Alternative approach to sustainable Urban Housing: An ... Proceedings/PP/Mkhululi, Nyathi.pdf · • Housing policy and Allied statutes; ... • Studies carried out by water specialists

“Alternative approach to sustainable Urban Housing: An

evaluation of the Cowdray Park Self Help initiative. ”

BYNyathi Mkhululi – Project Coordinator

Bulawayo Home-Seekers Consortium Trust, Bulawayo, [email protected];

Chiedza Manyepa – B. Arch. Studies (Hons.), B.ArchDepartment of Architecture, National University of Science & Technology,

Box AC 939, Ascot, Bulawayo, [email protected] / [email protected]

andLookout B. Ndlovu – BSc Civil & Water Eng (Hons)

Department of Civil & Water Engineering,National University of Science & Technology

Box AC 939, Ascot, Bulawayo, [email protected]

Structure of this Presentation

Part 1 BACKGROUND TO THE PROJECT1.1 National Housing Policy and other Local Housing

Regulations in Zimbabwe, 1.2 Summary of the proceedings of the National Housing conference held

in Victoria Falls (Zimbabwe) in 2009

Part 2: THE PROJECT2.1 Bulawayo Home-Seekers Consortium Trust (BHSCT)2.2 Operations and Membership2.3 Background of Membership2.4 Project Site Area 2.5 Total Project Cost 2.6 Plan of Action2.7 Project quality control mechanisms

Structure of this Presentation. Cont’

Part 3 PROJECT PROGRESS3.1 Communal Projects3.2 Individual Household Projects3.3 Cost Comparisons and other Analyses

Part 4 CONTRIBUTION TO THE HOUSING PARADIGM & CONCLUSION

BACKGROUND 1.1 National Housing Policy and other Local

Housing Regulations in Zimbabwe,

• The current National Housing Policy for Zimbabwe was crafted in 1999,

• Its vision recognizes Housing as central to the well being of the nation,

• Government’s aim was to establish a locally based and sustainable housing process which enables all Zimbabwean households to secure appropriate housing to meet their needs.

• Outlines the government’s responsibility to allow Housing delivery through as wide as possible variety of mechanisms, including community based initiatives,

• The Policy has emphasis on affordability, sustainability and environmental protection and management.

BACKGROUND 1.1 National Housing Policy and other Local Housing Regulations in Zimbabwe, CONT’

• Other Regulatory Instruments governing housing in Zimbabwe includes:

• Housing and Building Act Chapter 22:07;• Housing Standards Control Act Chapter 29:08;• Urban Councils Act Chapter 29:15;• Rural District Councils Act Chapter 29:13;• Housing Standards Circular No. 70 of 2004; • Model Building By-laws of 1977;• The Regional Town and Country Planning Act Chapter 29:12, • Rent Regulations (1982) as amended in (2005), • The Home Ownership Policy (1980),• The Housing Upgrading Programme, • The National Housing Development Programme (Dec. 2005) and

the Rural Housing Programme (1982)

BACKGROUND 1.2 Summary of the proceedings of the National

Housing Convention held in Victoria Falls (Zimbabwe) in 2009

• Conference Theme was “Towards An Integrated Approach To Sustainable And Affordable Housing And Social Amenities Delivery In Zimbabwe”. A host of existing challenges housing delivery in the country were identified under the following classes:

• Spatial Planning and land Development;• Development procedures;• Housing policy and Allied statutes;• Land Development and finance;• Housing Finance;• Urban Management Issues;

• Solutions suggestions to those challenges included:

BACKGROUND 1.2 Summary of the proceedings of the National

Housing Conference held in Victoria Falls (Zimbabwe) in 2009 Cont’

• Use of parallel frameworks to the preparation of master and local plans to expedite land delivery for low cost housing;

• Decentralization of Planning and urban Management processes;• Develop Local Authority capacity; • Lobby and advocate for recognition Community Based

Organisational approaches;• Encourage Self-help Scheme;• General urban development standards and policies should be

reviewed;• Local Authorities to remain accountable to the residents/citizens at

all times.

THE PROJECT2.1 Bulawayo Home-Seekers Consortium

Trust (BHSCT)• Was formed in 2006 in Bulawayo, as a Community Based

Organization (CBO) representing various housing organizations, companies, civil service and individuals.

• BHSCT pursues the following main objectives:• To spearhead infrastructure development, i.e. sewer, water, roads

and related infrastructure.• To facilitate access to affordable housing by all homeless

especially the low income home seekers.• To enhance the technical and self organization capacity of

home seekers.• To facilitate home seekers access to alternative financing

schemes and mechanisms and to addressing issues that may negatively affect their ability to respond to housing opportunities.

THE PROJECT2.2 Operations and Membership

• Membership of BHSCT includes all individual members of the various organizations forming the consortium who are beneficiaries and prospective beneficiaries of housing stands.

• There are no restrictions as to the number of members who constitute the BHSCT at any given time.

• Currently, this stands at 3 165.

THE PROJECT2.3 Background of Membership

• The beneficiaries of the various housing organizations, companies, civil service and individuals.

• During the tumultuous years especially between 2006 to 2009, it was virtually impossible to compared Zimbabwe income levels to their regional counterparts. This owing to hyperinflation that exceeded the quintillion percent mark in November of 2008.

• Currently, civil servants for example are earning an average of US$150 per month,

• Commercial rates for serviced 200m² stands about US$3 000 cash price.

• Such a Civil servant would be required to make exceptional sacrifices for them to accrue enough savings to buy the land.

THE PROJECT2.4 Project Site Area

• The Cowdray Park Extension Housing project is located on the north western fringes of the Cowdray Park High Density Residential area – to the West of the City of Bulawayo.

• Cowdray Park suburb was developed in the late 70s and is serviced by mostly tarred roads and some gravel service roads, a railway line, piped water, sewer, electricity and other social amenities.

• The New Extension is not.• At the inception of the project in 2005, there existed only Physical

Planning Survey, and Urban Planning drawings, showing the development proposals in terms of roads, individual stands, Commercial as well as other Social and Administrative allocations.

• The land had been surveyed physically and pegged, but that aside, there was no other infrastructure.

THE PROJECT2.4 Project Site Area Cont’

• In the turmoil of Operation Murambatsvina, the Central government undertook to resettle most of the affected households in this part of the city under ‘Operation Hlalani Kuhle’.

• Under Hlalani Kuhle, the Government undertook to construct 700 (2 Bed-roomed) Core Houses, while about 7000 stands were allocated to the Self Help Scheme administered under BHSCT.

• The Government supported the idea of coordinated self help incremental development. The 7000 stands for the Self help Scheme were/are allocated for a nominal charge.

• The gist is that, from the onset, the money one would have spent on acquiring the land be channeled towards infrastructure development and or on site building works.

THE PROJECT2.5 Total Project Cost

• Conventional project cost is estimated at US$20 million;

• BHSCT has estimated that by pursuing a number of alternative approaches, this should be brought down to about US$15 million.

THE PROJECT2.6 Plan of Action

• BHSCT being solely funded by its members’ contributions has not set too lofty timetables for the realization of these infrastructural works;

• BHSCT have undertaken to incrementally address the challenges ofthe community on critical priority basis;

• Some of the most pressing issues have been those of:– Provision of clean water supply;– Sewer, or alternative solid waste management mechanisms;– Access routes and the associated infrastructure;– Street lighting;– Public amenities such as kindergarten, Primary Schools and

Clinics;This then will be followed by the rest of the other requisiteinfrastructure on a critical need basis.

THE PROJECT2.6 Plan of Action Cont’

• BHSCT infrastructural works, depending on their nature and size are undertaken through tenders to contractors, for such works as roads and major communal works,

• Other forms of excavations, manual labour has often been sourcedfrom the households of the beneficiaries.

• Community members contribute to infrastructural development in both cash and kind.

THE PROJECT2.7 Project quality control mechanisms

• BHSCT’s projections, though aspiring for green development, has progressed mostly on the path towards providing the same basic infrastructure as the conventional Housing processes would provide;

• These infrastructure are being undertaken with support and supervision by specialists from the following organizations:– Bulawayo City Council, – various government Ministries such as of Transport, Local

Government and Urban Development, National Housing and Social Amenities,

– other developmental partners such as the National University ofScience and Technology (NUST).

THE PROJECT2.7 Project quality control mechanisms

Cont’• All infrastructural works are made to comply with the minimum

requirements of the Local Authority;• There have been exceptions however:

• This has mostly been the basic requirement for land to be fully serviced before occupation.

• Here, the approach has been that of Incremental Development, where families are developing their stands while they already occupy it.

• This has demanded that urgent and dynamic action be taken to prevent potential health and Environmental catastrophes.

PROJECT PROGRESS3.1 Overall

• The BHSCT’s activities and all construction works thus far have been funded solely from the member’s contributions, thus progress has been modesty.

• These funds are allocated between Administration and Project at the rate of 30:70.

• In their recent audit exercise, it was reported that membership currently stands at 3 165, contributing a total of US$74 351.14 for the 1st quarter of 2010.

• The BHSCT projects are determined by Cash Budgeting. • This has affected the rate of work on the ground, with members

preferring to focus more their finances to on-site developments at the expense of the communal components of the work.

PROJECT PROGRESS3.1 Overall Cont’

• Cash budgeting makes it more difficult to ensure equity on the members’ contributions as well as projecting work progress, and forward planning.

• The Executive argue that Cash Budgeting does not exert too much pressure on the membership in terms of predetermined obligations.

PROJECT PROGRESS3.2 Communal Projects

• Access Routes:BHSCT is currently working on an 8.4km of gravel road access routes together with the associated bridges and culverts in order to enable public transport operators to service this area. This will connect this part of the City to the older Cowdray Park suburb.

A culvert recently constructed on the main road. Source: Authors

Main road recently opened up. Source: Authors

Sewer System:

• Sewer system is currently under construction. The work is proceeding in phases, the first of which is about 75% complete. This has involved the excavation of the trenches, laying of the piping and manhole rings.

Part of the community involved excavation of the trenches Source: Authors

One of the finished manholes Source: Authors

Communal piped water System

• BHSCT has procured and laid a five communal water points for theprovision of safe water for domestic use.

• It is hoped that as funds become more available, more communal water points will be availed, and eventually individually connected to households.

• Currently, the maximum radius to a water point is about 800m, whereas a tolerable maximum would be 500m.[1]

• This presents a potential hazard, as this may encourage families to use unsafe water as an alternative to walking long distances.

• Studies carried out by water specialists at NUST established that the water table in the Cowdray Park Extension area is barely 5m below ground level.

[1] Humanitarian Charter and Minimum Standards, Chapter 2. Minimum Standards in Water Supply, Sanitation and Hygiene Promotion -

One of the many shallow wells providing outdoor water to the community for outdoor uses. Source: Authors

• The community is taking advantage of this available water resource for outdoor uses such as gardening and for building construction.

• Research work is underway in conjunction with NUST to pursue possible ways to purify the water so that it can be used for indoor purposes.

Communal Water Supply - Cont’

PROJECT PROGRESS3.2 Individual Household Projects

• Each of the 7000 stands under the administration of BHSCT, represent at least a potential member.

• Currently, the 3 165 membership represents about 45% of the community potential.

• Individual family units are at various stages of completion, though most of them are already occupied.

• The stand sizes are on average 200m² - 25mx8m.

• This generally dictates the building configuration.

• Bulawayo local Authority does not permit construction of more than single story structures in high density areas as Cowdray Park.

• The typical Plan configuration used by most of the community members are simple variants of the BB3 Type developed by the Bulawayo City Council customized to each of the concerned stands.


Cont’

House plan type BB3A.


Cont’

• The summary of its quantities and cost is as follows:

WORK AMOUNT

SUB-STRUCTURE 841.27

SUPERSTRUCTURE 3 789.93

ROOF COVERINGS 244.64

CAPENTRY AND JOINERY 334.64

METALWORK 292.00

PLUMBING 868.41

GLAZING 88.41

PAINTING 841.10

TOTAL COST OF MATERIALS $7 299.91

Units at various stages of completion Source: Authors

• A large proportion of the community is still not connected to the sewer system and is using pit latrines like one shown above.

• BHSCT are worried and are working together with NUST to explore possible ways of avoiding ground water contamination

PROJECT PROGRESS3.3 Cost Comparisons and other Analyses

• The principal building materials employed by locals are hollow concrete blocks and asbestos sheets on timber purlin roof.

• Options for low cost housing generally available these days in Bulawayo include: owner built, or rent-to-buy (on monthly installments) and their several variants.

• A 200m² stand currently costs about US$3000 cash, or a 50% cash deposit, with the balance payable over 6 months or a US$500 cashdeposit and 36 monthly installments of US$120.

• To construct a BB3 type unit would mean this added to the basic costs as given in table 1, the generally expected cost that one may incur in cash payments would be $7 299.91+$3000= $10 229.91, – the installments option would sum to $7 299.91+500+36(120)

= $12 119.91

PROJECT PROGRESS3.3 Cost Comparisons and other Analyses Cont’

• A 3 roomed Core-House is costing US$13 000, cash, or US$160 paid monthly over 12 years which would sum to $160x12x12= $23 040

• From these comparisons, it is possible to conclude that the option of building one’s own house is overall cheaper than to buy an already built one, and that

• the option of installment payments maybe more sustainable in thesense that for a low income earner, the payments will not strainmuch their monthly fiscals


Under the BHSCT run Self Help Scheme, an individual member is given a stand for a nominal fee. The rest of their financial effort will be channeled towards developing their own unit, as well as contributions to Communal infrastructure.

Except where one has strong preferences, it would be more economic attractive to get a Stand for a nominal fee, and then proceed to construct oneself their own house.

• Most of the residents that the authors interacted with have a sense of ownership and pride about this project, which is a direct work of their own hands,


Whereas the authorities who ordinarily would provide these services will forgo a bit of dollars, it seems to lessen their burden that, that aspect of service delivery is weaned off to the end user.

There nonetheless will still be need for monitoring and supervision of the community carrying out these works for purposes of quality assurance.

Already the community oneness that this project has created among the residents is to be appreciated. It seems to bring back that spirit of ubuntu in the community, and this is the root of nationhood.


• While there are economic advantages, there are some immediate accompanying challenges that include:– Limited access to clean water supply;– Potential of contamination of underground water because of the

use of pit latrines;– Difficult access to public transport network;– Inescapable loads of dust and noise generated from the current

developmental activities;– Threats of environmental degradation and deforestation;– Inadequacy of public amenities;– Almost a lifetime of financial commitment by all the residents;


– An approach as this requires simple commitment by all the members towards the development of their infrastructure, whereas some members may be tempted to devote all their resources towards their own individual units.

– Security threats encouraged by lack of street lighting at night,and seclusion for some of the stands in undeveloped areas.


• Besides the Cowdray Park extension community and BHSCT, other stakeholders in this project include the:– Bulawayo City Council;– Government functionaries such as: the Ministries of Water

Resources Management, Ministry of National Housing and Social Amenities, Ministry of Local Government and Urban Development, Ministry of Environment and Tourism, Ministry of Health and Child Welfare, and Ministry of Education, Sports and Culture, among others.

• Whereas at the onset of this project it was mired in political controversy and reject by the Bulawayo City Council authority, the amount of work carried out just this far, has already won the project some sympathy from a number of sections.

• The Bulawayo City Council itself has reconciled itself to it and is now providing close assistance and supervision for a number of the construction processes taking place on site.


Bulawayo Metropolitan Province Governor Cain Mathema, at the Official launch of the Program in 2005 Source: Authors


• BHSCT has continued to solicit support on several fronts, including the National University of Science and Technology, with whom they have signed a Memorandum of Agreement for cooperation on all areas of expertise available at this University.

• Since this project primarily rests on the financial capability of its membership, this also is its major Achilles’ heel, thus a number of expectations and projects are often slow in maturing. BHSCT has made clear its wishes on a number of fronts for financial and technical support in the areas of:– Alternative Power Generation;– Alternative Building Materials;– Innovative Project Financing Mechanisms; and – Water Resources Management Techniques

CONTRIBUTION TO THE HOUSING THE HOUSING PARADIGM &

CONCLUSION• The BHSCT Self Help Housing Scheme and its modus operandus

is a novelty in its own right on the Zimbabwean landscape; • BHSCT led approach has already had several reproductions in the

City of Harare;• The process is unfortunately tainted with much political trading and

issues of security of tenure are worrisome, with threats of evictions often emanating from political patronage;

• BHSCT as a mother body to several housing cooperatives, looks forward after the Cowdray Park Project, to expanding their areas of operations to national level.

CONTRIBUTION TO THE HOUSING THE HOUSING PARADIGM &

CONCLUSION

• About 7000 unserviced stands were allocated to the jurisdiction of BHSCT, to develop infrastructure for the beneficiaries of the Operation Hlalani Kuhle initiative. About 45% of the stands havebeen taken up and are at various levels of development;

• BHSCT is geared towards developing or adopting alternative approaches to power generation, Alternative Building Materials, Innovative Project Financing Mechanisms, and Water Resources Management Techniques, and looks forward to expanding their operations all over Zimbabwe in the hope of assisting low incomegroups to have access to affordable, sustainable, decent housing

References

• Oyeyinka O. & Soremekun M (2010) Ten years into the Millennium Development Goals;., Urban World-

• Mhashu F., (30 March 2009) Honourable Minister of National Housing and Social Amenities Statement at the 2nd Session of thegoverning council of the United Nations Commission on Human Settlements UN-Habitat, Nairobi, Kenya.

• Tibaijuka A. K. (2005) UNHabitat Report of the Fact-Finding Mission to Zimbabwe to assess the Scope and Impact of Operation Murambatsvina.

• SOLIDARITY PEACE TRUST (2010) Operation Murambatsvina: Five years on.,, JOHANNESBURG,.

• Humanitarian Charter and Minimum Standards, Chapter 2. Minimum Standards in Water Supply, Sanitation and Hygiene Promotion -

Acknowledgements

• Many thanks to the organizers of this conference, the SAHOUSING FOUNDATION Team, and Stacey Jonas for her patience with us while we prepared thisreport;

• Our families and friends;• Our colleague Lookout Ndlovu, and his fiancée Angie;• The National University of Science & Technology;• The Bulawayo Home-Seekers Consortium Trust (BHSCT);• The Cowdray Park Extension Community;• Mr. Sifiso Ndlovu, Chairman of BHSCT and his team;• The City of Bulawayo;• Government of Zimbabwe through its various Representatives• And All our Sponsors.

Thank you all for listening;and God Bless.

Documents

Alternative approach to sustainable Urban Housing: An ... Proceedings/PP/Mkhululi, Nyathi.pdf · • Housing policy and Allied statutes; ... • Studies carried out by water specialists