LOGO SOUTH COUNTRY PROGRAMMA South Africa.

ZELFBOUW (INTEGRATED PLAN FOR COMMUNITY BUILDING)

1. Background

In 2002 the City of Tshwane has set as goal

The elimination of the housing backlog in the Tshwane area within the period of ten years.

The residents of Tshwane will positively be engaged in the development of their areas

This Sub-project proposal is oriented by these two general goals. It is also based on previous activities between Delft and Tshawne, including a seminar organized by DUT (2003) oriented to improve People Driven Programs through the revision of international experiences. [1]

This Integrated Plan for a Community Building Program consists of a Pilot Project for a new type of housing schemes including monitoring and training activities. The program will integrate two different forms of housing delivery. The labour intensive construction methods for the services and the main structures (casco), and the work of the organized community for the finishing, extension and improvement of their top structures. It is believe that these actions will help to reduce backlog and potentiate peoples participation since it is meant to contribute to employment, while supplying a significant advance in the quality of the housing stock and the community and urban lifestyle.

2 Local problem description.

There is a great need in Tshwane for social houses, especially in the townships Mamelodi and Nelmapius.

3. Actors and targetgroups.

City of Tshwane, department of housing

City of Delft, will build a community centre in this project

Technical University of Delft, dep. Bouwkunde gives technical support.

4. Objective of the project.

Pilot Project General Objective:

The general objective is to improve housing conditions of low income segments.

Specific Objectives:

• To provide more variety and diversity in low-cost housing solutions
• To increase solidarity between economic groups, through mixed solutions, integrating house, erf, street, community open space and social facilities.
• To respond the scarcity of low-cost land, through densification.
• To provide more individual livable space and collective open space through reducing infrastructure and servicing costs.
• To improve People Driven Process, through the elimination of delivery constraints, enhancing positive experiences and avoiding negative practice of the self build process.
• To build a Pilot Project of about 250 housing units in three years to test the effectiveness of the process and community response of a new integrated community building program in a stand in Mamelodi 5.
• To increase collaboration between Delft and Tshwane municipalities

Pilot Project Strategy:

• The combination and integration of building programs for exploring the possibility of improving housing quality, facilitating progressive growth, enhancing potentials of densification
• Introducing joint building systems: combining developer main structure (paid labor employment contribution) and organized finishing and extensions community labor (equity and identity contribution)
• Facilitating immediate growth of core units (casco) through the assisted community labor
• Creation of effective real estate assets (more than 41m2) for facilitating mortgage and credit loans legibility.
• To mobilize community and individual efforts to capture the value generated by housing improvements. The construction of, two floors raw and pair houses are important contribution for guiding the progressive development of the neighborhood and to facilitate the process of property capitalization in low income areas.
• To enhance peoples and community participation, specially women labour through the provision of aesthetically accepted urban-alike houses with possibilities of household identification.
• To empower community through, saving, administration, technical and managerial capacity building programs
• Improving training of trainers in building managerial process
• To create a system for the diffusion of the gains of the new delivery system and the integrated community building program.

Description of the Pilot Area

The area is situated to the east of Pretoria City centre within the boundaries of Mamelodi.

The area falls within the jurisdiction area of the Administrative Unit manager of Pretoria.

The project area and thus the area identified for the self-help scheme is situated in Mamelodi Extension 5 (Stand 29 355). The stand is 6,1846 ha in extent and should house approximately 250 individual residential stands with a ruling stand size of 100 m ², one community stand of 0,275 ha and one business stand of 2 250 m ². (Annexure A)

The Stand 29 355 was selected as the site for the proposed integrated community program scheme, initiated as a partnership project between the City of Tshwane and Delft in the Netherlands.

The stand is bordered by a primary school to the south, residential stands next to the K69 road to the east, Tashane street to the west and Shilovhane street to the north.

Structure and Responsibility of the Pilot Project

Tshawne Municipality. Housing Division- Eugene van de Berg and Implementation team for RSP and PDP

Delft side: Delft Municipality and the Delft University of Technology. Department of Urbanism.

Pilot Project Activities:

Activity 1

Setting a preliminary design for a housing unit that takes into consideration the positive attributes of the 30m2 (RSP 0-1500) and avoid the negative experiences of the 36m2 program of the self-build unit, according to the concept ‘guided-introvert- progressive growth’. The Plan introduces the need of a Community Centre with a multipurpose goal of supplying community space for activities which are not able to be perform in family houses (weddings, funerals, eventual national days celebration) and to serve for capacity building, crèche and community services. The definitive location and design of the CC in the stand 29455 will take place in this preliminary sketch of the general plan.

This phase includes the identification and comparison of the efficiency of the various design and scales of building activities (house types, urban design, master plan)

• Action: Group Meeting in Tshwane and in Delft (November 2005)
• Expected Result: Preliminary Master Plan including location of Community Centre and Housing Typology. Budgeting alternatives for evaluation of building costs, subsidy, density variations, and a infrastructure weighting system for urban design guidelines.

Activity 2

Identification of target household according to existing waiting list procedures Starting the building of the Community Centre (CC).

• Action: Tshwane officials
• Expected Results: Identification of the first 50 households, community members. Starting the construction of the CC.

Activity 3

Starting the Training of Trainers program for capacity building. The training is oriented to community participation, especially in housing issues and community programs.

• Action: Training 2 Tshwane’s officials by Delft expertise in Delft (3 weeks). The activity will take place in Delft.
• Expected Results: Training two officials of the Housing Division in techniques of community participations. Formulation of short and long term program for the community center (ext. Marmalade 5).

Activity 4

The elaboration of the definitive Master Plan for the 29355 stands, engineering plan based in norms and regulations of the CCT Housing Division and the consultation with the community.

• Actions: Participatory urban design community workshop-training action. With the assistance of the Housing Division (Tshwane) and the DUT coordinator M. Carmona and CT experts.
• The Workshop content includes training and Knowledge upgrading and Decision making regarding the urban and housing design:
• About the insertion of the Pilot Project to the surrounding Neighborhood in Mamelodi 5.
• System and size of community groups,
• Number of the different units, parking places,
• Decision-making regarding the building process: The clustering of the whole activities regarding implementation, time expend and critical path.
• Decision making on the identification of the work that should be done by developers and the work done by the organized community.
• Eventual decision regarding use of low-cost and Alternative infrastructure system (domestic-cluster and street level and connection)
• Eventual decision regarding housing low cost and alternative technologies in the use of staircase, floors, windows frames and façade panels, double-use furniture
• The costs and the time analysis.

The Delft monitoring will take the form of a Seminar which will take place in Tshwane.

Expected Pilot Project results.

• The comprehensive Master Plan for the whole stand.
• The definition of the way the plan will be built in three years: phasing, land use zoning and definition of building phases

Activity 5

Organizing the Tendering for the First Phase

• Action
• The approval of the Call’s documents, according to the conclusion from previous activity.
• The call for tendering
• The nomination of the developer
• The activity will take place in Tshwane. Responsible: the Housing Division

• Expected Results.

o The Developer is chosen and the Building work started

Activity 6

Community Capacity Building program.

• Actions: This activity starts parallel with activity 5. The capacity building will have four lines actions:
• The Saving and Credit Line. Capacity building will be organized in the field of saving forms and the eligibility for the different credit lines. Is possible to distinguishes in Group and individual saving. Saving will have two objectives: one for credit line for extension of the housing unit and other for direct purchasing materials or any activity associated to the building process and community empowerment. Here is the believe that this type of housing units are not more considered self-build houses and therefore households are fully eligible for credit lines based on mortgages. Houses are technically approved by municipality normative and are more than 41m2 when extending introvert.
• The Administrative and Managerial Line. Capacity Building is required to empower community in the administration of the building work (recording the hours work by the different members, the building of a Critical Path System, the deliveries and storage of building materials, the on time supply of pre-fab building elements etc
• The Technical Line. Capacity Building is required in several identified building activities: the cleaning of the land, the construction of internal floors, the construction of prototype façade, the construction of steel door and windows frames. The placing of doors and attached furniture, paintings, eventually gates and stuccos. Three instructional workshop will be built and equip by the program. This are: the wooden workshop, the steel workshop and the pre-fab concrete workshop.
• The Community Empowerment line. Capacity Building is necessary for the organization of the community, from literacy, and elemental maths to be used in the community building process. Gender oriented courses for empower women in community building process is here very relevant, since single women household with kids constitute almost the 50% of community member. Also some elemental courses about the organization of ‘buying together groups’, small enterprises, project management and rotation funds.
• The Program will be equiped with a laptop and a beamer.

• Action Implementation:
• Training the Trainers in Delft (1 member of each 4 for 2 weeks)
• Place Delft University (Bouwkunde MC and Delft Municipality.

• Expected Result.
• The training of 4 members of the Housing Division staff in Capacity Building.
• A critical Path Program for the construction of the integrated community program
• Delft Monitoring of the Program Progress
• Inauguration of the Community Centre

Activity 7

Construction Phase 1.

Consist of a construction of the first 50 houses

• Actions consist of:

• The construction of the first 50 units. First the developer (main structure)
• The Capacity Building made in situ for organizing the community involvement.
• The community work (floor, façade and stairs).
• The Monitoring system of the whole process according to pre-establish measurable indicators
• The assignation (distribution) of the finished housing units to their owners.

The responsible of the coordination of the four action is the Housing Division…..

Activity 8

Feed Back

A Feed Back operation will be made at the end of the first phase when all community members are occupying their houses for at least one month.

• Actions:

• A Post Occupation Evaluation POE. A POE will be made to identify the positive and negative experiences of the Process and the Product.
• How the process and the product answer to the demands of average families?
• Which special demands have aroused during the process?.
• What are the recommendations for the next phase?.
• The POE Seminar will be held in the Community Center in Mamelodi. With the participation of all the parties involved. Including 4 Delft members delegation (including the DUT coordinator)

• Expected Result:
• POE report, with recommendations for the future actions.

Activity 9

Construction of the Second Phase.

The construction of about 250 houses is expected. Resulting from the feed back and assessment of the first 50 houses. It will be improved the housing units of previous phase according to the reports.

• Action

• The construction of about 250 units. (It could be possible that a reserve for Mixed use-rental housing in the border towards the Route K will be included).
• The Capacity Building made in situ for organizing the community involvement for 5 groups of about 50 members.
• The Monitoring system of the whole process according to pre-establish measurable indicators
• The assignation (distribution) of the finished housing units to their owners.

• The action will be performed by the Housing Division The action will take about 1 year. Two monitoring inspection will take place by the Dutch counterpart.

Activity 10

Assessment and Policy Recommendation of the Pilot Project

• Action

A Final Seminar for the total evaluation of the Integrated Community Building Process.

• How the project achieved it objectives?
• Have the objectives been described correctly?
• Specifically: What has been achieved with the higher densities and the new typology,
• Is the quality of the housing units improved?
• Has credit lines for extensions been approved.
• What lessons has to be learned??
• Have the training of trainers been effective?
• How can be compared the efficiency and sustainability of this process in relation to the RSP and the PDP types.
• Which are the bottlenecks?

• Expected Results
• The finishing of the Pilot Project
• A Final Report with all the answer to the main question established and the recommendation to the Housing Division and VNG
• Policy Recommendations
• Difussion of the experience and the results of the Pilot Project

Plan Time Scheme

ACTIVITY

1^st semester

2nd semester

3^rd semester

4^th semester

5^th semester

6^th semester

1

Preliminary Plan-urban design-housing and CC

^1X

2

Selecting Users from Waiting list

x

Starting building Community Center

x

x

x

3

Training of Trainers

X

X

4

Master Plan consultation with the community

x

X

Delft monitoring

x

X

5

Tendering procedures First Phase (50 houses)

x

6

Capacity Building: Administration Technical Manag&saving

x

x

x

DELFT Monitoring Inauguration CC

X

7

Construction 1st Phase 50 houses

x

x

x

x

x

x

8

Feed Back

x

9

Construction 2^nd Phase

x

x

x

x

x X

x

x

x

x

x

10

Policy Recommendations

x

x

X meeting in Delft X training in Delft 2 Tshwane experts X Delft Training-Monitoring (in Tshwane)

X work in Tshwane X workshop in Tshwane 2 Delft experts

6. Expected results.

Phase 1 (2006) : Building of the community centre and 35-50 houses.

Phase 2 (2007) : Building of 80 houses

Phase 3 (2008) :120 houses.

And Empowerment of the communityin the fields of administration, technical management and participation. Participative training of trainers in managing community building at low-cost.

7. Indicators.

As above mentioned (7), in 2008 experience and skill will be developed, which will make it possible to start other projects all over Tshwane.

8. Risk and durability analysis.

External factors:

Changing political climate

Finances and cooperation with different parties

Cultural aspects.

9. Evaluation/monitoring and reporting.

The projectmanagement is in hands of the University of Delft and the building department of the city of Tshwane, which will report to the city of Delft every three months.

Preliminary Map

_

Budget

Number activity	Name Activity	Unit	Number of Units	Cost of the Unit	Total cost
1	Trip of Tshwane counterpart EvdB	trip	1	1000	1000
		Day perdiem	7 days	150	1050
2	Selection future household and starting CC	trip	2	1000	2000
		Day perdiem	14 days	100	1400
3	Trainning Trainers	trip	2	1000	2000
		Day perdiem	42 days	150	6300
4	Monitoring Master Plan 3Delft experts to Tshawne	trip	3	1000	3000
		Day perdiem	21 days	100	2100
5	Tendering
6	Capacity Building: Office Equipment Instructive Workplaces: Wood Steel Pre-fab Concrete
		Laptop & beamer	gl	gl	2000
		gl	gl	gl	20000
6	Delft Monitoring 3 Delft experts to Tshwane	trip	3	1000	3000
		Day perdiem	21	100	2100
7	Construction of 50 houses
7	Monitoring : 2 Delft experts	trip	2	1000	2000
		Day perdiem	30	100	3000
8	Feed Back POE seminar	trip	2	1000	2000
		Day perdiem	30	100	3000
9	Construction 200 houses	trip	4	1000	4000
		Day perdiem	30	100	3000
10	Policy recommendation & Project Difussion	trip	4	1000	4000
	Seminar	Day perdiem	30	100	3000
	GRAND TOTAL				69.950 Euros

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[1] . Organized by DUT- Faculty of Architecture, Department of Urbanism, Dr. M. Carmona