guiding housing and human settlement investment - CSIR

“It is not merely spatial information and maps
for the purpose of data dissemination. CSIR
research on economic and demographic data
and also data supplied by the department are
converted into detailed, interpreted analyses
to support decision-making. Many of our
analyses go right down to spatial areas of
7 x 7 km, which are very useful for districts,”
Goss says.
The three main outcomes of the atlas are:
n A spatial quality of life index (productive
life; shelter; safety; health)
n A spatial quality of place index (viability;
diversity; accessibility; efficiency and
protection of resource use)
n A differentiated settlement investment potential
profile based on the quality of life and
of place index of areas, linked to recommended
types of housing and supportive
service investments for each type of area.
“The quality of governance is an additional
index, but is not included in the atlas due to it
not being a spatial phenomenon. It refers to
the ability of government to provide and maintain
an acceptable quality of life and place
within the economic and ecological constraints.
This implies supporting policy frameworks
and effective regulatory measures,
based on the principles of justice, equity and
protection,” explains Goss.
The CSIR’s recommended housing investment
choices are based on five broad categories,
taking into account the dwelling types, density,
housing delivery models and levels of formality.
The five different densities and types of
housing units are:
n Very low density: Single, detached units,
which include government-subsidised or
privately-funded dwellings;
n Low density: Single, detached units with
backyard shacks, semi-detached units such
as duet houses, and detached duplexes;
n Medium density: Cluster housing such as
townhouse complexes, detached triplexes,
and low-rise apartments (three to four
storeys high), as well as developments with
a range of dwelling and tenure types;
n High density: Medium-rise stacked units (five
to 10 storeys) and high-rise apartments (10
to 20 storeys);
n Very high density: High-rise, point block
apartments (more than 20 storeys).
Based on investment potential, appropriate investment
responses are indicated for different
places. “We developed an investment potential
profile that indicates what types of housing
units and supportive services should be built
where, in the most suitable location that is
likely to have the highest potential to support
sustainable human settlements.”
| H U M A N S E T T L E M E N T S | C O N S T R U C T I O N | B U I L D I N G S |
CSIR researchers linked the different housing
investment choices to the spatial profile of different
combinations of quality of life and quality
of place. The main concentration of areas
with a high quality of life as well as a high
quality of place includes most of Gauteng,
Cape Town and surroundings, eThekwini,
and Nelson Mandela Bay. A selection of
secondary cities and major towns also falls
within this category, including Middelburg
(in Mpumalanga), Secunda, Nelspruit, Sasolburg,
Bloemfontein, Welkom, Polokwane,
Makhado, Potchefstroom, East London,
Richards Bay and George. Other broad areas
with a high quality of life and of place include
areas surrounding Phalaborwa, Albertinia,
Riversdale and Howick.
“Low quality of life and low quality of place
were found predominantly in areas located on
the eastern side of South Africa, and a few
isolated areas in the remainder of the country.
These include mostly former ‘homeland’
areas, characterised by low levels of economic
activity and high population concentrations,”
comments Goss.
“It stands to reason that areas with a ‘high
quality of place’ also have a high physical
potential to support sustainable human settlements
and a higher probability that people
can support sustainable livelihoods, than in
a locality with a ‘low quality of place’. If one
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looks from a purely ‘return-on-physical-investment’
point of view, it would make sense to
prioritise the areas for physical housing investment.
Interestingly, high quality of place does
not automatically translate into a high quality
of life. A place could be economically viable
if viewed from the perspective of GDP per
capita, but households can still lack the means
to access the livelihood opportunities presented
by the area due to factors such as
lack of physical access, poor health or lack
of appropriate skills.”
“People have a constitutional right to adequate
shelter, regardless of whether they live
in a low quality of place and low quality of
life area. In this context, decision-makers have
to look at appropriate investment packages
for every type of locality, consisting of suitable
housing types as well as supporting services
to increase quality of life,” concludes Goss.
The Human Settlements Atlas 2009 is distributed
by the DHS in printed format and as
an electronic map viewer product on CD.
– Hilda van Rooyen
Enquiries:
Department of Human Settlements
info@dhs.gov.za
CSIR – Maria Coetzee
mjcoetzee@csir.co.za