In a concerted push to reverse the lingering spatial inequalities of apartheid-era planning, several of South Africa’s major metros are now working hard to ensure the development of more affordable housing in inner-city and near-city areas.
These efforts reflect a growing realisation that true urban inclusivity begins with accessible, dignified housing within proximity to economic opportunity, public transport, healthcare, education and recreational amenities – and hold enormous promise for the expansion of SA’s residential property market by enabling many thousands of people to become tenants and homeowners in the formal sector.
In Tshwane, for example, council has just approved a major catalytic project that will see the dingy northern gateway to the city reshaped into a vibrant new mixed-use precinct that includes hundreds of new housing units. The project centres on 16 municipal-owned buildings located adjacent to the Pretoria National Zoological Gardens and near the CBD that are over half a century old.
These ageing buildings, long past their useful lifespan and requiring substantial investment to restore, will be demolished to make way for a new high-density residential development incorporating affordable rental units that will enable more Tshwane residents to live closer to workplaces and educational institutions in the Pretoria CBD.
Council says the pivotal project will reduce commuting burdens while also bringing more foot traffic and economic activity to the inner city but is only the first part of a major programme that aims to unlock the value of underutilised land to serve the changing needs of the city and its people.
Meanwhile, the City of Cape Town has just unveiled the second of three large inner-city affordable housing developments due to be rolled out this year. This is Founders Garden, which will bring more than 2600 new residential units to an area adjacent to the Artscape Theatre Centre and within walking distance of the Cape Town railway station and Civic Centre MyCiti station.
Hailed as the biggest public sector inner-city housing project to date, Founders Garden follows the launch of the Leeuloop Precinct on Loop Street in the CBD, which is expected to yield 840 affordable housing opportunities.
However, while providing urgently needed housing, these initiatives are also intended to stimulate urban regeneration and create inclusive, thriving communities that have access to all the services, transport facilities and opportunities that make modern city living attractive.
This thinking is also evident in the multi-pronged approach currently being taken by the City of Johannesburg, which encompasses urban regeneration and the formalisation of informal settlements as well as large-scale social housing projects.
Major efforts are now being made to revitalise the inner city, improve safety and create jobs by working with the private sector to transform hijacked and decaying buildings into safe, regulated mixed-use developments that include affordable residential units.
Additionally, the City is working on new affordable housing developments in well-located areas such as Bankenveld and Southern Farms and focusing on upgrading living conditions in informal settlements while longer-term housing solutions are developed for these residents.
This comprehensive strategy highlights the City’s acknowledgement that addressing spatial inequality requires not just new housing, but also attention to the conditions under which the majority of urban dwellers currently live.
And the common thread across these metros is a shift in mindset: from viewing inner-city land as a space to be protected from densification, to recognising its potential as a platform for equitable urban transformation. The success of their initiatives will of course depend on continued political will, community engagement, and the careful integration of housing with supporting infrastructure.
But if current momentum is sustained, South Africa’s cities could finally begin to move towards the inclusive urban ideal, in which all residents have equal access to a decent quality of life, including job opportunities, safe homes and residential environments, clean water and affordable healthcare, education and leisure facilities.
