PICTURE: ARMAND HOUGH INDEPENDENT NEWSPAPERS
Planning for a city on the go
THE City of Cape Town’s Urban Mobility Directorate has updated the Comprehensive Integrated Transport Plan (CITP) that was approved by the Council last year.
The CITP outlines the strategies and plans until 2028, to improve transport, including access to a range of transport choices that are sustainable and dignified to keep Capetonians moving.
The CITP aligns with the City’s Integrated Development Plan and Municipal Spatial Development Framework and indicates how it intends to create an integrated transport system; address spatial integration to improve the sustainability and efficiency of public transport services; lower the cost of travelling; and reduce the time residents use for commuting to their destinations.
The 2024 update, which is available for public comment, will serve as a supplementary report to the approved CITP from last year. It takes into account the current and future state of public transport.
The updated CITP outlines the status quo of transport services, from demand to supply, inclusive of all transport infrastructure.
The CITP also details interventions to improve spatial integration of land uses so that people can walk or cycle when the commute is over a short distance. The City is committed to supporting improved walking facilities in particular as public transport users walk the first and last mile.
“The CITP supports the notion that public transport services and our road network should enable the efficient movement of people, goods and services so that our local economy can grow, we can attract investment, and improve our overall competitiveness as a business destination. The bigger our economy, the more jobs the private sector can provide, and with employment comes improved living conditions and standards.
“I encourage residents, interested parties, stakeholders and experts to peruse the CITP update and submit their comments,” said Mayoral Committee Member for Urban Mobility, councillor Rob Quintas.
Residents and stakeholders are encouraged to submit their comments via www. capetown.gov.za/haveyoursay by October 19.
Transport and traffic
Important factors in addressing the spatial mismatch of the city
VIVIAN WARBY
IT’S 4am and the bustle of the day is beginning at a Khayelitsha taxi rank.
For many commuters, who need to be at work at 6am, the day begins even earlier as they wake up and get ready to make their way on foot to the taxi rank in the dark.
The queue starts forming and the rush is on to fill the taxis that transport more than 900 000 commuters daily in Cape Town –and get passengers to their place of employment.
For many, the trip will necessitate another form of public transport and more walking.
Back at home, some commuters have left their children, who themselves will have to make their way to school via public transport later in the day.
For one commuter, who works in Oranjezicht and comes from Khayelitsha site C, about R1 350 of her domestic worker’s salary goes on transport monthly before she has begun calculating her two grandchildren’s transport fees to and from school. Her day begins at 5am so she can get ready to walk to catch a bus and then a taxi to get to her workplace by 8.30am.
She describes her home, an informal structure, as adequate but it is small and houses herself, her daughter and two grandchildren. She would like to upgrade her living conditions, but after she has paid for school fees, toiletries, clothes for her grandchildren and other basics, she has nothing left for housing.
Township commuters, says Vusi Vokwana, the founder of Kasi Catalyst, which helps drive and facilitate outside big investment in the townships, are over-indebted. They buy on credit from spaza shops and borrow from loan sharks and banks. This leaves nothing for housing.
“It is as though the way we regulate indebtedness is
intentional, so that we close the tap on people, so they can never improve their lives, never change their environments, and we never improve transport to make it cheaper and better, perpetuating the cycle. All this inequality is built into the system at so many levels – from transport to owning a home and beyond.”
Living in a bubble
Crystal West, the programme manager at Development Action Group (DAG), and who is representing DAG at the Cape Crisis Committee set up last year for all stakeholders after the devastating taxi strike to address transport issues, says it is “as though we live in a bubble and don’t realise the impact of poverty on so many people”.
“Added to that, the chance that you will have a normal family life is zero – basically you are functioning just to put food on the table and pay for transport – this has a big impact on family, community and societal development.”
West says a good transport system should not only serve the purpose of taking you from A to B. “It should enhance access not only to property but also better occupation options, schools and health care.
“The true value of land and housing lies not just in the physical structures but in the opportunities they provide and an efficient transport network democratises access to opportunities.”
She says it is the commuters –the end users – of public transport modes who have solutions and can provide invaluable insights into how the challenges can be addressed. “We need a P4 approach – People, Public, Private Partnerships – as opposed to only triple P where people are excluded from these important spaces of influence.”
Founder and managing director of Alleyroads Group Ivan Pretorius says the general market
spends a third of their income on the cost of going to and from work.
Alleyroads is a blackempowered property development and investment group that focuses on the mid- to lower-income housing market and has grown into a national player in this space over the past 14 years
“Many are living hand to mouth. Rental is increasing by 7 to 8%, water, electricity and food by 14 to 18% and salaries are not moving. People are having to make a hard decision of whether to put food on table, pay their water bill or pay school fees. It is a spiralling situation.”
Little left for housing
Property economist Associate Professor Francois Viruly says the people who can least afford it are the same ones who have to travel the furthest and pay the most to get to their workplaces.
They are the ones who live in what he calls the 40 x 40 x 40 concept – a 40m² house situated 40km from work and with transport costing up to 40% of a household’s income.
“By the time households have dedicated some 40% of income on transport there is very little left over for housing. While it is often argued that households should be spending some 20 to 30% of income on housing for many South African households that ratio drops to 0%.
“Construction costs, transport costs, putting food on the table – these all affect housing affordability. To make this work we need to get the economy going and improve the efficiency of the urban environment,” says Viruly.
It is imperative, he says, to improve the public transport system – who they serve and how far from people’s work – and try to reduce overall costs of housing affordability.
A good transport system, he says, is the backbone of a thriving and sustainable community and housing market.
He adds that access to the city is essential. “This means not only improving the transport systems but also heightening densities and looking carefully at pockets of land that are well located from an infrastructural perspective.”
Viruly says the city’s recently proposed incentive overlay zones have a role to play as it means unleashing markets in areas that have infrastructure that could cope with higher densities (such as what has happened in places like Sea Point that successfully densified). Indirectly it also implies placing emphasis on transport corridors, such as the Voortrekker corridor.
“We need to move away from focussing on quantum, no matter the location and infrastructure cost. Housing delivery should happen within a deep understanding of the parameters that influence affordability. That means aligning housing delivery in the complexities of the urban system and infrastructural and city fiscal constraints. We need a solution that households and the city can afford.”
Proximity to amenities
Alleyroad’s Pretorius stresses the importance of integrated housing developments that go beyond merely providing homes. The developments must include essential services and infrastructure, such as retail centres, schools, medical facilities and security, to create sustainable, liveable communities.
The goal is to ensure that residents can live, work, and play within a 3 to 5km radius of their homes, thereby reducing transportation costs and improving their overall quality of life.
“This integrated approach is crucial for fostering disposable income and ensuring that communities function more effectively.”
A significant challenge, he
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says, in developing affordable housing is the lack of adequate bulk services. He says there is a need for better co-ordination between private developers and the government, emphasising the potential of public-private partnerships to unlock more land for development and create integrated housing solutions nationwide.
Professor Ivan Turok, a professor of City-Region Economies at University of Free State, believes that by prioritising public transport and affordable housing, the country can move towards fostering inclusive urban environments that benefit all residents, ultimately contributing to a more equitable society.
He says there is an urgent need for comprehensive policy reforms to tackle the long-standing challenges effectively.
Spatial mismatch
Turok points out that many South African cities were designed during apartheid, resulting in segregated urban landscapes that continue to affect residents’ mobility and housing access. The legacy of the policies creates a “spatial mismatch” and barriers for low-income communities, often forcing them to live far from job centres, which increases travel time and costs and is exacerbated by a poorly functioning transport system.
Ndifuna Ukwazi (NU) has often said: “We cannot bus people into economic hubs to take advantage of their labour and then send them home to live in poverty on the outskirts if we want a fair, prosperous city.”
NU’s urban policy researcher Nick Budlender says apartheid spatial planning has resulted in a dysfunctional city that sees entire areas left out of the economic hub, with barriers such as mountains, train lines and even golf courses separating the haves and have-nots.
“The areas were built for separation not connectivity and connection. It really requires a strong and concerted effort to change this spatial mismatch which is still in existence today,” he says, adding that there is not one thing that will fix the issue.
“We need economic development in townships in order to bring the economy closer to the people; we need multifunctional development around Transit Nodes and we need land availability for affordable housing close to urban centres … they are all needed.”
Turok agrees, saying housing developments should certainly be strategically located near public transport nodes to facilitate better access for residents. This approach, he says, would enhance living conditions and stimulate local economies by connecting communities to job opportunities.
He points to the fact that Prasa owns a lot of land around the rail network but that railway stations around Cape Town are empty and sterilised. If land around the transport nodes were released to property developers, the areas could be densified and made into bustling
nodes, he says. The government also needs to make more public land, such as Ysterplaat, available for redevelopment, and infrastructure also needs to be improved.
Turok says the transport system should be more integrated and less fragmented. Often commuters use a taxi, train and bus to get to work with each requiring separate fares. “Part of the problem is that different transport entities are managed by different public elements. We need an integrated system that is seamless, with Prasa, Golden Arrow, taxis and MyCiti buses – all managed by the city. Give cities the mandate to get on with it.”
He adds that the geography of city means that there are few arterial roads and rail links besides the N1, N2 and M3.
Brian Bango, the chairperson of the Cape Township Developers Forum, would like to see business come to the townships to enhance the township economy and afford people in the area jobs close to their homes.
For instance, the Khayelitsha Mall has space for a call centre. “If a big call centre moves there, those staying in Khayelitsha could easily cut transport fees if they work there and this would give them more income for housing.
“Some businesses can be anywhere. It just requires a mindset shift about townships,” says Bango, who represents the many microdevelopers on townships in the Cape who have been lauded as the “heroes” of the city for helping address the escalating affordable housing crisis.
Making inroads
David Gardner, the team leader of the Programme Management Unit of the City of Cape Town’s Small Scale Rental Unit Mayoral Priority Programme, says the city is working hard to create an integrated transport system and has made big inroads and, added to that its work to get the collapsed rail system, under the Passenger Rail Agency of South Africa (Prasa), working again is showing rewards.
On the transit nodes particularly around train stations Gardner says there is a real opportunity for real estate development, and even for micro developers to move from building a small number of units to ones of up to 50 units, with the right training to upscale.
The City of Cape Town’s Urban Mobility Directorate has recently updated the Comprehensive Integrated Transport Plan that was approved by the Council last year. It is open for public comment.
DAG programme manager Zama Mgwatyu, who has for years been working closely with micro developers in the townships, says DAG often advises the micro developers that if they are looking for new opportunities to look at areas close to all amenities, especially transport modes as most people renting a micro unit won’t have their own cars.
“Access to transport routes is essential in any development in order to create sustainable neighbourhoods. It envisages us
talking to stakeholders, such as the taxis, so we can work hand in hand when new areas are being densified so new residents can be serviced by new transport routes.”
New byways
Western Cape Property Development Forum chairperson Deon van Zyl says one of the biggest challenges is opening new routes quickly between key economic hubs, like the Cape Flats and other destinations.
“Since 1994, how many new routes have been opened? Not many. The biggest investment we’ve seen was the upgrade of the R300 in the mid-2000s, which linked poorer areas to the northern suburbs. But what else? Not much.”
“We still have old apartheid barriers rail lines, the N1 and N2 highways – that we haven’t actively completed. All roads still lead to the Cape Town CBD. What about opening connections between places like Blouberg, Athlone, and Wynberg? We need multiple, smaller connections.”
Van Zyl is adamant that the answer is not to build more highways. “What we need are secondary and tertiary linkages –those smaller roads that will break down the artificial barriers and help solve the congestion problem. We need to let new economic nodes develop quickly, and that starts with connecting areas that have
historically been divided.”
Van Zyl urged the private sector to start taking the lead. “Look at the taxi industry who move close to a million Capetonians around a day. As roads congest and rail systems fall apart, taxis are reading the market in real-time and serving it in real-time. While they may move only 12 to 20 people at a time, they don’t need mass infrastructure to keep people moving.”
Van Zyl acknowledges the challenges in revitalising the city’s rail system, which has been in a state of decline for years. ““But there’s potential there. Prasa will take time to get the trains up and running properly, and we should give them the benefit of the doubt. In the meantime, we can’t wait.
“Thanks to developments like Amazon’s new operations hub and the route it has put in from Maitland to Observatory. There is progress when private and public sectors work together … but we need more. We can no longer wait for the government to do things on our behalf. If we do, we will wait for decades.
“”We have been lazy for 30 years and done very little in terms of rolling up our sleeves and telling the government what to do. That time is over. Look at the central improvement districts that got crime and grime under control
in many areas, look at the micro developers who are helping the affordable housing crisis, look at the taxis … we need to change our mindset to one of ‘can do’. The days of the government having the solutions is over.
“We can learn from the work of the micro developers and the taxis who just got on with things.”
Vokwana agrees. “The light at the end of the tunnel is the way black business operates – it is simple: supply meets demand always. The taxis saw this and created a system that brings dignity, monetising it but not being exploitative.”
To sum it up, Turok points to thriving transport systems across the world. “The transport and housing issues can be fixed, it is not rocket science – there are models around the world.”
“We need to see people spending less time getting to school and work, spending less money travelling and thus giving them more disposable income for housing, food and necessities. This will mean fewer accidents and less pollution from exhaust fumes and we are going to see more investment if the city works better, with more jobs and people less frustrated sitting in gridlocked roads. Basically a happier city.”
THE taxi industry moves close to a million Capetonians around every day. | HENK KRUGER Independent Media
INVESTING IN PROPERTY: PRACTICAL ADVICE FOR WOMEN
OVER the past few years, women have made remarkable strides in property investment. While traditionally underrepresented in this space, women are recognising it as a means to achieve financial independence and wealth.
Data from Lightstone reveals that woman-only homeowners account for 38% of the South African property market. However, barriers, such as limited access to capital and industry knowledge, pose challenges. Overcoming the hurdles requires determination and the right strategies and guidance.
Overcoming Financial Barriers
One of the challenges is securing the necessary capital. Alexa Horne, the managing director of DG Properties, acknowledges that “many women are often cautious about taking on large financial commitments, especially if they are the primary or sole breadwinners”. However, understanding financing options is crucial to overcoming the barrier. The good news is that financial institutions are seeing an increase in women applying for home loans. In fact, ooba Home Loans data shows that 75% of women aged 18 to 25 are applying for home loans independently, a rise from 69% in 2019.
Tips:
Educate Yourself on Financing Options: There are various ways to finance property purchases, including traditional bond loans, private lending and partnerships. Taking the time to explore all options ensures you find the best fit.
Start Small: Beginning with smaller investments, such as a single rental property or a property syndicate, can build your confidence. The options come with lower risk.
Leverage Your Networks: Financial advisers and property investment groups can provide advice and funding opportunities. Women-centric networks can offer support and guidance.
Building Industry Knowledge Property investment is about more than just money – knowledge of the market, legal requirements
THE Poplar is Horizon Capital Residential’s developement in Vredehoek.
BOUTIQUE LIVING AND INVESTMENT IN CAPE TOWN’S PRIME SUBURBS
HORIZON Capital Residential is proud to present two boutique developments: The Cavendish in Claremont Upper and The Poplar in Vredehoek, both under construction.
The Cavendish, at 25 Cavendish Street, is a collection of 32 boutique apartments, perfect for students and young professionals. Nestled in a vibrant area surrounded by Cavendish Square shopping centre, Africa Padel courts and trendy coffee shops, residents will enjoy convenience and modern comfort.
The Cavendish offers a fifth floor communal roof and pool deck, providing the perfect location to take in Mountain vistas. With completion anticipated for early 2026, The Cavendish promises a lifestyle of ease in one
and sound investment strategies is vital for success.
Tips:
Continuous Learning: Keep abreast of market trends, property values and changing legislation. There are many resources available, from online courses to industryspecific publications and webinars.
Seek Mentorship: Finding a mentor with property investment experience can provide insights. Moreover, partnering with an experienced property agent offers another avenue for gaining expertise.
Join Professional Networks: Becoming part of networks like the South African Property Investors Network can expose you to industry insights and foster connections.
Building Confidence and SelfAdvocacy
Confidence and self-advocacy are crucial in the male-dominated realm. Developing the skills can help you navigate negotiations, assert your decisions and foster your ability to push back against industry biases.
“Confidence is key,” Horne says. “Believe in your skills and knowledge, and don’t hesitate to assert yourself in negotiations.”
Tips:
Confidence Building: Investing in public speaking or negotiation
courses can be invaluable.
Leverage Your Strengths: Women often bring their strengths to the table, including empathy and longterm thinking. Focus on these to enhance your decision-making.
Advocate for Yourself: Be vocal about your achievements and expertise. The more women assert themselves, the more their contributions will be recognised. Where to Get Started: Your First Property Purchase
If you’re ready to take the plunge, choosing the right type of property is crucial. For first-time investors, developments offer an attractive starting point.
The properties often have lower initial costs due to benefits such as no Transfer Duty and often come with superior amenities that appeal to tenants. The properties also often come with guaranteed rental returns.
In addition, tenants are drawn to the modern amenities and conveniences, increasing the likelihood of long-term occupancy.
Appreciation Potential: Welllocated developments often appreciate in value, providing capital growth alongside rental income. Tips for Making Your First Purchase:
Research the Market: Investigate
developments in your area and assess their rental potential. Focus on areas with strong demand and robust growth potential.
Consider Future Growth: Select developments in up-and-coming locations where infrastructure improvements or urban renewal projects are planned.
Work with a Property Agent: A knowledgeable property agent can guide you through the purchasing process and ensure you understand any guarantees or incentives tied to your investment.
Conclusion
Property investment offers a tangible path to financial independence and wealth creation for women. Though obstacles such as access to capital, knowledge and industry bias remain, they are not insurmountable. Women can empower themselves to succeed by building their knowledge base.
“The property market is ripe with opportunities for those willing to take the leap. Women have every right to claim their place in this space and should be encouraged to do so,” Horne says.
For more information on DG Properties, call 021 433 2580 or Alexa Horne at 082 349 7799 or visit www.dgproperties.co.za
Laying some foundations for filling the home-funding gaps
FINANCING remains a big barrier to entry for micro developers, who are helping solve the affordable housing crisis, and potential homeowners at the lower end, who cannot access funding via traditional methods.
of Cape Town’s most desirable neighbourhoods.
The Poplar, at 11 Davenport Road, offers 14 high-end apartments on the slopes of Table Mountain. With breathtaking views of the mountain, city and sea, the apartments are a prime Airbnb opportunity.
The Poplar is set for completion by the middle of next year.
Both developments reflect Horizon Capital’s commitment to quality, offering a rare opportunity to invest in Cape Town’s prestigious suburbs, with no Transfer Duty.
Secure your slice of boutique living today. For more information, visit www.horizoncapital. co.za or contact our team at sales@horizoncapital.co.za or 021 425 8586.
Wiehahn Koch, the head of purpose lending at Capitec, says the bank’s efforts to serve a diverse range of clients, including those with nontraditional incomes, such as small-scale entrepreneurs and individuals with side hustles, is important. The clients often fall outside the formal employment sector but require access to credit for housing-related projects. Capitec’s lending products are designed to accommodate the clients.
For instance, the Zakhelikhaya initiative, which has identified a gap in the journey of building a home, has brought together partners such as Capitec, Cashbuild and builders/architects to work together and make home ownership a reality.
South Africa is facing an affordable housing crisis.
Koch says the lower-end housing finance and home improvement loans are designed to provide affordable, purpose-driven financial
solutions to clients, contrasting with traditional personal loans that often come with higher interest rates and less oversight.
Koch explains that unlike personal loans, the funds are directly allocated to contractors and suppliers, ensuring that they are used for the intended purpose – building homes.
The method also allows Capitec to offer better interest rates and terms. The goal is to make home ownership more accessible to clients, particularly those building on serviced shovel-ready land provided by the National Housing Finance Corporation.
Capitec’s home improvement loan product also allows clients to either build new structures or improve existing ones, such as adding a garage or renovating a bathroom. The loan product
is part of Capitec’s broader shift from product-based lending to needs-based lending.
A key aspect of Capitec’s approach is responsible lending, which includes ensuring that loan funds are used strictly for their intended purpose, thus preventing “credit leakage” By paying suppliers directly, Capitec mitigates the risk of misuse and supports clients in completing their building projects effectively.
Koch emphasises that the approach is more sustainable and aligns with Capitec’s mission to provide clients with financial products that add real value to their lives.
Koch outlines Capitec’s plans to further expand its purpose-driven lending products, particularly in the housing sector.
He acknowledges the challenges, such as the need to better understand clients’ housing preferences and the backlog in the issuance of title deeds, which hinders economic empowerment for many.
Despite the obstacles, he says Capitec remains committed to providing financial solutions that meet the evolving needs of its clients, helping them build and improve their homes in a sustainable way.
WIEHAHN Koch.
ALEXA Horne.
W Retirement - a time to thrive
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From fitness classes and hobby groups to
THE serene setting means residents can enjoy a peaceful morning on their private balcony or go for a stroll through the award-winning gardens.
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The prime location ensures that you have everything you need within reach, making everyday living convenient and enjoyable.
Your perfect retirement home awaits At Wytham Estate, we believe that your retirement years should be the best years of your life. With our luxurious homes, exceptional amenities and vibrant community, we provide an environment where you can live your life to the fullest.
We invite you to visit Wytham Estate and experience firsthand the exceptional living we offer. To learn more and schedule a tour, visit www.manor.life or contact us at sales@curaterealty.co.za or 063 707 2886. Discover how Wytham Estate can be the perfect setting for your next chapter. Your dream retirement lifestyle is within reach – come and make it a reality.
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