published_or_final_version / Business Administration / Master / Master of Business Administration

Submitted in partial fulfilment of the requirements for Master of Arts in Industrial Sociology in the Graduate School for the Humanities, Social Sciences and Education in the faculty of Arts at the University of the Witwatersrand November 2016 / The study pursues the examination of transition in peri-urban areas through the case study of Midvaal Local Municipality. Peri-urban areas are experiencing a transition from rural urban coexistence to urban dominance. The peri-urban urban concept remains a complex one to define. Peri-urban concept has been accepted to mean the urban and rural linkages that are mutually reinforcing. Literature has reflected on urban bias developments of peri-urban areas with rural function being subdued. There is evidence of competing tensions between rural and urban functions. These tensions arise from competing interests such as residential estate developments and industrialisation of peri-urban zones. The study explores the urban bias extended to peri-urban zones that has potential to underscore rural functions, such as farming. Theoretical constructs assist to contextualise the transition in the peri-urban areas. There is convergence in the body of literature over transition of the peri-urban areas albeit not homogeneous. Unique country and within country transition of peri-urban zones make it difficult to forecast growth trajectory of peri-urban zones. The study finds that peri-urban developments have taken an affluent development trend, redefining the peri-urban as zones of high consumption. It is established that ultra-rich people are attracted to Midvaal. Accordingly, there are exclusive upmarket estates, namely, Eye of Africa golfing estate and Blue Saddle Ranches equestrian estate. These affluent development trends fracture the conceptualisation of peri-urban areas as vulnerable, poor areas that are a consequence of urban sprawl. Some of the pro-urban developments in periurban areas results in irrecoverable loss of agricultural land. Often, urban bias functions influence the neighbouring farm portions through land use or even influence price of land in these zones. There is an appeal of middle and upper class to peri-urban zones owing to country nostalgia, cheap land, security, recreation, ambiance, tranquillity and anti-urbanism. Peri-urban areas are being redefined along class lines in the South African socio-economic context. Racial property ownership patterns have been replaced by class patterns. The study establishes that ownership patterns within the estates under study are above the middle class income bracket of South Africa, rather a preserve of the affluent. The study establishes that Midvaal Municipality consents to the development of estates. There is an underlying motivation for the local authorities to be amenable to the upmarket estate developments. The municipality is actuated by revenue linked to upmarket residential estate developments. Developments of these estates inject revenue growth in the area. Upfront, developers invest in the laying of bulk infrastructure which is later taken over by the municipality. This type of relationship, if not guarded may yield elite capture of peri-urban. Development trends in peri-urban areas are not homogeneous. Some peri-urban zones still reflect a state of neglect, vulnerability and are homes of the poor. Whilst the municipality boasts being premised on agriculture strategy in its objectives as an agri-tropolis local authority, there is little evidence to suggest vibrant agriculture and contribution of same towards the GDP of the municipality. Instead, the growth path is dominated by non-agricultural functions and activities. There are contradictions and tensions of agricultural pursuit over industrial and residential developments. / MT2017

Den här studien utreder om en successiv marknadsanpassning har påbörjats efter reformeringen av hyressättningen på bostadshyresmarknaden 2011. Med hjälp av data från Hyresgästföreningen testas två hypoteser med hjälp av regressionsmetoden difference-in-difference. För det första om det har skett en inflationsjusterad ökning av hyrorna efter reformen som är större än i perioden före. För det andra om hyrorna har ökat mer i attraktiva kommuner än i mindre attraktiva kommuner. Slutligen undersöks om hyresmarknadens parter har ändrat sina attityder efter reformen. Resultaten visar att den årliga genomsnittliga inflationsjusterade hyresförändringen är 0,27 % högre efter reformen. Vidare går det inte att bekräfta att större höjningar har skett i attraktiva kommuner. Hyresmarknadens parter har inte ändrat sina attityder generellt sett men de privata hyresaktörerna har efter reformen tagit en mer aktiv roll i hyresförhandlingarna. / This study investigates if a gradual market adjustment has begun after the reform of the rent levels on the residential rental market 2011. Using data from the Swedish Tenants Association, Hyresgästföreningen, two hypotheses are tested with the regression method difference-in-difference. Firstly, if there has been an inflation-adjusted increase in rents after the reform in comparison to the period before. Secondly, if the rents have increased more in attractive communities than in the less attractive ones. Finally, the key players of the rental market are studied in order to examine If the parties have changed their attitudes after the reform. The results show that the average annual inflation-adjusted rent change is 0.27% higher after the reform. Furthermore, we cannot confirm that larger increases occurred in attractive communities. Rental Market parties have not changed their attitudes in general, but the private landlords have, post reform, taken a more active role in the rent negotiations.

published_or_final_version / Housing Management / Master / Master of Housing Management

published_or_final_version / Housing Management / Master / Master of Housing Management

published_or_final_version / Housing Management / Master / Master of Housing Management

published_or_final_version / Housing Management / Master / Master of Housing Management

published_or_final_version / Housing Management / Master / Master of Housing Management

published_or_final_version / Housing Management / Master / Master of Housing Management

published_or_final_version / Urban Design / Master / Master of Urban Design