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MAY 2012 Femada Shamam

BEYOND BRICKS, STONES AND CEMENT – AN AFFORDABLE DEVELOPMENTAL APPROACH TO HOUSING FOR OLDER PEOPLE IN AN URBAN AREA. MAY 2012 Femada Shamam. STATISTICS. Urbanisation GLOBALLY 1950 – 30% of the population was urbanised 2030 – 60% of the world’s population will be urbanised SOUTH AFRICA

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MAY 2012 Femada Shamam

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  1. BEYOND BRICKS, STONES AND CEMENT – AN AFFORDABLE DEVELOPMENTAL APPROACH TO HOUSING FOR OLDER PEOPLE IN AN URBAN AREA MAY 2012 Femada Shamam

  2. STATISTICS • Urbanisation • 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 AFRICA • By 2030 it is expected that the population of older people will almost double from 7% to 12%

  3. CURRENT INFRASTRUCTURE • Generally provided by the government • Housing infrastructure guided by national and international documents • 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 • The South African Constitution (!996) • Section 28(1) “everyone has the right to access adequate housing” • Durban’s Integrated Development Plan • “sustain our built and natural environment”, “quality living arrangements”

  4. DURBAN AND THE INNER CITY • Number of people in the inner city – 64 000 and 78 000 – number of 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 breaks and tax incentives – Urban Development Zones • Tax breaks – building owners and developers to write-off building costs against the income of the building

  5. REZONING THE INNER CITY Zoning – indirect urban design Ethekwini’s IDP aims to make the city “Africa’s most caring and liveable city” – relook at zoning to increase density and reduce urban sprawl

  6. PRACTICAL EXAMPLE – THE TAFTA EXPERIENCE • 2006 – TAFTA housing crisis – over 500 people on the waiting lists • Discussions with stakeholders • NGOs, Local Housing Department, Provincial Housing Department • Ray Hulett House – 37 Acutt House

  7. 1,284,389 TAFTA is a Durban based organisation. Durban is the second largest city in South Africa after Johannesburg Population % 100% = 2.5m White 9 Indian 20 71 Black Durban is situated in Kwazulu Natal. It has a population of 2.5 million. During the 90’s Durban’s city centre underwent a major change as the majority of its 8,000 registered businesses moved out to the suburbs and business parks. Durban city centre became de-populated and an unsafe place to live.

  8. 9 Durban people have highest prevalence of AIDs in SA Prevalence in South Africa 1990 - 2000 Prevalence of AIDS in South Africa’s 9 provinces % Durban is the capital of Kwa Zulu Natal (KZN) KZN MP GP FS NW EC NP NC WC How does this affect the elderly?...

  9. Crime is an issue that concerns us all… its impact on the elderly is severe. Incidents of Crime per 100,000 people Source: http://www.capegateway.gov.za/eng/pubs/public_info/C/86878/3

  10. What is the need? • There is a need to create a better environment in which the elderly of our city can live. • Lack of safe and secure housing for vulnerable • Little community social support • Aids Orphans and unemployed older children reliant on the elderly • Elderly Abuse • High Number of homeless elderly people in Durban • Increasing numbers of elderly people on housing lists There is a need to help rejuvenate the city. Decline of inner city area No. of empty, derelict or squatter filled buildings high.

  11. Sub Economic and middle income Housing for the elderly and disabled. Shortages of • Suitable 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.

  12. Durban has a clear 8 point strategic plan against which TAFTA can aligned it’s development plans Title of Plan 1 Sustaining our built and natural environment Economic development and job creation 2 Quality living environments 3 Safe, healthy and secure environment 4 TAFTA’s development plans aims to address these identified needs. 5 Empowering City’s citizens Celebrating our cultural diversity 6 7 Good Governance Financial viability and sustainability 8 Source: http://www.durban.gov.za/eThekwini/Council/council_news/idps/view

  13. The proposal was to form partnerships that will provide shelter and care for the vulnerable and assist with the city’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.

  14. Who will benefit? Benefit to the city • Benefit to the vulnerable • Provide much needed shelter for the elderly and those in their care. • Allow the elderly to remain in the city, close to resources, hospitals, bus service, • Provide community support through outreach programmes and service provision. • Provide expert management and professional care. • Seeded regeneration site will initiate localised reduction in crime • Geographic focus for further investment • Buy into Strategic plan • Provide focus for multi discipline collaboration and co operation. • Efficient resource use.

  15. The project progressed in three phases Phase 1: Secure permission & design Phase 2: Secure funding and close deal Phase 3: Complete refurbishment March 2007-June 2007 Jan 2008- Sept 2008 July 2007– Sept 2007 • Refurbishment completed • Staffing for facility and care centre finalised • Occupants and move dates confirmed • Finalise rebuilding & refurbishment plan and budget • Obtain donor capital funding • Close deal on property • Identify city block • Obtain city permission to create sub-economic housing • Draw up rebuilding & refurbishment draft plan and budget • Decide on occupant mix: elderly and disabled.

  16. The construction, development team • Plans of the building • The plans described at least 109 individual studio units of approximately 30 sqm on 13 floors. The ground floor allows for commercial usage but would be better utilized as a joint reception, management area and assisted living unit linked to RHH. The front of the two buildings to be developed to provide one entrance and a small number of parking bays. • The schedule of finishes described was basic but provides for a shower, a toilet and basin and a small kitchen area.

  17. What the proposal included Housing Meals Building Renewal for the Vulnerable Community Centre Assisted Living

  18. Housing Housing Meals ALU Centre • It was hoped that the City would help by identifying and making available an existing property with the potential to provide housing and services for the vulnerable. • Both City and Provincial representatives supported the initiative by helping to identify a suitable block of flats and accessing some of the funding required to purchase the building.

  19. Community Centre Housing Meals ALU Centre • The provision of a Service Centre within the facility was vital. From the Service Centre 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 of skilled professionals.

  20. Meals Housing Meals ALU Centre • 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 established a state of the art food production facility called Cook n Care in Pinetown near Durban. It has the capacity to feed many thousands of people with cost effective well 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 to those in need.

  21. Assisted Living Housing Meals ALU Centre • The provision of accommodation for the semi-fit who require assistance with some of their daily living activities such as bathing or taking of prescribed medication was essential. • 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 and reduce the pressure on existing facilities designed for frail pensioners.

  22. WHY WAS THIS A VIABLE OPTION FOR TAFTA? • The building is situated at 37 Acutt Street and wasideal for our purpose in that it wasnext door to an existing TAFTA home, namely, Ray Hulett House. • It was ideal because once it was acquired and housing older persons the building will share facilities and management with RHH. Together the two units will operate at a break even figure. RHH at that time ran at a deficit in excess of R300 000 per annum. • It was ideal because it is in the city environment where a large majority of the people 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 Kings Hall, Aliwal Street just a few metres away. Access and control is made easier and more cost effective.

  23. Over 200 pensioners securely housed?

  24. Please visit our website for a virtual tour of the building 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. Thank you • FEMADA SHAMAM • MANAGER: SOCIAL AGENCY • TAFTA • 80 ALIWAL STREET • TEL: 031 3323721 • FAX: O31 3378787 • EMAIL: femada@tafta.org.za • Website: www.tafta.org.za

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