Sakhasonke Village Housing Initiative

Financed with subsidies from the Department of Housing (covering 89% of total costs), 337 housing units were built in an area of 44,900 square meters in medium density housing. Walmer Housing Development Trust manages the project. It is made up of local councillors, and supported by the local Nelson Mandela Metropolitan Municipality. Metroplan was responsible for design, and the Urban Services Group worked with the community. While still providing housing for those earning less than R1500 a month under the People’s Housing Process (PHP) initiative, the focus on this housing development has been towards medium density housing and urban re-integration. Based close to work for most of the inhabitants, right near the centre of town, in the Walmer Caravan Park, next to the Walmer Township, new housing designs (semi-detached double storey freehold title units) were utilised to fit more houses in the same area as previous low density housing developments. This allows for more houses for the same price and in the same square area as previous developments. To achieve this, the size of houses has actually been increased but the plot size was reduced in exchange for greater public areas.  Thus, duplexes are more common, yards smaller and the number of parking spaces have been reduced, creating communal parking spaces instead. Meanwhile, community integration and policing have been increased and utilities are easier to manage and cheaper to install. At the same time, the proximity to the residents’ places of work has been increased, thus reducing their costs. Under the PHP beneficiaries were the core construction teams, with 30-40 trained by the Eastern Cape Training Centre and others taken from local small construction teams.  Local Contractors were used and trained in business management.

Innovation

The Sakhasonke meduim density housing model is a complete innovation of the standard low density government housing model. With the same housing subsidy, Sakhasonke can accomodate more people, locate the settlement closer to city centres as it uses less land, reduce the costing of housing materials and servicing by building double storey units, increase security and better manage the community by creating a 'gated community', with homes looking into green community court yards. Children and the Elderley are particulary accommodated by pedestrianised walkways. The beneficiaries were involved from the start and models were made of the proposed housing settlements and taken to the community for their feedback on the new proposed housing model. Sakhasonke also provides a range of social development services like a daycare and vegetable gardens and training in homeownership for the previous shackdwelllers. This ensures community ownership of the project and its sustainability.

Effectiveness

Built in the same square area as previous housing developments and for the same cost of R10,584,159, Sakhasonke accommodates 337 housing units instead of 126, allowing for as many as 1685 people. Its proximity to town centre means proximity of those new residents to their former and potential places of employment. Local workers were used, transferring skills and earning a living and under PHP, all new residents have been given full title deed to their new homes.

Poverty Impact

Each of the families assisted by Sakhasonke were eligible for a government housing subsidy of approximately R30 000. With this money Sakhasonke was able to give beneficaries more benefits with the same amount of money than standard low density housing would have provided. By reducing the cost of travel to residents place of work or school, quality of life has improved for the beneficiaries. A number of services are also being provided by the Urban Services Group to address social challenges in the community.

Sustainability

This project was a one-off and sustainability will hinge on its replicability. All residents have free and clear title to their land and as it was completed within the Housing subsidy, there is no money owed. The social development initiatives that are operating in the community will also contribute towards its sustainability.

Replication

This project is a continuation of previous efforts by General Motors to find a model for housing developments in South Africa.  Its success should serve as a model for future growth.  The idea of urban re-integration has been talk about in the past and Sakhasonke village should serve as a model of its effectiveness.  Similarly the model of medium density housing should allow governments in different regions to build more houses for more people at a lesser cost.

Partnerships

• Department of Housing
• Nelson Mandela Metropolitan Municipality
• Urban Services Group
• General Motors South Africa Foundation
• Institute of Building Research
• NMMU