Overcoming the Challenge of Vertical Consolidation in South Africa's Low-Income Settlements: a Case Study of Du Noon
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Theoretically, the evident demand for housing in growing cities, particularly in the Global South would result in vertical consolidation of properties. However, unlike places in Latin America, where market and state responses to urbanisation are pushing cities higher and higher, in South Africa, the densification and land use intensity has, generally, remained horizontal, rather than vertical in nature. Du Noon offers an interesting counter position to this narrative. Unlike other Reconstruction and Development Housing Programme settlements, many property owners are demolishing the state-delivered units and erecting double-storey rental accommodation. Drawing from interviews conducted with 21 of these structure owners, this paper explores the drivers of this ‘vertical consolidation’ in Du Noon drawing lessons for housing policy and practice in South Africa.
KeywordsHousing South Africa Incremental Land markets Du Noon Density
Acknowledgement is given to Darren Bosman, James Brownlee, Edwin Bath, Marc Forrester, Keletso Modise and Inge van Rooyen who undertook the field research for the paper towards completion of their honours degree in the Department of Construction Economics and Management at the University of Cape Town.
This work is supported by Mistra Urban Futures, a global research and knowledge center in sustainable urban development, funded by the Swedish International Development Agency (SIDA) and the Mistra Foundation for Strategic Development.
Mistra Urban Futures is an international center for sustainable urban development. The headquarters is located in Gothenburg, Sweden and the center operates in five cities around the world including Cape Town, Gothenburg, Greater Manchester, Kisumu and Shanghai. Co-production of knowledge as well as creating Fair, Green and Dense cities is a winning concept for a successful sustainable urban future. A global Arena provides for interaction with external actors and between the five cities. Mistra Urban Futures is funded by the Mistra Foundation for Strategic Development, the Swedish International Development Agency (SIDA), and seven consortium members.
Acknowledgment is given to the Western Cape Department of Human Settlements for their ongoing support of the African Centre for Cities Human Settlements Citylab.
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