Tasbet and Duvha Housing Development

Historical Context and Background Information

The Witbank Housing Project seeks to provide affordable high quality rental housing together with the necessary infrastructure to house 5000 families. The original housing project of 3,000 housing units was approved by the Mpumulanga Housing Development Board as an institutional subsidy project. The problem obtaining low interest senior debt funding for the beneficiaries meant that the selling price of the housing units exceeded the affordability of the subject target group. The opportunity arose to participate in the rental housing initiative arising out of the Job Summit of October 1998.

By converting this project to one that conformed with the recommendations and guidelines of the Presidential Job Summit Project on Housing, the original development principles, i.e. providing quality houses at an affordable rate, could be met. The original obtained the support of the Department of Local Government and Housing because it addressed the needs of the people in the area where a shortage of approximately 20,000 houses is recorded. Officials of the Department of Housing in Mpumulanga ensure that the additional 2000 subsidies would be made available for the initiative. The total of 5000 subsidies were transferred to National Housing for disbursement for the Witbank Project.

Of the 64 applicants at the Job Summit submitting project applications, Witbank Housing Project was identified as being worthy of inclusion within the framework of the Presidential Job Summit Pilot Project on Housing (PJSPPH). The project targets the employed low-income group with housing options ranging between 35 and 56 square meters.

The project has been extensively discussed at municipal level with a view to creating a complete built environment and has received widespread support. The project includes amongst others, provision for 8 schools, both primary and secondary, community facilities, commercial centres and an efficient transport routes on paved roads. In fact, within a 250-300m walk of any home one is able to reach all of the above amenities. On 10th February 2000, the Minister of Housing announced the first of three pilot projects to be included within the framework of the Presidential Job Summit Pilot Project on Housing; Witbank was one of the successful bidders.

Broad Development Strategy

This development is viewed as an important contribution to the local economy. The development approach seeks to maximise opportunities with a view to local economy stimulation. The approach seeks to seek the balance between delivery time and maximum job creation.

Design Rationale

The planning approach is not seen merely as a construction activity, but rather as a step towards upgrading the living conditions in a broader sense. Special emphasis is placed on detail living environmental issues, such as urban design criteria and attractive street scenes. The area is planned with all supportive land uses and is intended to create a self-contained urban environment over the medium terms in line with budget constraints. The project should be seen as a new trend in the housing environmental concept, which will encourage a process of social upliftment, community re-integration and education which will have far reaching benefits, not only for the future residents, but also for the surrounding communities. The Project Area can be regarded as a "high quality infill area" located between two medium income communities. The overall development strategies are outlined below.

- The intended project is aimed at providing affordable and economic rental housing for the
low-income group.

- Due to the housing needs, the intended development can make provision for a residential
mix with innovative housing solutions based on individual affordability.

- The Project Area must be evaluated as a sensitive interface area, linking the existing
informal housing settlement to the south and west with affordable housing to the east as
envisaged by this project.

- Aspects such as quality of environment and maximum value for money receive high priority
in order to minimise the impact on the existing built up areas. Development is to take place
in accordance with market sensitivity and affordability whilst addressing housing needs and
facilitate relocation of households to obtain a normal urbanised environment.

- Supportive land uses are used efficiently in order to create effective transition between
sensitive areas and further to protect investment values of individual values of individual
families and;

- Proper integration in respect of different land uses and opportunities.

The Township Layout

Rationale

The layout format was basically dictate by the following rationale:

- The layout should provide a functional and aesthetically pleasing urban environment.

- Effective linkages should be created with other surrounding areas in order to effect
an integrated total development.

- The design should cater for the specific needs of the target community.

- The layout should accommodate modern town planning principles that will promote
community ownership and upgrading options over the medium and longer term.

- The layout should promote innovative and modern housing solutions, subject to
community preferences and sufficient provision should be made for the creation of
social infrastructure and supportive land uses, which could contribute to the
establishment of a balanced community.

Process Overview

Roads

The primary road requirements are to provide a road network within the framework of the prescribed hierarchy, which will not only promote the Project Area as an integrated unit, but also cover the following important factors:

- Promote ease of access to and from road systems

- Promote safe and effective movement of traffic

- Promote an aesthetically pleasing environment

- Provide a road system, which will be both practical and economically feasible

- Channelise vehicular traffic to higher order roads, and in doing so, protecting lower
roads for pedestrian movement and;

- Provide links to a road network system already in existence.

Residential Profile

The total value for 5000 units is R320 000 000,00 (Three Hundred and Twenty Million Rand)

Construction Approach

The construction method involves a joint approach between established and emerging contractors. The emphasis is placed on labour intensive methods. In order to ensure structural integrity, all building will be erected upon waffle slabs. The walls, which are built upon the waffle slab, will be built out of bricks. Our choice of pigmented bricks as the wall construction method is based on the following factors:

- It is a traditional walling method and complies to standard building regulations.

- It is a walling method best suited to the training of emerging contractors in skills, which
will be essential for sustainability.

- It is a walling system with the least maintenance in the long term i.e. no painting