AN ASSESSMENT OF THE SUSTAINABILITY OF PRIVATE HOUSING
DEVELOPMENT PROJECT: A CASE STUDY OF MABVAZUVA, RUWA.
BY
RUPIYA OLGA
R154993E
A DISSERTATION SUBMITTED TO THE DEPARTMENT OF GEOGRAPHY AND
ENVIRONMENTAL STUDIES IN PARTIAL FULFILLMENT OF THE BACHELOR
OF
SCIENCE HONOURS DEGREE IN GEOGRAPHY AND ENVIRONMENTAL
STUDIES.
MIDLANDS STATE UNIVERSITY
JUNE 2019
DECLARATION
I declare that this is my own work and material used from other sources to compile this
dissertation has been fully acknowledged.
DEDICATIONS
This thesis is dedicated to my beloved mother for her unwavering love, support and patience
without you I would not have accomplished my studies.
ACKNOWLEDGEMENTS
I owe my deepest gratitude to my dissertation supervisor Mr Chikukura for assisting me
throughout the research process. My sincere gratitude goes to the members of the Department
of Geography and Environmental Studies, Midlands State University for their assistance
during the course of the undergraduate period through supervision.I wish to avail myself of
this opportunity, express a sense of gratitude and love to my friends and my beloved parents
for their manual support, strength, and help and for everything. Above all, l heartily thank the
Lord God Almighty, for the strength that kept me standing and for the hope that kept me
believing that this affiliation would be possible and more interesting.
CHAPTER 1: INTRODUCTION
1.1 Background to the study
Sustainability, is defined by the Brundtland Commission as “development that meets the
needs of the present without compromising the ability of future generations to meet their own
needs”. This concept of sustainable development aims at maintain economic extension while
protecting the continual value of the natural ecosystem; it “provides a framework for the
integration of environment policies and development strategies” (United Nations General
Assembly, 1987).Sustainability is the study of how natural systems function, remain diverse
and produce everything it needs for the ecology to remain in balance. It takes into account
how human civilization might live in harmony with the natural world around us, protecting it
from damage and destruction.
Sustainable development was also the main focus of the 2030 Agenda for Sustainable
Development, adopted by all United Nations Member States in 2015.The Agenda emphasizes
the critical role that human rights play in the achievement of sustainable development in all
its three dimensions economic, social and environmental.The U.N. has integrated
development objectives industrial expansion ,societal equality ,and environmental central
business goals in an aim to be in association with the private sector for financial aid. Private
companies generate an estimate of about 90% of jobs and could assist in covering the
investment development gap of about $140 billion per annum.The money that would be
obtained through the private sector could assist in achieving the sustainable development
goals. Thus if sustainable standards focusing on economic, environmental and social pillars
are integrated with the private business system and processes substantial investment could be
catalysed.
Since then the growing concerns on deterioration of ecological conditions, population
growth, increasing resource consumption and depletion of crucial resources have led to
sustainability agenda gaining rapidly popularity. The concept and paradigm have in time
evolved through series of international conferences and initiatives, culminating in the
landmark United Nations 1992 Rio ‘Earth Summit’. This conference laid the foundations for
the political empowerment and global institutionalization of sustainable development. In
2005, the World Summit on Social Development identified three core areas that contribute to
the philosophy and social science of sustainable development. These “pillars” namely social
economic and environment are used to measure sustainability. It has become increasingly
difficult to link economic growth, social well-being and environmental sustainability.
Undeniably, the rift between these three indicators of sustainability is increasing.
People have since the Neolithic Agricultural Revolution and even before then, have always
utilized never replenishes of environmental resources. This is evident through old age
practices such as shifting cultivation which was mostly dominant amongst the hunter-gatherer
societies .Who that moved into an area to use up its resources in a season before setting up
camp or moving on, in search of fertile lands in a continued cycle .In this 21 st century
housing developers focus on capital generation at the expense of the environment. This
unsustainable practice leads to depletion of natural resources, low standards of living and
poor maintenance of infrastructure.
The world we live in has become more consumerist and largely urban existence throughout
the developed world and we consume a lot of natural resources every day. The population
over time is going to increase in correlation to land use development .Housing development
projects have become sustainable for instance in October 2018 the backlog of national
housing was estimated by Zimbabwe Building Contractors’ Association (ZBCA) at 1,5
million units due to rising demand in urban and resettlement areas. A result some private
housing developments are being carried out without requisite services and infrastructure .This
in turn deprives people to proper and acceptable living standards. It is important that private
housing developers to ensure that property designated as land for housing is developed and
serviced so that people are allocated housing stands in an orderly manner. The delivery of
housing must be managed because of its status as a basic need.
The low-income group receive low salaries or wages that are low and mostly informal as a
result it becomes a problem for them to be liable to mortgage facilities and private developers
need to incorporate sustainable housing prising for this group. In most developing countries,
it is clear that the private developers are profit oriented because currently the low income
groups are unable to purchase land due to unattainable fixed payment terms. However, the
main reason for this shortfall is due to large economic constrictions as well as massive
unrealistic budgets that are not maintainable (Taruvinga and Mooya, 2016). As a result there
could be an increased in slums if prices are not maintained at affordable prices for the low
income group.
Sustainable development has gained its popularity over the years because it has proved to be
a strategic necessity in managing project developments. Organizations which practise
sustainable standards are able to consistently provide products and services that meet
customer and regulatory requirements (Neyestani, 2016).Thus sustainability must not be
undermined in all housing projects to prevent future impediments to the project’s success.
Without sustainability in private housing projects this could endanger the natural ecosystem,
improper planning and management and deprivation of social amenities .If sustainability is
not integrated in managing private housing developments it will lead to an increase in
remedial costs and also reduced the standard of living.
Zimbabwe’s current population is estimated to be 16.91 million, as compared to 14.09million
of 2013, thus showing an increase of about 2,52 million in the past five years. An increase in
population will exceed the dire need for accommodation this will trigger more housing
development projects. The Commando housing .The government is also responding to the
dynamics in population growth, for instance in 11 May 2018,150 million bond was issued
towards Command Housing Programme initiated by President Mnangagwa .Taking
sustainable development into account will determine the success of all future housing projects
in Zimbabwe and enable the country to succeed in sustaining the environment, social and
economic aspects in development .There is need to work toward meeting accreditation
standards and implementing sustainable practises. This will improve the quality of life in all
social, economic and environmental aspects.
1.2Statement of the problem
Urban population is growing in correlation to housing development projects and this is
presenting some grey areas which if unattended could cause some difficulties in future. As a
result this calls for a cause of concern for private development projects to adopt sustainable
housing development practises to allow for generational equity. The SDGs were aiming at
including the private sector for financial investments .However not much research has been
done to evaluate the sustainability of private companies .There is growing pressure on
business to become engaged in sustainability issues due to the expanding global wealth and
influence of the private sector , Petkoski et al,.2005)Hence there is need for a follow up on
the effective sustainable standards that are being integrated by these private companies .If no
research is done the SDGs will not be achieved by 2030.To contribute and complement the
national sustainable development agenda, organisations are seen as the next level at which
sustainable development is integrated (Abidin et.al ,2005) and this relates to the 3 pillars of
sustainability.
The harsh economic conditions within the country’s posing unbearable macro-economic
challenges, such as tight liquidity and weakening regional currencies which is making
businesses unresponsive to the legal environment.The introduction of the multi-currency
system which has affected the Zimbabwean economic development (BaneleDhlamini
,2017). MABVAZUVA As a result sustainability is being compromised in all processes of
housing project developments. This in-turn imposes future challenges that will obstruct the
progress of these private housing projects. That is why they are some backlogs in some
private housing developments as some developers are failing to complete servicing the stands
.This failure to provide services such as sewer, water and electricity is also coupled with the
fact that companies are maximizing profits at the expense of sustainable development .This
has caused some backlogs in Mabvazuva .This negatively impacts the sustainable standards
in private housing projects.
1.3 Objectives of the study
General objective

To examine the sustainability of private housing projects in residential areas of
Mabvazuva;Ruwa
Specific objectives

To assess the indicators related to sustainability in the context of private housing
projects

To evaluate the challenges to sustainability in private housing projects

To recomend sustainable practises of private housing projects
1.4 Justification of the study
Sustainability helps to recognize that there is a need for developments that maintain a balance
between human activities and the environment (Eziyi O. Ibem, 2015).However it is crucial to
take to note that is sustainability being prioritise in housing developments in the private
sector. As the dire need for accommodation increases it is also important to enhance
sustainability in the housing projects processes and services. Failure to integrate sustainable
practices in housing development could lead to the major setbacks.
In this 21st century sustainable development has become a necessity to reform the society to
become eco-friendly. In the construction industry it also determines the project success or
failure .A lot of time, money and resources, including human and material, are wasted every
year in the construction industry for inefficiency. This study will foster developers to increase
business efficiency through sustainable management procedures. For instance Delta
Beverages (Ltd) have managed to establish itself in the internal market because it is has
managed to effectively integrate sustainability within its business operations.
If this study is taken into consideration it can aid construction projects by improving the
project quality performance, avoid remedial costs and delays.Construction projects are goal
oriented in nature and hence this sustainable development will maintain and improve quality
performance continuously at construction project level. Sustainability also works in the
interest of customers by ensuring that they are satisfied with the products and services offered
to them. This could improve the standard of services and products offered to customers.
The findings after assessing sustainability of private housing projects unsustainable practices
and standards could be filtered out. The potential effects of these practises will also be
significantly reduced within housing developments. The results and recommendations of the
study will aid the project managers in ensuring that sustainable standards are effectively
tackled using a holistic approach. All unsustainable loop holes that accelerate problems in the
business are identified and eliminated. This could also increase the employee morale as they
will be obliged to work towards reaching sustainable development goals.
The research study will provide pool of knowledge and close some knowledge gaps on
literature pertaining to sustainable development in private housing. Moreover, the findings
will be submitted to peer review and will be of great help to fellow scholars, as it will provide
in-depth information of sustainable private housing development. The researcher will benefit
greatly from the research by gaining in-depth knowledge of sustainable issues in private
housing projects .The researcher will also receive very beneficial knowledge which provide
more practical evidence as results and findings are provided to overlap theoretical evidence
1.5 DESCRIPTION OF THE STUDY AREA
Mabvazuva land development project is located to the left along Harare-Mutare, exactly
2,5km from Ruwa turn off. The project site occupies the former Romany-Of-Galway-Estate.
The scope of the project is divided into four project phases namely; planning, construction,
operation and decommissioning. Mabvazuva is a Housing Development Project under the
Exodus and Company (Pvt) Ltd. The housing project is in the District of Goromonzi in Mash
East Province of Zimbabwe. The project is viewed as a relieve valve to the growing
population in Ruwa and Harare. The project is meant to accommodate 2,500 households, thus
significantly easing shortage of houses in the project area. The project is currently in its in
operational and construction stages of development.