DUNCAN VILLAGE Redevelopment Initiative - SCUPAD

DUNCAN VILLAGE 

Redevelopment Initiative 

Presentation by 

CRAIG SAM & ANDREW WISEMAN 

SCUPAD 

MAY 2006 

Buffalo City Municipality Duncan Village Redevelopment Initiative

Contents 

1. Context of Buffalo City in South Africa 

2. Development in the Post-Apartheid era 

3. Brief History of Duncan Village 

4. The Duncan Village Redevelopment 

Initiative 

5. Partnerships for development 

6. Conclusion 



Context of Buffalo City Municipality 

• Secondary city with the 7th largest population in 

South Africa 

• Three urban cores – East London, Mdantsane and 

King William’s Town with about 280 villages 

• Approximately one-third of the population in Buffalo 

City Municipality live in rural areas 

• Relative decline in key economic sectors such as 

agriculture and manufacturing 

• Enormous strain on the city’s human and financial 

resources 


Census Population 2001 

% Unemployed 2001 

Key City Indicators 

Average Annual Population Growth 

1996 -2001 

% of Households without formal 

shelter 1996 

% of Households without formal 

shelter 2001 

701 890 

0,57% 

53,11% 

37,80% 

28,6% 


National Development Goals 

• Sustained economic growth rate of 6% p.a. 

• Halving poverty levels by 2014 

• In line with the Millenium Development Goals, the 

eradication of informal settlements 

• Transformation of the national economy through 

broad-based black economic empowerment 


Development in the Post- Post 

Apartheid Era 

• Burden of poverty exacerbated by limited access to 

basic services, limited housing, employment 

opportunities and infrastructure 

• Renewed sense of hope among poor in SA after 

democratic elections in 1994 

• Reconstruction and Development Programme was 

the ANC’s guiding policy document 

• Neo-liberal shift to the Growth, Employment and 

Redistribution policy in 1996 


Development in the Post-Apartheid Post Apartheid Era (Cont.) 

• East London unique in SA – surrounded by two 

‘homelands’ – Transkei and Ciskei 

• Influx of rural people to provide labour to the 

economy. 

• Tradition of circular migration between city and 

rural areas 

• Profound effects townships and informal 

settlements such as Duncan Village and Mdantsane 

• Trend in urban planning and management which 

requires shifts from qualitative indicators to more 

quantitative understanding of communities. 


Brief History of Duncan Village 

• History of Duncan Village shows a strong, selfdetermining 

community which has resisted the 

apartheid government 

• Densest informal settlement in Buffalo City 

• 1960’s – forced removal of entire community to 

township of Mdantsane – 25 km’s away from city 

centre 

• Successful resistance to move and strong 

mobilization of Duncan Village community 

• Massive new influx into Duncan Village to gain 

foothold in local economy 


Brief History History of Duncan Village (Cont.) 

• Post 1994 Duncan Village was identified as a 

Presidential Priority for the Reconstruction and 

Development Programme 

• Pre-schools, classrooms, roads, electrical 

infrastructure, sewage systems, water reticulation 

and clinics built or upgraded. 

• However, influx into Duncan Village has continued 

and development efforts have created tensions and 

impatience. 





















Duncan Village 

Redevelopment Initiative 

• Duncan Village is home to between 80,000 and 

100,000 people 

– Total of about 21,000 dwellings: - 

• 6,000 formal 

• 15,000 informal 

– 11,500 free-standing shacks 

– 3,500 backyard shacks 

Because of the phenomenon of multi-occupancy, 

multi occupancy, 

assumed housing need is 20,000 units 


Informal Dwellings 

Revised Population Estimate 


Shack Densities 

Revised Population Estimate 

Shack Densities range from 55 units/ha to 193 units/ha 


Affordability Levels 

• Census 2001 indicates: - 

– 75.5% (15,855 households) report No Regular Income 

– 21.1% (4,431 households) earn from R1 to R1,600 p/m 

– 2.2% (462 households) earn from R1,601 to R3,200 p/m 

– 1.3% (273 households) earn > R3,200 p/m 

Affordability is almost non-existent 

The majority of people needing accommodation 

have almost no level of consistent affordability 


Process Followed 

• Planning and Implementation conceived as a Two- 

Phase Process: - 

– Phase 1: Planning Studies 

– Phase 2: Implementation 

• Delays experienced in Phase 1 due to funding 

constraints 

• BUT delays have given time for ideas to 

mature 


Key Planning Components 

• Local Spatial Development Framework: - 

– Overall Structuring Elements 

– Urban Design Elements 

– Key Principles/Essential Elements 

– 1 st Order Implementation Budget 

• Based on preliminary estimates 

• Subject to further detailing and amendment 

• Does not reflect escalation but is set in 2005prices 

– 4-Party Partnership Approach 


Overall Local SDF 


Urban Design Elements 


Urban Design Elements 


High-Density High Density Housing Prototypes 






MODELS 

Overall view of Duncan Village 

Duncan Buffalo City Village Municipality Urban Design and Housing Duncan Village Redevelopment Initiative

MODELS 

Proper from the Zipunzana Bypass 


MODELS 

View from Proper towards other areas 


MODELS 

Generic Terracing Model 


MODELS 

Pedestrian Routes along terraces 


MODELS 

View up Stepped Pedestrian Route 


Preliminary Unit Cost Estimates 

AVAILABLE BUDGET 

Government Subsidy 

15% Geotechnical allowance 

PLUS 

INterVOLVE Environmental Top-Up 

INterVOLVE Densification Top-Up 

R 41,518.35 

R 31,929.00 

R 4,789.35 

R 800.00 

R 4,000.00 


1 st Order Budget Estimates 


Implementation Plan 

• Start Small, Start Now: - 

– Pilot Projects 

– Need for Transitional Relocation Areas (TRAs) 

– Importance of Relocation Programme 

– Centrality of development of Reeston Phases 1-3 

• Institutional Arrangements Implementation: - 

– 4-Party Partnership Approach 

• 1st Order Implementation Budget 

– Based on preliminary estimates set in 2005prices 


Pilot Projects 

• 6 Key Pilot Projects 

– Transitional Relocation Areas (TAs) 

– SIDA Housing Development – 82 du 

– INterVOLVE C-SectionTriangle Dev. – 40 du 

– INterVOLVE High Density TA Dev. – 243 du 

– Mekeni Drive Pilot/TA Dev. – 53 du 

– Braelynn Extension 10 North Dev. – 1,056 du 


Transit Areas 

• Need for a number of Transit Areas (TAs) 

– Facilitate development by providing temporary 

accommodation 

• 1st TA identified to “unlock” SIDA Pilot area (82 

units) is located at Gateway site at 

Ziphunzana/Fitchett Street intersection 

– Propose use of modified cargo containers as 

accommodation 


Institutional Arrangements 

Dept Housing - EC DHLG&TA - BCM - VDL Joint Venture 

JV Management Committee 

Buffalo City Municipal Council 

DVRI Custodian 

Area Management Committee 1 

Duncan Village East 

Area Projects 

(Example) 

DVRI Programme 

Management Team 

Buffalo City Municipality Duncan Village Redevelopment Initiative 

SIDA Housing Competion 

Project Implementation Agency 

DVRI Programme 

Steering Committee 


Duncan Village Central 

Area Projects 

(Example) 

C-Section Triangle Pilot Housing Project 

Project Implementation Agency 


Duncan Village West 

Area Projects 

(Example) 

Social Housing Project - Biyana Drive 

Project Implementation Agency

Public Involvement 

• Public Engagement initiated in March 2004 

• Local Ward-level meetings held in May 2004 

– to outline problem statement and obtain 

endorsement of proposed approach 

FUNDING SHORTFALLS CAUSED DELAYS 

• Draft proposals presented in May and June 

2005 




Partnership Approach 

• Institutional Arrangements Proposed: - 

– 4-Way Partnership: 

• National Dept of Housing 

• EC Dept Housing, Local Govt & Trad. 

Affairs 

• Buffalo City Municipality 

• Intervolve Foundation 


A Context for Partnership 

• Dutch Habitat Platform in 1996 identified Duncan 

Village in South Africa and Addis Ababa in 

Ethiopia 

• Intervolve’s mission is to provide support to the 

improvement of social and economic position of 

people living in poverty and deprivation 


A Context for Partnership (cont) 

• Two main objectives: 

– (i) demonstrate innovative settlement 

approaches 

– (ii) Intervolve, in cooperation with 

Bouwfonds have committed 

themselves to making expertise 

available in integrate settlement 

development and resource generation. 


A Context for for Partnership Partnership (Cont.) (Cont.) 

• Intervolve will focus on enhancement of 

capabilities of residents through skills transfer, 

capacity building and training 

• Urban liveability improvements: 

– (i) Piloting the in-situ approach 

– (ii) enhancing public open spaces 

– (iii) special housing for HIV/AIDS patients 

– (iv) adapting low-cost housing for densification 


A Context for for Partnership Partnership (Cont.) (Cont.) 

• Provision of training in construction related skills 

• Natural environment and cultural heritage 

support: 

– (i) Preservation of ecosystems 

– (ii) appropriate technologies and recycling 

– (iii) history and culture 




Constraints & Challenges 

• Various tenure options needed to be investigated 

• The community must own the process and the 

development proposals 

• Land invasion is to be controlled to provide/secure 

adequate areas for development 

• Land outside of Duncan Village is to form part of 

the DVRI 


Key Principles/Essential Elements 

• The Relocation Dilemma – it is unavoidable 

because: - 

– People live in areas that are not developable 

– High shack densities cannot be replicated in an 

acceptable formalised form 

• Some Key Principles: - 

– Holding areas for temporary use 

– Block clearances to maintain social networks 

– Move from 1 shack to 1 house 


Current Status of the DVRI 

• Feasibility studies are almost 95% completed 

• Relocation has commenced with 50 families 

already moved. 

• Regular progress reports submitted to 

Council 

• 3 Pilot projects for high density housing to 

start soon 

• Interim business plan for funding submitted to 

PDOH for the DVRI 


Lessons Learnt/Replicability 

• DVRI must flow from the IDP and be committed 

to and institutionalised within the Local Authority 

from the outset 

• In-Situ Upgrade (“Nibbling”) vs Mass Clearing 

• Essential to have a Multi-Disciplinary Project 

Team: - 

– Planners 

– Engineers 

– Urban Designers/Architects 

– Environmentalists 

– LED Support 


Lessons Learnt/Replicability 

• Do not rush the planning stages 

– Allow for the evolution of ideas & concepts 

• BUT Start Small, Start Now 

– I.E. implement Pilot Projects once broad SDF in 

place 

• Expect and allow the Implementation Plan to 

evolve as well 

• Start with sufficient funding to reach 

Implementation Plan stage 

• A Partnership Approach is essential 

• Co-Ordination and Inclusivity is vital 


Sustainable Impacts 

• Partnership Approach is key to leveraging in 

essential aspects 

-Intervolve/Bouwfonds focusing on: 

• Capacity Building 

• Training for key sectoral activities 

-National Housing Department 

• Creating sustainable communities 

• Promoting sustainable livelihoods 

-Provincial Housing Department 

• Providing Housing Subsidies 


Conclusion 

• National Housing Minister has agreed to the 

signing of a four-party agreement in August 2005 

• Major commitments have been obtained from 

the Provincial Government and the 

Municipality 

• Community and political confidence in the 

project is very high 

• DVRI fits in with the policy of the upgrading 

of informal settlements and is one of the 

leading pilots in the country.

DUNCAN VILLAGE Redevelopment Initiative - SCUPAD

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