The Conservation Areas identified include; KZN Wildlife-Ezemvelo: Pongola Bush Nature Reserve Protected Areas: including Dumbe Mountain, areas adjacent to Pongola Bush Nature Reserve, and areas adjacent to Pongola River and Bivane Dam, Minor wetlands

The Agricultural Lands range from high to low agricultural potential areas. The Urban Edges are identified around the Paulpietersburg/Dumbe area and in accordance with the LUMS the Bilanyoni and Mangosuthu Villages

The Anglo Welsh and Geluk Mines are identified as Mining Areas. The Intervention Areas are also identified particularly for the purposes of rehabilitating areas where closed mines are located.

èDumbe Housing Sector Plan Page 16

2.5 Stakeholder Support

2.5.1 Community Priorities

The following issues were identified by communities for each ward during the IDP process. The table below contains the relevant housing development related issues drawn from the general community needs within the Municipal area.

Relevant priority issues identified by the community in relation to integrated housing developments and their associated standards are provided below.

Key Development Issues Planning Standards Electricity: Inadequate access to service. Improve Individual house connection service through prepaid card service facilities and providing 2kVA (*non grid house connections. electrification) Health services: Hospitals and Municipal health 1 Hospital per 100000 people services, AIDS care centres and mobile clinic 1 Community Clinic per 7 000 centres. people 14 Mobile Clinics assist in rural Roads: Maintenance of local roads. Improve access All weather access road for public to social services by the construction of bridges at transport to within 5 km of every strategic points. settlement Telecommunication and technology: Inadequate As required public phone facilities & house connections. Telecommunication at schools & health centres. Improvement of service by establishing public phone centres. Sufficient water supply network: Improvement of a Stand pipe providing 25l/c/day sufficient and cost effective water supply system for within 200 meters walking all residents, schools, health facilities, crèches and distance (*free water up to pension payout points. 6kl/h/month) Education: Crèche per 6600 population Primary schools: 61; Secondary: 15; Combined: 14 1 Primary school per 1700 Crèches :20, extension of classrooms population 1 Secondary school per 6700 population Community services and facilities: 1 Library per 10 000 people Community halls 1 Community centre per 7500 Adult Training centres people Sports fields 1 Adult training centre per 25 000 Pension Payout points people 1 Sport field per 2500 people Sanitation: Inadequate sanitation facilities for 1 VIP per household. Sanitation at residents in traditional areas, schools, crèches, other facilities as required.

èDumbe Housing Sector Plan Page 17 pension payout points, etc. are the main causes of diseases. Housing: Unemployment in the traditional areas is RDP standards state that all very high. Residents in these areas can’t afford to housing must: build well constructed houses. _ provide protection from weather; _ include sanitary facilities; _ include storm water drainage; _ include energy supply; _ have convenient access to clean water; and _ provide for secure tenure in a variety of farms. Community Garden: Need for financial and As required technical assistance to establish a community garden for the vegetation of fresh products Cemeteries: Traditional areas have no adequate Minimum health and safety space or facilities for burials. standards. At least one regional level Environmental Management: Need to identify and As required control sensitive conservation areas.

Table: 3 - Priority issues from a community perspective

2.5.2 Priority issues from a Municipal Perspective

The list of issues identified in the following table emerged from basic needs identified by District Municipality officials and consultation with IDP Representative Form. The following table is a combination of the general needs within the Municipal area.

Municipal official identified the following main issues in relation to housing

Planning, socio-economic, land and housing

LED and employment Land reform and housing Environmental problems Spatial framework

Technical services

Water supply Sanitation facilities Electricity supply Road networks Refuse disposal Cemeteries

èDumbe Housing Sector Plan Page 18

Community, culture and recreation

Capacity building Public transport Health service Educational facilities Fire service Sport & recreation Fresh produce market

2.6 Land

The èDumbe Municipal area comprise of six traditional authorities namely: Sibisi, Nkosi, Dlamini, Mthethwa, Hlatshwayo, Shabalala and èDumbe is well known for its administrative function because of its central location and current social, municipal and economic infrastructure available.

Families are compelled to approach the Izindina or Inkosi, who allocates land to the family. The Traditional Court rectifies in the form of PTO Certificate as the only form of tenure used in èDumbe. The biggest proportion of land within the èDumbe Municipal area is owned by Ingonyama Trust and èDumbe municipality. This private owned land is located in the centre of the municipal area surrounding Dumbe. The second biggest area is the municipal area.

The Zululand District Council is currently responsible for certain functions to fulfil due to the lack of human resources, competency and capacity within the municipality

Land tenure within the èDumbe Municipal area can be divided into five different categories. Land tenure in the area are not mixed, but concentrated in specific areas spread over the municipal area.

 Paulpietersburg is the only proclaimed urban settlement within the èDumbe Municipal area and is located in the centre of the municipal area.  Privately owned land occurs around Paulpietersburg and is covering the smallest proportion of the municipal area.  A small proportion of land of Paulpietersburg is used for formal conservation.  The Ingonyama Trust land is located in all sides of the private owned land. These areas are known as Sibisi, Nkosi, Dlamini, Mthethwa, Hlatshwayo, Shabalala traditional authorities.

Currently a number of projects are ably to secure development rights on any land since all land rights belongs to èDumbe municipality.

èDumbe Housing Sector Plan Page 19 SECTION 2:

3 HOUSING DEMAND

3.1 Current Housing Situation

It is vitally important that due to the limited number of housing subsidies per municipality, those housing projects are delivered primarily in areas where there is the greatest need. There are three main ways of determining housing demand/need within municipal areas, these are: 1. Using statistical calculations captured through the census or other relevant studies or; 2. Through the analysis of housing waiting lists and finally; 3. Through the provincial housing database. The Department of Housing and a number of municipalities have initiated the process of establishing an overall provincial housing demand data base. The establishment of this data base is supported by the DOH’s Capacity Building component which is in the process of rolling this programme out throughout KZN. Once this data bases established it may be used to determine the housing demand within a municipal area. However this pilot provincial database has as yet not been extended to the Dumbe area. Housing waiting lists have a number of short comings including, applicants putting their names down on more than one municipal housing waiting list, many potential beneficiaries have not placed their names on these lists, and the problems related to maintaining such a large waiting list.

The current preferred method of calculating housing demand is through the use of statistical data collected in census 2001.

Census data on household income levels can be used to determine area of greatest need based on poverty levels while census data on housing typologies which indicate the number of informal dwellings per ward can be used to determine area of greatest need based on housing backlog.

3.2 Housing Development Strategies

Development strategies make available the most practical way of providing a solution to the identified priority or problems issues. There is a link between problems and the desired housing development objectives. To enable the best choice of solution each development strategy and its connected project will have to be directed by the guiding principles, enshrine in the housing policy and legislation. Each strategy will also have to be in agreement with the housing strategies, projects and targets of the Provincial Housing Development Plan as well as complement the IDP. In addition a Housing vision and measurable objectives need to be formulated in order to inform the strategies.

3.3 Traditional or Rural Housing

According to the IDP figures the largest proportion of the total population in the èDumbe Municipal area are based in the Ingoyama Trust areas. It covers an area of 1 947 km².

èDumbe Housing Sector Plan Page 20 In 2001 the population was estimated at 11611, in 2007 the population was 15024 and currently is 101607 therefore the growth rate is estimated at 3413 (Data derived from 2001 and 2007 Aerial photography).

The largest proportion of the population is based in the traditional authority areas. These areas are characterized by the low level of basic services and are relatively far removed from the major employment centres. These areas have a low level of employment and high level of poverty.

3.4 Summary of housing needs

Therefore based on the census data from 2001 the areas of greatest need in terms of rural housing are ward 6 and thereafter ward 2. However it should be noted that there is not a significant statistical difference in terms of need based on the ward boundaries. The total backlog in terms of rural housing units in the èDumbe area is estimated at 6 085 homesteads.

In terms of slums clearance there are areas of greatest need since there are informal settlements within the municipality. The total number of informal dwellings is 309.

In terms of income and employment levels ward 6 is the area of greatest need however as in the case with the traditional dwellings there is not a significant difference between the traditional/rural wards in relation to income levels.

Therefore if we add the total number of families living in the quarters to the traditional backlogs that have been estimated the total housing demand for the èDumbe area can be estimated at (309+6 085) = 6394.

The average household size is seven (7). The total no of households is 16 925 and the total population for the area based on the 2001 census is 106 942.

èDumbe Housing Sector Plan Page 21 4. SPATIAL REFERENCE FOR HOUSING DEVELOPMENT

Map attached hereto shows all the current and planned future housing projects within èDumbe Municipality. In terms of the location advantages such as accessibility, social services and employment opportunities it is evident from the Spatial Framework that the current and planned Housing Projects identified within the urban areas are within the Secondary Centre In èDumbe and the Nodal Centre In Bilanyoni. Furthermore the majority of the rural housing projects identified are located on Emerging/Tertiary Centers.

Development corridors identified within the Spatial Development Framework (SDF) Primary, Secondary and Tertiary Corridors. These corridors will tend to attract settlements near because of mobility purposes. The R 33 was identified as a corridor, which provides opportunities for development. It offers access to Paulpietersburg and Secondary Centres are located along this transportation corridor. Therefore because of the mobility advantage that this route offers, development should be encouraged along this corridor.

The Spatial Development Framework of the èDumbe area reflects a variety of land uses that impact on it. Development in urban nodes is controlled by means of Town Planning Schemes that help structure development in an orderly manner. A broad land use structure indicates that the majority of land in the municipal area is:

 In the ownership of the Ingonyama Trust (Traditional Land belonging to the Zulu King) and held in terms of a so-called “permission to occupy” certificate, issued by the relevant traditional authority. There are poor land management practices in these areas and the agricultural potential of the area is not exploited effectively.

 Extensive commercial agricultural activities, which dominate in the èDumbe Area, where land management is of the highest order in these areas.  The èDumbe Area also features important conservation areas, which are shown on the Spatial Framework Plan. The Area also has a coastline that can provide considerable attractions in respect of tourism and investment. Therefore these areas will require careful management in the unfolding of the development patterns such as Housing.

 Settlements that have emerged as a result of population growth along major transportation routes.

According to the IDP future housing development in èDumbe Local Municipality should be prioritized in the rural areas in order to address the high number of lack of adequate housing in these areas. Therefore it is critically important that the identified areas are accessible and are relatively closer to infrastructure services and can make an added impact on the identified development corridors.

There is also an emerging demand for affordable housing in the urban areas of Paulpietersburg which has resulted in the proposed development of three housing projects in èDumbe. The three projects are expected to provide approximately 800 housing units as an immediate relief of the current demand.

èDumbe Housing Sector Plan Page 22 5. HOUSING PROJECTS AND PROJECT PRIORITIZATION

5.1 Prioritized Housing Projects

The èDumbe municipality has been progressive in identifying and initiating a number of housing projects in the area. These projects are predominately rural in nature and a number of them have not been approved and are in the process of obtaining an approval. These projects have been technically evaluated and progress on them has been captured in the tables presented below.

Based on an evaluation of the project information provided by the project managers, projects have been priorities firstly on their technical and social feasibility and secondly on the projects implementation progress.

There are six rural projects and three urban projects in various stages of implementation conducted in the municipality. The details of these projects are listed below.

Approved projects: Table: 5

Project No Project Name Type Sites Ward Status N/A N/A N/A N/A N/A N/A

Thereafter projects in the later stages of packaging or projects that have already been submitted but, have not as yet been approved.

Projects in packaging phase or awaiting approval: Table: 6

Project No Project Name Type Sites Ward Comment N/A N/A N/A N/A N/A N/A

Future projects: Table: 7 Project No Project Name Type Sites Ward Yr Comment 1 Tholakele Housing Project Rural 1000 5 09/10 Implementing Agent appointed Mangosuthu Housing 2 09/10 Social Compact Signed 2 project Rural 1000 3 èDumbe Housing Project Urban 600 3 09/10 Social Compact Signed 4 Ekhombela Housing Project Rural 147 1 09/10 Social Facilitation 5 Ophuzane Housing Project Rural 1000 5 09/10 Social Facilitation èDumbe High Income 3 10/11 6 Housing Urban 100 èDumbe Middle Income 3 10/11 7 Housing Urban 100 Bhadeni Low Income 6 10/11 8 Housing Rural 1000 Obivane Low Income 7 10/11 9 Housing Rural 1000

The above projects have not been allocated the KN numbers hence they are on future plans.

èDumbe Housing Sector Plan Page 23 5.2 Cash Flow Implications per Project

The following are funding requirements for the identified current and planned housing projects for the 5 year horizon. Figures have been rounded off.

Proposed number of Project Name Units 2008/09 2009/10 2010/11 2011/12 2012/13 Total Planned Housing Projects Tholakele Housing 21, 753, 21, 753, 43 506 Project 1000 0 0 000 000 0 000 Mangosuthu 21, 753, 21, 753, 43 506 Housing project 1000 0 0 0 000 000 000 èDumbe Housing 13, 051, 13, 051, 26 103 Project 600 0 0 0 500 500 000 Ekhombela Housing 6, 395, 6 395 Project 147 0 0 0 382 0 382 Ophuzane Housing 21, 753, 21, 753, 43 506 Project 1000 0 0 000 0 000 000 èDumbe High Income Housing 100 0 0 0 0 0 0 èDumbe Middle Income Housing 100 0 0 0 0 0 0 Bhadeni Low Income Housing 1000 0 0 0 0 0 0 Obivane Low Income Housing 1000 0 0 0 0 0 0

5.3 Housing projects link to Housing Demand

Housing projects selected have also been evaluated in relation to the housing demand assessment above.

Once the draft plan has been accepted by the èDumbe council and the DoH a detailed cash flow will be compiled to determine the number of projects to be prioritized in the 5 year horizon and the exact sequence of project delivery.

5.4 Procedure for Housing Fund Application

The process for the application of subsidies to the Department of Housing is described in the National Housing Code: March 2000.

Basically the process depends on the type of development: Urban or Rural.

Applications for Urban Developments will follow the Chapter 3 of the National Housing Code and the schemes will be called “Project Linked Subsidies”.

èDumbe Housing Sector Plan Page 24 Applications for Rural Schemes, which in KwaZulu Natal are those mostly, developed on Ingonyama Trust Land, will follow Chapter 11 of the National Housing Code.

A brief description is given hereunder:

i) Urban Projects

These projects are described as Greenfields Development and comprise projects undertaken in area where unoccupied land is developed as part of a new township, or a project that is undertaken in an existing township where an undeveloped parcel of land is utilized for development purposes.

The framework for the application of Project Linked subsidies is detailed in Annexure B of Chapter 3 of the National Housing Code.

The process can follow this schedule:

o Project Preparation Funding Application o Conditional Approval Application o Tranche 1 o Tranche 2 o Tranche 3

ii) Rural Projects

Rural Subsidies have been introduced to cater for individuals who enjoy functional security of tenure as opposed to legal security of tenure. Beneficiaries must still however comply with the other qualification criteria, set out in Part 3 of Chapter 2.

The process is similar to the above process.

6. INFRASTRUCTURE

The infrastructural backlog is identified during the IDP process and is outlined below to provide an overview of needs.

According to the IDP infrastructural provision in the municipal area has been provided in a haphazard and unstructured manner. And the level of services currently provided is well below the accepted planning standards and the installation of services in the past was sporadic and ineffective.

The overall objective in the provision of infrastructure, both physical and social, is in addressing the current backlogs to provide for balanced growth in an equitable manner with the emphasis being on accessibility to basic services which need to be provided in a sustainable and affordable manner to the èDumbe Municipal community.

èDumbe Housing Sector Plan Page 25 6.1 Service Level Policy

The following information forms the basis of the Zululand District Municipality strategy, which has been drawn from the district Water Services Development Plan, updated in 2007, defining target levels of service to be achieved by the end of the 2006/2007 year in respect of the various services:

6.1.1 Short Term Supply

To reach the first objective of the UDM water supply policy of providing at least 90% of the population with water at a volume of 5 /capita/day within a 1000m walking distance by the end of the 2007/08 budget year, the settlements with no formal water supply will be provided with a borehole and a hand pump.

6.1.2 Long Term Supply

To reach the second objective of the UDM water supply policy of providing at least 35% of the population with water to the RDP level of service by the end of the 2006/07-budget year, existing projects were expanded or new projects initiated.

6.1.3 Water and Sanitation service backlogs

The overall estimated backlogs for sanitation and water supply, for èDumbe municipality, are provided below.

ERADICATING BACKLOGS

The progress that has been made with the eradication of services backlogs in the rural and traditional areas is indicated in the following table: 8

Service Total 2001 New Connections (2006) Water 9 497 2 216 Sanitation 10 420 6 350 Electricity 4 724 7 000 Refuse Removal (Municipality) 4 176 5 000 Community Halls 4 1

èDumbe Housing Sector Plan Page 26

MAP: 2

6.2 Water supply

To provide to at least 90% of the population with water at a volume of 5 /capita/day within a 1000m walking distance as a first objective and as a secondary objective to provide at least 35% of the population with water to the RDP level of service being 25 /capita/day within a 200m walking distance. The majority of households within the èDumbe Municipal area have no access to potable water supply. It has been estimated that currently 38% of households within the èDumbe municipal area are below the accepted RDP standards for water supply. This situation is even worse in the traditional areas where inadequate water supply is the main cause of diseases, as over 50% of the households within the municipal area make use natural water systems such as rivers and streams.

èDumbe Housing Sector Plan Page 27 6.3 Sanitation

To provide basic health hygiene to at least 90% of the population To provide at least 25% of the population with sanitation facilities at least in the form of a VIP latrine.

The historical provision of sanitation within the area of the District Municipality has being supplied on an un-coordinated and ad-hoc basis. This service is normally supplied by the individual households itself as aqual privy or pit latrine, which is suitable throughout the scattered and sparsely populated areas.

Paulpietersburg is the only town within the èDumbe Municipal area with formal sewerage disposal infrastructure. The lack of proper sanitation facilities within the traditional areas can affect the quality of the underground water system. Only 9.7 % of households have access to flush sanitation facilities. There are 40.3% of the households that have no access to sanitation facilities.

Sanitation 2001 100%

80%

60%

40%

20%

Ward 1 Ward 2 Ward 3 Ward 4 Ward 5 Ward 6 Ward 7

Flush Toilet Chemical toilet Pit latrine with ventilation (VIP) Pit latrine without ventilation Bucket latrine None

Graph: 3 Households by sanitation supply (census 2001)

6.4 Roads The Department of Transport has established Road Transportation Forums, which prioritise the provision thereof in terms of the needs expressed by the community.

An assessment of the location of the proposed development nodes have indicated an adequate all weather access to each of these. The nodes are further located on bus routes, which enhances the development potential thereof. The identified development nodes are located on district roads and it is proposed that these roads been maintained to improve the quality of these roads.

The municipality proposes new link roads between Ophuzane and Mahloni across the Bivane River. And another link road is between Enkembeni and the N2 across the Pongola River.

èDumbe Housing Sector Plan Page 28 Electricity

The Eskom coverage indicates than an adequate supply is available to most of the identified development nodes. However there are deficiencies in the electrification grid in portions of the èDumbe traditional area.

An analysis of the usage of electricity based on information obtained from the 2001 census indicates that while just over 57% of the population in the area have electricity 43% still use candles as the main source of light.

MAP: 3

8. MUNICIPAL HOUSING INSTITUTIONAL FRAMEWORK

The Municipal Organizational Structure contained in the Municipal IDP is affected by the Municipal Manager and provides for four municipal departments. Namely: Financial Services, Corporate Services, Community Service and Technical Services. Refer to Figure 1 for Municipal Organogram.

èDumbe Housing Sector Plan Page 29 The new local government regime allows greater involvement of municipal councilors in running of municipalities hence on the political aspect the council is represented by the Mayor, the Executive Committee and the Council.

Housing Functions are provided for under the Manager Technical Services, the Housing department has an Assistant Manager who supervises the Housing Officer as well as the administrative staff. Refer to Technical Services Organogram Figure 2. Furthermore, the main functions of the Housing Division are to undertake the following:

 Monitor current and planned housing projects  Develop business plans for housing projects and project applications  To ensure housing management within the municipality

8.1 Proposed Measures to strengthen the current Housing Division

It should be noted that the èDumbe is a small municipality and therefore Technical Services, (Housing Division) section is not well established, the following are proposals to make the Housing Division work better.

8.1.1 Housing line functions are performed by the municipal officials, ward councilors and ward committees can assist the housing division by performing the following housing functions:

 Liaison with communities on housing matters  Performing dispute resolution on housing matters  To ensure that priority is given to the aged, disabled and HIV/AIDS victims

8.1.2 The following are some of the key functions to be performed at an administrative level:

 Functions emanating from national and provincial housing policy, legislation and programmes. These functions are: - to manage, monitor and evaluate the implementation of the Housing Sector Plan - Ensure integrated development of housing projects and coordinate implementation with relevant departments.

 Property and land administration functions. These functions include the following: - maintain and update erven data and administer transfer of properties - manage area of jurisdiction data and alterations

 Housing technical support functions. These functions include the following: - Establish and maintain a database of inspection reports and to compile reports on projects inspections.

 Line functions. These functions include the following: - Efficient utilization of financial, physical and human resources. - Provide policy advice on housing issues and keep up to date with legislative change.

èDumbe Housing Sector Plan Page 30 PROPOSED HOUSING PROJECTS ORGANOGRAM

MONITORING STRUCTURE Municipal Manager: Mr ATM Puthini

Chief Financial Director Technical Director Corporate Director Community Officer: Mrs Services: Mr N Services: Vacant Services: Ms M Kubheka Buthelezi Mdlazi

Director Technical Services: Mr N Buthelezi

Secretary to the Director:

PMU Manager: Mr Manager Electricity: Manager Housing: Manager Municipal BW Dube vacant Vacant Works: Vacant

Proposed financial Parks and Housing and Land controller: Construction Administrator: Vacant Certifier: Vacant

Housing Admin Clerk: Ms Nonhlahla

Facilitator: Vacant

OPERATIONAL STRUCTURE

èDumbe Housing Sector Plan Page 31 ROLES AND RESPONSIBILITY OF THE INFRASTRUCTURE DEPARTMENT

o Implement housing projects.

o Define and set out performance standard for the Implementing Agents and Project Managers.

o Run the housing component within the municipality.

o Ensure fair appointment of the project managers and monitor their performance.

o Ensure that the funding for bulk services on each of the projects is reserved with the District Municipality.

o Check and monitor all project programmes on monthly basis.

o Control and monitor budget of each of the projects being implemented.

o Ensure that the correct housing package is utilized in the relevant area.

o Ensure participation by all stakeholders on the implemented project.

o Ensure incorporation of the EPWP program in the implementation of each of the housing projects.

o Ensure Black Economic Empowerment during implementation of the project.

o Ensure that all Government spheres have a role play in the implementation of housing projects.

o Facilitate housing education to all beneficiaries of each project.

o Resolve any conflicts that may arise during implementation of the project.

o Ensure that the local communities derive economic benefit on each of the implemented project.

o Ensure that nepotism does not interfere in the distribution of the housing units or subsidies.

o Monitor and ensure adherence to quality building standards and alignment to NHBRC standards.

Interpret housing policies and have a full understanding of funding application procedures.

èDumbe Housing Sector Plan Page 32 9.0 PERFORMANCE MEASURES

While it is easy to establish annual targets by picking up an acceptable final performance level and dividing expected targets evenly on the years between, such straight line thinking about progress is often inconsistent with the way that development programs really work. More often than not, no real progress in terms of measurable impacts or results is evident during the start up period. This is the current experience in èDumbe wherein projects have not been started due to land issues and the Department of Land Affairs is trying to speedily resolve the problems. These have been characterized by amongst others capacity constraints of the municipality to get land issues finalized.

Activity Measurement Start Output Budget Responsibility Date

Capacity Identify training Skill base of Oct Capacity to R100 000 èDumbe building of needs the housing 09 carry out municipal department housing officials function Qualify Installation of Operational Aug Installed R440 000 DOH/ èDumbe Backlog Demand Data data base 09 software Base programme Municipal Nov Competent Municipal official trained 09 municipal official to operate data official trained to base operate data base Beneficiary Nov Backlog Beneficiary èDumbe registration 09 quantity & registration analysed Develop Finalise land Commence Mar Completion of DOH/ èDumbe sustainable issues implementation 09 projects settlement Implementation Approval of Jul of planed phase 1 09 projects Construction of 20 units per months Develop Enter into PPP PPP Jun Signed PPP R150 000 èDumbe mixed income agreement 09 housing signed

èDumbe Housing Sector Plan Page 33 o 10. CONCLUSION

10.1 PLANNING OF PROJECTS

It is recommended that:

 The planned projects to be realistic and informed by the community needs.

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

 Scheduling of projects to be done systematically taking into account the District plan on bulk services.

 Scheduling of projects for implementation to be done the planning section, Infrastructure unit and the housing unit.

10.2 IMPLEMENTATION OF PROJECTS

It is recommended that:

 The municipality to appoint Project Managers and Implementing Agents using the set time frames.

 The municipality to 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 margin.

 The municipality to follow the procurement system as per the SCM procedure.

 The municipality ensures that the EPWP and PHP in the implementation of projects are incorporated.

 The monitoring and evaluation of projects to be done by both, the Housing Unit and the Infrastructure unit.

10.3 CAPACITY BUILDING

 During the preparation of this housing sector plan, the PMU manager and the IDP manager were involved from conceptualization to implementation phase.

10.4 REVIEW OF THE HOUSING SECTOR PLAN

 The Housing Sector Plan is a five year plan which needs to be reviewed annually by the municipality to accommodate housing development changes by the Municipal Manger.  It is recommended that the revision of this plan be done in collaboration with the IDP document every year.

èDumbe Housing Sector Plan Page 34  This Housing Development Sector Plan will form the basis of monitoring and evaluation to ensure the effective implementation process.

 Furthermore the success of this Housing Sector Plan will depend on the realization of the targets/objectives and the indicators will serve as the yard stick to measure progress.

 The Municipal housing officer should be accountable for the administrative implementation of the Housing Sector Plan as well as reporting back to council.

11. REFERENCE SECTION

 The Constitution of the Republic of South Africa

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

 The Rental Housing Tribunal (Act 50 of 1999)

 The Municipal Systems Act, 2000 (Act 108 of 2000)

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

 The KwaZulu-Natal Housing Act, 1998 (Act 12 of 1998)

 The National Housing Capacity Building and Training Program

 èDumbe Municipality’s Integrated Development Plan

 Minutes of the Housing Forums

èDumbe Housing Sector Plan Page 35