PUBLIC LAND, INNER CITY REGENERATION & SOCIAL HOUSING. Presented by: Michael Lagus
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1 PUBLIC LAND, INNER CITY REGENERATION & SOCIAL HOUSING Presented by: Michael Lagus
2 Content Background Case for Social Housing Social Housing Capacity Cape Town Sites: Tafelberg School Woodstock Hospital Oude Molen
3 Background Central City Regeneration Programme objectives to: City that serves the needs of all its citizens; Leverage private sector investment, capacity and expertise; Refurbish properties, achieve savings in the operation and maintenance; Generate an income stream to finance provincial property development and maintenance; generate economic activity create new jobs and opportunities for empowerment provide access to city s resources facilitate social cohesion and well-being enable environmental sustainability and energy efficiency Vision diverse, globally connected and social inclusive space encourages an entrepreneurial culture provides a welcoming and inspiring place for socially mixed communities attracts major investors
4 Background (continued) Cape Town most segregated Central City Social & Affordable Housing flourishing in other Central City precincts. Widest Housing GAP Due to Cape Towns higher property values. Very high rental demand Especially in Central City
5 Background DT&PW Strategic Goal 4: Development Infrastructure & Property SO1: Max. Growth, Employment & Sustainability SO2: Improve Education Outcomes SO3: Improve access Safe & Efficient Transport SO4: Max Health Outcomes SO5: Reduce Crime SO6: Optim. Human Settlement Integration SO7: Max Sustainable Resource use. SO8: Increase Social Cohesion SO9: Alleviate Poverty SO10: Effective Government (continued) DHS Strategic Objective 6: Develop Integrated Sustainable Human Settlements SO1: Accelerate delivery of housing opportunities; 1.4 Acquiring well located land ; 1.5 Fair allocation of housing opportunities; 1.6 Co-ordinated approach to human settlements; SO2: Sense of ownership, rights and responsibilities; 2.2 Increase beneficiary involvement; SO3: Optimal & sustainable use of resources; 3.2 Increase densities; 3.3 Closing the gap strategic partnerships; 3.4 Enhance supply of new
6 Approach Viability from perspective of: Social Housing Institution Land owner Public (National, Provincial & Local Government & Taxpayer) Tenant / Resident Feasibility Report Case for Social Housing Institutional Capacity Funding Framework Track Record Financial Feasibility of 2 Cape Town Sites
7 Case for Social Housing Open Market Sale vs. Affordable Housing Social Housing vs. BNG & RDP
8 Option 1: Open Market Sale What could be realised?
9 Option 1: Open Market Sale Income R 21m PPP Possible additional 15% with risks However in current market: Poor residential market & stock over supply. Developers incentivised to slow down. Speculative Cycle - Asset lost forever no further benefits accrue. Short term benefit.
10 Option 2a: Social Rental Housing on Long Lease Limited income / financial return if SH only. Maximum return if fully commercial. Reducing economic and social benefits Financial Return Economic & Social Benefits Commercial Opportunities 1.0
11 Option 2a: Social Housing (contd.) No more expenses (maintained by others) Leverage long term social & economic benefits Meet almost all ICRP objectives. Contribute towards Strategic Objective 6 Outcome 3 Access to well located land indefinite (avoiding gentrification) Increase asset value of land substantially with no costs.
12 Option 2a: Social Housing (contd.) More Sustainable Approach to Affordable Housing Delivery Higher density = less resource use, incl. More efficient bulk infrastructure (MIG) Lower Life Cycle Costs to state E.g. Maintenance covered by SHI through rentals Lower externalised state costs Health, Transport, Education etc. Greater Economic Benefits Improved and Sustainable Living Conditions for tenants. Integrated Human Settlements
13 Option 2b: Breaking New Ground? Social Housing vs BNG SHF (Rhizone & Rebel) Cost Benefit Analyses SRH up to 3 times better life cycle cost than BNG. Transport savings Reduced crime Improved education & employment RDP/BNG greater cost to: Government & Occupant Social Rental Housing SHI carries maintenance cost sustainable. Asset Value maintained/appreciates.
14 Inner City Regeneration Objectives Stated Objectives Other Benefits Redress spatial dysfunctionalities Increase asset value Serve the need of all citizens Urban restructuring Leverage private sector Future development options Refurbish unused / under utilised properties Affordable housing in perpetuity (avoid gentrification) Achieve Savings in operations / maintenance Reduce costs to government (Local, Provincial & National) Create jobs & opportunities for empowerment Tenant Benefits Place for socially mixed communities Community spaces maintained and managed effectively Improve livelihoods, better access to jobs & facilities Mobility & better access to jobs and other public facilities Generate Income Sustainable living environment
15 Departmental Objectives DT&PW Strategic Goal 4: Development Infrastructure & Property SO1: Max. Growth, Employment & Sustainability SO2: Improve Education Outcomes SO3: Improve access Safe & Efficient Transport SO4: Max Health Outcomes SO5: Reduce Crime SO6: Optim. Human Settlement Integration SO7: Max Sustainable Resource use. SO8: Increase Social Cohesion SO9: Alleviate Poverty SO10: Effective Government DHS Strategic Objective 6: Develop Integrated Sustainable Human Settlements SO1: Accelerate delivery of housing opportunities; 1.4 Acquiring well located land ; 1.5 Fair allocation of housing opportunities; 1.6 Co-ordinated approach to human settlements; SO2: Sense of ownership, rights and responsibilities; 2.2 Increase beneficiary involvement; SO3: Optimal & sustainable use of resources; 3.2 Increase densities; 3.3 Closing the gap strategic partnerships; 3.4 Enhance supply of new rental housing;
16 Proposition Keep Tafelberg & Woodstock (& Oude Molen) in public ownership Realise social objectives Other properties more commercial appeal (e.g. Artscape) realise immediate income objectives. Social objectives will reduce returns on commercial sites
17 Social Housing Status National Spread of established SHIs
18 Social Housing Institutional Capacity Can Social Housing sector deliver? Background Housing Programmes RDP / BNG Institutional & others Social Housing Social Housing Foundation Interim Social Housing Program (ISHP) NASHO Social Housing Act 2009 SHRA 2010 SHIP (Investment Programme) Key points Established Institutional Framework SHF functioning systems NASHO support SHRA authority to: Accredit Support new SHIs Monitor (quartely reporting) Intervene with funding and external management support
19 Delivery & Funding Interim Social Housing Programme (SHF) ISHP YEAR INSTITUTION S PROJECTS PROVINCES MUNICIPALIT IES UNITS GRANTS R 102 million R 236 million R 240 million SHIP YEAR INSTITUTION S PROJECTS PROVINCES MUNICIPALIT IES UNITS GRANTS R 141 million R 255 million
20 Delivery & Funding Social Housing Investment Programme (SHRA) Province Units Total 2010/ / / / Eastern Cape 307 1, ,043 3, ,261 2,331 2,807 2,542 9, ,301 1,550 3, , ,027 North West Northern Cape Free State Gauteng KZN Limpopo Mmpumalan ga
21 Cape Town SHIs Track Record
22 Successful Projects
23 Cape Town Sites Tafelberg, Woodstock, (Oude Molen) Parking Ratios Study of SRH &CRU parking usage
24 Tafelberg School
25 Tafelberg School
26 Tafelberg School
27 Tafelberg School
28 Tafelberg School Location - Good Zoning & Environmental - OK Heritage Challenging Services Good Topo & Geotech Good Access & Amenities - Good
29 Urban Design: Tafelberg School
30 Urban Design: Tafelberg School
31 Urban Design: Tafelberg School
32 Urban Design: Tafelberg School
33 Feasibility: Tafelberg School Unit Ratios & Rentals UNIT TYPE MARKET AVG RENTAL INCOME BANDS BACHELOR R % 1 BED SMALL R BED LARGE 2 BED SMALL 2 BED LARGE R 1, R 2, R 2, R 1, SUBTOTALS 16% 16% 26% 26% PRIMARY SECONDARY 100% 0 1, , , TOTAL , , ,
34 Feasibility: Tafelberg School
35 Feasibility: Tafelberg School Cost Estimates: Residential
36 Feasibility: Tafelberg School Feasibility Results
37 Woodstock Hospital
38 Woodstock Hospital
39 Woodstock Hospital
40 Woodstock Hospital
41 Woodstock Hospital
42 Woodstock Hospital
43 Woodstock Hospital Location - Good Zoning & Environmental - OK Heritage OK Services Good albeit not immediately Topo & Geotech Good Access & Amenities - Good
44 Urban Design: Woodstock Hospital
45 Urban Design: Woodstock Hospital
46 Urban Design: Woodstock Hospital
47 Urban Design: Woodstock Hospital
48 Feasibility: Woodstock Hospital Unit Ratios & Rentals
49 Feasibility: Woodstock Hospital Cost Estimates
50 Feasibility: Woodstock Hospital
51 Oude Molen
52 Oude Molen
53 Oude Molen
54 Oude Molen Location - Good Zoning & Environmental - OK Heritage Challenging Services Upgrading not viable for SH alone Topo & Geotech Good Access & Amenities - Problematic
55 Oude Molen
56 Oude Molen
57 Thank you Questions and Comments?
58 Summary contd. Savings in maintenance and operating costs; Increased asset value; Asset remains in public ownership in perpetuity available to future generations; Contribute to the Outcomes 8: Output 2 objectives (Increased Provision of Well Located and Affordably Priced Rental Accommodation). SRH is viable on Tafelberg & Woodstock properties
59 Summary : SRH best & highest use More difficult to fulfil all objectives equally on all sites; Income obtained from mixing commercial and social objectives on all sites will be less; Cape Town most segregated metro - obligation to redress spatial dysfuntionalities; Lowest life cycle cost of all forms of housing & more sustainable. Lowest long term burden for occupants and most sustainable & welcoming living conditions of subsidised housing models
60 Additional Imperatives: State of South African Cities 20th Century dramatic urbanisation. Based on spatial segregation Last years Inner City Decay & Capital Flight. Reversed spatial segregation, but Accelerated decay & Illegal Occupations Recent re-generation (Private & SHIs) Cape Town notable exception
61 Additional Imperatives: City of Cape Town Prevented decay Municipality, Cape Town Partnership & Tourism High Property Values Painfully few affordable housing opportunities Most segregated Central City in S.A. Housing GAP larger in Cape Town than elsewhere. Very high rental demand esp. City Centre SRH best delivery vehicle to realise City for all citizens Social cohesion, Empowerment, Spatial Integration.
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