Architecture Master Thesis by Ilka Preschel by ipreschel

JUST INCLUSION The role of spatial integration Ilka Preschel Master Thesis: The Subjects of Housing DIA 2017/18 First Supervisor Dr Sam Jacoby Second Supervisor Dr Jasper Cepl

ACKNOWLEGEMENT With these few words I would like to thank the people that made this thesis of mine possible. Firstly I would like to thank my Professors Sam Jacoby and Jasper Cepl for their help and input regarding the research and production of design. I would like to add my sincerest gratitude towards my parents Heidrun and Harald Preschel, not only for their boundless love and support, but also helping me out on all those little, but crucial additions of my thesis. Further I would like to thank my partner Johann Malan, for so many technical help-outs, information gathering and of course all the love and encouragement in such a demanding time. I am also very grateful for Ragny, Paul and Senta, helping me out not only on important choices but also for delightful music and companionship. A special thanks also goes to Nina Maritz, Winfried Holze, Waseela Parbhoo and Olaf Buchholz. Information on Namibian Architecture is not always so simple to acquire, but you certainly made it much easier to get a good insight into the housing situation in Namibia.

CONTENT PAGE RESEARCH PART 7 11 15 19 23 33 39 63 71 77 81 85 95 101

The Subjects of Housing Introduction Location Historical Overview Present Overview Timeline of Windhoek Housing Typologies Current Housing Programmes in Namibia Social Mobility Critique Design Brief Proposed Programme How it works The Homestead

105

DESIGN PART

107 111 115 123 139 143 167 179 187 211 222 224

Location - Windhoek West Spatial Programme Case Studies The Units The Pilot Project - UBUNTU Mapping UBUNTU Masterplan Detailed Drawings Overall Design Guidelines Renderings of UBUNTU Conclusion Bibliography

THE SUBJECTS OF HOUSING by Sam Jacoby

Arguably nothing has shaped political subjectivities in modern societies more than housing. Housing has been weaponised: it has liberated as well as oppressed its subjects. Historically, this coincided with the rise of nation-states exercising a pastoral power and the replacement of kinship with the nuclear family or work relationships. It has created the modern apartment and new housing typologies. Henry Roberts’s model dwellings for working-class families (1851), Soviet housing communes (1920s), post-war mass-housing projects throughout Europe, Israeli Development Towns (1950s–60s), China’s collective urban danweis (1950s–80s), or the public housing by Singapore’s Housing and Development Board that accommodates today 82% of Singaporeans. What they have in common is an instrumentalisation of housing and its design to foster social homogeneity, equity, and mobility, safeguard children and uphold sexual morals, and liberate women from – or at least ease – daily household chores, including the raising of children and taking care of the elderly. Their shared aim has also been to create an industrious society and productive subjects. These ambitions are still evident in contemporary housing projects, despite their radically different socio-economic contexts. Examples might be the cooperative housing movement by a new municipalism and Barcelona en Comú, the rise of community land trusts in the UK, but even co-living spaces by property developers and gated communities worldwide. Perhaps one important difference, however, is a shift from government to governance. Social transformations, the welfare state, labour politics, biopolitics, economic growth, and patronage are therefore inseparable from the housing question. Housing design is architecture’s most common, but also greatest challenge. It is in housing that architecture is confronted with and shaped by specific forms or ideas of life and productivity. Housing is where political, economic, and social ambitions become materialised, but also where their conflicts emerge. That is why housing is seen in constant crisis and in constant need of reform. Today, housing seems to be largely driven by real estate speculation. But has this not always been the case?

The subjects of housing

For example, current national policies, local authorities, developers, homeowners, and architects have been complicit in creating an unregulated speculative housing market in places such as London, which relies on rising property values and rental income. Yet Londonâ&#x20AC;&#x2122;s model of housing speculation is also historically rooted in English property law and a laissez-faire approach to urban planning. Thus, housing design, especially public and volume housing, is never just defined at one scale. It is rather a complementary set of regional, urban, and typological or architectural problems that characterise the city and its neighbourhoods. But, what does this mean in the context of fundamentally changing housing constituencies, lifestyles, daily routines, and ideas of domesticity? How are we to respond as spatial designers when almost two-thirds of private households in the EU are now made up of one or two persons? At the same time, cities are still predominantly planned for the needs of traditional families. In this context of social diversification and transformation, we will re-examine the role of housing. Can housing still â&#x20AC;&#x201C; or can it ever not â&#x20AC;&#x201C; be political? What are the disputes that it raises? Does housing continue to produce subjectivities? And what are the new social infrastructures and networks needed in place of the widely disappearing family and social welfare state? We will explore the hypothesis that in housing social and spatial diagrams coincide. Therefore, if social transformations and changing lifestyles effect the built form of housing, how does a changing housing constituency change the way we conceive the design of cities and housing? For example, how are we to design for an ageing population and the problem of ageing in place, or changing demographics and household compositions, including the need for new networks of social relationships and care outside the nuclear family, but also a growing need for an intergenerational city? What new reforms and housing prototypes must or can we imagine? What are the social interactions or shared activities that will define a new housing community or collective?

The subjects of housing

INTRODUCTION

The role of Housing Affordable and safe housing fulfils a basic human need for shelter. Decent housing for everyone not only improves and drives the overall economic well-being of a country, but protects and improves the physical well-being and health of people as well. For some, adequate housing represents a ticket out of poverty. It provides a sustainable livelihood for people and insures that basic needs are covered. Adequate housing is an all time challenge in many countries of the world. Rapid growth in population and urbanization are of the biggest contributing factors to these challenges. Southern Africa however face more challenges in housing, like those of socio-political nature. In Namibia, which is my home country, this phenomenon plays a big role in the overall economical output of the country. Affordable housing developments for the lower income groups are rare and cannot keep up with the steady increase of people in towns. Prior to Namibiaâ&#x20AC;&#x2122;s independence from South Africa, the Apartheid urban planning policies ensured grossly divided cities by race. This legacy can unfortunately still be seen and felt in most bigger towns of Namibia, yet now mostly in the sense of economical segregation. Former affordable housing developments for lower-income groups before independence were mainly worker hostels/houses. Social housing was and is currently not a feasible option for the government of Namibia. Therefore, affordable housing programmes were set up after independence to ensure the promise of housing by right for everyone. Due to the rapid expansion of urban settlements and an ever increasing backlog of housing, it has somewhat fallen into a housing crisis. My focus will be on Windhoek, which is the capital city of Namibia and also the best example of the above mentioned challenges. The proposal for this research study will be an introduction of new architectural interventions in the name of affordable housing for low-income groups in Namibia. It seeks to provide a better model for people with greatest need. Through the analysis of a few housing typologies in Windhoek and the given affordable housing programmes, my design intentions will become clear and also oppose various points of spatial inequalities. All levels of my design will account to functionality, affordability, sociability and sustainability. It is my greatest intention to help provide a just spatial environment and therefore create inclusion to those in greatest need. Architecture in my opinion should always be inclusive to everyone.

Introduction

“Fair housing is not an option - it is the law.” Carl Harris

“affordable housing’ has to be what people and society can pay for — but it also has to be housing that is adequate and acceptable” Babar Mumtaz

Introduction

LOCATION

Namibia I chose Namibia as the location for this housing research because it is my home country, where I was born and raised, and because it is a special case for housing developments. Namibia lies in the Sub-Saharan part of Africa bordering South Africa, Botswana, Zambia and Angola. It is known for its vast open spaces, the Kalahari and the oldest desert in the world, the Namib. It has an ethnically diverse population of approximately 2.5 million people, which makes it the second least densely populated country in the world.

Total Area: 825 615km2 Population: 2,5 million (approx.) Density: 3/km2 Capital: Windhoek Bordering countries: South Africa, Botswana, Zambia & Angola Sea: Atlantic

Location

Windhoek Windhoek is the capital and largest city in Namibia. It is located in a mountainous setting in the centre of the country, at an altitude of approximately 1500 meters. It accounts for more than 370 000 residents (2017) and an unequal density of 72 people per square kilometre. The population is however increasing by the year due to the migration of people from rural to urban areas and is expected to continue to do so. (as indicated on the given Housing Timeline of Windhoek)

Total Area: 5, 133 km2 Population: 370,000 (approx.) Density: 72/km2 Elevation: 1655m from sea-level Landscape: mountainous

Location

HISTORICAL OVERVIEW

Namibia has witnessed a history similar to that of its neighbours and numerous other African countries. Since independence from South Africa in 1990, the Namibian Government inherited an unequal pattern of settlement as a result of apartheid policies in cities due to the colonial and apartheid systems in the past. 1 Approximately 120 years of documented housing in Namibia gives a fairly clear overview of housing in its cultural context. The social conditions and transformations are closely linked to the political timeline of Namibia. Different cultures of mostly nomadic nature, were roaming in different parts of Namibia for hundreds of years prior to colonialism.The first known settlements usually contained round huts that were light of structure and clustered together in round circles for protection purposes. These structures could be dismantled and reassembled within a short time. After the first arrival of missionaries in Namibia in 1805 (then known as South West Africa), it formally became a German colony in 1884. 2 The first more permanent houses and buildings were built with stone, brick, corrugated iron roofs and partly timber. The style displayed typical 19th century European characteristics. During this period the first railway and roads were established, making way for better connections to Windhoek and ultimately increased building activities in the capital. In 1915 South Africa took over Namibia which resulted in stagnation of the economy for a few decades.

As South Africa gained independence of Britain, the introduction of the apartheid system was laid out and brought to Namibia as well. The diagram indicates the planning of racial division within South Africa and Namibia.

Source: National Archives of Namibia

1 2

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011 Nina Maritz, Namibia Archaeology of the Future, Rome, Editrice Ordine degli Architetti P.P.C 2016

Historical overview

Apartheid’s Urban legacy depicted Apartheid laws still conflict the urban environment to this day. Formally segregated by racial zones, the city now has become segregated by stark differences of income groups. This phenomenon can be found in most cities around the world, yet in Southern Africa it is still highly effected by its past unjust legislations. The actual city layout and infrastructure was created to keep various groups of people separate from one another whereby black people had to live on the outskirts of the city, only venturing in for work. While apartheid has been abolished for nearly three decades, integrating these urban spaces has remained a challenge, and “socioeconomic inequality is still stubbornly divided among races.” 1 The following map shows the past division of neighbourhoods until Independence with regard to race. The north-western parts of Windhoek were dedicated for people with colour. The rest for people with white skin colour.

A map of Windhoek city in 1990

Source: National Archives of Namibia 1

Misra, Tanvi. “Apartheid’s Urban Legacy, in Striking Aerial Photographs.” CityLab, June 21 2016

Historical overview

PRESENT OVERVIEW

Katutura

central

Klein Windhoek

Pioneerspark

5km

Population & density This map indicates the current division of neighbourhoods in terms of population density. One can see that the north-western part of Windhoek has by far a higher density than the central and south-eastern parts of Windhoek.

Present overview

Katutura

central

Klein Windhoek

Pioneerspark

5km

Income average This map indicates the current division of neighbourhoods in terms of average income. Again, it is quite obvious that the north-western part of Windhoek has by far a lower income than the central and south-eastern parts of Windhoek.

Present overview

Independence and the 21st century When Namibia finally gained Independence from South Africa in 1990, various changes in the built environment started happening. The National Housing Development Schemes was implemented, rendering housing as a basic human right and inclusive for all. 1 Private mass housing developments were and still are plentiful in and around Windhoek. This provided an optimal environment for a sturdy growth for the middle and high income groups, including large scale flat apartments, townhouses and ever increasing estate housing developments. For the lower income groups however, affordable housing developments currently finds itself with a backlog of more than 110 000 houses in Namibia and about 40 000 in Windhoek itself. In addition to this, the rapidly growing population of Windhoek is worsening this problem and results in a â&#x20AC;&#x153;multitude of key problems such as unplanned developments (illegal construction of informal markets and settlements), a lack of basic servicesâ&#x20AC;? and poor access to facilities.

1990

2018

The maps show the urban growth of the past 28 years since Independence. An obvious urban extension is visible in the north-western periphery of Windhoek, which are the low-income group neighbourhoods. The areas Okuryangava, Goreangab, Otjomuise, Rocky Crest, University of Namibia, Prosperita, Cimbebasia, Kleine Kuppe and Auasblick were only formed after 1990. The population grew from 146 000 to approximately 370 000 since then, which is more than double. 1

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011

Present overview

People of Namibia With only 2.5 million inhabitants Namibia still has a fairly large cultural diversity. There are 12 major ethnic groups and many more tribes, all of which speak different languages. Northern regions of Namibia are mostly rural areas whithin communal land, whereas the central and costal parts are more urban, surrounded by private-owned land. This following table shows the 12 major ethnic groups and their percentage amount.

Ovambo - 50% of the population

Damara - 7% of the population

San - 3% of the population

Caprivians - 4% of the population

Herero - 7% of the population

Nama - 5% of the population

Tswana - 1% of the population

Basters - 0,5% of the population

Himba - 1% of the population

Kavango - 9% of the population

Coloureds - 1% of the population

Whites - 7% of the population

About 60% of the population lives in the northern regions of the country, which are mostly Ovambos, Caprivians and Kavangos. Most people moving to towns are from these northern rural areas or workers from private farms. Due to the rural nature of their past homes, the idea of a house on its own plot embeds itself for urban districts as well. The only difference being that it is unaffordable for people with minimal education and partly no skills or financial backbone for that matter. Information: World Atlas (https://www.worldatlas.com/articles/tribes-and-ethnic-groups-of-namibia.html)

Present overview

Current housing models Of those 60% of the population living up north, a large part is still rural. The overall statistics of housing in Namibia suggest that nearly half of Namibians still live in traditional dwellings, about 26% in detached dwellings (single-standing houses) and about 16% in improvised housing (of which most are located in cities). 1 This is indicated by the following diagram:

This can also be seen as the output of Apartheid legislation which kept overall opportunities for the largest number of people at a minimum. This includes the building of adequate housing. Therefore it could be seen that the overall expectations of sufficient housing are still within a simple framework. Before anything fancy starts happening in the built environment of the urban districts, basic needs still have to be met, infrastructures, like for example, sufficient water and electricity connections, toilets etc.

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011

Present overview

The following statistics show the overall access to general infrastructure:

Namibia also has a fairly large average household size. This is due to traditional and economical reasons. In rural areas the homesteads are comprised of large families living together in one community. This is usually the same case in the city, though due to economical reasons, the dwelling might be smaller and the family living fragmented.1

Namibia Statistics Agency, Namibia Household Income & Expenditure Survey (NHIES) 2009/2010, Windhoek, 2012, www.nsa.org.na

Present overview

These photographs show two different neighbourhoods (Klein Windhoek and Hakahana) with two different average incomes. from a lower angle aerial view. It shows the similar urban fabric and housing models that are distributed all over Windhoek, the only difference being economical statuses.

Present overview

Vast suburban spaces mark the urban fabric of Windhoek, again showing the high-income area (Klein Windhoek) and the low-income area (Hakahana) respectively from a high aerial view.

Present overview

TIMELINE OF WINDHOEK

Windhoek has a â&#x20AC;&#x2DC;knownâ&#x20AC;&#x2122; history of about 200 years. The cityscape has changed considerably since then, including housing developments. The following timeline of Windhoek is a quick overview of the socioeconomical, political and built development of the city.

Photo: Downtown Windhoek, with the Christus church on the left, Bank of Namibia on the top left, Municipality of Windhoek and Hilton Hotel in the middle and a new mixed-use office and commercial centre on the right in Independence avenue.

Established German Reich (Deutsch Südwest Afrika)

different ethnic groups in certain areas of Namibia

Population of Windhoek

German South West Africa German Colony

Herero & Namaqua war

approx. 200

Traditional native huts

Colonial houses (single standing)

1500

1900

1884

1840 1844 1865 1890 1897 Arrival of Jonker Afrikaner Early Herero and Nama tribes settlement due to natural water springs

Windhoek known as “Aie//gams” destroyed after war between Hereros & Damaras broke out

early church by Jonker Afrikaner (demolished)

Town occupied by South African Military during ﬁrst World War

1915

1901 1902 1906

ﬁrst 17 private Public brick houses library & ﬁrst Town Plan founded of WHK First large concrete block buidling (for Catholic mission)

Windhoek ofﬁcially founded and ﬁrst building (Alte Feste) built

Timeline of Windhoek

Railway to coast starts operating

1908 1910 1912

77 private houses & 22 government buildings The ‘ten-manhouse’ by Gottlieb Redecker was built

Christus Church built WHK Railway station opens & Old (Main location is created

Town Plan extended & dwellings for civil servants constructed

SA National Party wins & subsequntly intoduced Apartheid legislation

South African (British Rule)

716

South West Africa South African Rule - Apartheid

14 929

20 490

36 049

South African housing inďŹ&#x201A;uence

First mass Housing Schemes

1948 1920

1932

Tintenpalast Gardens laid out & Neser Str. Single Quarters for state servants (teachers) established

1946

1951 1958 1959 1960 Street view of Kaiser Street (Independence avenue)

Uprising by black people due to forceful move to WHK northern outskirts

1961 1965 Katutura Township created

Timeline of Windhoek

J.G. Strydom Airport opens

1966 Workers compounds & single family units by South African housing typologies erected

1968 Old (Main) Location closed

Namibia gains independence from South Africa

Independence 147 056

National Housing Development Schemes

2000

1990 1969 Cosmos ﬂat building erected

1970 Lalapanzi ﬂats built in Klein Windhoek

1975

1985

City scape in the 70’s

1991

1992 1993 1995

Namibia Housing Action Group inception The NHE (Namibian Housing Enterprise) is formalised by NHE Act of 1993 Affordable Housing

Timeline of Windhoek

Bank of Namibia Head Ofﬁce & Reserve

Namibia

325 858

233 529

approx. 370 000

Large scale housing developments (Flat buildings, Row & Estate housing)

2001

2005

Informal settlements constant expansion on outskirts of Windhoek

2010 Estate housing complexes are on the rise (e.g Lemont Puteoli in Avis)

2011 First Hilton Hotel & various large scale building plans for the CBD established

2012 First green highrise building (Old Mutual Tower) erected

Timeline of Windhoek

2015

Various Mixeduse buildings built for middle income group

2017 - Affordable Housing backlog of approx. 40 000 houses in WHK - Namibia (mostly building industry) in small economic recession

HOUSING TYPOLOGIES

The housing typologies shown on the following pages, portray the classical approach towards housing design in Windhoek. It ranges from single-standing houses on plots, to apartments in a multistorey building. The first three are/were built by governemental programmes in order to house â&#x20AC;&#x2DC;low-incomeâ&#x20AC;&#x2122; earners. The latter is a new private development catering for the young middle class wanting to live in central Windhoek.

1. NHE Core Housing & Conventional Housing

Year 2007 Architect: NHE ERF 211, Otjomuise Windhoek 4 Types NHE Houses 102 Core Housing units & 98 Conventional Housing Units

Location of Neighbourhood in Windhoek

Site Plan

Housing Typologies

3D View of house on plot

Typical Elevations

Housing Typologies

3,570 3,310 3,310

0,900

2,430

3,106

Bathroom

3,790

Bedroom

4,130

3.220

4,350

Stoep Bathroom Bathroom

Bathroom 3,815

Passage

Bedroom

3,620

Bedroom

Bedroom Passage

Bathroom

3,620

Kitchen

2,710

2,380

Bedroom

Passage

Plans

Bedroom

Passage

1,100

Stoep

Kitchen/ Living area

2,710

Bedroom

4,010

Bedroom

1,100

Kitchen/ Living area

Stoep 4,220

Living room

Bedroom

Stoep

House Types Primary Space diagram

Stoep/ Porch

LBR

Living/Bed room

Balcony

Bathroom

Passage

Bedroom

Kitchen

Storeroom

Living room

Kitchen yard

KLR

BR S

KLR

BR BR

Kitchen & Living room

Name/ Type

House type Pelican

House type Core 7

House type Core 8

extension Area size &

77,5 m²

44,0 m²

64,0 m²

50,0 m²

Density

on ≤ 300 m² plot

Rooms

5 & 1 Bathroom

3 & 1 Bathroom

4 & 2 Bathroom

3 & 1 Bathroom

Occupants

6-8

4-6

6-8

4-6

B N$ 5 114 per m²

B N$ 4 712 per m²

Price (rent/

N$ 5 500 per m²

buy) approx. Income

medium

low

medium

Communal/

Housing Typologies

0,900

2,430

Passage

Bathroom

Kitchen/ Living area

Stoep

BR KLR

P BA

use type Core 8

0 m²

≤ 300 m² plot

1 Bathroom

➤

N$ 4 712 per m²

dium

400 m

Google Earth image showing site location (in red)

➤

400 m

Zoning map

Housing Typologies

GSEducationalVersio

400 m

Figure-Ground map

GSEducationalVersion

Photo of a typical NHE conventional house with informal structure in front

Housing Typologies

Summary These NHE Core and Conventional houses display the most soughtafter typology of housing in Windhoek. It is based on one single-storey house on a plot of a minimum area size of 300 square meters (as per law). Its zoning is strictly residential with litlle chance of mixed-use or any income generators. Yet observations show an increase in informal businesses next to the house on these plots, usually in the form of informal buildings (shacks). The area (Otjomuise) is rather residential, with very little other amenities close by. The type caters for medium-income earners yet it should have been for the low-income earners. It allows for incremental growth in future, though building regulations state a minimum of 3m building line from boundaries. This usually leaves little space to formally expand. The construction is very simple and materials fairly cheap. The mapping shows that the area has a rather low density and enhances urban sprawl.

Housing Typologies

2. NHE Family & Single Apartments/Flats

Year 2012 Architect: Marley Tjitjo ERF 59, Goreangab Windhoek 6 Types of ďŹ&#x201A;ats (C1-C8) Covered parking 24 Living units on site

Location of Neighbourhood in Windhoek

Site Plan

Housing Typologies

3D View of house on plot

North Elevation

Housing Typologies

12,450 4,780

12,450 4,450

3,220

4,780

Balcony

Bedroom

Living/Dining Room

5,660

Bedroom

3.500

Living/Dining Room

12,258

Passage

Kitchen

Flat C5 Flat C8

Balcony

Laundry yard

Bed/Living room

Passage

Bathroom

Laundry yard

Bed/Living room

Balcony

Living/Dining Room

Balcony

5,942

Flat C2 Flat C4

Bedroom

5,942

Kitchen

Store room Kitchen Yard

Bathroom

Passage

Bathroom

Kitchen

Bathroom 12,258

Bathroom

Parking

Bathroom

Passage

Bathroom

2,620

Passage

Living/Dining Room

Flat C6 Bed/Living room

Kitchen Kitchen

Flat C1

11,780

6,316

Bedroom

Flat C7 Bed/Living room

Balcony

Bedroom Flat C3

Plans

3,220

Balcony

3,220

Stoep

Balcony

3,410

4,450

Balcony

6,630

Ground Floor Plan

First Floor Plan

Primary

Space

diagram

LBR

BA K

LBR

BA LR

Area size &

P BR

Name/ Type

Second Floor Plan

Unit C1

Unit C2

Unit C3

Unit C4

Unit C5

Unit C6

Unit C7

Unit C8

Family Unit

Couple Unit

Family Unit

Bachelor Unit

Couple Unit

Bachelor Unit

61 m²

38,3 m²

53,7 m²

27,5 m²

38,3 m²

26,23 m²

28,3 m²

27,5 m²

1 Bathroom

2-3

4-6

2-3

R N$ 3 180

R N$ 5 500

R N$ 2 360

R N$ 3 180 perR N$ 2 360

R N$ 2 360

per month

month

per month

medium

low

Density Rooms

Occupants

Price (rent/

5 & 1 Bathroom

4-6

R N$ 5 500 per month

buy) approx. Income

Communal/

medium

Inside parking spaces, garden*,

low

Laundry yard, inside parking spaces, garden*,

extra spaces

Summary The NHE family and single apartments is a start into the direction of more densely designed living spaces. The apartments can be rented and again mostly only caters for medium income earners. The apartment blocks are located in an area comprised of single, one-storey houses which makes it stand out. It is also zoned as residential, not encouraging mixed-use (income generators). The plot caters for plenty of parking space, yet no communal spaces, playground or garden. The area (Gorengab) is also rather residential, with little other amenities close by.

Housing Typologies

➤ 400 m

400 m

Google Earth image showing site location (in red)

➤

GSEducationalVersion

400 m

Zoning map

Housing Typologies

3. Government Single Quarters- Neser Flats (for teachers)

Year 1969 Architect: SWA (South West African Government) Department of Works ERF 156, Central Windhoek Single quarter units 24 Units per block originally 6 blocks Location of Neighbourhood in Windhoek

Site Plan

Housing Typologies

3D View of building on plot

South Elevation

Housing Typologies

5,706

Balcony

5,706

Balcony

Bed/Living Room

Bathroom

Passage Kitchen

Bathroom

Kitchen

Bathroom

Kitchen

Bathroom

Kitchen

Balcony

30,6m²

32m²

Bed/Living Room

Storage space

Passage

Corridor

Passage

2,965

30,6m²

Passage

Kitchen

18.230

Bathroom

Bed/Living Room

32m² Passage

3.190

32m²

Passage

2,965

Bed/Living Room

30,6m²

2,220

Bed/Living Room

Kitchen

3.190

1,850

Balcony

3.250

Bathroom

Passage

3.190

Plans

5,706

Passage

Kitchen Passage

2,965

1,850

5,706

32m² Bed/Living Room

30,6m² Bed/Living Room

1,850

5,706 Balcony

Overall Plan

Space

diagram P

LBR

Typical Unit Plan Bachelor Unit

Area size &

30,6 m² & 32m²

Density Rooms

2 & 1 Bathroom

Occupants

2 (originally only 1)

Price (rent/

R N$ 3 200 per month

buy) approx. Income

Balcony

26.070

Primary

Name/ Type

Balcony

low-medium

Communal/

storage space, open courtyards, braai area,

extra spaces

inside parking & garages, garden*

Housing Typologies

Balcony

5,706

Balcony

Bed/Living Room

Passage

30,6mÂ˛

Kitchen

Bathroom

Kitchen Passage

18.230

Bathroom

30,6mÂ˛ Bed/Living Room

Balcony

400 m

Google Earth image showing site location (in red)

400 m

Zoning map

Housing Typologies

400 m

Figure-Ground map

Photo of Neser fl ats 1988

Housing Typologies

Summary The Neser flats were built 40 years ago by the government to house employees in them at an affordbale rate. They are still owned and run by the Ministry of Works and only employees find space in them. The analysed blocks are the single apartment units, which are still very afforable for the medium income class. They are clustered in blocks, stacked on top of each other, all in a very repetitive manner. Large parking areas are provided on site, yet again little space for common outdoor activities such as playgrounds or gardens, are provided. The area (Central Windhoek) has a good mix of various different zonings. Access to institutions and work places is convenient. The built up fabric shown on the figure ground map shows more density, yet there are very little permanent residents living within the city.

Housing Typologies

4. City junction apartments

Year 2016 Architect: Chris De Jager Private Development ERF 156, Central Windhoek 47 studio apartments 48 one-bedroom ﬂats 13 two-bedroom ﬂats Location of Neighbourhood in Windhoek

2 Penthouse ﬂats

Site Plan

Housing Typologies

3D View of building on plot

Housing Typologies

John Meinert Street

Legend

Mandume Ndemufa yo Avenue

Legend

Location Plans

Communal Drying Yard

One Bedroom Flat

Studio

Penthouse

Two Bedroom Flat

Studio Two Bedroom Flat

? 8 m²

4th Floor

10th Floor

250 1,790

780

1.160

1.140

2.170

2.570

1.150

0,665

980

3.540

Bedroom Balcony

Bedroom

Bathroom

970

2.880

Balcony

Living/ Dining room

3,090

Bathroom

Kitchen

1,865

Bathroom

Bedroom

680

Living/ Dining room

1,760

Bedroom

2.180

1,245

3.540

1,765

Studio apartment

Living/ Dining room

One-bedroom apartment

Kitchen

1.550 5,006

Kitchen

Balcony

1.740

Living/ Dining room

5,600

Bedroom

Kitchen

Living/ Dining room

Balcony

1.400

3.430

Kitchen

3.800

2.330

Bathroom

1,960

Plans

1,235

3.600

5.500

700

2.580

2.950

280

Bedroom

Bathroom

Two-bedroom apartment

Primary Space diagram

BA K

Name/ Type

Area size &

Unit 1

Unit 2

Unit 3

Unit 4

Unit 5

Bachelor Unit

Couple Unit

Family Unit

31,2 m²

37,1 m²

40 m²

57,7 m²

50,2 m²

Density

1 Bathroom

Occupants

1-2

2-3

2-4

Price (rent/

R N$ 6 500

R N$ 7 000

R N$ 8 000 per

R N$ 10 000

buy) approx.

per month

month

per month

medium/high

high

Rooms

Income

medium

medium/high

Communal/

Inside parking spaces, communal

Inside parking spaces, communal gym &

Inside parking spaces, communal

extra spaces

gym & laundry yard, garden*,

laundry yard, garden*,

gym & laundry yard, garden*,

Housing Typologies

250

1,245

2.570

1,865

970

2.880

Balcony

1.740

Kitchen

1.550

3,090

Living/ Dining room

Bedroom

Bathroom

Two-bedroom apartment

Unit 5 Family Unit

50,2 mÂ˛

2& 1 Bathroom 400 m

2-4

R N$ 10 000

Google Earth image showing site location (in red)

per month

high Inside parking spaces, communal gym & laundry yard, garden*,

400 m

Zoning map

Housing Typologies

400 m

Figure-Ground map

Photo of City Junction in its current state

Housing Typologies

Summary City Junction is a new privately developed mixed-use building within the central part of Windhoek. It houses 110 apartments of different sizes at the middle and top floors. These are assembled in a repetitious vertical pattern. There are parking garages provided on the first and second floor, whereas the ground floor is kept for commercial/business purposes. The building also houses a communal rooftop garden and a gym. The apartments cater for middle to high income earners most likely young professionals that want to live the â&#x20AC;&#x2DC;modern lifestyleâ&#x20AC;&#x2122; within the central part of the city. Access to amenities such as institutions and workplaces is convenient. Again, the area has a higher built-up density as seen on the figure ground map, but realistically there are not many permanent residents in the central part of Windhoek.

Housing Typologies

Overall summary The researched housing typologies range from smaller to larger scale. All are different in terms of types, densities, locations etc. yet all of them are unsuitable for people of low-income. The first one is the classical single storey NHE house on a large plot, the second and third represent 3-4 storey apartment blocks and the last a multi-storey apartment building. The first three cater for low to medium income groups whereas the last only for medium to higher income groups. This already indicates that there is no provision made for the lowest income groups within these housing developments. Housing developments also differ in locations. The suburban type of housing provided for low to medium income groups is located on the outskirts of Windhoek, far away from economical opportunities, whereas the private development is centered right in them. To conclude this research: it seems that all housing incentives provided at this stage do not cater for the majority of people in Windhoek, which is the low-income group. This, not only financially but also locally. The housing structures and built environment do not support social interaction and communication within the living spaces. They either represent alienated single storey structures behind high walls or high rise apartments without proper communal space and sense of ownership. This in turn does not regard indigenous Namibian values.

CURRENT HOUSING PROGRAMMES IN NAMIBIA

As stated before, Namibia does not work with a social housing programme. It is simply unaffordable for the fairly young country and itâ&#x20AC;&#x2122;s demand for it too great. Almost all affordable housing models deal with pure homeownership programmes and incremental housing types as recommended by the United Nations and supported by the world bank. The table below indicates the distribution of households by type of tenure. Noticeably people in rural areas own their house or dwelling, whereas in urban areas this is not the case. This is due to the high cost of living units and little opportunities for a mortgage from a bank.

Current housing programmes

The following are various different governmental and non-governmental organizations that were implemented with independence to help, promote and organize affordable housing in Namibia. 1 These include:

Governmental - BT (Built together), is being provided with funds from the Ministry of Regional and Local Government, Housing and Rural Development to serve local authorities with these funds to advance loans for low cost housing for low income households - NHE (Namibian Housing Enterprise), acts as a lending institution as well as a developer in the field of affordable housing - HRDC (Habitat Research and Development Centre), promotes and facilitates the use of local building materials, ecological sanitation, water conservation, renewable energy and biodiversity

Non-governmental - SDFN (Shack Dwellers Federation of Namibia), organizes community network of savings groups for the lowest income group and provides its members with building loans (also receives funding from government) - Clayhouse project promotes and builds clay houses, dry toilets, and research on use of local materials

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011

Current housing programmes

Findings and Opportunities The key findings on the mentioned organizations are all interconnected. - The most noticeable in the built context is that almost all affordable housing is set in the northwestern periphery of Windhoek. The main reason for this is historical (as mention before) based on a lack of available or affordable urban land within the central part of the city. This amplifies the poorly managed and functioning housing market in these areas. 1

- There is slowed overall governmental expenditure on housing in the past few years. Even though micro-lending by these and other organizations are on the rise, itâ&#x20AC;&#x2122;s not sizable enough. The expenditure of housing compared to the overall annual expenditure of the government has decreased over the past 20 years. While in 1992 the anual governmental expenditure was still at 1.2%, it dropped down to around 0.3% in 2011. Therefore, there is great need of an annual governmental financial boost to support local authorities and programs deemed to provide affordable housing.2

1 2

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011 Ebson Uanguta, 13th Annual Symposium 2011, Bank of Namibia, Research Department, Windhoek, 2011

Current housing programmes

- The housing target per year has also not been met by far. The annual report of the NHE states a target of 1200 houses of which only 253 houses were delivered on average between 2003 to 2011 per year.

- There is also a â&#x20AC;&#x153;mismatch between the government-funded programs and the demand for housingâ&#x20AC;? (Sweeney-Bindels 2011), stating that too little houses are being built for the most in need, which are the lowest income groups. 1

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011

Current housing programmes

This street view shows the built environment of such neighbourhood consisting nearly only of NHE housing. This type of housing only considers people falling under the bracket of ‘middle to higher’ earners which is a monthly income of N$ 4601,00 to N$ 10 500,00. - Another major issue is a lack of serviced land in and around Windhoek. The main reasons for this are a combination of budgetary constraints, poor management and lengthy procedures for acquisition of land. Progress must be made to improve land management, access and equity to resolve these problems. 1 - By now the HRDC has not been making use of the housing programs, that focuses on alternative and local materials. Therefore, alternative technologies and materials should be utilized and added to the housing schemes’ policies.

Centre for Affordable Housing Finance in Africa, 2017 Yearbook Housing Finance, CAHF, October 2017, Namibia

Current housing programmes

SUMMARY OF FINDINGS

This diagramm represents a summary of all the major challenges imposed on affordable housing at this stage and how they can be seen as a vicious circle of, all being interconnected.

Current housing programmes

SOCIAL MOBILITY

Social mobility is the movement of individuals, families or groups within or between the social strata in a society. This movement commonly shifts to a status that is either higher or lower. The position of an individual in society is based on the people who surrounds him/her and those within the society. 1 Social mobility could be horizontal or vertical. In the case of horizontal, the job of the individual changes whereas the social status stays the same. In the vertical, the change in job, the occupational status or wealth change also reflects on the social status of that individual.

Within vertical movement there are three different types: inter-generational, intra-generational and structural. Inter-generational means movement across generations of a family over multiple live-spans. Intragenerational is movement within one live-span based on an individualâ&#x20AC;&#x2122;s achievements. Structural movement however is based on group movement within the structure of society. 2 These movements are all within an open system which allows for a fair amount of movement within social statuses based on personal achievements, merit and and personal traits.

1 2

Lumen Learning, Social Mobility, Boundless Sociology, Courseware Carissa (tutor at Chegg), â&#x20AC;&#x17E;Lesson on Social Mobilityâ&#x20AC;&#x153;, Chegg Study, Social Mobility 49, Length 3:41

Social Mobility

Within a closed system however, social statuses are based on predetermined factors such as gender, age and birth status which ultimately suppresses social mobility. Known closed systems are for example the ‘caste’ systems in India.

The devastating history of apartheid imprinted an unjust and closed system upon Namibia and its cities. A ‘caste’ system ruled for a few decades rendering upward social mobility uneven or mostly impossible.

Equality map by M Tracy Hunter - Own work, CC BY-SA 3.0, https://commons.wikimedia.org/w/index.php?curid=33962866

As illustrated above by the Gini Index Map, Namibia is still rated as one of the worst performing countries on the Gini Index. This can also be considered as a reflection of the social mobility issues which the country has struggled with since the apartheid years.

Social Mobility

Social mobility in Namibia is still at its birthplace. Currently people and their social up-rise, is predetermined by locality and the society that surrounds them in Windhoek. This can be seen particularly in the location of residence and housing itself. If adequate housing is not available for a large part of people in Windhoek, this ultimately reflects on other aspects as well, for instance education, transport etc. Sufficient housing and location therefore is a big push factor for overall social mobility. Many sociologists also believe that social mobility depends more on “social structures such as the opportunities offered to different groups of people rather than individual efforts.” 1 By raising social mobility in social structures the overall group will be rising up the social ladder, which will in turn reflect positively on the economical output of Namibia.

Fundamentally speaking, we would want to have a forward structural movement in an open and fair society in Namibia. This means: An overall rise in quality of life that is determined by a well structured built environment, good education, as well as enough job opportunities. The achievement of social and economical equality for all can only happen if integration in the physical context is implemented and overcomes massive fundamental differences between neighbourhoods in terms of location and housing.

Carissa (tutor at Chegg), „Lesson on Social Mobility“, Chegg Study, Social Mobility 49, Length 3:41

Social Mobility

“A fair society is an open society” Nick Clegg MP Britain’s Deputy Prime Minister

Social Mobility

CRITIQUE

Policies and Integration The current town planning and housing model stems off a system driven by inequality. The urban policies dictate a very outdated system of implementation which is reflected in housing models that are not sufficient nor sustainable in any way. The urban environment is mainly set out in a suburban style and low-density housing schemes. Policies dictate a minimum plot size of 300 square meters for affordable housing. This not only adds to land servicing problems, urban sprawl and less densification, but also renders uneconomical and unsustainable conditions for the low-income households. 1 In addition to this, plot policies also include 3 meter building lines and other implications for expanding.

This diagram shows the current typology used mostly for affordable housing. The style of housing at this stage, usually detached houses on large plots, is said to be â&#x20AC;&#x153;different from the traditional housing for low-income households and particularly unaffordable for them.â&#x20AC;? 2 Policies currently also lay down a set of non-mixed zoning rules for neighbourhoods in Windhoek. By not implementing a combination of buildings in certain areas, economical opportunities for the people living there are decreased. A proposed alleviation method would be to incorporate an enabling framework policy of mixed-use buildings into the housing programs. This would allow for flexible planning and a better foreseeable future for these families.

1 2

Nina Maritz, Namibia Archaeology of the Future, Rome, Editrice Ordine degli Architetti P.P.C 2016 Awi/UNON, Gideon Mureithi/Paul. Affordable Land and Housing in Africa. United Nations Human Settlements Programme, UN Habitat, Nairobi: UN Habitat, 2011.

Critique

Informal settlements frame the city and impose informality in housing markets. What if it were possible to create formality in informality? By embracing informal housing and incorporating it into the program? The Shack Dwellers Federation of Namibia already focuses on this section, although it needs to enlarge its output, possibly through architectural proposals. Up until now the private sector has not been utilized by the Namibian government for its expertise, know-how and resources to scale up delivery of housing for the poor. The government would therefore be wise to provide these incentives to the private sector. Policies would need to be strictly implemented on the housing programs to turn integration into a priority, for those most in need. Integration by different income groups in various neighbourhoods would absolve Namibia as one of the least equal countries in the world, while in the same order improve overall social mobility. 1

Conclusion The general approach of accommodating the housing demand for the low-income groups, seems a little off-centred. There is no provision for social housing in Namibia which leaves only the current housing programmes for the ones most in need. With the backlog of housing increasing daily, it is no more a small challenge to fix. The other options for housing are the private market-based housing developments, which are clearly unaffordable for them. Social housing is usually the stepping stone for further social amenities such as education. If there is no proper housing model provided by the government or private incentives, where does that leave people in the long run?

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011

Critique

DESIGN BRIEF

Affordable and safe housing fulfils a basic human need for shelter. However, providing affordable housing for low income-groups is a constant challenge all over the world. About 1.6 billion people live in inadequate housing of which 1 billion reside in slums and other similar conditions. The United Nations has spotlighted the need for decent housing and promoted strategic measures to improve housing during the last few decades. The current housing situation in Namibia is no different from the global one. It is a Sub-Saharan country, highly affected by affordable housing backlogs for low-income groups. This has various reasons which have evolved into a complex issue. In Namibia about 38% of the population lives in poverty, with 34% being unemployed. This is mostly due to a large part of the country still being rural. 46% of the overall built housing are traditional dwellings with 16% of the population residing in improvised housing (shacks) in urban areas. The low-income housing provision in the public sector is extremely slow and inefficient, whereas the private sector does not cater for people with a low-income. This is largely the reason for the enormous backlog in formal and affordable housing. 1 Namibia has witnessed a history similar to that of its neighbours and numerous other African countries. Since independence from South Africa in 1990, the Namibian Government inherited an unequal pattern of settlement as a result of apartheid policies in cities due to the colonial and apartheid systems in the past. Apartheid laws still conflict the urban environment to this day. Formally segregated by racial zones, the city is now divided into starkly different income groups. In Windhoek, the capital of Namibia, the city layout and infrastructure was created to keep various groups of people separate from one another whereby black people had to live on the outskirts of the city, only venturing into the city for work. While apartheid has been abolished for nearly three decades, integrating these urban spaces has remained a challenge, and socioeconomic inequality is still stubbornly divided among races. 2 In addition to this, the rapidly growing population of Windhoek is worsening this problem which results in a “multitude of key problems such as unplanned developments that include illegal construction of informal markets and settlements, a lack of basic services” 3 and poor access to facilities.

1 2 3

Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011, Page 3. Misra, Tanvi. “Apartheid’s Urban Legacy, in Striking Aerial Photographs.” CityLab, June 21 2016 Indongo, Nelago The Effect of Urbanisation on Housing Conditions in Namibia, University of Namibia, IJHSSE, Vol.2 Issue 7, July 2015

Design Brief

Various different governmental and non-governmental organizations were implemented with independence to help, promote and organize affordable housing in Namibia. Unfortunately, these programmes barely cater for the low-income group and struggle with serious challenges dictated by past models of urban planning and housing as well as present inefficiencies. These houses are therefore not affordable to the majority of people. Not only through the investigation of the currently available housing programmes, but also through existing housing typologies, the intention lies with the introduction of a new architectural master plan for housing models. This will act as a new social intervention, as it has not been done before. The new housing model will ensure access for everyone in the low-income group, covering basic needs which include infrastructural components such as provision of water and electricity, creation of a safe and secure environment to live in, all whilst promoting social mobility and therefore better economical opportunities to those in greatest need. A pilot project (Ubuntu) will be the driver of this new housing model, which is based in the central part of Windhoek. This strategic location of housing developments ensures all the above mentioned intentions are met. The typology will act as a guideline of modular systems of housing units to ensure a flexible design for other locations of these housing models in future. They are designed to be multiplied throughout the country, in towns with similar conditions as Windhoek. The design embraces the qualities of a traditional homestead which focuses on accommodating a functional lifestyle, affordability in terms of a better finance model, sociability in the form of qualitative design and sustainability by making use of a healthy constructional basis for housing. By providing a just and spatial environment, I intend to create an architecture that is inclusive to everyone.

Design Brief

PROPOSED PROGRAMME

Low-income housing is built for low-income families. It is however important to understand that these families do not drive the construction process. A construction of a small house â&#x20AC;&#x153;involves a large number of players and sufficient capital to see a large housing project through to completion.â&#x20AC;? 1 The time taken to identify and develop a project takes a long time and the execution risk thereof is very high. These are hard beaten facts about affordable housing developments for the low income groups. Yet, with a well structured programme these challenges might be overcome. The following are the factors that I will discuss and make proposals for:

1. Zoning Laws & Regulations 2. Income generator/Mixed Use 3. Ownership & sharing 4. Incremental & flexible growth 5. Style & Identity 6. Finance

Erb Debra, The challenge of building affordable housing in developing countries..., The OPIC housing blog, 2015

The programme

1. Zoning Laws & Regulations Zoning laws as stated before, adhere to an outdated version of the apartheid urban scheme. Vacant land available within the vicinity of central Windhoek should be released by the City of Windhoek and rezoned to accommodate affordable housing for the low-income groups. The majority of these plots are owned by other state entities, that are not in need of them and have not ever been built on. The current affair of policies and integration were discussed in the citique part, where as now I would like to propose a new and impoved zoning law. This figure depicts an example of mine, which illustrates an alternative zoning rule:

The bottom left portion of houses indicates the situation as is, while the top right portion illustrates the proposed zoning regulation after implementation. Boundary walls are shared between plots and buildings, dictating no building lines. Space would be used efficiently and would lead to proper densification. The street side could be used for shop-fronts, introducing mixed-use laws.

The programme

2. Income generator/Mixed use Zoning laws allow mixed use development and simutaneously create income generators for people living there. The proposed area for the housing deveolpments is optimally located to support this. As seen on the bottom figure of a newly proposed zoning law, it leaves space for housing and business to opperate at the same time and place. This is particularly helpful to people with a low-income and little skill and is done in a regulated and formal way. There will be little space for illegal shops therefore. Not only should the plots accommodate the allowance of little businesses, but also provide an area of the plot designated for educational purposes, for example Day-care centres, Vocational training, Workshops etc.

The programme

Incremental & ďŹ&#x201A;exible growth

3. Ownership & sharing The Community As part of the ownership programme, I would encourage a self-formation of smaller communities in order to not only share land and construction costs but share the space of land as well. The plot will be seen as â&#x20AC;&#x2DC;plot sharingâ&#x20AC;&#x2122;, a community plot, as a whole, not as a fragmented plot development. This allows for denser building structures, more efficient space usage and public but also private spaces.This also encourages a sense of community and ownership, and will decrease formation of illegal settlements and buildings. Sharing is a more personal, fair and natural way for Namibian people to live by, which encourages good interaction within living spaces. The following diagram describes the plot sharing intention:

Ownership & Sharing

plot

old

new shared space/ gardens

1 informal settlers/ builings

the house

private house/unit

3 private garden/outside space

type of ownership

plot owned by Community house/unit owned by one family

plot & house owned by one owner

The programme

4. Incremental & fl exible growth Incremental housing structures are a scheme supported supported by the UN and implemented throughout the world. This is very important for the future expansion of families and their needs. This however should be provided in an easy and approachable way in order to save time and unnessesary costs. The units designed should be flexible within themselves, but also in combination of many. This helps provide quality spaces that are utilised fairly and efficiently. The diagram below explains the growth of a housing structure according to the growth of a family.

Incremental & ďŹ&#x201A;exible growth

Ownership & Sharing 90

The programme plot

old

new

shared space/

5. Style and Identity Almost all architecture in the built environment of the urban context in Namibia, resemble western styles. This sometimes without any regard to the climatic, cultural or environmental influences of Namibia or Windhoek. In the philosophical inquiry, the western idea lingers on ‘being’ and ‘identity’, whereas in the African traditions it is more about relationality, of motion, of continuous, endless transformation.’- Achille Mbembe, Cameroonian philosopher The emphasis of architectural intervention therefore looks at the spatial use and organisation rather than a visual style. The Namibian identity in architecture can therefore thrive on change, activity and flexibility, not just as one fixed, alienated structure. This leads back to pre-colonial notions of building which I would like to enhance as a true Namibian style and identity. Architecture should sensitize with its surrounding and reflect its complexities. This deepens awareness towards the present and where we as a nation are heading to in future. A simple start-off point would be to combine the traditional round with the current square shapes, representing the so to say ‘old and the new’.

Incremental & ﬂexible growth

The programme

6. Finance Affordable housing for everyone was and is one of the biggest financial challenges worldwide yet. Affordable housing for the lowest income group in developing countries such as Namibia however is particularly difficult to implement. The reasons for this, I have stated in my analysis before. There are possible solutions for this however, which I will state as follows: 1. Reducing costs 2. Government funds & subsidies 3. Community funding/loans being made for the housing 4. Management of developments goes to a â&#x20AC;&#x2DC;building societyâ&#x20AC;&#x2122;

Reducing costs Cheaper housing designs The first, but also challenging thing to do is to reduce the overall costs of the physical house. This can be done by centralising service spaces, allow for incremental growth with self attained materials and standardising building components (such as flooring, roofing, doors and windows). 1 In terms of growth of the house providing a basic core (kitchen, bathroom and dining/living) and giving the option of attaching more rooms at a later stage is a welcomed practice to reduce first inset costs.

Land cost and availability As indicated in my research of Namibian housing and finance this is the biggest challenge of producing housing currently in Windhoek. Land and infrastructure costs are extremely high and cannot keep up with the rate of people in need of them. Therefore, one solution of mine would be to locate the affordable housing developments in more central parts of Windhoek instead of the outskirts. Infrastructure in these parts is already given and earth work costs will also be less, then in the very hilly outskirt of Windhoek.

Mumtaz Babar, How to make housing affordable for the urban poor, SciDevNet, 2015

The programme

Government funds & subsidies The government plays the biggest role in financing such programmes. Large housing developments need large investments and capital which also comes with a high level of complexity. The Namibian Government should play its role with “tax incentives, policies, subsidies, land grants and other well-designed programmes to encourage qualified companies to enter the market.” 1 Various finance institutions for development can help provide debt capital and work to structure mortgages in a way that they are affordable to poor families. A loan is structured that it not only funds the land development, home construction but also puts a 25-year-year lease-plan, creating a path for low-income families to homeownership. This can be done only with a significant investors equity capital and a solid investor balance sheet.

Community funding/loans Close to all individual low-income earners are first-time homeowners and may not even have a bank account. This is a major challenge when applying and qualifying for a loan. Therefore, I would suggest an association that brings together all families that are in search for housing and encourage them to form communities of their own pick. Through community the application for a bank loan will be a lot easier and better managed. It is a collective responsibility that is taken to ensure everyone gets their part fairly and banks are more likely to grant bigger loans as such.

Management by ‘building society bank’ It is important to understand that most financial problems occur due to overpriced construction of the houses by developers or these so-called ‘middle men’. In order to keep up fair prices of materials and building costs I would suggest an instance such as a building society bank to take the lead in management of calculating all costs and making sure that the execution of those will be upheld. Even though it might cost the community a little, it will be by far not as much as extra costs being induced by corruption or mismanagement. 2

1 2

Erb Debra, The challenge of building affordable housing in developing countries..., The OPIC housing blog, 2015 Holze Winfried, Master Thesis information, 23 January 2018, Email

The programme

SUMMARY OF THE PROGRAMME

The programme

HOW IT WORKS THE PROCESS OF HOUSING FOR RESIDENTS From obtainment to building

THE PROCESS OF HOUSING

FORMATION OF COMMUNITY Inhabitants of Windhoek as well as newcomers to Windhoek will be directed to an institution that will help sort themselves into communities of about 10-20 people. These will be people of all backgrounds in the need of housing. Communities will most likely be formed by common cultural backgrounds, structures of families, elderly, students or singles.

DETERMINE WANTS & NEEDS How large is the family? Only singles? Students or elderly? How much space is needed? How many units? What is the budget? How can the wants and needs be accommodated with family and work planning?

These are all the questions that need to be set out on 'the table' and discussed by the new residents of the communities in order to determine limits and plan accordingly.

ESTABLISHING THE SITE Land is released by the City of Windhoek for affordable housing developments for the low-income group. The land is divided up into smaller plots for community housing development and a part left for commercial development such as businesses and educational centres.

How it works

ALLOCATION OF PLOT The self-formed community gets a plot allocated to them by the architect. Proper planning of the layout and building units on the plot can then start. The site is not only divided into residential plots but as previously mentioned parted into a commercial pieces as well, of which the layout is determined at that stage too.

FUNDING When planning is done the overall building costs can be determined. The funding of this development can then be set into three different groups. First: The infrastructure such as earthworks, levelling and layout of services as well as the shared units (living/dining, sanitation & service) will be subsidised by government. The amount will be paid back by levy rates two years after construction for a lengthy period of 10-20 years. Second: Private units will be privately funded, possibly through a community loan. Third: The commercial part will be funded either by private developers and rent out the spaces at a reasonable rate or they will be funded by donations of help-programmes and then owned and maintained by government.

How it works

SEducationalVersion

BANK LOANS Funding the private units is very difﬁcult as an individual, regarding the background of no ﬁnancial support or security. Therefore a collective community loan is taken out from the bank and paid back in reasonable rates during a certain amount of time.

THE BUILDING PROCESS The building processes are done in two phases. First the infrastructure and shared facilities/services will be implemented and secondly the private units. Both will be overseen and lead by professional architects/engineers and contractors and at the same time adhere to a building society management. This building society will oversee the projects ﬁnancially and ensure that costs are fair and helps cutting out middle men.

How it works

ADDITIONS Additions in the form of structural-/built elements, gardens, plot division and organisational structure of community, will come as soon as people move into their new place. It is like making the 'house' or rather homestead a home.

SENSE OF COMMUNITY Flexible living and set up of communities with modular components, withstanding a monotone creation of buildings. Please refer to UBUNTU

How it works

100

THE HOMESTEAD

101

The homestead design The current housing model in Windhoek is usually an allienated multipitched-roofed house on a large plot surrounded by high walls. This idea of housing is replicated from the first colonialist way of building. For the new-comers the Namibian outdoors were â&#x20AC;&#x2DC;inhospitable and therefore built with no definition of exterior space. Only later did they add verandas to buffer the internal-external spaces. The inclusion of outdoor space into the building was lost in the process during the past decades, although indigenous villages always made use of external space in the concept of homesteads. In rural areas this way, of building homesteads, is still visible unlike the urban areas. The following sketch is a representation of a classical Ovambo homestead in Namibia. There is a strong connection between the outside and the inside spaces, allowed by the climatic circumstances of Namibia. Spaces are also strongly divided into shared and private portions, making it a very interactive life together as a community. Homesteads are usually within the range of a kilometer or less, from each other in rural areas. 1

drying yard

Homesteads communal hut- living & dining

sleeping hut for one family designated 'loo' area

open cooking area/kitchen

storage containers

designated wash-up/ bathing area

grain & other edibles processing area chicken hock

Entrance

'Kraal' for small domestic animals

102

Valentina, Valentinas Word Travel, Katutura Tour Township & Namibian Village Life,

The Homestead

ďŹ eld for agriculture

The hut This sketch shows a traditional Ovambo hut. It is built with wooden logs as walls and thatch as the roofing material. It only has one opening which is large enough to crawl through comfortably and is usually covered with some thatch or sticks panel, as visual protection. The structure allows for plenty of air circulation creating a cooling effect in the overall warm temperatures during the year. The materials are locally sourced and easily assembled.

Homesteads

So why homestead design? It is less about the physical structures of such traditional villages, and more about the spatial and social qualities that are represented within the living spaces. Communication and interaction play an immense role in the lives of indigenous Namibian people. Supporting and helping one another is a vital product of shared spaces. It works effectively in rural areas of the country, where resources are little and life can sometimes be very harsh with no governmental support. So why would this model not work in urban instances as well? As most people in the low-income bracket stem directly from rural backgrounds, this could be seen as a ďŹ tting transition into the urban life. People would still be close to relatives, sharing and helping where needed, in the formal urban life. This would also diminish the burden of singularly owning and maintaining private plots and rather make the community take care of it collectively. With that, a sense of ownership and togetherness is formed and upheld.

The Homestead

103

104

THE DESIGN

105

106

LOCATION WINDHOEK WEST

107

Windhoek West has 42 201 inhabitants according to last count in 2010. It is centrally located and one of the oldest areas in Windhoek. Its residents have a high life expectancy, and a high rate of school attendance, and access to electricity and safe water.

Core anchors are: NUST (Namibian University of Science and Technology), the central Hospital, NBC, old age home, the whole CBD area and a large shopping centre (Wernhil). Formally it was known to be the â&#x20AC;&#x2DC;upper-classâ&#x20AC;&#x2122; area, still containing very large plots with big singlestanding, german style houses on it. It is quite hilly with plenty open sites and green valleys. It is also not very densely populated. Today the area prides itself with a good mixture of inhabitants of all races, cultures and ages. It is desired by students and a hotspot for tourists too, offering B&B accommodations everywhere.

108 GSEducationalVersion

Location

A few listed attractions within the area

Central Hospital Central Hospital

Central Wernhil HospitalShopping Wernhil Shopping Mall MallWernhilCentral Shopping Bus Central Mall Station Bus & Taxi Station Rank & Taxi Central RankBus Station & Taxi Rank

Namibia University of University largeFour schools of largeclose by closeFour Central close Train by Station Namibia University of NamibiaFour schools by large schools Central Train Station Central Train Station Sience andSience Technology and TechnologySience and Technology

Location

109

110

SPATIAL PROGRAMME

The following diagrams represent the functional spaces and their connections to each other. This includes a site programme and a housing unit programme.

111

Site Programme Possible public spaces and commercial centers

Entrance /outside seating

Toilets (public)

Security Bicycle storage

Info

Refuse room (recycle)

Workshop 1 Community management ofďŹ ce

(Vocational training)

Shops Tugshop/Tourist shop

Workshop 2

Outside stalls

Family planning & Job agency

Library

Community Meeting room

(Vocational training)

Public canteen

Visitor cafe

Kitchen/ Scullery/Pantry

Children Daycare centre

Outside meeting space & amphitheatre

Outside gym

Play ground

The site should not only consist of housing units, but social spaces and helpful institutions as well. Every site will be different of course and therefore the needs too. These additions to the site depicted above are a set of proposed amenities, of what is needed in that area. Accommodating all of them on the proposed site will not be necessary, as there is an open neighbouring site that could possibly share all these amenities.

112

Spatial Programme

Housing unit programme Diagramme

Cluster Constellation

composition of shared and private spaces

Shared Basics - the social and service spaces will be available on every site. These render the basic needs for housing. Services Social space

Shared space

Kitchen

Bath room

Storage/ Scullery/ Laundry

Shared services

Dining/ Living

Private Basics - are privately funded and owned, ďŹ&#x201A;exible and not bound a general set of numbers.

private space

Bedroom Stoep/ Balcony

Bedroom

Bedroom Stoep/ Balcony

Bathroom

Bedroom Stoep/ Balcony

Setup (example) - shows a possible combination of one plot on site. There will be many different ones of these setup's.

Bedroom mix

Bedroom Stoep/ Balcony

Shared services

Dining/ Living

Bedroom Stoep/ Balcony

Bedroom

Stoep/ Balcony

Stoep/ Balcony Stoep/ Balcony

Bedroom Bathroom

Spatial Programme

113

114

CASE STUDIES

The case studies were selected according to a few interesting design elements that I explored and were ultimately influential in the decision making of my housing model.

115

Incremental housing, Peru

(not built)

Significant points:

Architects: Rafael Arana Parodi Carlos Suasnabar MartĂnez Amed Aguilar Chunga Santiago Nieto Valladares Location: Bethlehem District, City of Iquitos. Area: 37,000 m2 Year: 2017 Units: 120 Contest: "V NATIONAL SOCIAL HOUSING COMPETITION - BUILD TO GROW 2017" Prize: - 1st Place Professional Category - Honorable Mention - Best Ecosustainable Proposal Promoter: - Ministry of Housing of Peru - My Housing Fund - U.S. Department of Agriculture - APA - The Engineered Wood Association

116

GSEducationalVersion

Case Studies

- has a quantitative but also qualitative approach - modular units with a core - the core/nucleus is equipped with all services and is a shared space - expandable according to the peoples needs but also economic means - progressive and easily constructed - large in-between recreational areas & common spaces - extensions can be done according to the owners wants, with their own materials, yet a consolidating urban image is created through a given roof structure - the roof structure is the only boundary to extensions - regional construction methods (like stilts) are used to overcome environmental challenges (such as heavy rains and heat)

the core in red with the rooms attached, in orange 1.

Site Plan

3D Elevation from street

the common roof structure Source: Drawings 1-5: Archdaily https://www.archdaily.com/889897/ architects-propose-120-incremental-social-houses-for-iquitos-peru

Case Studies

117

Belapur Housing, India

Architect:

Significant points:

Charles Correa

- low-rise, high density scheme - seven units grouped together as a community around courtyard - 21 housing unity around community spaces - 1-2 storey buildings - designated service spaces (clustered) - outside WC & bathrooms - living is designated to outside terraces - installation of communal courtyards - village-like layout and growth - modular units made for incremental growth - it is a re-interpretation of traditional Indian urban spatial syntax - spatial hierarchies are elementalpublic vs. private - community land is provided for entrepreneurship in businesses etc.

Location: Nerul, New Bombay Area: 5,4 ha Year: 1986 Units: 100 (for approx. 500 people) For lower to upper income groups Plot sizes: 45-75mÂ˛ CIDCO

118

Case Studies

Figure 1 1. Belapur housing development: 1.7 housing units around a courtyard 8m x 8m; 2. bigger module of 21 houses, surrounding a community space of 12m x 12m; 3. Sitting plan (Correa, 1989).

Figure 1 1. Belapur housing developFigure 1

ment: 1.7 housing units

around developa courtyard 8m x 8m; 1. Belapur housing 2. bigger module of 21 houses, ment: 1.7 housing units surrounding community around a courtyard 8m xa8m; spaceof of21 12m x 12m; 3. Sitting 2. bigger module houses, (Correa, 1989). surroundingplan a community space of 12m x 12m; 3. Sitting

plan (Correa, 1989).

one community cluster

one community cluster in 3D sketch

of Bombay’s low-income profile with a variation more privacy and a sense of neighborhood at the from 45m2 to 70m2 on house typology. The prosmaller scale. Three of these clusters combine to ject demonstrates high densities – 500 inhabitants form and a bigger module of 21 houses,atsurrounding a of Bombay’s low-income profile with a variation more privacy a sense of neighborhood the pertohectare, including external areas, schools,smaller etc scale. community of 12m x 12mcombine (Figure 1-2). from 45m2 70m2 on house typology. The proThree space of these clusters to (Correa, 1999). The site is located on six hectares of The houses were designed as an evolutionary ject demonstrates high densities – 500 inhabitants form a bigger module of 21 houses, surrounding a landincluding 1 km away from the city schools, center ofetc New Bommodule, packed per hectare, external areas, community space where of 12m“units x 12mare (Figure 1-2).close enough to bay and to cover of almost theThe houses providewere the advantages of high density, yet separate (Correa, 1999). Thethe sitedevelopment is located onhad six hectares designed as an evolutionary entire range of low-income groups – from the lowenough to allow for individual land 1 km away from the city center of New Bommodule, where “units are packed close identity enoughand to growth” est to the upper-middle categories (Correa, – this strategy of allows “a single lean-to bay and the development had to cover almost the 1989). provide the advantages high growth density,from yet separate Thisof plan presents agroups hierarchy of community roof to urban town-houses” (Correa, 1989; 1999) beentire range low-income – from the low- spaces enough to allow for individual identity and growth” asupper-middle a fractal structure; it consists organizing 7 strategy cause allows each dwelling is freestanding and does not est to the categories (Correa,of1989). – this growth from “a single lean-to aroundof an intimate spaces courtyard roof withto urban sharetown-houses” any wall or land with1989; its neighbors, This planhousing presentsunits a hierarchy community (Correa, 1999) be- allowing approximately x 8m (Figure 1-1). This7composia family to extend its home according their needs as a fractal structure; it8mconsists of organizing cause each dwelling is freestanding and doestonot repeatedanatintimate a higher courtyard scale as shown means of self-construction. Such policy towards housing tion unitsis around with in Figure share anybywall or land with its neighbors, allowing 1-3 creating a similar which can aitself house extension that of needs the Elemental approximately 8m x 8m (Figurecomposition 1-1). This composifamily to extend its homeresembles according to their be repeated at an even scale, hence creating developed bySuch Alejandro tion is repeated at a higher scale higher as shown in Figure by meansconcept of self-construction. policyAravena towards (Aravena the fractal structure. The first configuration and Iacobelli 2010). that The plan clearly expresses Cor1-3 creating a similar composition which can itself provides house extension resembles of the Elemental

many community cluster in a block

be repeated at an even higher scale, hence creating the fractal structure. The first configuration provides

concept developed by Alejandro Aravena (Aravena and Iacobelli 2010). The plan clearly expresses Cor-

Languages of Design - Volume 2 - Computation and Performance - eCAADe 31 | 707 5.

photograph of the early days

Languages of Design - Volume 2 - Computation and Performance - eCAADe 31 | 707

Source: Drawings 1-4: CuminCad https://cumincad.architexturez.net/ system/ﬁles/pdf/ecaade2013_139.content.pdf

many blocks within area/neighbourhood of Bombay’s low-income profile with a variation from 45m2 to 70m2 on house typology. The project demonstrates high densities – 500 inhabitants per hectare, including external areas, schools, etc (Correa, 1999). The site is located on six hectares of land 1 km away from the city center of New Bombay and the development had to cover almost the entire range of low-income groups – from the lowest to the upper-middle categories (Correa, 1989). This plan presents a hierarchy of community spaces as a fractal structure; it consists of organizing 7 housing units around an intimate courtyard with approximately 8m x 8m (Figure 1-1). This composition is repeated at a higher scale as shown in Figure 1-3 creating a similar composition which can itself be repeated at an even higher scale, hence creating the fractal structure. The first configuration provides

more privacy and a sense of neighborhood at the smaller scale. Three of these clusters combine to form a bigger module of 21 houses, surrounding a community space of 12m x 12m (Figure 1-2). The houses were designed as an evolutionary module, where “units are packed close enough to provide the advantages of high density, yet separate enough to allow for individual identity and growth” – this strategy allows growth from “a single lean-to roof to urban town-houses” (Correa, 1989; 1999) because each dwelling is freestanding and does not share any wall or land with its neighbors, allowing a family to extend its home according to their needs by means of self-construction. Such policy towards house extension resembles that of the Elemental concept developed by Alejandro Aravena (Aravena and Iacobelli 2010). The plan clearly expresses Cor-

Case Studies

Languages of Design - Volume 2 - Computation and Performance - eCAADe 31 | 707

Photograph 5: Prestige http://prestigeonline.com/sg/propertydecor/interviews/life-after-charles/gallery/the-belapur-housingproject-in-navi-mumbai-organises-homes-around-sharedcourtyards1/

119

Moriyama, Tokyo

Architect:

Significant points:

SANAA / Kazuyo Sejima, Ryue Nishizawa

- small community of little dwellings - small but ďŹ&#x201A;exible spaces and units - units are single standing - 2 to 3 storeys - formation of courtyards with connected individual gardens - outside bathrooms and WC's - shared spaces and garden - smaller scale on larger context - different volumes - well equated in neighbourhood

Location: Ohta-ku, Tokyo Japan Area: Year: 2005 Units: For lower to upper income groups Plot size: -

120

Case Studies

3D sketch diagram of units (in-between

Site Plan

spaces in orange)

Source: Drawings 2&3: Architecturetokyo https://architecturetokyo.wordpress.com/

Ground Floor Plan

Photograph

2017/06/28/2005-moriyama-house-ryue-nishizawa/

Drawings 1&4: Fashionsneakers http://fashionsneakers.club/moriyama-house/19751

Case Studies

121

122

THE UNITS

123

The contemplation of intention was creating singular unit types that could be flexibly clustered together in any possible way on sites. The units are divided into two different types: Shared units such as the living/dining, service and sanitation space, not only decrease building costs but help promote a certain togetherness when living in such communities. This form of living and interaction can be seen with most traditional Namibian housing layouts. Private units help promote a more modern way of living, promoting care of what is owned and leaves space for individualism and more flexibility.

124

The Units

The following is a summary of all the proposed units.

Modules Living/Dining

Shared

Private

Kitchen/Storage/Laundry

Sanitation (Bathroom & WC)

Bedroom Unit

cheapest units WC

Bathroom

Kitchen

S1 Storage/ Scullery/ Laundry

Bedroom

Kitchen

Attached unit

Bedroom

B3 K3

Bathroom WC

Storage/ Scullery/ Laundry

Storage

L2 Duplex unit

Scullery/ Laundry

Kitchen

Bathroom

S3 Bathroom WC

Ensuite unit

Bedroom Bathroom

The Units

125

Living/Dining

Kitchen/Storage/

SMALL SQUARE

LARGE RECTANGLE

x 10-14

x 14-20

10 x 5,5

5 x 5,

5.500

10.000

5.500

25,6m²

48,4m²

126

5,5

Living-Dining Units The living-dining units are shared spaces that will be utilised by the whole community. It is a large relaxation space with high volume spaces making it comfortable to stay in during the hot summers. It is flexible in structure, allowing for any type of composition with other units, and where openings will be placed accordingly. The L/D units will always be placed together with Service units, in order to decrase walking space from the cooking to eating. There are two types of L/D units: L1 - is the smaller, square unit, catering for about 10 to 14 people L2 - is the large rectangular unit, catering for about 14 to 20 people Outside seating space (decks) will be added when the layout of the plot and all units have been articulated. This adds to inside-outside relationship and provides additional living and dining space. The units will be built by government incentives, being repaid by a monthly rate at a later stage by communities per plot.

The Units

127

Kitchen/Storage/Laundry SMALL SQUARE

SMALL RECTANGLE

LARGE RECTANGLE

x 10-16

x 10-14

2,5

4x4

x 5,

2,5

2.500

6,1m²

Kitchen

Storage/ Scullery/ Laundry

7,1m²

Storage

12,3m² 10,1m²

3m² Storage/ Scullery/ Laundry

13,3m²

braai

every kitchen comes with an inclusive outside cooking area

128

6,8m²

7.000

6,1m²

2.500

Kitchen

5.500

4.000 110 1.945

4.000

1.945

x 14-20

6,5m²

MEDIUM SEMI-OPEN

Service Units

Kitchen-Storage-Laundry

x 14-20

The service units are shared spaces that will be utilised by the whole community. They supply a kitchen, scullery, a storage- and laundry space. There are four different types: K1 - is a medium square designed service space divided into two equal spaces: kitchen & scullery/ laundry/storage K2 - is the smallest one, rectangular in shape divided into two rooms: all inclusive kitchen & storage K3 - is the largest interior service unit, also rectangular in shape divided equally into kitchen & scullery/laundry/storage space 3,5

Scullery/ Laundry

Kitchen

3.500

5.500

7,6m²

5,1m²

15,5m²

x 5,

K4 is a larger semi-open service unit, where it’s kitchen is covered completely but the scullery/ laundry area is semi-open All are kitted out with an attached outside cooking/ braaing area as per traditional ways. This saves space and encourages outside interaction, where the weather allows it. All units have solar geysers attached to the roof tops. (as per building regulations) The units will be built by government incentives, being repaid by a monthly rate at a later stage by communities per plot.

The Units

129

Sanitation (Bathroom & WC) MEDIUM

SMALL RECTANGLE

LARGE SEMI-OPEN

x 10-12

x 6-10

3x4

x 10-14

2,2

3,5

3.000 5.500

2.200

Bathroom

3,8m² Bathroom

Bathroom

2,2m² x4

3.500

Bathroom

4.000

2,7m² 3,6m² x2

8,8m²

130

6,5m²

15,5m²

1,7m² x2

x 5,

Sanitation units Bathroom & WC The sanitation units are shared spaces that will be utilised by the whole community and accommodate bathrooms and WCâ&#x20AC;&#x2122;s. There are three different types: S1 - is a medium sized block accommodating two WCâ&#x20AC;&#x2122;s with an outside basin, and two small bathrooms containing a shower and a hand-wash-basin S2 - is the smallest sanitation block offering a WC cabin with basin and a bathroom containing a shower, bath and basin S3 - is the largest sanitation block offering two WCâ&#x20AC;&#x2122;s with outside basin and two bathrooms, one with bath and one with shower, all having basins Baths are important as they are the easiest to use by young children and elder residents. They also save water. All units have solar geysers attached to the roof tops. (as per building regulations) The units will be built by government incentives, being repaid by a monthly rate at a later stage by communities per plot.

The Units

131

Bedroom Units CHEAPEST UNIT

CHEAPEST UNIT

3,5

3,5x

3x4

3.000

4.000

3.500

9,4m²

9,1m²

double volume possibility

Bedroom

9,1m²

132

GSEducationalVersion

4,5m²

Bedroom Units The bedroom units are private spaces and privately owned. These are the two most basic bedroom units and also the smallest. They are about the same size, just different shapes in order to cater for different site settings. Both have a double volume possibility as they will have high ceiling heights. The bedroom units will be financed privately and built by assigned contractors. The basic primary structure will be built and wall infills will be left up to the owner. All bedroom units will be provided with a little porch space and perhaps a little private garden too depending on the site, plot and community.

The Units

133

ATTACHED UNIT

DUPLEX UNIT

ENSUITE UNIT

2,2

3x4

x2,3

4x4

3x4

3,5x

4.000

9,1m²

22,2m²

5.000

3,2m²

12,3m²

21,9m²

double storey

little kitchen 9,6m²

bathroom

134

3.470

220

9,1m²

various possibilities

closet/storage

3.500

220 1.200 110

4m²

4.000 110 220 900 2.550

3.000

2.200

2.300

1.800

4.000

3.000

10m²

Bathroom

13,7m²

3,7m²

Bedroom Units The bedroom units are private spaces and privately owned. The last three bedroom units are assembled with attachments: B3 - is the attached unit consisting of two B2 with a middle room attached in-between catering for various private possibilities: bathroom, kitchenette, storage space B4 - the duplex is the double storey unit. It consists of a ground floor bedroom and an upstairs bedroom being reached by private staircase B5 - is the bedroom unit with a private bathroom that includes a WC, basin and a shower. It also has a double volume possibility. The bedroom units will be financed privately and built by assigned contractors. The basic primary structure will be built and wall infills will be left up to the owner. All bedroom units will be provided with a little porch space and perhaps a little private garden too depending on the site, plot and community.

The Units

135

K4 136

The Units

137

THE PILOT PROJECT UBUNTU

139

Ubuntu - A sense of community It is a word used to describe the being of humans. It revolves around the influential forces on ones person and it’s effects in philosophical terms. Ubuntu merely describes that when we talk about a singular person there are always others, always a community, that made the person who they are. It is the sense of community that represents the building blocks of society. “Ubuntu as political philosophy has aspects of socialism, propagating the redistribution of wealth” and also implies that “everyone has different skills and strengths; people are not isolated and through mutual support they can help each other to complete themselves.” - Audrey Tang It is the “belief in a universal bond of sharing that connects all humanity” and therefore there is no better name for the pilot project then the very expression of community itself.

“I am, because we are.” UBUNTU

140

Ubuntu

141

142

MAPPING

Comprehensive mapping of the pilot site establishes good insight into the area, neighbourhood and direct surrounding of the site.

143

ationalVersion

Location of thedevelopment housing development in Windhoek Location of the housing in Windhoek This diagram shows the map of Windhoek and the grey shaded circle the location of the site.

This diagram shows the map of Windhoek and the grey shaded circle the location of the site.

144

GSEducationalVersion

Mapping

Location of the housing development in area The land indicated in red represents identiďŹ ed potential sites for affordable housing developments in future.

Mapping

145

Neighbourhood of the housing development This diagram shows the map Windhoek West and its surrounding.

Windhoek West Inhabitants: 42 201 (2010) Central Windhoek

146

Mapping

500m

The Site This diagram zooms into the chosen site for the housing development.

Mapping

147

tionalVersion

5513 mÂ˛

500m

Site Size This diagram shows the sizes of the site and its extends.

148

Mapping

3 1

5 6 15

9 9 14 8

10 11

500m

Points of Interest 7. Windhoek Central Bus Station & Taxi rank 8. Wernhil Shopping Centre 9. Namibia University of Science and Technology 10. Hotel School (NUST) 11. Oude Rust Retirement Home 12. Urban Primary School 13. Jan Mรถhr Secondary School 14. Service & Petrol Station 15. Bakery & Supermarket 16. Windhoek Central SDA church

The following map shows the most important points in the area. 1. Windhoek Central Hospital 2. Van Rhyn Primary School 3. Khomas High School 4. Windhoek Central Station 5. Petrol Station 6. Curch

Mapping

149

ationalVersion

500m

Figure Ground This diagram displays the built mass within the area. It shows that the density is not very high and that there are lots of open spaces around and in-between plots.

150

Mapping

POWER STN

500m

Softscape This diagram displays the open and vacant spaces around the site.

Mapping

151

ren Flo h Nig ce tin ga le et

e Str

ationalVersion

Paste

Hosea Kutako Drive

ur Str eet

Dave

y Str eet

ert

ein

Joh

e Stre

Str e

Main train track s

500m

Circulation The black space indicates the train line running through Windhoek from the Main Station. The major streets are indicated in a lighter black tone whereas slightly larger roads with lots of trafďŹ c are indicated with a darker grey.

152

Mapping

500m

Topography The site sits on a natural trench that slopes the rain (storm) water down from the surrounding hills to the West. Its height differences lie within 8m.

Mapping

153

ationalVersion

500m

Water reticulation On the site the slopes drain the rain (storm) water down from the surrounding hills to the West into the Gammams river. This only occurs two to four months a year during summer rains.

154

Mapping

500m

Views There are no particular views from the site even though it slopes down towards the west and the middle of the site.

Mapping

155

71째

39째

Climate The summer solstice lies at an angle of 71째, whereas the angle in winter lies at 39째. The prevailing wind comes from the East.

156

Mapping

500m

Residential The dark hatches indicate the residential buildings. The whole neighbourhood is still mainly residential yet there have been steady changes to commercial/businesses buildings.

Mapping

157

tionalVersion

500m

Institutional The map shows all institutional buildings in the area, which range from schools to the NUST, learning centres, an old age home and the central hospital.

158

Mapping

500m

Commercial/Business Indicated are all businesses in dark hatches. There is a steady overall increase in the area of conversion of residential to business/commercial plots. (A lot catering as B&B's and Backpackers for tourists)

Mapping

159

sion

Google Earth Photo

160

Mapping

Summary The mapping as stated before establishes a good set of information about the site and surroundings. The area is serves well for further projects like UBUNTU, as there are many more open sites to be built upon. The mapping shows a great deal of different but vital information, such as the points of interest, the natural setting and the zoning within close range. These factors all determine design choices for the site. This serves as an example of mapping and analysis, for future sites provided for this housing model.

Mapping

161

162 GSEducationalVersion

The Pilot Site

Photographs of the site The photographs show that the site is located within a natural valley which drains stormwater down west into the Gammams river during summer rains. It is therefore a difficult site to build upon, yet very green and pleasant all year long.

The Pilot Site

163

164 GSEducationalVersion

GSEducationalVersion

The Pilot Site

Photographs of the surrounding of the site (walk around)

The Pilot Site

165

166

UBUNTU MASTERPLAN The overall masterplan of UBUNTU is shown on the following pages, describing the step-by-step decisions of design.

167

Original site

Banting Stre

nlein

Schรถ t Stree

168 GSEducationalVersion

eet

orm

t al s tur

ch ter

ann

reet

e St

Curi

50m Masterplan

169

Infrastructure works

Plot division on site & channeling

large family & friends

large family

Residential on-street parking

onitors ic/vis publ t parking stree

co top Bus S com

ess

ssing

n cro

stria

usin

ial/b

merc

pede

LEGEND Site Upper level Lower level Greenery/open space formed community for plot

170 GSEducationalVersion

enti

d Resi

tre on-s

arki

et p

nd ily a fam ds frien

medium family

group of elderly people

students

ater min g of rainw

pede

1m deep

channelin ontrolled

strian

crossin

ng you nals essio

prof

rly & elde y il fam

e fam

larg

ily

50m Masterplan

171

Unit distribution & clustering

20-22 people

18-20 people

404m²

355m²

12-

B1 S2

S3 S3 K3

K4 L2

m²

829

B1 K3 B1 B4

LEGEND

Site

L2 K4

Upper level

Lower level Green area (open)

B3 B4 B2

Water channel 406

Units

2 Living & dining Service/kitchen/laundry Sanitary/bathroom/WC Bedroom - private Private garden Commercial/Business

172 GSEducationalVersion

m²

pe 0-22

ople

-14 people

14 people

12-14 people

294m²

321m²

325m²

S2 B5

K1 K4

L1 K1

B2 S2

B1 S2

B2 B4

266

m²

2 pe

10-1

ople

m²

350 B5

eop

16 p

m²

380

0 pe

18-2

ople

The site is divided into 9 plots each acoomodating between 10 to 20 people. This sums up to about 150 people being accommodated on site.

50m Masterplan

173

Ground fl oor plan of site

Banting Stre

ITY MUN COM GEM. A MAN E IC F F O

COMMUNITY MEETING ROOM

B1 S2

AGE STOR

Schรถ

S3 B4

ITH

nlein

EAT

S3 K3

t Stree

B4 B5

STOR AGE CAFE

BUS

SHO

STOP

UND

GRO PLAY

SHO

LE BICYC E AG STOR

DOO GYM

OUT & RITY SECU MA R INFO TION

ARY

WC's OP/ KSH WOR NG TI MEE M O O R

DELIV

ERY

GSEducationalVersion

HOP

TUGS OP

KSH 1.

L2 K4

RT COU YARD

WOR

174

AGE STOR

LIBR

KSH 2.

WOR

eet

B3 B1

B5 S1

B4 S3

K1 K4

nel

er chan

rainwat

B1 B1

B2 B4

B2 B3 B4

reet

e St

Curi

50m Masterplan

175

Site Plan - Masterplan

Banting Stre

nlein

Schรถ t Stree BUS STOP

UND

GRO PLAY

DOO GYM

OUT

ERY

DELIV

176 GSEducationalVersion

eet

nel

er chan

rainwat

reet

e St

Curi

50m Masterplan

177

178

DETAILED DRAWINGS

179

The following drawings enable a view of a more detailed community living space on one plot of the site. This helps to understand the strcutural and social spaces designed for communities. To be seen are the connections between communal and private spaces within the cluster on that specific plot. Semi-private spaces are also indicated. Public spaces, such as the Cafe and playground can also be seen more detailed in combination with the private residential space. Structural intentions are indicated as well.

Banting Street

Stre nlein Schรถ et l er channe rainwat

STOP BUS

OUND A GR PLAY

OOR OUTD GYM

ERY DELIV

e Curi

Stre

Indicated above is the chosen community plot to show a detailed layout of such.

180

Detailed Drawings

The diagram represents the setup of family/single units on the plot acoording to the size and needs. It also shows the centrally located shared spaces.

GSEducationalVersion

Detailed Drawings

181

GROUND FLOOR PLAN Banting Street

20 120

private garden

COMMUNITY MEETING ROOM

private garden

B2 porch

porch

courtyard

15 110

AGE STOR

S2 rock garden

ramp

B2 K3 porch

porch

braai

5 87

outside seating

porch private garden

19 620

AGE STOR

P SHO

182

CAFE

Detailed Drawings

19 190

rock garden

FIRST FLOOR PLAN

Detailed Drawings

183

CROSS SECTION

150l Solar powered geyser as per Building regulations, ﬁxed to roof structure at a north/west orientation

D-03 gate towards neighbour

Double volume sleeping deck

DETAIL 1

DETAIL 2 25mm thick thatch (locally sourced) 120mm⌀ curved gumpole ﬁxed into SS collar bracket via SS bolts 40-50mm⌀ timber purlin lattes (poles) angled timber wedge 160x90x12mm curved GMS I-beam SS bracket welded to I-beam SS collar clamp welded to bracket 75x110x220mm Nambricks clay 15mm polycarbonate sheeting with top & bottom SS railing, screwed to brickwork

184

Detailed Drawings

D-01

D-02

Dark grey aluminium doors & windows Reinforced concrete strip foundation and 120mm concrete slab as later speciﬁed water channel

DETAIL 3 40-50mm⌀ timber lattes (poles) @ 80mm spacing (other cover materials also possible like corrugated sheeting, shade netting etc.) 40x30x800mm hard wood plank screwed to concrete lintel 80x40x800mm precast concrete lintels immured into 220mm clay brick wall

Stainless Steel gutter plate underneath ﬂashing light grey colour coated Kliplock 700 roof sheeting @ 3 degrees angle screwed to purlins

water resistant ﬂashing

38x38 timber purlins @ 400mm nailed to timber beam

75x110x220mm Nambricks clay

50mm⌀ rainwater outlet pipe

40mm thick insulation wool

110x220mm heavy-duty precast concrete lintel

0,5mm insulation sheeting 50x150mm pine beam bolted to brickwork via SS brackets

Exterior wall fill example: exterior- corrugated sheeting screwed/nailed to gumpole columns fixed between concrete floor slab and concrete lintel via steel brackets interior- savaged timber planks nailed to gumpoles

12,5 x1200 Rhino board ceiling panels screwed directly to bottom of timber beam via SS screws, painted light grey, with SS angles on corners of brickwork

Detailed Drawings

185

186

OVERALL DESIGN GUIDELINES

The following diagrams explain the guidelines which the proposed housing model will adhere to. It discusses spatial organisations, structure, site specific and materialistic guidelines.

187

Spatial Organisation The following guidelines dictate the spatial qualities of the composition of units. They imply the approach to a better general living space with these spatial interventions.

Basic diagram

Description

1. Flexible living and set up of communities with modular components, withstanding a monotone creation of buildings.

MODULARITY

The layout of a community consists of shared and private spaces. The private will be the bedroom units and the shared are communal areas such as living, dining, service and sanitation spaces.

PRIVATE & SHARED SPACES

188

Design Guidelines

Pilot site

3. Shared spaces such as living/dining, kitchen, sanitary are placed fairly central of the built-up space so there will be equal access for everyone.

SPACE ARRANGEMENT

In-between spaces are of vital importance. It's the space of interaction and communication. The inside/outside spaces are free standing yet linked according to the layout of a traditional homestead.

INSIDE/OUTSIDE PLAY

Design Guidelines

189

Outside or rather in-between spaces such as the formation of larger courtyards will be mostly communal/shared spaces. (red) The smaller (in-between units) spaces could be private. (orange)

IN-BETWEEN SPACES

COMMUNITY SIZE UBUNTU

190

The size of the community is set out for 10 to 20 people per cluster. (these include kids) This has been proven as a manageable size, maintaining good overview and supporting togetherness where prevention and intervention take place. It encounters shared visions, common values and comfortable group discussions in a good planning and ordered environment. Ubuntu: "I am because we are"

Design Guidelines

total: 18-20 persons

street

BOUNDARIES

8. m² m²

Boundaries are necessary for safety and security of communities. Most building units will already form a natural boundary towards the outside (more so towards the road) by them being placed on the outskirts of the plot. Simultaneously an open space is formed towards the middle. Openings towards the street will be enclosed with an 'invisible' fence, greenery and gates. Larger openings towards larger site could be fenced of with lower structures such as short walls, invisible fence or even timber poles. All boundary walls have to adhere to a maximum height of 1700m.

The area and volume sizes of units are determined by the research typologies of housing units in Windhoek. Minimal spacing dimensions are applied for affordability and practical reasons.

22,3m² 9,1m²

22m²

6,1m² 9,1m²

12,7m² 13,5 m² 48,4m² 14m²

22,3m²

UNIT SIZES

Design Guidelines

191

1-2 storey units are informing the new development and the existing built environment in that neighbourhood as well. 3rd ďŹ&#x201A;oors could be an addition at a later stage.

VOLUMES & VOLUMES & HEIGHTS HEIGHTS

The pilot site & surrounding building

192

Design Guidelines

The pilot site & surrounding buildings

Design Guidelines

193

10.

Smaller communities are formed on private plots that in turn form a big community on a larger site, sharing common spaces (such as playgrounds, outdoor-gym, amphitheatre etc) as well.

COMMUNITY WITHIN COMMUNITY

11.

Positioning of units and layout of clusters, forming communities, will be done site speciďŹ c. Every site and every community constellation will be a different scenario and therefore there will be no community cluster that will look alike. Please refer to SITE INTENTIONS

POSITIONING & LAYOUT

194

Design Guidelines

12.

INCOME GENERATOR

13.

The income generator for the residents will be provided in the form of shops, stalls, cafe, tertiary education (vocational training) to subsidise the housing. These are distributed in a logical layout according to the site and area. There are two similar implementations to this: It will be more suitable on some sites to dedicate a speciďŹ c spatial location for these income generators and on some, where shophouses could be implemented. (shops right next to/underneath the living unit) The pilot project implements the ďŹ rst option.

Different zoning rules will apply for the sites in terms of mixed-use regulations and building lines.

ZONING

Previously only granted as either a residential or business plot, I would apply a new zoning law in the town planning division that caters specially for these cases of low-income housing types. This, makes it easier for people to afford their new housing by earning through small businesses close to their homes. As to building lines: it should be a realistic value and amendable when needed. SEE BUILDING LINES

Design Guidelines

195

Structural Guidelines The following guidelines implies the overall structural layouts of the units. They guide towards a common structural design which enhances the general compositional layouts and straightforward design, as well as stabilises affordability.

Basic diagram

Description

The module unit composition comprises of a primary, secondary, tertiary and quaternary structure.

Primary Core structure - load bearing (steel/concrete framing/brick) Secondary Bracing structure - ďŹ xing (precast concrete lintels/Gumpoles/Steelbeams or columns) Tertiary Filling structure - cladding/enclosing (reused materials/bricks/corrugated sheets/timber boards etc.)

STRUCTURAL COMPOSITION

Quaternary Additions - touch-ups & extensions (surrounding building)

Due to topographical differences, infrastructure might be very expensive when levelling the entire plot. Therefore elevating the building on plinths/columns will be a more viable option for costs at certain places.

ELEVATION (WHERE NEEDED)

196

Design Guidelines

Regional aesthetic and structural design will be applied to units. This will be determined by layouts, materials and construction. Materials are for eg. picked for their sustainable qualities. (Please see MATERIALITY)

REGIONAL DESIGN

An easy modular composition is made possible due to structural rationality of sizes and volumes of units. Shared walls will be an option of cost reduction.

MODULAR COMPOSITION

Design Guidelines

197

Structural ďŹ&#x201A;exibility of the private units is provided when the secondary and tertiary structure can be ďŹ lled in by the new owners. Material can be reused from pervious structures, which reduces costs of unit.

OWN ADDITIONS

The units are composed in a way to upkeep a good insulation for cooling during summer and warming during winter. Sunlight and ventilation will be plentiful within the units, with the help of strategically positioned openings.

SUNLIGHT & COOLING

198

Design Guidelines

All sanitation and service units with water connection will have a solar geysers on the roof top as per building regulations. Small solar panels are used to feed communities shared outside lights.

ENERGY EFFICIENCY

Design Guidelines

199

Site Speciﬁ c Guidelines These guidelines are set up specifically for the chosen site. This will be done for every future site, that will be built upon with the proposed housing units. They help guide a common ground on how and where certain rules should work. This enables fairness, decreases building costs and gives a logical approach towards the site and surrounding. Every future site will be different, as it will be locally sensitive towards the neighbouring built environment.

Pilot site diagram 1.

Description

The site is situated on a valley-setting that proves to be difﬁcult and costly to add infrastructure to (cut & ﬁll and channeling). Therefore the most logical handling would be to place the building structures on the periphery of the site and the valley to be kept open as green space.

OPEN VALLEY

BUILDING AREA & PLATFORMS

200

Two levelled building platforms are provided with a 1m difference according to site. This could be done with bulk earth works, which would be cheaper to do all at once. These would be government funded and later paid back in rates by the communities.

Design Guidelines

Channeling the valley of storm water helps direct big quantities of rainwater in summer in a safe way towards the river.

CHANNELING VALLEY

The orientation of buildings are set out away from the streets and towards the valley in the middle of the site. This enhances the notion of larger community with the smaller homesteads.

BUILDING ORIENTATION

Design Guidelines

201

5. The axis marks the movement and ďŹ&#x201A;ow through the larger community which is both for residence and visitors. A timely entry will be put in place for e.g. 7am-8pm in which gates are open for public and visitors.

THE AXIS

Designated areas are applied to the site dictating certain spaces for housing only and other spaces for commercial, educational or communal only. grey: housing orange: commercial, educational, communal green: valley & channel

DESIGNATED AREAS

202

Design Guidelines

As designated areas convey different spaces for different people, the spaces are also divided into public and private areas on site. red: public grey: private

PUBLIC & PRIVATE

ON-STREET PARKING

On-site parking is at this stage not a viable option and also not necessary. Cars are usually owned by maximum one person per family of 6. The central location encourages other means of transport as well which are more efďŹ cient. The neighbourhood also allows for safe and spacious on-street parking. At least two parking lots will be provided per community cluster.

Design Guidelines

203

The large site will be divided into smaller plots owned by communities. The division of plots will be according to community sizes of 12 to 20 people and the ultimate utilisation of space that can be built up on. A fair division of equal sizes will ensure every community gets the same.

DIVISION OF PLOTS

10.

1m building lines will be set up between neighbouring plots. These however can be overwritten with the consent of the neighbours and according to general ďŹ re regulating rules.

BUILDING LINES

204

Design Guidelines

11.

Entry points on site will be mainly from the street and directly opposite towards the valley/green space.

OPENINGS/ ENTRY POINTS

Design Guidelines

205

Materiality The building materials are sensitively chosen to promote a regional approach but also enhance living comfort . The materials are linked to sustainability in terms of locally sourced, easy constructible, re-usable and environmentally friendly. They also provide a comfortable atmosphere to live in, by being thoughtfully selected to fit the climate. Most materials are also traditionally used.

CLAYBRICKS

GUMPOLES

CORRUGATED SHEETING 3.

TIMBER LATTES/POLES 8.

RE-USED CLADDING 4.

THATCH

CONCRETE

POLYCARBONATE SHEETING 10.

MICA STONE

206

Design Guidelines

STEEL I-BEAMS

10 4 3

2 6 1 1

Design Guidelines

207

CLAYBRICKS

Nambricks made of clay, are used for the construction of shared and private units. The clay bricks are locally sourced from the town of Uis and their insulating properties are better than those of usually used cement bricks. The walls of the shared units will be completely bricked up. The private units however are only equipped with brick columns. It's up to the resident to decide if they want the walls to be ﬁlled out by brick as well or ﬁll them out with their own materials.

Corrugated sheeting will be used as the rooﬁng material of nearly all units. It will be hidden however by gabion walls. Sheeting may also be used for walling material on private units (also re-used sheeting) as long as it is painted for extra protection and in a colour granted by the community.

CORRUGATED SHEETING 3.

Like the corrugated sheeting that can be used for walling material, so will be any other sort of salvaged cladding materials such as wooden planks, plywood, timber palettes shutter board etc. as long as it is supported by a stable secondary structure such as gumpoles, steel columns/bars etc. and coated in a protective layer and painted in a colour granted by the community.

RE-USED CLADDING 4.

CONCRETE

Concrete foundations and ﬂoor slabs are used for ALL units (private and shared). Concrete columns are only provided for the living/dining units to support the large thatch roof installation. Precast concrete lintels are used for door & window openings, as well as the primary support structure of overhangs for shade of ALL units Precast concrete ring beams are used for framing of private units.

Extensive outcrops of Mica shist can be found all over Windhoek's ground, especially when excavating. It is a ﬂaky, brittle rock with metallic aesthetic properties. This will be used as a ﬁll in galvanised wire baskets that create retaining and gabion walls where needed.

MICA STONE

208

Design Guidelines

Gumpoles are used as secondary structure to support wall inﬁlls. It is a cheap and easily manageable wooden beam/column.

GUMPOLES

Timber lattes are used for overhangs that provide shading as well as visual privacy screens between units. They are easy attainable and to work with, cheap and aesthetically pleasing.

TIMBER LATTES/POLES 8.

They are possibly used as inﬁll of walls of private units as well.

Thatch is to be used in larger spaces such as Living/dining room, withstanding the heat in a very well insulating manner. Thatch is locally sourced and has been used on regional buildings for centuries.

THATCH

Translucent polycarbonate sheeting will be used at certain points to lighten up the building and save costs on glass. The sheeting will be implemented where there is no direct sunlight. (for example under the given overhangs)

POLYCARBONATE SHEETING 10.

Cold rolled steel I-beams have a very good structural integrity and help support the roofing structures. It is also easy to assemble on site. In this case the I-beams are already curved to fit the roofing structure where needed.

STEEL I-BEAMS

Design Guidelines

209

210

RENDERINGS OF UBUNTU

211

212

213

218

219

CONCLUSION

222

The Ubuntu development presents a possible implementation of these housing units. It models a comfortable, dignified living space, centrally located in Windhoek. It incourages further development projects like this, to be implemented within close proximity of the Ubuntu project. They would be unique to every site in terms of funtion and layout.

Location of the housing development(s) The land indicated in red represents identiďŹ ed potential sites for affordable

Possible development sites in central Windhoek

housing developments in future.

GSEducationalVersion

223

Bibliography Readings: Awi/UNON, Gideon Mureithi/Paul. Affordable Land and Housing in Africa. United Nations Human Settlements Programme, UN Habitat, Nairobi: UN Habitat, 2011. Carissa (tutor at Chegg), „Lesson on Social Mobility“, Chegg Study, Social Mobility 49, Length 3:41, http://www.chegg.com/homework-help/definitions/social-mobility-49 Centre for Affordable Housing Finance in Africa, 2017 Yearbook Housing Finance, CAHF, October 2017, Namibia Ebson Uanguta, 13th Annual Symposium 2011, Bank of Namibia, Research Department, Windhoek, 2011 Erb Debra, The challenge of building affordable housing in developing countries..., The OPIC housing blog, 2015, https://www.opic.gov/blog/opic-in-action/the-challenge-of-building-affordable-housing-in-developing-countries-and-how-dfis-can-help Gilbert, Neil. “Prosperity, Not Upward Mobility, Is What Matters.” The Atlantic (The Atlantic), January 2017: 1 Government, HM. Opening Doors, Breaking Barriers: A Strategy for Social Mobility. Cabinet Office London, London: HM Government, 2011 Holze Winfried, Master Thesis Information, 23 January 2018, Email Indongo, Nelago The Effect of Urbanisation on Housing Conditions in Namibia, University of Namibia, IJHSSE, Vol.2 Issue 7, July 2015 Lumen Learning, Social Mobility, Boundless Sociology, Courseware https://courses.lumenlearning. com/boundless-sociology/chapter/social-mobility/ Mendelsohn John, An Atlas of Namibia’s population: monitoring and understanding its characteristics, Central Bureau of Statistics, RAISON, Windhoek, 2010 Ministry of Regional and Local Government, Housing and Rural Development, Namibia National Housing Policy, Windhoek, 2009 Misra, Tanvi. “Apartheid’s Urban Legacy, in Striking Aerial Photographs.” CityLab, June 21 2016, https://www.citylab.com/equity/2016/06/apartheids-urban-legacy-in-striking-aerial-photographs-south-africa-cities-architecture-racism/487808/

224

Mumtaz Babar, How to make housing affordable for the urban poor, SciDevNet, 2015, https://www. scidev.net/global/cities/opinion/housing-affordable-urban-poor.html Namibia Statistics Agency, Namibia Household Income & Expenditure Survey (NHIES) 2009/2010, Windhoek, 2012, www.nsa.org.na Nina Maritz, Namibia Archaeology of the Future, Rome, Editrice Ordine degli Architetti P.P.C 2016 Smith David M., The Apartheid City and Beyond, Urbanisation and Social Change in South Africa, Johannesburg, 2001 Sweeney-Bindels, Els. Housing Policy and Delivery in Namibia. Institute for Public Policy Research, Windhoek: Institute for Public Policy Research, 2011 Ubuntu: https://www.theguardian.com/theguardian/2006/sep/29/features11.g2 Windhoek, City of. Transformational Strategic Plan (2017-2022). Future Strategic Plan, City of Windhoek, Windhoek: Municipality of Windhoek, 2017 World Atlas (https://www.worldatlas.com/articles/tribes-and-ethnic-groups-of-namibia.html) Newspapers: Duddy, Jo-Mare, Average House-building costs up 4%, Namibian Sun, May 11 2018, https://www. namibiansun.com/news/average-house-building-costs-up-42018-05-10 Kapitako, Alvine, The rural push and urban pull factorâ&#x20AC;Ś.An urbanisation headache in independent Namibia, New Era, Namibia, March 20 2017, https://www.newera.com.na/2017/03/20/the-rural-push-and-urban-pull-factor-an-urbanisation-headache-in-independent-namibia/ Mare, Hilary, Housing backlogs staggers at over 300 000, Confidente, November 10 2016, http:// www.confidente.com.na/2016/11/housing-backlog-staggers-at-over-300-000/ Documentaries: Valentina, Valentinas Word Travel, Katutura Tour Township & Namibian Village Life, https://valentinas-

worldtravel.wordpress.com/2017/03/07/with-love-from-namibia-land-of-the-brave/

Benimana, Christian, TED Talks, The next generation of African architects and designers, January 19 2018, https://www.youtube.com/watch?v=itLUXZnLRn8

225

I Dessau International Architecture School Anhalt University Department 3 ÂŠ 2017/2018