The state is at a loss of how to ‘deal with’ Diepsloot’s Reception Area, but we can at least start by looking at how existing formal housing types perform against the density, flexibility and affordability demonstrated by the informal city…
A one hectare piece of land situated along a busy street of Reception Area is used as a basis for the comparison of different types of housing. A number of existing and proposed types are superimposed onto this one hectare and measured in terms of the displacement or additional accommodation each settlement type achieves.
Here the two most ubiquitous types - the RDP house and double storey row-house - are shown. When considering the growth over time (in the form of self-constructed rental rooms or backyard shacks) the RDP type, in fact, performs as well as the much toted row-house in delivering densities approximating those of Reception Area. However, the siting of the RDP house in the middle of its plot results in poor, slum-like in-between spaces as rental rooms are added over time.
A third type, Chitungwiza located in Zimbabwe, presents a profoundly simple but effective variation on the South African RDP type in that units are joined in a semi-detached configuration, resulting in more user-friendly and dignified spaces between the rental rooms and the main dwelling. In addition, the main house is laid out so that services can be shared without compromising privacy.
The gradual densification of settlements, although providing for many more inhabitants, requires time, a luxury not available when confronted with areas such as Diepsloot. Simultaneously, the existing settlement infrastructure and social amenities are often overburdened by the increased occupation density.
Back-yard dwellings are gradually being recognised as having the potential to impact positively on the housing backlog not only due to minimal cost to the state, but also in that they cater for non-qualifiers. The row-house type, promoted as the alternative to the RDP, starts out with higher initial densities, but has limited growth potential over time since tenants need to pass through the main house to access their accommodation. Units with passages on one side or access lanes at the back of stands may alleviate this to a degree.
Whilst BNG principles have been developed to render houses ‘safe’ as collateral for bank loans current densities are not particularly efficient in the use of land and infrastructure. The banks and the state furthermore frown upon self-constructed additions in their prejudice and lazy thinking towards the informal city, effectively blocking whatever potential the may reside here.
Back-yard dwellings are gradually being recognised as having the potential to impact positively on the housing backlog not only due to minimal cost to the state, but also in that they cater for non-qualifiers. The row-house type, promoted as the alternative to the RDP, starts out with higher initial densities, but has limited growth potential over time since tenants need to pass through the main house to access their accommodation. Units with passages on one side or access lanes at the back of stands may alleviate this to a degree.
Whilst BNG principles have been developed to render houses ‘safe’ as collateral for bank loans current densities are not particularly efficient in the use of land and infrastructure. The banks and the state furthermore frown upon self-constructed additions in their prejudice and lazy thinking towards the informal city, effectively blocking whatever potential the may reside here.
