6 shamam ifa housing 29 may 2012

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6 shamam ifa housing 29 may 2012

  1. 1. BEYOND BRICKS,STONES AND CEMENT– AN AFFORDABLEDEVELOPMENTALAPPROACH TOHOUSING FOR OLDERPEOPLE IN AN URBANAREAMAY 2012Femada Shamam
  2. 2. STATISTICSUrbanisation • GLOBALLY – 1950 – 30% of the population was urbanised – 2030 – 60% of the world’s population will be urbanised • SOUTH AFRICA – Currently 55% of the population live in cities – By 2030 it is expected that urbanisation will reach 70%THE POPULATION OF OLDER PEOPLE IN SOUTH AFRICABy 2030 it is expected that the population of older people willalmost double from 7% to 12% 1
  3. 3. CURRENT INFRASTRUCTURE• Generally provided by the government• Housing infrastructure guided by national and international documents 1. International Plan of Action on Ageing • Priority direction 3 “creating an enabling and supportive environment” • Clause 95 “it is recognised that good housing can promote good health and well being” • Clause 98 – guideline to actions in terms of housing for older persons 2. The South African Constitution (!996) • Section 28(1) “everyone has the right to access adequate housing” 3. Durban’s Integrated Development Plan • “sustain our built and natural environment”, “quality living arrangements” 2
  4. 4. DURBAN AND THE INNER CITY• Number of people in the inner city – 64 000 and 78 000 – numberof older people 4760 and 5460• 500 dysfunctional buildings in the inner city• Not unique to Durban• Amendment to the Income Tax Act No 58 of 1962 – tax breaksand tax incentives – Urban Development Zones•Tax breaks – building owners and developers to write-off buildingcosts against the income of the building 3
  5. 5. REZONING THE INNER CITY•Zoning – indirect urban design•Ethekwini’s IDP aims to make the city “Africa’s most caring andliveable city” – relook at zoning to increase density and reduceurban sprawl Legislative And Policy frameworks Urban Urban Development zones Current renewal Situation Increasing 500 No. of Dysfunctional Older buildings people 4
  6. 6. PRACTICAL EXAMPLE – THETAFTA EXPERIENCE• 2006 – TAFTA housing crisis – over 500 people on the waitinglists•Discussions with stakeholders•NGOs, Local Housing Department, Provincial HousingDepartment•Ray Hulett House – 37 Acutt House 5
  7. 7. TAFTA is a Durban based organisation. Durban is thesecond largest city in South Africa after Johannesburg Population % White 100% = 2.5m 9 Indian 20 71 BlackDurban is situated in Kwazulu Natal. It has a population of 2.5 million. During the 90’s Durban’s citycentre underwent a major change as the majority of its 8,000 registered businesses moved out tothe suburbs and business parks. Durban city centre became de-populated and an unsafe place tolive. 6
  8. 8. Durban people have highest prevalence of AIDs in SAPrevalence in South Africa1990 - 2000Prevalence of AIDS in South 36Africa’s 9 provinces% 30 29 28 23 20 Durban is the capital of Kwa Zulu 13 Natal (KZN) 11 9 KZN MP GP FS NW EC NP NC WC How does this affect the elderly?... 7
  9. 9. Crime is an issue that concerns us all… its impact on the elderly is severe. Incidents of Crime per 100,000 people 600 500 Shoplifting 400 Common Robbery 300 Robbery with aggrivated circumstances Burglary at residential 200 premisis Common assult 100 0 94/95 95/96 96/97 97/98 98/99 99/00 00/01 01/02 02/03 03/04Source: http://www.capegateway.gov.za/eng/pubs/public_info/C/86878/3 8
  10. 10. What is the need?There is a need to create a better environment in which the elderly of our citycan live.Lack of safe and secure housing for vulnerableLittle community social supportAids Orphans and unemployed older children reliant on the elderlyElderly AbuseHigh Number of homeless elderly people in DurbanIncreasing numbers of elderly people on housing listsThere is a need to help rejuvenate the city.Decline of inner city areaNo. of empty, derelict or squatter filled buildings high. 9
  11. 11. Sub Economic and middle income Housing for the elderly and disabled. Shortages ofSuitable accommodation for the needy older people of eThekweni is a major problem. The cost of purchasing a suitable building, renovating and equipping it is HIGH. There are currently in excess of 500 persons on TAFTA’s waiting list for sheltered housing. Average turnaround time is about 5 years. 10
  12. 12. Durban has a clear 8 point strategic plan against whichTAFTA can aligned it’s development plans Title of Plan 1 Sustaining our built and natural environment 2 Economic development and job creation 3 Quality living environments 4 Safe, healthy and secure environment 5 Empowering City’s citizens TAFTA’s development plans aims to address these identified needs. 6 Celebrating our cultural diversity 7 Good Governance Financial viability and 8 sustainabilitySource: http://www.durban.gov.za/eThekwini/Council/council_news/idps/view 11
  13. 13. The proposal was to form partnerships that will provideshelter and care for the vulnerable and assist with thecity’s urban renewal plans. To identify an existing city centre property, to repair/rebuild and refurbish it and to provide both shelter and community based care for the vulnerable. To ensure that the facility provided becomes self sufficient within two years. To be willing to repeat this process until the need is met. 12
  14. 14. Who will benefit?Benefit to the vulnerable Benefit to the city • Provide much needed shelter • Seeded regeneration site will for the elderly and those in initiate localised reduction in their care. crime • Allow the elderly to remain in • Geographic focus for further the city, close to resources, investment hospitals, bus service, • Buy into Strategic plan • Provide community support • Provide focus for multi through outreach programmes discipline collaboration and co and service provision. operation. • Provide expert management • Efficient resource use. and professional care. 13
  15. 15. The project progressed in three phases Phase 2: Secure Phase 1: Secure Phase 3: Complete funding and close permission & design refurbishment deal March 2007-June 2007 July 2007– Sept 2007 Jan 2008- Sept 2008 • Identify city block • Finalise rebuilding & • Refurbishment refurbishment plan completed • Obtain city and budget • Staffing for facility permission to create sub-economic • Obtain donor capital and care centre housing funding finalised • Draw up rebuilding & • Close deal on • Occupants and refurbishment draft property move dates plan and budget confirmed • Decide on occupant mix: elderly and disabled. 14
  16. 16. The construction, development teamPlans of the building•The plans described at least 109 individual studio units of approximately 30 sqm on13 floors. The ground floor allows for commercial usage but would be better utilizedas a joint reception, management area and assisted living unit linked to RHH. Thefront of the two buildings to be developed to provide one entrance and a smallnumber of parking bays.•The schedule of finishes described was basic but provides for a shower, a toiletand basin and a small kitchen area. 15
  17. 17. What the proposal included Housing Meals Building Renewal for the Vulnerable Community Centre Assisted Living 16
  18. 18. Housing Housing Meals Centre ALU•It was hoped that the City would help by identifying and making available anexisting property with the potential to provide housing and services for thevulnerable.•Both City and Provincial representatives supported the initiative by helping toidentify a suitable block of flats and accessing some of the funding required topurchase the building. 17
  19. 19. Community Centre Housing Meals Centre ALU•The provision of a Service Centre within the facility was vital. From the ServiceCentre all internal and outreach programmes would emanate.•The provision of meals, clinic and social services.•The ‘one stop service’ would include access to a multi disciplinary team made up ofskilled professionals. 18
  20. 20. Meals Housing Meals Centre ALU•The provision of nutrition for the vulnerable people of our City remains a core need. An ad-hoc initiative is not a long term solution.•A sustained efficient delivery system was possible. TAFTA had already establisheda state of the art food production facility called Cook n Care in Pinetown nearDurban. It has the capacity to feed many thousands of people with cost effectivewell balanced nutritious meals. It currently supplied over 70 000 per month.•A new complex would provide a safe venue from which to offer daily nutrition tothose in need. 19
  21. 21. Assisted Living Housing Meals Centre ALU•The provision of accommodation for the semi-fit who require assistance with someof their daily living activities such as bathing or taking of prescribed medication wasessential.•Full frail care is very costly and should be avoided until absolutely necessary.•Assisted living can maintain an older person in comfort for many years.•A small unit of six beds within the new complex provide care to those in need andreduce the pressure on existing facilities designed for frail pensioners. 20
  22. 22. WHY WAS THIS A VIABLEOPTION FOR TAFTA?•The building is situated at 37 Acutt Street and was ideal for our purpose in that itwas next door to an existing TAFTA home, namely, Ray Hulett House.•It was ideal because once it was acquired and housing older persons the buildingwill share facilities and management with RHH. Together the two units will operateat a break even figure. RHH at that time ran at a deficit in excess of R300 000 perannum.•It was ideal because it is in the city environment where a large majority of thepeople on TAFTA’s waiting list have always lived and wish to remain.•It was ideal because TAFTA’s head office and main resource centre is in KingsHall, Aliwal Street just a few metres away. Access and control is made easier andmore cost effective. 21
  23. 23. 22
  24. 24. Over 200pensioners securelyhoused? 23
  25. 25. 24
  26. 26. Pleasevisit ourwebsitefor avirtualtour of thebuilding www.tafta.org.za “People Who Care” A group of volunteers who have taken on the task of improving the lives of their fellow residents in need 25
  27. 27. Thank youFEMADA SHAMAMMANAGER: SOCIAL AGENCYTAFTA80 ALIWAL STREETTEL: 031 3323721FAX: O31 3378787EMAIL: femada@tafta.org.zaWebsite: www.tafta.org.za 26

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