Case Study of Walvis Bay

Communities organizing for housing  in Walvis Bay:

A saving scheme, who formed part of the network of the Shack Dwellers Federation of Namibia,  was mobilized on the 24 August 1999; this saving scheme consisted of 40 members who were all backyards occupants. Late in 1999 negotiation for a block of land without internal services was initiated between the Walvis Bay Municipality and saving scheme members assisted by the Federation’s partner NGO, NHAG (Heinrich Amushila). After negotiation a block of land was made available for 20 households and sold for N$5 per square meter. NHAG assisted the group with drawing of site and houses plans and the submission to the Municipality for approval. The first house construction started in May 2001 and all 20 houses were completed by July 2001. The houses were built with funds from the first Million donated by the Ministry of Regional And Local Government and Housing (MRLGH). The cost of each house was N$ 15,000-00.   The Municipality of Walvis Bay followed an open door policy with the negotiations, and supported the groups actively with the servicing. 

During the construction, the Town Councillors were invited to familiarize with the construction activities and as well as the saving schemes’ activities. The Councillors headed by the former Mayor Madam Samaria donated N$ 7000 to the scheme an impressed by the activities of the group.

The houses were officially by the former Deputy Minister – Proff Totemeyer in October 2001 and in the same month the Municipality approved two blocks of land. The blocks accommodated 51 members bringing the total of members with land to 71 and these members are all homeowners.

Initiatives for community driven bulk infra-structure options with Local Authority Support

After the approval and development of the first block of land, the membership of the saving scheme in Walvis Bay increased to about 600 members. NHAG assisted again with application for further blocks of land for 600 in 2002.   The Walvis Bay municipality did not have a budget for the development of new blocks of land and NHAG and Federation came up with an initiative to have the saving groups doing also the bulk infra-structure.   Up till that stage servicing of land has been done by communities a reasonable success, especially where the local authorities support the process.   

During 2002 NHAG negotiated with FCEAR- Spain for funds for bulk infrastructure for land where the members could install services as part of FCEAR’s Habitafrica Program.  This program was approved for three towns: Windhoek, Walvis Bay and Henties Bay. A Habitafrica  Co-ordinator was placed with NHAG to coordinate the program. Together with NHAG staff, she has been involved in negotiation and drawing of plans. 

The Walvis Bay saving groups applied then for land without bulk North East of  Kuisebmond for 450 members. One block of land was approved for 142 members in November 2003 for N$ 2 per square meter and in January 2004 NHAG and the saving groups investigating what it will cost to develop the land, and this was finalized in May 2004.  

 The Regional Councillor for Walvis Bay Rural Constituency was informed about this community initiative and requested the group to submit quotation of their needs.  The group submitted a quote for earthwork (N$ 200 000-00).  The technical division of the municipality of Walvis Bay supported the group with a draft plan for quotation purposes and also made an estimate of the costs.  NHAG and Walvis Bay saving group members went to obtain prices from different contractors.  The whole cost of the development of the block of land was N$3.5 million.  The electricity, including a substation  estimated at N$1.5 million, made out a big part of the costs.  The estimate exclude the labour which will be provided by member.     The total cost for one erf is about N$ 17 700-00 (where previous block land cost about N$1700 for 300 square meter plots and they spend N$2000 per households for installing the services). The low level of land, water locked soil conditions and expense of electricity  is making this land unaffordable. 

The results were discussed with the services department in May 2004 and it was noted that departments could not assist us much as the cost were much higher and only council could take a decision to subsidize the cost. A meeting was held with the Management Committee of the Municipality in June 2004 to  request for assistance to develop this area.   It was proposed to work out with the services department, how the cost could be brought down.   The housing committee expressed their opinion that subsidies could not be given to these specific group op people.   In October 2004, another meeting was held with the services departments and it was explained that the saving schemes could not afford the block of land in Kuisebmond, as the bulk services was too expensive. The group requested the Municipality to allocate alternative land that is affordable to them,  as well as to look at the possibility pf buying individual plots.  Four blocks were identified and saving groups applied for these.  They  were informed that these erven were earmarked for companies’ employees, though various companies also employ the saving scheme members.  Only one block for 18 members could be allocated to the group in February 2005, while investigations for further land is in progress. 

A National Secure Land Tenure Campaign -  sharing with Walvis Bay

A Secure Land Tenure Committee was established by the National Habitat Sub Committee to support the effort to ensure access to secure land for low-income communities in Namibia, as part of a Secure Land Tenure Campaign in Namibia.   Currently the Committee is collecting information on urban land issues for a cabinet submission.  Members of the committee met with  the Walvis Bay municipal officials on two occasions as part of familiarizing themselves about the issues being faced by the various parties involved in securing land for low income households.  Both meeting were also attended by the Regional Council representatives and regional representatives of the Erongo Shack Dwellers Federation of Namibia.  Unfortunately the Walvis Bay Councilors were  not able to attend any of these meetings.  During the meetings the Walvis Bay municipal officials discuss different options which they are investigating for the community.  Currently they are looking at an area that are planned for single erven, but which are not developed yet.  Available serviced single erven at this stage are not earmarked for low-income households – it cost about 15,000 per erf (N$ 49 per square meter), and are in an area which is not suitable for low cost housing since it is close to the main access road of Walvis Bay.   

No long term plans were at that stage in place in the Walvis Bay Town Council for delivering land to low-income groups, because of budgetary constraints.  There was no major capital fund from which they can develop new land, while the Local Authority face the challenge of having about 4,000 back yard households in the town.  

It will be important for the Secure Land Tenure Committee, not only to understand the issues related  but also  to involve the local and regional authorities and communities as partners in the campaign for secure land in the country.