Vivian !Nou-/Gawaseb
Namibia is currently grappling with a severe housing crisis, with a backlog of over 300 000 units and a shortage of affordable housing, particularly for low-income families. The housing backlog is inherently a bad thing for Namibia because it means that there is a significant shortage of affordable and adequate housing, particularly for low-income families. This can lead to a range of negative consequences for individuals and communities, including homelessness, substandard living conditions, overcrowding, and increased vulnerability to health risks and environmental hazards.
The lack of access to affordable housing can also exacerbate existing inequalities and perpetuate poverty, as low-income families may be forced to spend a disproportionate amount of their income on housing, leaving them with less money for other essential needs such as food, healthcare, and education. Additionally, inadequate housing can negatively impact mental and physical health, leading to increased stress, disease, and lower quality of life. This situation has been compounded by rapid urbanisation and a high rate of informal settlement growth, which has resulted in substandard housing proliferating without basic services such as clean water, sanitation, and electricity.
Alternative housing options
One proposed solution to the housing crisis in Namibia is flexible land tenure, a system of land ownership and use that allows for a range of tenure options from short-term leases to long-term ownership. This system provides greater security of tenure for informal settlement residents while also allowing for the flexibility to adapt to changing circumstances.
In 2012, Namibia passed the Flexible Land Tenure Act to formalise informal settlements and provide tenure options for residents. The Act allows for the establishment of community land trusts, which can hold land in trust for the benefit of the community, and for the issuance of leases and titles to individual residents. It also provides for the upgrading of informal settlements, with the provision of basic services and infrastructure.
Despite the potential of the Flexible Land Tenure Act, its implementation has been slow, with only a few community land trusts established and few leases and titles issued. However, successful implementation of flexible land tenure in Namibia can be found in examples such as the Ombili Foundation in Windhoek, which has used the system to provide affordable housing and services to low-income residents.
The United Nations Development Programme (UNDP) conducted a study on the impact of flexible land tenure in Namibia, which found that residents who were issued titles or leases under the system reported increased feelings of security and control over their living environment. The study also found that the establishment of community land trusts had resulted in greater community involvement in decision-making processes, leading to more sustainable and equitable development outcomes.
Another alternative housing option for low-income families in Namibia is co-housing, a system of shared housing that allows for individual living spaces and shared common areas. Co-housing can provide affordable housing options while promoting social cohesion and community building.
Successful co-housing projects in Namibia, such as the Ubuntu Build project in Swakopmund, are based on the principles of sustainability, community building, and social justice, and have provided a model for alternative housing options in Namibia. The Centre for Affordable Housing Finance in Africa conducted a study on co-housing in Namibia, which found that the system had the potential to provide affordable and sustainable housing options while also promoting social cohesion and community building. The study also found that co-housing could be an effective tool for urban regeneration and the revitalization of neglected neighbourhoods.
Additionally, other alternative housing options, such as micro-housing, container housing, and modular housing, can provide affordable housing options for low-income families while also promoting sustainability and innovation in the housing sector. A study by the Namibian Housing Action Group on micro-housing in Namibia found that the system had the potential to provide affordable and sustainable housing options for low-income families, and could be an effective tool for addressing the housing crisis in informal settlements and reducing urban sprawl.
However, implementing alternative housing options in Namibia faces several challenges, including the need for adequate funding, political will, and coordination between government agencies, civil society organisations, and private sector stakeholders. There is also a need to address issues such as land tenure insecurity, inadequate infrastructure and services, and regulatory barriers to innovation in the housing sector.
Just city
The housing crisis in Namibia is a complex issue that cannot be solved through a singular approach. Creating a just city in Namibia would require a comprehensive approach that addresses the root causes of the housing crisis, such as poverty, rapid urbanisation, and a lack of affordable housing. To achieve this, Namibia can look to the principles of a just city, which include equity, sustainability, participation, and accountability.
Equity is essential in creating a just city, as it ensures that everyone has access to the same opportunities and benefits, regardless of their socio-economic status. In the context of housing, this means providing affordable and accessible housing options that prioritize the needs of low-income families and vulnerable groups. This can be achieved through upgrading informal settlements with the provision of basic services and infrastructure, such as clean water, sanitation, and electricity, and promoting alternative housing options such as flexible land tenure, co-housing, micro-housing, container housing, and modular housing. By doing so, the government can ensure that everyone has access to safe and secure housing, regardless of their income level.
Conclusively, alternative tenure options, such as flexible land tenure and co-housing, can play an integral role in reimagining the housing crisis and spearhead the move towards a just city. Above all, it is crucial to overcome the challenges that currently exist in implementing these alternative housing options to make a meaningful impact on the housing crisis.
* Vivian !Nou-/Gawaseb is a sustainability enthusiast and an urban studies scholar, currently pursuing a postgraduate degree in Urban and Regional Planning at the Namibia University of Science and Technology.