Medium-Density Mixed Housing: sustainable design and construction of South African social housing

Abstract

Medium-Density Mixed Housing (MDMH), of which social housing (SH) is one component, is perceived to have the capacity to contribute to the transformation of fragmented South African cities more than the massive roll-out of government subsidised ‘one-house-per-plot typology’. It is also perceived that higher densities are more economically and environmentally sustainable. If these perceptions lead to large numbers of MDMH projects being built in the near future, the projects will have a significant impact environmentally, socially and economically. MDMH is defined as housing that has a minimum of 50 dwelling units per hectare (du/ha) and a maximum of 125 du/ha. These densities have different spatial and physical manifestations. MDMH is generally characterised by ground level entry, private external space for each dwelling unit, close proximity to secure parking – thus these developments are rarely over three to four levels high. Social housing (SH) is defined as medium- to high-density housing with different tenure options but excluding immediate ownership. SH is developed and managed by accredited institutions and receives government subsidy. It caters for the R1 500 to R7 500 monthly income bracket. While it is an important model for future housing, SH also has its dangers as it is a typology which may become stigmatised, thus the call for an approach to design that may offer opportunities for change and variety