The rapid increase in student enrolment in universities has brought about a number of concerns, including off campus student housing as Institutions of Higher Learning are unable to accommodate all students on campus. Due to the extremely small number of students that are currently being accommodated on campus, many students are forced to find accommodation off campus. Property owners nearby Institutions of Higher Learning have begun letting their homes to students for economic gain. Housing of students has become a new business venture for many surrounding houses and large buildings. This study examined some of the problems associated with non-accredited accommodation in Summerstrand in order to provide recommendations towards a policy for off campus student accommodation. The study investigated the experiences of both students and landlords in order to establish some of the requirements a property owner needs to meet in order to be legible to house students. Ultimately the study will make recommendations for an effective policy for off-campus student accommodation in the Nelson Mandela Bay. An effective policy for the development of student housing in the Nelson Mandela Bay needs to be formulated as students can be exploited by landlords and landlords can exploited by students. The study identified 4 particular areas of concern namely rent, security, facilities and maintenance; and provided recommendations for the policy for off-campus accommodation.

Housing delivery and issues relating to housing delivery have long been a complicated subject for most SA municipalities and government departments tasked with these responsibilities. The aforementioned complications stem from our inherited apartheid planning that was mainly focused on inequality, racial segregation and spatial fragmentation of land use. Corruption, lack of skills, financial constraints and lack of resources are issues further considered to be contributors to the complications related to housing delivery. The study to be conducted seeks to play a part in dealing with the complicated nature of housing delivery through being a toolof assessment. The study is in the form of an evaluation as it mainly deals with obtaining answers relating to the views of the respondents on the sustainable human settlement program implemented as part of the DVRI in the BCMM. In doing so it, seeks to provide answers to some of the challenges faced by municipalities and other government departments so as to ensure that going forward, best practices are adopted in the housing delivery process. The findings from the study revealed primarily that, what is planned on paper is not often what is implemented on the ground. In evaluating the aims and objectives of the two sustainable human settlement pilot projects implemented as the BNG pilot projects through the DVRI, a considerable number of the objectives of the projects have not been met according to the beneficiaries. The reasons for the lack of satisfaction relating to the two projects as cited by the respondents included, amongst other things; dissatisfaction with the quality of the structure, lack of adequate services, lack of employment opportunities, lack of recreational facilities, lack of social facilities, lack of safe and reliable transportation and the general maintenance of the settlement. Solutions to the identified issues include; improved and meaningful participation between government, planners and the beneficiaries of such housing projects, so as to ensure that the views of the beneficiaries are considered and that they have a considerable influence on the decisions taken, thus promoting a bottom-up approach to the housing delivery process. The provision of key recreational and social amenities and the improved maintenance of the general settlement were also identified by the respondents as solutions.

This dissertation analyses the South African Rental Housing Act 50 of 1999 ("the RHA") with the aim of determining whether the RHA sufficiently protects the landlords‘ rights and interests as opposed to those of tenants (which it does indeed safeguard). Due to the current saturation of rental property in South Africa, landlords are no longer in an advantageous a position as before. In fact, the RHA was introduced to redress the imbalance caused by discrimination against tenants. However, times have changed. The researcher submits that the RHA needs to be re-examined in light perception of the landlord as a consumer. Having regard to both common and foreign law, the researcher identified the following four fundamental legal and practical rights on the part of the landlord: the right to freely contract; the right to safeguard financial interests; the right to safeguard proprietary interests; and the right to evict a defaulting tenant. The research reveals that the RHA does not give adequate recognition to these fundamental legal rights, and accordingly does not sufficiently protect the landlord as a consumer. In total nineteen recommendations how the RHA can adequately recognize and protect the landlord‘s interests are made.

D.Litt et Phil. / The number of slums and squatter settlements is rising globally; this is recognised as a significant problem as many of the urban poor find housing in these settlements. With the expanding slum settlements comes a serious problem for many developing nations, that of finding a mechanism to improve these informal developments. These settlements are a symptom of poor urban governance and lack of financial resources causing the urban poor to be pushed into these dwellings and find themselves on the periphery of urban society, not only geographically but socially, economically and legally. Upgrading, integration and legalisation of these housing types is necessary if these peripheral suburbs are to be developed formally. Although many governments have tried top-down approaches of upgrade, these approachs have often failed to produce results as slum upgrades often lead to displacement of the original inhabitants who are ousted into areas even further to the periphery of urban centres. This thesis looks at alternatives to viewing settlements on the urban fringe as a quandary, by using a neoliberal theoretical framework (despite its many flaws), informal property markets in townships in Johannesburg, South Africa can be seen as a catalyst for wealth creation and local economic development. This is particularly important given the historical context of apartheid in South Africa and the segregation of the majority of the population into racially exclusive slums. The post-apartheid government has rallied to improve the lives of this group of poor and dispossessed people with the provision of decent housing a key aspect of this process. A neoliberal framework for economic development was embarked upon in South Africa, with the introduction of neoliberal economic policy (namely GEAR) in 1998, South Africa embarked on a process of reform to encourage market growth. This manifest itself in the ‘Breaking New Ground’ housing policy which adopted a neoliberal stance on Housing provision, and although not removing the role of government in providing low-cost housing, it strives for a market driven housing solution. With a shortage of over 1 million houses in the city, there should be every potential market orientated low-cost housing sector, yet capital within this property sector is often referred to as dead capital with no intrinsic value. This thesis challenges that view by determining the existence of Crisylida capital in township property assets. Crisylida capital is virgining capital in the low-cost property market that could lead to the accumulation of asset capital within this property group, estimated value of Crisylida capital in Johannesburg alone is R6.3 billion. Residents in low-cost housing in Township suburbs in Johannesburg recognise economic value in their dwelling, with only 21% of participants valuing their property at less than R10 000. Further, real estate agents working the township real estate market estimate that just over 50% of properties in these areas are valued at over R200 000. Within this property environment, security of tenure plays an important role in creating not only wealth creation but equally a sense of community ownership. Houses with tenure saw 37% of respondents interested or actively participating in community projects, this compared to 13% of respondents without tenure. This thesis points to a new understanding of low-cost property in Johannesburg, South Africa as a potential market worth billions of Rands that could inject wealth into the hands of marginalised communities. This in turn could assist in fostering sustainable socio-economic urban community within disenfranchised township suburbs.

Bibliography: pages 344-361. / In this thesis I outline the history of Nyanga up to 1970. Diverse aspects are covered, including location politics, women's protests, rent arrears and boycotts, and gangsterism. There is a special focus on housing issues, for they were related to most facets of location life and demonstrated the contradictions within apartheid policy. Four themes are followed throughout the thesis. First, the extent to which the state achieved control of the African urban population is assessed, particularly in terms of its housing and influx control policies. I argue that the formulation and implementation of policies were influenced minimally by pressures "from below", and that central and local authorities achieved extensive control over the lives of urban Africans. Nevertheless, government officials did not succeed in curbing African urbanisation or controlling the residential movement of urban Africans, as witnessed by the high number of "illegal" Africans and consistently high tenancy turnover. A second topic that threads its way through the thesis is the role of African constables and clerks in Nyanga. I show that residents working with the location administration were attracted particularly to the material benefits of collaboration. Utilising their linguistic skills and knowledge of location inhabitants, they extracted money and sexual favours from Nyanga residents and were given first priority in the allocation of Old Location houses. They did not, however, form an identifiable social group as they came from diverse occupational and educational backgrounds and did not associate closely with one another. A third theme is the differential impact of apartheid laws on African women. I outline the laws that applied to urban African women and describe the actual process by which they were expelled from the Cape Peninsula. Arising from this, the changing nature and scope of women's demonstrations in Nyanga is described. My research shows that the protests of the early 1950s, which were small, infrequent, and centred on local issues, broadened in the late 1950s to include the application of pass laws to African women. The reasons for the change are shown to be both political and material in nature, with their origin in the forced removals from Peninsula shack settlements. Fourthly, I have concentrated on spatial dynamics at various points. There were significant differences in physical space between Mau-Mau and the Old Location, which contributed to the social distance between the two neighbourhoods. During the massive "black spot" clearance campaign of the 1950s, the authorities succeeded in gaining spatial control over Africans by forcing them into segregated, fenced locations where entry and exit was monitored. To counteract this, residents asserted their control over the transit camp by constructing shacks in such a way as to impede raiding pass officials and make administrative surveillance of their lives difficult. The contradictory effects of placing contract workers in accommodation next to families are also examined: on the one hand, there was considerable socialising and cooperation between the two groups; on the other, much friction developed over the relationships between women in the married quarters and men in the hostels.

Thesis is submitted in fulfilment of the requirements for the degree of Doctor of Philosophy to the Faculty of Engineering and the Built Environment, University of the Witwatersrand, Johannesburg, 2016 / Keywords/key concepts: Dolomite, Dolomitic ground, Disaster Risk Management, Physical Vulnerability, Low-income settlements, Housing Policy, Services delivery, Responsibility, Living with risk, Human Behaviour, Basic Human Rights Ground underlain by dolomite may be hazardous to development due to the potential occurrence of subsidence and sinkholes. These potentially disastrous occurrences are in many instances caused by human interaction with the soil through the ponding of water or leaking of wet infrastructure such as water and sanitation services. Construction materials and techniques, as well as effective maintenance of waterborne services have traditionally been acknowledged as having a significant bearing on the level of risk that communities face when living on such potentially dangerous land. The spatial distribution of settlements on dolomite in the Gauteng City Region (GCR) is already widespread and expected to increase as urbanisation intensifies. Similarly, the challenge of considering the physical vulnerability of low-income settlements is expected to intensify. Welldefined procedures and guidelines govern the development of human settlements on dolomitic ground. However, the classification and characterisation of low-income and informal settlements are not as advanced as that of formal residential developments. In addition, the guidelines regarding management of settlements on dolomite focus significantly on geotechnical interventions, leaving a gap in the influence that human behaviour can play in possible disaster risk reduction on such ground. The thesis considers the significance of different low-income settlement types on dolomite, relative to perceived human behaviour in association with principles of disaster risk reduction. It hypothesizes that an understanding of settlement type in relation to human behaviour and a stronger emphasis on monitoring via official channels could address some of the conflicts in the development-on-dolomite debate and thereby reduces settlement vulnerability. The research methods included quantitative and qualitative components, commencing with a literature review that spanned multiple disciplines and sectors. Fieldwork included spatial investigation and consideration of low-income settlement types with regard to, for example building material use, dwelling size and dwelling layout, and wet services infrastructure provision and location. The thesis subsequently identify and explore low-income settlement types in the study area. The research explores a number of sample settlements to consider the physical vulnerability and potential key areas of intervention and risk reduction, outside of the traditional geotechnical arena. The evaluation then applies the Analytical Hierarchy Process (AHP), a form of Multi Criteria Analysis (MCA), to identify important variables and indicators related to human behaviour and the physical vulnerability of settlements on dolomite that can be harnessed to intervene in the debate, and possible improve the safety of communities living with this risk. Although not affecting the research outcome directly, a specific observation during the course of engagement with specialists across disciplines was that experts in even closely related practice areas view low-income settlement development and upgrading on dolomite differently. The differences in viewpoints result in contradictions in approaches between housing officials, disaster managers, socio-environmental practitioners, engineers and geologists. Even small differences in approach have been shown to have significant effects on the practicalities surrounding decision making related to low-income settlements and especially informal settlement relocation or upgrading. The outcome is a set of prioritised indicators that could enable specialists, officials and the public to consider different elements of low-income settlements based on its physical vulnerability. By focussing on the indicators most likely to result in reduced vulnerability, actions that drive settlement development, upgrade and resettlement could be prioritised. Interestingly, one of the findings of the research is that it is not so much the settlement type based on informality that makes a difference in the exposure to risk – physical vulnerability is deemed to be significantly affected by official (municipal-sphere) actions, monitoring and awareness. Finally, the research enables the integration of technical knowledge with behavioural considerations when living on dolomite, thus highlighting opportunities to bring technical and non-technically skilled stakeholders in the debate closer together. / MT2017

The aim of this study was to investigate the causes of the housing backlog in the Nelson Mandela Bay Municipality from 2000 to 2014. Fifty participants which were two ward councilors and two PR councilors, four community development members, four ward committee members , twenty backyard dwellers from ward 17 and ward 18 and eighteen senior officials (project managers) from the Department of Human Settlement in the Nelson Mandela Metropolitan Municipality were purposively sampled for the study. A qualitative design was used. In-depth interviews were conducted to collect data to enable the researcher to ask open ended questions and explore the participants’ perspectives about the causes of housing backlog. The study revealed that the factors which are playing a role in this regard include the role played by the Eastern Cape Province in housing, the large portion of land which is privately owned, beneficiary management by municipal officials and political interference on the waiting list Metropolitan subsequently, recommendations for further research were made.

After South Africa’s democratisation in 1994, the areas which had been deemed “only for whites” within the City of Johannesburg Metropolitan Municipality (CoJ) were opened to all citizens. These changes attracted a high in-migration of people seeking better living in the CoJ. This influx not only challenged the provision of employment but also impacted negatively on the availability of land and housing and on the maintenance of safety and security by the police. Lack of accommodation forced immigrants to squat in the open spaces (including in the greenbelts) within the CoJ. A literature review provided an understanding of this problem locally and internationally. Semi-structured interviews were also conducted with the affected stakeholders. The findings showed that the measures needed to combat the causes of illegal squatting are beyond police control. The involvement of departments such as Human Development, Labour, Home Affairs and Environmental Management is needed for a successful solution to the problem. / Police Practice / M. Tech.(Policing)

After South Africa’s democratisation in 1994, the areas which had been deemed “only for whites” within the City of Johannesburg Metropolitan Municipality (CoJ) were opened to all citizens. These changes attracted a high in-migration of people seeking better living in the CoJ. This influx not only challenged the provision of employment but also impacted negatively on the availability of land and housing and on the maintenance of safety and security by the police. Lack of accommodation forced immigrants to squat in the open spaces (including in the greenbelts) within the CoJ. A literature review provided an understanding of this problem locally and internationally. Semi-structured interviews were also conducted with the affected stakeholders. The findings showed that the measures needed to combat the causes of illegal squatting are beyond police control. The involvement of departments such as Human Development, Labour, Home Affairs and Environmental Management is needed for a successful solution to the problem. / Police Practice / M. Tech.(Policing)

Thesis (PhD (Public Management and Planning))--University of Stellenbosch, 2010. / ENGLISH ABSTRACT: The principal question this study aims to answer is why and how a left-of-centre government not hobbled by heavy external leverage, with developmental state precedents, potentially positive macroeconomic fundamentals, and well-developed alternative policies for housing and urban reconstruction came to settle on a conservative housing policy founded on ‘precepts of the pre-democratic period’. Arguably, this policy is even more conservative than World Bank strictures and paradigms, whose advice the incoming democratic government ‘normally ignored’ and ‘tacitly rejected’. The study, which spans the period from the early 1990s to 2007, commences from the premise that housing is an expression and component of a society’s wider development agenda and is bound up with daily routines of the ordering and institutionalisation of social existence and social reproduction. It proposes an answer that resides in the mechanics and modalities of post-apartheid state construction and its associated techniques and technologies of societal penetration and regime legitimisation. The vagaries and vicissitudes of post-Cold War statecraft, the weight of history and legacy, strategic blundering, and the absence of a cognitive map and compass to guide post-apartheid statecraft, collectively contribute to past and present defects and deformities of our two decade-old developmentalism, writ large in our human settlements. Alternatives to the technocratic market developmentalism of our current housing praxis spotlight empowering shelter outcomes but were bastardised. This is not unrelated to the toxicity of mixing conservative governmentalities (neoliberal macroeconomic precepts, modernist planning orientations, supply-side citizenship and technocratic projections of state) with ‘ambiguated’ counter-governmentalities (self-empowerment, self-responsibilisation, the aestheticisation of poverty and heroic narratives about the poor). Underscored in the study is the contention that state developmentalism and civil society developmentalism rise and fall together, pivoting on (savvy) reconnection of economics and politics (the vertical axis of governance) and state and society (the horizontal axis). Without robust reconfiguration and recalibration of axes, the revamped or, more appropriately, reconditioned housing policy – Breaking New Ground – struggles to navigate the limitations of the First Decade settlement state shelter delivery regime and the Second Decade’s (weak) developmental state etho-politics. The prospects for success are contingent on structurally rewiring inherited and contemporary contacts and circuits of power, influence and money in order to tilt resource and institutional balances in favour of the poor. Present pasts and present futures, both here and abroad, offer resources for more transformative statecraft and sustainable human settlements, but only if we are prepared to challenge the underlying economic and political interests that to date have, and continue to, preclude such policies. History, experience and contemporary record show there are alternatives – another possible and necessary world – via small and large steps, millimetres and centimetres, trial and error. / AFRIKAANSE OPSOMMING: Die hoof vraag wat hierdie studie probeer beantwoord is hoekom en hoe dit gekom het dat ʼn links-van-die-middel regering wat nie gekniehalter was deur gewigtige, eksterne invloede nie; en met ontwikkelingstaat presedente [of voorbeelde]; potensieel positiewe makro-ekonomiese grondbeginsels, en goed ontwikkelde alternatiewe beleide vir behuising en stedelike herontwikkeling, gevestig [of vasgesteek] het op ʼn konserwatiewe behuisingbeleid, gegrond op ‘voorskrifte van die voor-demokratiese tydperk’. Die beleid is, aanvegbaar, selfs meer konserwatief as ongunstige Wêreld Bank voorskrifte en paradigmas, wie se advies die inkomende demokratiese regering oënskynlik geïgnoreer en stilswyend verwerp het. Die studie, wat strek oor die periode vanaf die vroeë 1990s tot 2007, begin met die aanname dat behuising ʼn uitdrukking en komponent van ʼn gemeenskap se wyer ontwikkelingsagenda is, en saamgebind is met die daaglikse roetine van die ordening en institusionalisering van maatskaplike bestaan en maatskaplike reproduksie. ʼn Antwoord word voorgestel wat berus op die meganika en modaliteite van na-apartheid staatskonstruksie en die meegaande tegnieke en tegnologieë van sosiale penetrasie en regeringstelsel legitimering. Die giere en wisselvallighede van Na-Koue Oorlog staatkunde, die gewig van geskiedenis en nalatingskap, strategiese foute en die afwesigheid van ʼn bewuste kaart en kompas om na-apartheid staatkunde te lei, het gesamentlik bygedra tot die vorige en teenwoordige gebreke en misvormings van ons twee dekade-oue ontwikkelings-isme (‘developmentalism’), groot geskryf in ons menslike nedersettings. Alternatiewe tot die tegnokratiese mark ontwikkelings-isme (‘developmentalism’), van ons huidige behuisingspraktyk, plaas die kollig op bemagtigende skuiling uitkomstes, maar was verbaster. Dit is nie onverwant aan die giftigheid van die meng van konserwatiewe goewermentaliteite (‘governmentalities’) (neoliberale makro-ekonomiese voorskrifte, modernistiese beplannings orientasies, verskaf-kant burgerskap en tegnokratiese projeksies van staat) met teenstrydige teen-goewermentaliteite (‘governmentalities’) (self-bemagtiging, self-verantwoordlikheid (‘self-responsibility’), die estetifikasie (aestheticisation’) van armoede en heldhaftige vertellings omtrent die armes). Onderstreep in die studie is die bewering dat staatsontwikkelings-isme (‘developmentalism’) en siviele gemeenskapsontwikkelings-isme (‘developmentalism’) saam klim en val, en wat roteer om (kundige) herkonneksie van die ekonomie en politiek (die vertikale as van regeerkunde) en staat en gemeenskap (die horisontale as). Sonder robuuste herkonfigurasie en herkalibrering van die asse, sukkel die opgedateerde, of amper her-kondisioneerde behuisingsbeleid – Breaking New Ground – om die limiete van die Eerste Dekade nedersetting staat skuiling leweringstelsel en die Tweede Dekade se (swak) ontwikkelende staat eto-politiek, te navigeer. Die verwagtinge vir sukses is gebaseer op strukturele herbedrading van oorgeërfde en eietydse kontakte en stroombane van mag, invloed en geld, op so ʼn wyse dat hulpbronne en institusionele balans ten gunste van die armes gekantel word. Teenwoordige verledes en teenwoordige toekomste, beide hier en oorsee, bied hulpbronne vir meer transformerende staatkunde en volhoubare menslike nedersettings, maar slegs indien ons bereid is om die onderliggende ekonomies en politiese belange uit te daag, wat tot op datum en nog steeds voortgaan om sodanige beleide te verhinder. Geskiedenis, ondervinding en eietydse rekords, moet wakker bly vir alternatiewe – ʼn ander moontlike en noodsaaklike wêreld – via klein en groot stappe, millimeters en sentimeters, tref of fouteer.