Housing

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Housing is more than mere shelter. It transcends the physical structure and exists within a context defined by services and facilities which link individuals and families to the community, the city and regions. The Housing Programme provides a wide range of modules that aim at equipping students with economical, social, technological and policy issues that impinge on various housing production systems and how they impact on the delivery of housing. It is also supported by extensive independent research into various facets of housing by academic staff.

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The effects of economic structural adjustment programme and the shelter development strategy on the housing construction industry in Zimbabwe.
(2001) Mucharambeyi, Kudakwashe Godfrey.; Adebayo, Ambrose Adeyemi.
The motive behind this dissertation involved the scholastic empirical testing of the impacts of development policy, pursued at macro-economic level in housing and construction industry in Zimbabwe during Economic Structural Adjustment Programme (ESAP) between 1990-1995. It further explores the understanding of the variety of interconnections between macro-economic in light of structural adjustment and Shelter development Strategy. The introductory focuses on conceptualisation of the dissertation in relation to contemporary policy and academic debates. A historical review of both macroeconomic and shelter industry management policies experienced in Zimbabwe prior to ESAP are examined. Architecture structure of the adjustment programe specifically in the in creating an enabling environment in respect to the overall macro-economic reforms in relation to the shelter industry is sketched. Party Two deals with housing and Zimbabwean construction finance both prior and after ESAP, comparison with other African countries is reviewed-positive impacts of liberalizing a sophisticated financial sector, limited impact in attracting foreign investment and negative impact of reduced government investment on the housing construction industry. The final section deals with the impact of adjustment and shelter strategy on job creation and income levels. Also focuses on the responsiveness of the construction supply to adjustment and enablement policies. The development of ideas surrounding this research and methodology of fieldwork are also discussed. Conclusion and recommendations are drawn to fulfill the dissertation-Scholarly.
An evaluation of housing strategy in South Africa for the creation of sustainable human settlements : a case study of the eThekwini region.
(2011) Govender, Gonaseelan Barlow.; Adebayo, Ambrose Adeyemi.
Given that access to adequate housing is defined under South Africa's constitution as a fundamental human right, it is understandable that the post Apartheid government focuses significant time and expense on establishing human settlements intended to redress the historically unequal distribution of wealth and resources. This thesis is concerned with looking at why, in spite of this attention, the government has underperformed in delivering low income housing projects that evolve into socially sustainable and integrated communities. Since there is no substantial evidence that a comprehensive study of the consolidation of human settlements has been done in South Africa, this research and the recommendations it engenders will be an important resource for planning truly sustainable and integrated human settlements in the future. Both theoretical and applied research methodologies were utilised in this thesis to examine specifically six human settlements in the KwaZulu-Natal Ethekwini region, selected for their diversity in terms of social, economic and location characteristics, as well as the differing historical circumstances surrounding their establishments. That the analysis included three settlements with Greenfield and social housing projects developed during the Apartheid regime and three settlements established after the 1994 democratic elections, permits comparisons to be drawn and so facilitates a deeper understanding of the successes and failures of the creation of sustainable housing settlements. A thorough review of the limited literature in South Africa in this field and an assessment of strategies contained in the National Housing Policy, was complimented by a more practical approach, including the use of a Delphi survey method, which was conducted with experts in the housing field, policy makers and settlement inhabitants, and extensive on site data collection. This investigation shows that, paradoxically, the Apartheid housing settlements, designed to entrench racial segregation and inequality, have in fact flourished as consolidated communities, in comparison with post Apartheid housing projects. The thesis draws the conclusion that in the Apartheid settlements inhabitants are using their housing units as an invaluable asset to improve their living conditions and to create a sustainable environment. However, in the settlements developed by the post Apartheid regime, inhabitants are struggling to use their home as an asset to improve their living conditions and to create a convenient and sustainable environment. Consequently, poverty, social exclusion and vulnerability of the beneficiaries of low-cost housing are deepening. While this does not justify the Apartheid policy of enforced removals or the subsequent social evils, the sense of ownership that ensued from forcing inhabitants to thererafter pay for their dwelling based on a calculated proportion of household income, is key to understanding this disparity. In comparison, post Apartheid housing policy, framed within a socialist agenda, does not allow for equitable distribution based on income levels and so for the mainly poor and economically inactive inhabitants, there is an absence of this same ownership incentive to either care for or improve the dwellings that they are given. Furthermore, the current National Housing Policy fails to take a holistic approach to the issue since its priority is simply meeting short-term high demand to eradicate the most visible effects of Apartheid. Subsequently, the National Housing Policy has failed to consider how access to education facilities for children, availability of consumer goods and the proximity to commercial activity, jostle with the need for shelter as high priorities for low income households, which fundamentally affects the success of any housing policy. For this reason, several beneficiaries of post Apartheid housing units have sold their homes to raise income to meet more pressing needs. All social housing settlements that formed the sample of this research study have long term viability issues and so replicating any model is problematic. The thesis suggests therefore, that in the future, legislators and policy makers look towards cultivating mixed use housing settlements centred around vibrant commercial, business and retail sites with connecting public transit and pedestrian networks, and various tenure options, including rentals, rent-to-buy and outright purchase. Development initiatives taking into considerations the reforms and recommendations outlined in this thesis could be implemented on housing projects that use developed buffer zones of land that were left over from the Apartheid era housing policy or on "lost spaces" within existing human settlements. The advantages of such a new approach for creating sustainable housing settlements provides an opportunity to link spatially and economically dislocated communities while ensuring beneficiaries and stakeholders in housing settlements meet a wider variety of needs. The conclusion that this thesis draws is that South Africa needs a post Apartheid approach to create sustainable human settlements. The Delphi Study reveals that the strategy to be adopted should represent the expectations of both policy-makers and beneficiaries. Consequently, this thesis proposes a sustainable housing development model and has developed guidelines and processes that take into consideration the many issues affecting housing policies and so becomes a workable tool for future housing professionals. Consolidated and integrated settlements that evolve into socially sustainable communities then becomes a real possibility.
An evaluation of rural housing policy and implementation : towards the development of appropriate rural housing that contributes to local identity and regional diversity : a case study of Mpukunyoni area in KZN-South Africa.
(2005) Buthelezi, Busisiwe P.; Adebayo, Ambrose Adeyemi.
The study is mainly characterised by social, cultural, and economic aspects that influence the housing typology and design in rural areas, since these places have been in a critical condition compared to urban areas. This has led to the use of design suitable for urban areas in rural areas. This act threatens to undermine rural characteristics such as rural settlement patterns and traditional housing which acknowledge people's origin and lifestyle. As a result, people fail to contrlbute to their own development mainly because of the technological advancement that acquires people with intensive skills. The study was conducted in the rural community of Mpukunyoni in Mtubatuba. The residents still live under the traditional leadership of Inkosi Mkhwanazi. The housing project implemented in the area highlight some complications because of the housing typology that the developers have used which fails to incorporate cultural meaning in them. This questions the role played by the community which sees enabling approach as a possible solution. It encourages people themselves to be gradua11y drawn into their development. It aiso alleviates poor conditions and empowers people to restore their human dignity while recognising their potential. The study sees a need for rural housing policy to be revaluated so as to include other relevant factors like incorporating traditional authorities in decision making so as to influence the policy makers to recognise cultural aspects because rural and urban areas are not the same therefore, they must be treated differently. In that way, the developers can have a clear understanding of what housing means to rural people so as to provide them with. housing that must be passed on from one generation to the other.
Housing delivery systems : an evaluation of public-private partnerships towards provision of adequate housing for the middle-income group in Lagos Nigeria.
(2012) Alabi, Anthony Sule.; Adebayo, Ambrose Adeyemi.
This research thesis examined the applicability of the enablement paradigm in the public-private partnership (PPP) of housing delivery systems (HDS) in Lagos among middle-income groups using the periods of changing historic conditions as baseline for the analysis. Nigeria’s postdemocratic Housing and Urban Development Policy for the first time in 2002 recognized the formal private sector as a major stakeholder in its framework. This recognition was in line with the World Bank’s policy recommendation for governments to create enabling environment for private sector participation in housing provision. The major changes by this policy were the grant of access to land with ownership tenure and access to housing finance with low interest rate. This thesis underscores the failure of the Housing and Urban Development Policy framework in Nigeria to achieve real gains in housing delivery. By unbundling the determinants of HDS in Lagos, this research identified the universal objectives of housing delivery in terms of the quantity and quality of housing and its environmental quality. The findings from this research work identified significant correlation between failures in government policies and poor stakeholders’ delineation and roles. The study further associated stakeholder’s delineation and role to PPP optimization: By so, identified PPP as the fulcrum for resource, process and social optimization towards achieving AHD. Through an extensive analysis of historic conditions, theories and policies nationally and internationally, this research drew relevant lessons which informed its conceptual departure for unbundling PPP within HDS. It also relied on empirical data obtained from quantitative and qualitative research instruments drawn from four estate typologies and three categorized stakeholder’s respondents’ frame it used in evaluating HDS. In its contribution, this study developed a project lifecycle framework for housing development, a proposal for PPP effectiveness and an Adequacy Evaluation Technique (AET). Common to these models was the delineation of the universal objectives of housing from which the 3-Qfactor of housing quantity, and quality and the quality of housing environment emanated as a measure of value added contribution. By this, the study established a departure from previous architectural approaches which promised value satisfaction as a functional derivative of design. Through these models, PPP can be designed at the architectural and operational levels towards achieving AHD through the window of the universal objective of housing delivery; and can be evaluated for functional satisfaction and real value (return on investment) based on assessment of profitability of housing development actors/partners. The second major contribution is the delineation of stakeholders in three dimensions namely, the household, the housing development actor/partner which reflects changing roles and circumstances and the housing development experts. Of emphasis are the changing roles and circumstances that this study is able to delineate from its literature and field work through an understanding of the social focus groups which exist within the Lagos settings. This study in conclusion emphasizes the need for delineating stakeholders’ roles contextually as a pre-condition to initiating partnerships. It also posits that there is need to deduce all resources, processes and social context as the framework for PPP before initiating partnerships. It established that, current policy practice already targets the middle-income in its use of PPP, and this can be extended to other social income groups and that the basis for the utilization of PPP should stem from an understanding of specific application of the three-step adequacy evaluation technique (AET) developed by this study as a relevant tool for evaluating the adequacy of housing development projects.
Implications of housing design and layout systems for crime prevention in housing residential neighbourhoods in the metropolitan areas of Durban.
(2001) Ndlovu, Fundokuhle P.; Adebayo, Ambrose Adeyemi.
It is believed that housing designs and layout systems for crime prevention have either positive or negative implications on the actual prevention of crime. Therefore this research explores the exact implications that housing designs and layout systems have in relation to crime especially in neighborhoods of Durban. In this regard, the concepts, assumptions surrounding work on the field, including defensible space principles, crime prevention through environmental design and the housing design principles are thoroughly discussed. Various principles especially defensible space principles are emphasized in this study: Surveillance, territoriality, access control, image and milieu. Hence other supporting paradimes like housing design principles including housing structures, support activities and gated communities are highly elaborated. These analytical criteria were used to examine two neighboring residential areas characterized by different planning and design systems in the area of Woodlands in terms safety. The assessment is mainly a comparison of the gated residential neighbourhood and the non-gated residential neighbourhood. Procedurally the evaluation entails analyzing both areas in terms of layout and housing design, observing both areas in terms of behavior and reaction of residents within their areas and analyzing the views and perceptions of people living in both areas. The findings indicate that in comparing the two areas in terms of safety the gated residential neighbourhoods displays high level of safety as compared to the non-gated community. Overall housing design and layout systems for crime prevention have positive implications on crime reduction in residential areas. However different recommendations are made in an attempt to improve crime free housing designs in offering both real and perceived safety.
Informal housing delivery : assessing it's potential contribution in formulating enabling low income housing standards : the case of Kamatipa settlement in Kitwe, Zambia.
(2006) Mwango, Mundashi Alexander.; Adebayo, Ambrose Adeyemi.
This study looks at the potential contribution of informal housing delivery in establishing enabling low-income housing standards in Kitwe, Zambia as a way of addressing the shortage of adequate and affordable housing for the urban poor. Informal housing delivery is increasingly being seen as the urban poors' response to the chronic shortage of housing in most cities in developing countries. Proponents of informal housing delivery have been alluding to the many positive impacts that informal housing has on the poor households since the 1960's. This aspect is slowly gaining acceptance in many housing policies in developing countries that are now opting to work with rather than forcefully relocated informal dwellers. The Zambia National Housing Policy set an ambitious list of objectives aimed at realising its goal of providing adequate and affordable housing to all income groups in the country, including the reform of housing standards which currently inhibit the incorporation of informal housing techniques and materials into conventional practices. However, there appears to be no framework within which this objective will be achieved. The study, therefore, investigated the positive attributes of informal housing delivery through a literature review of standards and general discourse and policies regarding traditional, informal and formal housing settlements. Through the literature review, a set of indicators was established to measure and analyse informal housing standards prevailing in Kamatipa, an informal settlement north of the city of Kitwe in Zambia and building regulations that substantially hinder the incorporation of these standards into conventional low-income housing standards. They study establishes a number of positive attributes of informal housing in Kamatipa and the regulations that they contravene under current standards. It concludes by making recommendations towards establishing guidelines for assimilating these positive elements in a reformed regulatory framework to achieve enabling low-income housing standards in the city and country.
Inner city housing and the role of the church in housing development : four cases in South African cities.
(2002) Talbot, S.; Adebayo, Ambrose Adeyemi.
This research seeks to explore what role the church can, should and does play in the dynamics of inner city housing. Given the experience of certain overseas church groups at the successful implementation of housing initiatives this research seeks to explore what certain groups are doing in various cities to establish their ideal of the new Jerusalem. This is in keeping with the vision of Isaiah in chapter 65-66.where the church has a responsibility to transform the place of the city to a place of hope and joy and celebration .This is the motivation that drives this study to see how the church can play a role in the housing development of the inner cities of South Africa. Very little has been written on this newly emerging field for the church in South African cities. Hopefully this will motivate, empower and encourage others to follow those who are already involved in this new challenge to the South African and African inner city church. Four cities in which contact with housing related projects has been established will be used as case studies. These four cities coincidentally cover the largest proportion of urbanised South Africa namely the Johannesburg/Pretoria urban agglomeration and the Durban/Pietermaritzburg area. Apart from the aforementioned reasons, the fact that there are limited church-based inner city housing initiatives in South Africa, it was felt that these case studies could provide an initial base for research. A more detailed rationale is listed in the section on the scope of the dissertation.
An investigation into the privatisation process of public rental housing in the Durban Metropolitan Area, case studies of Kwa Mashu and Bayview.
(2000) Lazarus, Samuel Daniel.; Adebayo, Ambrose Adeyemi.
Housing built by local authorities for low income housing has gone a long way towards providing a range of housing options for the varying needs of those who are forced through circumstances to rely on the public sector for their housing. Selling off the rented housing stock to sitting tenants has enabled large numbers of families to become homeowners. The sale of rental housing stock has been long viewed by theorists with much scepticism. Therefore much research has gone into, amongst other things the government policy of "load-shedding" in order to decrease the welfare burden of the state. Few studies however have been able to capture the perceptions and attitudes of the beneficiary families. A major thrust of the National Housing Policy is to increase the access of housing to previously disadvantaged individuals. One such method is that of privatisation and the sale of public rental stock to sitting tenants. The study will attempt to investigate the process of privatisation as adopted by the Metropolitan Council and resistance that it has faced.

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