Architecture
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Browsing Architecture by Author "Adebayo, Pauline Wambui."
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Item Comparing the levels of housing satisfaction between the site and services and settlement upgrading housing projects : a case study of Tshelimnyama phase 3, Illovo phase 4 and Old Dunbar and Bester's Camp.(2011) Gumede, Gugu R.; Adebayo, Pauline Wambui.This dissertation compares the levels of housing satisfaction between the site and services and informal settlement upgrading projects. In South Africa, the government embarked on the incremental approach to housing as a way of addressing housing challenges such as slow delivery rate, poverty and budgetary constraints. Within incremental housing polices, site and services and informal settlement upgrading housing projects are two housing delivery methods that are being used to provide housing to low income households. One of the challenges with the implementation of incremental housing delivery method in South Africa has been over-emphasis on the implementation of site and services at the expense of informal settlement upgrading housing projects. The broad aim of this dissertation is to compare which of the two delivery approaches yields higher levels of satisfaction. The research method employed in the study was Normative Style of comparism which is used to compare the levels of satisfaction and usefulness of housing to the user. To evaluate the levels of housing satisfaction between the site and services and informal settlement upgrading, the researcher set indicators of housing satisfaction, specifically location, the size of the dwelling unit, the quality of building materials, residential quality, security of tenure and the ability to use a house for income generating opportunities. Polices such as Chapter 13 of the National Housing Code (2009) and the Breaking New Ground (2004) indicate a significant shift in respect of informal settlement upgrading. The study’s findings showed that there are higher levels of housing satisfaction in the informal settlement upgrading housing projects than in the site and services because, beneficiaries make conscious choices about where to locate their housing. It emerged that beneficiaries satisfaction with the choice of specific settlements was usually linked to their livelihood strategies for example, proximity to jobs, cost of transport and cost of living. Such satisfaction was not forthcoming in poorly located sites and services schemes, whose strength was therefore only on their formality, secure tenure and basic services. The contribution of this study is not only to highlight circumstances that make housing satisfactory but also to ensure that informal settlements upgrading becomes entirely practiced on an equal basis as site and services.Item Government intervention and the use of the house for income generation in informal settlements : a case of Cato Crest, eThekwini Municipality.(2011) Mnguni, Ziphozonke.; Adebayo, Pauline Wambui.This dissertation investigates how the upgrading of informal settlements impacts home-based enterprises (HBEs). De Soto’s ‘Mystery of Capital Theory’ suggests that the formalisation of tenure rights, through informal settlement upgrading, can result in poor households gaining access to capital using their houses as collateral against loans. Furthermore, these households can then use this capital to finance the operations of their HBEs. Rust’s conceptualisation of the ‘Housing Asset Triangle’ explains the importance of HBEs in the lives informal settlement households as an economic asset. Thus, the lack of support for HBEs in the implementation of informal settlement upgrading, by municipal officials, impacts negatively on HBEs, and demonstrates Huntington’s ‘Clash of Civilisations’ Theory. Huntington states that when state officials implement informal settlement upgrading, disagreements arise between the officials and the beneficiaries of upgrading, in terms of the objectives and the results of upgrading, stemming mainly from the fact that the state officials and the beneficiaries belong to different civilisations. The researcher uses Cato Crest located in eThekwini Municipality as the case study area, where interviews were conducted with the municipal housing officials that implemented the in-situ upgrade in Cato Crest, using the Informal Settlement Upgrading Programme (ISUP) of the Breaking New Ground (BNG): Housing Policy. Household surveys were also conducted with the Cato Crest households that operated HBEs in the upgraded settlement, who had also done so in the informal settlement prior to the upgrade. The researcher found that HBEs in Cato Crest informal settlements are heavily dependent foot paths, for customers, used by people walking through the settlement. However, the upgraded settlement has lower housing densities than the informal settlement and the foot paths are replaced by road-side pavements. Only the businesses trading from containers located on the road-side survive, as customers using the roads and pavements stop easily to purchase goods. As a result, HBEs suffer and are unable to attract customers anymore and re-establishing HBEs in the upgraded settlement becomes a useless task as only businesses trading from the roadside are successful in the Cato Crest upgraded settlement. Trading from the road-side requires moving the HBE out of the house and into a road-side container, where the latter needs to be purchased by the household in order to take advantage of customers using the roads and pavements. This process proved to be too expensive for poor households operating HBEs in Cato Crest. HBEs are an important income generation strategy for Cato Crest households, and the upgrading of their informal settlement creates a better living environment for these households. However, the inability to continue generating an income using the house in the upgraded settlement creates a harsh environment for households that depend on HBEs for survival. Based on the findings of this study, the recommendations for the future implementation of informal settlement upgrading are that there is a need for a more collaborative effort between municipal housing officials, the Business Support Unit of the eThekwini Municipality, the Local Economic Development Offices, as well as households operating HBEs. More research of the phenomenon of HBEs in informal settlements of any particular area to be upgraded should be conducted. Thereafter, the implementation of HBE accommodating and fitting upgrading plans to each settlement, needs to be carried out by the upgrading officials, so that the upgraded settlement does not only give people access to housing and infrastructure, but creates an environment where they can continue using their houses for income generation in the upgraded settlement.Item Investigating the performance of non-traditional lenders in the provision of end-user finance : a case study of the National Housing Finance Corporation and the National Urban Reconstruction and Housing Agency.(2000) Salane, Rirhandzu Russel.; Adebayo, Pauline Wambui."A significant number of households in need of housing in South Africa can afford to access housing credit, provided that this is available. Such credit is currently not readily accessible by most of such home seekers. Unlocking housing credit is therefore seen as a fundamental requirement in order to facilitate the ongoing improvement of the housing circumstances of such households" (Housing White Paper, 1994). Restricted access and unavailability of housing end-user finance is one of the critical challenges which faces the government in general, and the Department of Housing in particular. Access to end-user finance is limited due to many reasons which the study will identify. This study primarily looks at the access and availability of housing end-user finance to the low income earners. Basically it attempts to explore the impact of Non-Traditional Lenders in the provision of end-user finance to the poor. Non-traditional lenders refer to any lender who is not a traditional retail finance lender/company. The study looks at the National Housing Finance Corporation (NHFC) and the National Urban Reconstruction and Housing Agency's (NURCHA) attempts to mobilise housing credit. It closely pays special attention to the strategies used to mobilise the much-needed credit, their impact and the problems they encounter. This is done with the sole purpose of establishing whether or not it is possible to extend their scope to cater for the low income housing market. To realise this purpose, the study follows the path undertaken by these two institutions in terms of impacting to the poor. Agishana Credit Company's activities were investigated in order to determine Nurcha's impact, and Ithala Development Finance Corporation for the NHFC. Further, a path will be established to determine the impact of these retail lenders on the poor. Thus, Pioneer Park housing project is surveyed to determine Ithala's lending activities as well as Thembalihle (Glenwood 2) housing project for Agishana. It is paramount to indicate that both the NHFC and Nurcha do not lend to a man on the street, but deal with retail lenders. In essence, the NHFC attempts to open the floodgates of housing credit by funding intermediary lenders that on-lend to individual beneficiaries, while on the other hand, Nurcha guarantees activities by these intermediary lenders. This study is divided into five chapters. Chapter one broadly gives an overview of problems regarding access and availability of housing end-user finance and also outlines the research methodology employed. Chapter two identifies and discusses the different housing delivery systems, as well as gives a vivid picture on the functioning of non-traditional lenders. It provides both international and national experiences that proves that it is feasible to provide housing loans to the poor. Chapter three aims at offering historical background of the four institutions. It identifies their missions, sources of funds, nature of clientele, key activities and the strategies they employ with regards to defaults. Chapter four provides the finding and analysis of the surveys conducted. Firstly, a brief background of the case study areas is outlined. Then findings of the study reveal that it is safe to lend to low income households. This proves that there is a potential to successfully lend to this market without running at a loss. Chapter five is a summary of the research findings, conclusions and recommendations. The findings of the study point out that there is a place for provision of housing credit to the poor. To that end, the study recommends that, what is needed to significantly provide housing loans to this market is the amalgamation of the NHFC and Nurcha's activities; establishment of more lending institutions; encouragement of savings for housing purposes; as well as commitment to innovatively devise and introduce new lending products to cater for this market, which is equally met with strategies to level the play field in terms of legislation so that lending institutions can participate in this housing market at scale.Item Preconditions for housing consolidation : towards a suitable package of support for incremental housing in South Africa : a case study of eThekweni municipality.(2008) Adebayo, Pauline Wambui.; Kahn, Michael.; Awuor-Hayangah, Rosemary.This thesis set out to examine the application of the supporter paradigm in the incremental housing process in South Africa, and the way support for housing consolidation has been orchestrated in practice. It aimed to determine the forms of housing support that constitute preconditions of housing consolidation in the South African low income housing context. The supporter paradigm upon which post-apartheid housing policy is based takes its cue from the proponents of self-help housing, and the institutions that have entrenched it internationally. It outlines the housing support actions that would enable poor households to achieve housing adequacy incrementally . In South Africa, such households would constitute housing subsidy beneficiaries, seeking to achieve housing 'depth' through the process of housing consolidation, where the national subsidy programme would primarily only have delivered housing 'width' , or housing starts. Contrary to the expectations of the policy, the pace of housing consolidation has been slow, and the standard of the resultant housing poor. The thesis ' point of departure is that households which have not improved their dwellings, or whose improvement efforts have only yielded temporary housing, continue to experience housing inadequacy, despite subsidy support. This outcome contradicts the policy 's goal of enabling households to reach housing adequacy. That subsidy support is but one of a number of supports needed to enable housing consolidation is acknowledged by current policy. This study critiques the way support has been lent to households in consolidating situations conceptually and empirically. Conceptually, the study analyses the international and South African policy discourse around the support approach to housing delivery, as well as looks at some precedents in housing support practice internationally for useful lessons. Empirically, the study makes use of qualitative and quantitative research instruments to examine and analyse the housing support experience in three different types of incremental housing projects, located in eThekwini municipality, in the KwaZulu Natal Province of South Africa . The housing support findings are analysed within the context of what both the housing policy and the study 's key informants consider to be a holistic packaging of housing support, that should be attendant to any incremental housing project. On the basis of the study's findings, housing support practice is critiqued on two levels. At policy level, the study reveals that the foundation of South African housing policy in a neoliberal context, in the absence of support targeted at improving the incomes of the mainly very poor beneficiaries, sets them up for failure in their housing improvement efforts. At the implementation level, the study identifies three key areas of weakness. Firstly, there is absence of strategic direction at the National level, resulting in the treatment of housing support as an optional function by the housing implementation levels. Secondly, most housing authorities experience difficulty in understanding what housing support entails, because of its multifaceted nature and lack of specificity . Consequently, the support attendant to incremental housing projects is ad hoc and intermittent in nature, and is delivered on the basis of how the particular authorities or project staff understand housing support. As a result, in any given project, housing support is rarely comprehensively packaged. It is also largely an unfunded mandate. Thirdly, at project level, the thesis establishes that many of the problems that confront consolidating households can be attributed to projects that are poorly planned from the outset, and that support in this regard lies in the development of capacity at municipal level, to plan projects that have the potential to be consolidated in the first instance. As its main contribution, the thesis develops a multidimensional, comprehensive framework for packaging housing support. One dimension specifies upfront, the support elements considered important in the pre- and post-subsidy phases of the project, as well as in the project implementation phase. The exact form these would take in any project would be informed by the project and beneficiary characteristics. The second dimension packages the institutional roles for housing support, thereby removing the institutional ambivalence towards the housing support function, and specifying the institutional and role changes needed to enable housing support to occur. The third dimension packages support according to project type, indicating which forms of support apply to all types of projects, and which to specific modes of delivery in the South African context. The study concludes that while current housing policy is clear on the need to support households to meet consolidation goals, specificity of both process and actions needs to be lent to housing support practice. The multidimensional support package developed by the study is deemed a useful tool in providing such specificity, and clarifying how support for housing consolidation in South Africa should be set up in both policy and practice.Item The role of the group housing savings schemes in housing delivery : a Piesang River experience.(2002) Sibiya, Robert.; Adebayo, Pauline Wambui.This dissertation is based on research undertaken on the role of the housing group savings schemes that provide end-user finance to the poor households to address their housing needs with special reference to South African Homeless People's Federation (SAHPF) at Piesang River outside Durban. The housing conditions inherited by the new Government in South Africa were characterized by backlog. In order for the Government to address housing shortage, housing subsidy assistance was introduced, which only provided the 'starter house', which was not sufficient enough for the poor in terms of size and quality of the house. It was hoped that the traditional financial institutions would come to the party and provide small-scale loans to the poor to incrementally improve the condition of their housing. The poor households have been seen as "unbankable". Basically the study bids to explore and establish the effectiveness of the savings schemes as an intervention in making end-user finance available to the poor households in S.A. to meet their shelter needs. The study revolves wholly around the group housing savings clubs as an intervention for proving housing for the poor. Practice has proved that incremental upgrading of a core unit using incremental finance is more suitable than long-term loans and does not bind the poor into long-term financial agreements. Given the fact that the poor are not willing to subject themselves into long-term financial commitments, consequently, the poor households have initiated financial self-help groups of the likes of ROSCAs, Stokvels, RCAs and ASCRAs as a mechanism to deal with the predicament that they are facing. The study explores the circumstances under which these saving schemes have evolved and the cause of their proliferation, looking at the international and local experiences. The study draws successful lessons from SAHPF of Piesang River about group lending and the possible expansion of its activities to other parts of S.A. Lending groups have the potential to provide affordable credit to the poor and the group members will use peer pressure to encourage repayment. Group lending is capable of making an individual repay that would have easily defaulted under individual lending. The researcher uses the combination of sample survey and case study to argue that the success of SAHPF particularly in making end-user finance available to its members is due to its strong, central focus on savings and loans. Finally the recommendations are that savings for housing purposes should be seen as an appropriate mechanism, to augment the housing subsidy given the fact that formal end-user finance is not forth coming especially to the poor as anticipated.Item Social housing sidelined : an assessment of the institutional framework for social housing in eThekwini Municipality.(2011) Nengomasha, Calvin.; Adebayo, Pauline Wambui.The post-1994 era saw a deluge of housing legislation designed to shake the foundations of repressive Apartheid housing policy. Regrettably, the social housing sector began operating without the support of relevant legislation to guide social housing delivery. Institutional arrangements for social housing only came into effect in the late 2000s. This study sought to evaluate the institutional arrangements for social housing to assess why they have failed to deliver adequate social housing output to satisfy the latent demand on the market. Therefore, the study sought to assess whether the limited delivery of social housing was a result of institutional inertia in the planning, provision and management of social housing in eThekwini Municipality post-1994. Qualitative information on institutional arrangements for social housing was sourced through semi-structured interviews conducted with key informants involved in social housing development in eThekwini Municipality. The information gathered from the interviews was analysed using thematic analysis. After analysing the information, it was discovered that disjointed institutions have contributed to inadequate social housing whose shortage should be viewed not as primarily an issue relating to limited supply and excessive demand, but as reflective of the underlying institutional power struggles arising from the ad hoc and silo process of implementing social, land and economic policies. Therefore, the research concluded that the social housing sector would continue to deliver inadequate social housing output unless a supra-institution that integrates social, economic and land policies is enacted. To maximise the allocation and use of land and financial resources needed for social housing delivery, the intent of the legislations within the institutional arrangements for social housing must be synchronised to have clear strategies and procedures to deliver social housing at scale in inner city areas.