ISSN 0378-5254 Journal of Family Ecology and Consumer Sciences, Vol 32, 2004 Second homes and small-town (re)development: the case of Clarens G Hoogendoorn and G Visser OPSOMMING INTRODUCTION Weinig navorsing is tot dusver gedoen op die dina- Second home development has been a research area miese impakte van tweede-woning-ontwikkeling in of major interest to those investigating the intersection Suid-Afrika. Die doel van die studie is om die ge- between tourism and migration over the past three brek aan hierdie akademiese nadenke aan te decades (Coppock, 1977: 1-16; Williams & Hall, 2000; spreek by wyse van ‘n gevallestudie wat handel oor Williams & Hall, 2002, 1-53). Although a number of die empiriese werklikhede van Clarens. Die studie studies into the dynamic impacts of second homes on toon dat tweede-woning-ontwikkeling in hierdie dorp host communities have since appeared in the aca- ‘n reeks positiewe impakte het soos werkskepping demic press, the research field has tended to be local- en diversifisering van die plaaslike ekonomie. Daar- ised in its concerns and less prominent in international teenoor word knelpunte rondom dramatiese eien- tourism debates (Muller et al, 2004; Williams & Hall, domsprysverhoogings, wat lei tot volgehoue woon- 2000). Recently, however, it has been argued that as buurtsegregasie en die beperking van die tipes a result of the increasing mobility of ever-larger sec- werkskepping wat plaasvind, uitgelig. In die alge- tions of the industrialised world, in addition to elevated meen is die strekking van hierdie artikel dat tweede- levels of regional and international leisure migration woning-ontwikkeling in Clarens ‘n positiewe ontwik- associated with second homes, the topic of second keling vir die gasheergemeenskap is home development needs to receive a fresh examina- tion as to its advantages for communities, the factors that contribute to second home location and the role that second homes play in contemporary society (Hall — Mr G Hoogendoorn et al, 2003; O’Reilley, 1995). Department of Geography University of the Free State Whereas the analysis of these complex and varied relationships has been the focus of a burgeoning inter- — Dr GE Visser national academic literature (Hoggart & Buller, 1995; Department of Geography Williams et al, 1997), these concerns have not been University of the Free State explored within the South African context. Although large numbers of towns and villages along the South African coastline, and increasingly in its interior, have Acknowledgements grown significantly as a result of second home devel- opment, the South African Geographical, Tourism, as Thanks are due to the Research Committee of the well as Town and Regional Planning research dis- University of the Free State for funding the larger courses, have remained mute concerning this phe- research project on which this paper draws; Robert nomenon (Visser, 2004a; 2004b:196-214). In part, this Crowther and Bruce Weyers for crucial insights into silence can be attributed to the research context in the development of Clarens; all the participants who which second homes are located. It is a context in kindly took part in the interviews; and the helpful which such investigation fits uneasily into South Af- comments of two referees. The usual disclaimers rica’s day-to-day socio-economic realities. Moreover, apply. research areas focused on tourism have only very recently emerged as a serious field of investigation in this country (Rogerson, 2003). Nevertheless, what- ever the reasons for this oversight in respect of sec- ond homes, the fact remains that no systematic aca- demic reflection on this phenomenon has been forth- coming in the South African context. Recognition of the impact that second homes, and the various cohorts of people involved in this complex system of production and consumption-led migration, hold for host communities has recently started to draw attention at the highest levels of South African govern- ance. The emergence of such investigation is partly explained in the context of the recent Zimbabwean land-grab fiasco, and South Africa’s languishing land- reform system; but it can mainly be attributed to Second homes and small-town (re)development: the case of Clarens 105 ISSN 0378-5254 Tydskrif vir Gesinsekologie en Verbruikerswetenskappe, Vol 32, 2004 mounting discontent among aspirant home-owners, in might be understood to mean, is provided and atten- reaction to the fact that housing in many parts of the tion is focused on some of the underlying reasons for Western Cape, for example, is becoming unaffordable the development of second homes. In addition, con- owing to second-home, non-resident investor activity. sideration is given to some of the most commonly In the light thereof, many questions are currently be- encountered issues that arise because of second ing asked about who owns what type of property, home development. In the second section issues con- where, and for what purposes. Indeed, the Deputy cerning the methodology employed in this investiga- President, Jacob Zuma, was recently compelled to tion briefly come into view. Thereafter, in the third and make a public statement that the Land Affairs Depart- fourth sections, the focus falls on the empirical reali- ment “is conducting research into the matter of ... ties of the case study area, providing a detailed analy- ownership of land … with comparative study of coun- sis of the nature and dynamics of second home own- tries facing similar challenges” (Visser, 2003a: 182, ers and their use of such properties in Clarens. The Isa, 2004). final section draws the investigation to a close, argu- ing that the type of second home development taking Sadly, there is little in the line of South African-based place in Clarens holds a number of positive, but also academic or consultancy research that might guide certain negative, local development implications for public opinion regarding the benefits and challenges the town and the surrounding region. that second home development holds for this society. On the contrary, there is currently only a trickle of exploratory research that has investigated the signifi- SECOND HOMES: SOME ISSUES OF DEFINITION cance of the second home phenomenon in the local AND IMPACTS context (Visser, 2003b; 2004a; 2004b:196-214). In a set of papers Visser (2003c; 2004a; 2004b:196-214), Since the emergence of second homes as a topic of in particular has started to relay the significance of the investigation in the 1970s (e.g Coppock, 1977: 1-16; international second home debates to the South Afri- Crofts, 1977:23-59), there has been a great deal of can situation (Visser, 2003c). Moreover, Visser has ambiguity concerning the definition of second homes presented some general outlines of the dynamics and (Nijkamp et al, 1993; Muller et al 2004: 15-32). This range of second home development (Visser, 2004a), definitional conundrum can be traced back to basic and in addition, has conducted case studies in the issues concerning these properties’ relationship to context of some established second home locations in other fixed property assets, the types of physical the Western Cape province (Visser, 2004b:196-214). structures concerned, and the location of these prop- A key conclusion drawn from these investigations was erties in relation to other land uses. In the main, sec- that a great deal of empirical investigation was re- ond homes are seen as part of leisure consumption quired to elucidate the nature and impact of second (Marsden, 1977:57-73). Marsden (1977:57-73) pro- homes on host communities, not only in the predict- vided a four-part categorisation of second homes, in able second home hot-spots of the coastal provinces which such homes were defined as immobile and non but also in the country’s interior, where growing num- serviced supplementary accommodation which: 1) bers of second homes are to be found (Visser, 2003a, comprised private homes often visited at the weekend 2003b). and on holidays by the family and non-paying guests; 2) intermittently served as commercial holiday homes, Against this backdrop, the over-arching aim of this which were used as private holiday homes but were investigation is to make a contribution towards ad- let at high season to defray costs; 3) intermittently dressing the paucity of academic reflection on second comprised private holiday homes, often purchased for home development in South Africa. More specifically, retirement but meanwhile let out as commercial holi- the paper aims to provide some insights into the types day homes, apart from occasional family use; and 4) of impacts that second home development holds for a served as commercial holiday homes, owned as an small town in the Eastern Free State, a regional set- investment and usually let and managed by an agent. ting seldom regarded as a location of second home properties. However, as the field of second home re- Coppock (1977: 1-16) took these concerns further and search is very broad, the specific focus here only falls suggested that although ownership is implied as a on one of many different facets surrounding such de- criterion, and often as the norm, not all functional sec- velopment. For the purposes of this paper the inter- ond homes are owned by those who use them. This is section between tourism, second homes and local seen in the fact that second homes have a range of development, against the backdrop of the empirical potential functions, as they may be rented on a long realities of Clarens, is investigated. It is argued that lease, and/or used for weekend, vacation and recrea- this particular case study presents some insight into tional purposes. Moreover, the discourse on second the types of local development issues that second homes has developed a distinctive (but also inaccu- home expansion holds for host communities, such as rate) conception of the spatial setting of such homes.