Housing
Department
STRATEGIC PLAN
April 2005
EKURHULENI VISSION
“The Smart, Creative and Developmental
City”
HOUSING MISSION
“To plan, facilitate, implement and manage
targeted human settlements through efficient
and effective resource allocation in partnership
with stakeholders, which provides and promotes
the provision of sustainable housing
opportunities to the residents of Ekurhuleni”
STATISTICAL OVERVIEW OF THE EKURHULENI METROPOLITAN
MUNICIPALITY
•Population 2001 – 2 480 276
•Population estimated by 2010 – 3 200 000
•Number of households – 744 935
•Unemployment rate – 40%
•Number of Wards – 88
•Date of Municipality’s establishment – 05-12-2000
•Cities and towns amalgamated – 9
•Municipal area in Kmsq – 1889
•Land – 190 900 ha
•% GDP from manufacturing – 51%
•% GDP of Gauteng – 23%
•Highways – N3, N12, N17, M2, R21, R24, R25
•Blue IQ Projects – JIA Road network upgrading and Industrial Development zone
R190mil
- Wadeville Alrode Industrial area R72mil
- Gauteng Rapid Rail link
•Total Capex – R1,275 Bil
•Total Budget – R11,3 Bil
STATISTICAL OVERVIEW ON HOUSING
•Housing backlog – 122 000
•Number of informal settlements (formal and informal) – 112
•Land identified for development and upgrading – 120 000 stands
•Basic water available to all, sanitation on process of being provided.
•Housing Municipal Capex R283 mil
•% of Municipal Capex 30%
•Provincial Capex for Housing in Ekurhuleni R147mil
•Total Housing Budget for Ekurhuleni area R420mil
•Will form 34% of Municipal Capex
KEY PERFORMANCE AREAS
• Housing Policies and Planning for Sustainable
Human Settlements
• Property Management and Institutional housing
• Project Management and facilitation of housing
opportunities
• Support Services and National programmes
DIRECTIVE FROM LEVELS OF
GOVERNMENT
• MILENNIUM GOALS
• BREAKING NEW GROUND:
A COMPREHENSIVE PLAN FOR THE
DEVELOPMENT OF SUSTAINABLE
HUMAN SETTLEMENTS.
• STRATEGIC PRIORITIES OF EMM
EMM Seven Strategic Priorities
An urban renewal strategy that ensures that we uplift and upgrade
the region through projects such as inner city housing;
A programme to fight poverty and underdevelopment, as well as the
implementation of targets and programmes arising from the World
summit on sustainable development held in 2002;
A programme to create jobs through local economic development,
and economic empowerment of communities,
Focusing on building safety and security in our communities;
Forging social partnership in our fight against HIV/Aids;
Promotion of good governance; and
Advancing and enhancing community participation.
MOST IMPORTANT ISSUES
TO ACHIEVE INTEGRATED
AND SUSTAINABLE HUMAN
SETTLEMENTS
1. URBAN REGENERATION
2. LOCALITY OF HOUSING
PROJECTS
3. DENSIFICATION
4. TYPOLOGIES AND TENURE
OPTIONS
5. URBAN DESIGN
1.
URBAN REGENERATION
The primary thrusts for urban regeneration are as follows:
• Integrated development
– Creation of a sustainable community
– Appropriate and affordable housing
– Safe and secure environment
• Provision of quantity/quality infrastructure, like roads, storm water drainage, sewer systems etc.
• Provision of quality, sustainable social amenities, including schools, clinics etc.
• Promotion of local economic development, and support for
local entrepreneurs investing in the area.
• Invasion control
• Higher density development, Social housing and affordable
rental accommodation are important features of the urban
regeneration strategy.
2. LOCALITY OF HOUSING PROJECTS
• The defining feature of all criticism against the
instrument used most for housing delivery namely
project-linked subsidies has been location.
These projects have not led to “closer is better” locations
and thus have not led to sustainable communities.
– Separate land cost from subsidy
• In view of the creation of sustainable human settlements
there is a need to focus on the spatial directives.
• Invasion control to protect well located land for suitable
development
3. DENSIFICATION
• Promotes efficient use of land and existing urban
infra-structure. It is also viewed as an alternative to
urban sprawl.
• The components of medium to high density housing
are location, built form, tenure, governance, financing,
affordability and maintenance of the houses and
environment that was created.
• Densification is a tool to resolve many of the
challenges not only for housing but sustainable
development and integration by:
•
Densification continued
– Matching Backlog with Land Available.
– Benefits of Medium to High Density
(Affordable public transport and less pollution)
– High-Quality Design & Diversity
(Creating people places offer a wider range of housing types
and provide for the life cycle.)
– Safety, Property Values, Overcrowding and
Affordable housing
(Design and use of public spaces have a far more significant
impact on crime)
– Infill, integration
(Better urban form and optimal use of existing services)
- In situ upgrading at higher densities possible with
new designs
Making "densification" work is perhaps the single most important challenge in
the creation of sustainable human settlements:
• As it is about the manipulation of space, inside
and outside to better the experience of the person
in contact with the environment.
• Issues that need to be addressed are; promotion
of densification, planning guidelines, property
taxation, zoning, subdivision, and land swaps and
consolidation.
4. TYPOLOGIES AND TENURE OPTIONS
•Investigate various typologies of housing to offer choice
and provide for requirements I t o higher densities and to
allow integration into surrounding developments.
5. URBAN DESIGN
•Urban design is not a luxury anymore but has become
a necessity to ensure sustainable developments
taking into account
social and safety aspects, mobility, the economic use of
space, aesthetics and densification.
EMM actions to comply with millennium
goals and Breaking New Ground
•Eight year plan to eradicate informal settlement backlog – delivery of
15 000 – 17 000 stands per year
•Become ISO 9001 compliant by September 2005 – Ensure quality
processes and procedures in the workplace
•To be Accredited as by July 2006
- Ensure implementation is brought closer to beneficiary
- Faster delivery by shortening the management chain
- Direct link to quality manage delivery
- Institutional review and draw down of capacity from Provincial level
•Implementation of Community Builders Programme
- Community involvement
- Job creation, skills development and economic growth
- Preferential procurement policy
•Strict financial management – Ring fenced project budgets and audits
•Project control to prevent fraud and corruption – regular audits
Ekurhuleni actions to create human
settlements
•Urban design guidelines for higher density development
•Stand sizes 80 – 150msq
•Densification in all housing projects (Municipal and Provincial)
•In situ upgrading where land is suitable.
•One Social housing Institution for EMM and promotion of social
housing
•Council land and other identified properties for higher density
developments and social housing. Urban Renewal focus areas
Separate land cost from subsidy.
•Hostels – own funding of R17,6m. Rental stock and family units.
•All other hostels to become transit / communal housing.
•Life cycle provision in all residential development.
•Five focus area Development/Precinct plans to determine
Infrastructure backlog to compile Infrastructure development plan
(Direct MIG and densification) and indicate allocation of housing
backlog with densities.
PROPOSED DELIVERY 5YR PLAN
PROGRAMM
E
ESSENTIAL
SERVICES
PHP
DELIVERABLE
2004/2005
STANDS
2005/2006
2006/2007
2007/2008
2008/2009
STRUCTURES
85,000
78,000,000
420,500,000
428,000,000
480,000,000
500,000,000
0
51,000
129,500,000
197,500,000
173,500,000
172,000,000
172,000,000
SPECIAL
PROJECTS
16,400
19,000
9,000,000
51,500,000
159,840,000
141,600,000
51,600,000
EXISTING
PROJECTS
8,000
31,500
234,500,000
196,200,000
177,000,000
0
0
23,600,000
63,000,000
57,000,000
48,000,000
63,000,000
1,250,000
2,500,000
6,000,000
12,000,000
15,000,000
ARA
URBAN
RENEWAL
planning
upgrading
EMERGENCY
ASSISTANCE
5,800
5,800
111,000,000
0
0
0
0
RURAL
RESIDENTIA
L
2,500
2,500
1,000,000
3,900,000
0
64,500,000
0
117,700
109,800
587,600,000
945,100,000
1,001,340,000
918,100,000
801,600,000
TOTAL
• Land parcels are being acquired for 85 000 stands at a density of 30 units per ha
on 250 msq stands. By densifying only a third of the land to 80 units per ha on
80msq stands provision can be made for 110 000 stands and address the full backlog
LAYOUT PLANNING FOR DENSIFICATION
Less roads
Permanent surfaces
Walk ways
Smaller stands
Larger house
Shorter walking distances
Sharing of service points
More communal areas
Communal food garden
Communal parking
Various typologies
Optimal use of bulk
PMG note: Photographs and Densification housing designs not
included. Email info@pmg.org.za for these.