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January 2015
Housing
and demographic representation.
Development cost contributions
include the national and provincial
government and eThekwini R10,4
billion, Tongaat-Hulett R14,3 billion,
the South African Sugar Association
(SASA) R1,1 billion, bringing the total
to R25,8 billion. For the development
costs in Phase 1 - 659 ha of land was
acquiredwith over half a billion rands
ring fenced – R669,4 million was ap-
proved by Province and R511,6mwas
paid from the province to eThekwini
Municipality. So far, the private sec-
tor has invested R350
million.
T
here are challenges
says Pillay. A Memoran-
dum of Understanding
between the Depart-
ment of Transport and
the City, which determines the cost
sharing percentages is still under
discussion. Also, the agreement for
funding and cost sharing to build the
bridge over the N2, which is a key link-
age and forms part of the Integrated
Rapid Public Transport Network, has
still to be finalised. The eThekwini
Transport Authority has indicated
that there is an opportunity to in-
clude this into the M41/N2 contract
with SANRAL. The design has been
finalised andwill provide a significant
link to Cornubia via Gateway opening
up this portion of the site for housing
development.
Poor geotechnical ground condi-
tions, which could not be determined
prior to the implementation stage,
increased the costs. The wetland
drainage line occupies 28% of the
site and added an additional R46
million with the accommodation of
imported fillmaterial and spoiledma-
terials. It also meant a three month
delay in construction. To comply with
municipal bylaws and stormwater
management, a further R17,5 million
was required to provide 2 187 units
with gutters and downpipes. Fund-
ing for bulks, such as roads and cost
sharing agreements that were not
concluded increased the extra costs.
Lengthy Supply Chain Management
processes, appeals and litigation
delayed the roll out by up to eight
months. Demand for housing exceeds
the planned supply. Ensuring inte-
grated delivery also meant including
temporary schools for scholars.
Another challenge was the Noise
Contour Restriction on use of land
for residential development as a
large portion of the land falls within
eThekwini and was zoned for general
business and light industrial use.
To qualify for the Densification
Subsidy developers will need to
maximise their investment on the Bus
Rapid Transport routes, which will
make the transport nodemore viable
with the higher densities.
Pillay says that one of the lessons
learned was to identify potential
beneficiaries at an early stage, since
delays in providing documentation
often meant that houses could not
be handed over and were left unoc-
cupied for an extended
period of time. He says,
“Allow for adequate finan-
cial authority to manage
the variations, as obtain-
ing additional authority
is a lengthy process.” It is
important to consider the separa-
tion of top structure and civil works,
the framework on employment op-
portunities and multi procurement
strategies.
The private sector will develop
10 000 units, bulk will be provided
for affordable housing catering for
households earning less than R18 000
per month. There is an opportunity
says Pillay to pilot an Employee As-
sisted Housing (EAH) scheme within
the next few years using various
subsidy programmes such as FLISP.
There will be various social
‘The initial phase will create a walkable
residential precinct structured around
courtyards and well defined streets as the
basis for building a sense of community.’