Joburg council to go ahead with controversial policy on communes
By Candice Bailey - Saturday Star
Up to 40 percent of the houses in Melville, Westdene, Auckland Park and and surrounding suburbs could become student homes if the City of Joburg's controversial student commune policy goes ahead.
The council is continuing with its Residential Commune Policy to regulate student communes, despite the outrage of residents who will be affected. This week, the council's suggestion of a 40 percent student home ratio in the areas was rejected by most residents, who are instead proposing a 20 percent allocation to students' houses.
The residents' argument, according to Melville Residents Association chairwoman Liza de Wet, is that there is already a high-density student accommodation area proposed and that this should be adequate. They argue that a family house has four people while student houses have up to six people per house.
The policy intends to address residents' complaints that their quality of life has been lost because of overcrowded and rowdy student houses. Constant complaints of noise, regular partying, traffic congestion and illegal parking are just some of the problems that residents face.
The policy is the council's answer to this, as it would regulate the number of students per property and specify acceptable social behaviour.But residents from Melville and surrounding areas were initially totally against the policy, saying it would not address the problems and would transform their areas into "studentvilles".
The council called for comment from locals at the end of March, before the draft was finalised. This week, the city had a follow-up meeting with locals, where they took into account residents' concerns for the last time before they thrash out the final details for the second version of the draft policy.If it is agreed on, commune owners would need to apply for permits through the department of environmental health to run communes.
The first version had sought a high-density student area in a 2km radius around the university.The amended one now proposes the high-density strip along Portland and Perth roads, High Street and Kingsway along the Bus Rapid Transit route. Parking requirements, however, would be more relaxed, with student communes where students could use buses as opposed to normal communes with working people.
Cindy Grobbelaar, a DA councillor for the area, described the meeting as positive, even though some residents were still against the idea. Developers are asking for 10 students per property to make it viable, while Grobbelaar is suggesting six. Residents at the meeting indicated that up to eight students would still be acceptable.
Caj van Zyl, a resident and investor in the area, who also owns a letting management agency, explained that from a business perspective, it was only viable to have 10 people in a house.His argument is that it's not fair to have a blanket rule on the number of tenants on all sizes of property."There should be minimum-size single room and double room, along with the other standards, like four people per bathroom and various sizes for communal areas."This would mean that bigger properties could accommodate more students.Van Zyl said he understood residents' concerns about noise pollution and slumlording, but the correct management could deal with that. His worry was that the council should make the policy easier for landlords to comply with.
De Wet was reluctant to comment on the policy, saying she wanted to see the second draft first."There are still some concerns. But there has been a positive shift and there is communication open."City spokesman Nthatise Modingoane said the finalised policy would be tabled with the council at the end of the month. The amended policy will be available on the city's website from next week as well as its regional offices.
The envisaged time for approval of the policy is August or September, after it has been considered by the relevant committees.
Published on the web by Star on June 5, 2009.
© Star 2009. All rights reserved.
Saturday, June 6, 2009
Wednesday, June 3, 2009
Johannesburg Commune Policy - Highlights of the 2 June 09 meeting
At the meeting of 2 June, the COJ presented their new draft commune policy proposal.
Highlights of the policy are;
Highlights of the policy are;
- Consent use application to conduct a boarding house.
- In all likelihood the amount of tenants per property will relate to an equation where a single room needs to be a minimum size of 7sqm and a double room 14sqm - certain members have made arguments to cap the amount of students to 10 per property but this seems unfeasible as a blanket rule for all types of properties and a heavily debated topic.
- Building rules to be adhered to.
- 1 parking bay per tenant - can be relaxed depending on proximity to the BRT and University.
- Caretaker or manager must reside on the property.
- A3 signage on the outside of the property indicating caretaker tel number.
- A maximum of 4 people per bathroom.
- Health permit required with bi-annual inspections.
- University to compile a handbook educating students about neighborhood relations and community living in the suburbs.
High density development areas have been identified - mostly found on the arterial routes around the university. High density would entail 250 dwelling units per hectare.
Student representatives have asked the council to step up police visibility in the affected areas.
Monday, June 1, 2009
BRT - Bus Rapid Transit System
1. What is BRT?
In order to deal with the increasing transport problems faced in Jo'burg today, the City is pleased to introduce the Rea Vaya Bus Rapid Transit System.
The Rea Vaya Bus Rapid Transit System (BRT) is designed to provide a high quality and affordable transport system, which is fast and safe.
Rea Vaya BRT comprises a middle lane for large, high tech buses which will transport you comfortably and quickly around Johannesburg using specific designated routes, enclosed bus stations along the routes and a high tech control centre to ensure your Rea Vaya experience is a world class one.
2. Why BRT?
Bus Rapid Transit is a world class transport system being used in developing countries very similar to South Africa, to combat congestion and provide better public transport. By introducing this world class transport system Johannesburg, and all the other cities taking part such as Cape Town, Tshwane and the Nelson Mandela Metro will have many opportunities for development and will help bring in foreign investment to the country. BRT is a world class system which all South Africans can be proud of!
3. How does BRT work?
Buses will run in exclusive, dedicated lanes in the centre of existing roads. Smaller feeder buses will bring people from the outer areas to the stations on the trunk routes. This will extend Rea Vaya's network to areas far beyond the main trunk routes. Buses will be either 75- or 112 capacity vehicles, depending on passenger volumes and will operate from about 150 stations, positioned half a kilometre apart. They will run every three minutes in peak times and every 10 minutes in off-peak times and it will be possible to catch a bus from 5am to midnight.
Rea Vaya will not compete with other transport systems such as Metrorail or the Gautrain. This is an urban transport network that will feed into and complement existing networks to ensure the most effective movement of people across the city.
In order to deal with the increasing transport problems faced in Jo'burg today, the City is pleased to introduce the Rea Vaya Bus Rapid Transit System.
The Rea Vaya Bus Rapid Transit System (BRT) is designed to provide a high quality and affordable transport system, which is fast and safe.
Rea Vaya BRT comprises a middle lane for large, high tech buses which will transport you comfortably and quickly around Johannesburg using specific designated routes, enclosed bus stations along the routes and a high tech control centre to ensure your Rea Vaya experience is a world class one.
2. Why BRT?
Bus Rapid Transit is a world class transport system being used in developing countries very similar to South Africa, to combat congestion and provide better public transport. By introducing this world class transport system Johannesburg, and all the other cities taking part such as Cape Town, Tshwane and the Nelson Mandela Metro will have many opportunities for development and will help bring in foreign investment to the country. BRT is a world class system which all South Africans can be proud of!
3. How does BRT work?
Buses will run in exclusive, dedicated lanes in the centre of existing roads. Smaller feeder buses will bring people from the outer areas to the stations on the trunk routes. This will extend Rea Vaya's network to areas far beyond the main trunk routes. Buses will be either 75- or 112 capacity vehicles, depending on passenger volumes and will operate from about 150 stations, positioned half a kilometre apart. They will run every three minutes in peak times and every 10 minutes in off-peak times and it will be possible to catch a bus from 5am to midnight.
Rea Vaya will not compete with other transport systems such as Metrorail or the Gautrain. This is an urban transport network that will feed into and complement existing networks to ensure the most effective movement of people across the city.
Sunday, May 31, 2009
Student Letting - where to start (UK)
Where to Start?
Research is key, if you are looking to buy in an area or city unknown to you, then it is essential to understand which parts are right for you and your prospective students. Many cities have more than one major college or uni, some providing campuses solely for students; this is generally a good place to start.
Students want to live near other students, close to uni and have easy access to the centre of town. Avoid areas where the locals have a bad reputation with students!
What to Look For?
Before looking it is good to have an idea of what you are looking for, depending on your experience, budget, time scale and confidence. Larger properties usually have greater potential for profit but also carry a greater risk. Luckily planning regulations are set to change to make it easier for owners to make home improvements. For example: adding bathrooms or bedrooms, small extensions and tackling climate change, which should help you develop your student house to maximize profit and desirability.
A successful student house is situated near an academic landmark, such as a university, library or hospital. It has two or more bedrooms, ideally around 4 or 5, since the more students living there, the more rent is generated. Also communal areas will always be appreciated and could be the clincher that keeps your property in demand. If your property does not meet the above requirements, it might be more suitable targeting professionals instead of students, who are generally looking for fewer bedrooms, good size open plan kitchens, off street parking and a garden. It is essential to know the right target audience for your property.
Things to remember
Choosing a reliable letting agent is crucial, make sure they are registered with the ARLA (Association of Residential Letting Agents) to avoid being scammed and a good letting agent should make your student letting as stress free as possible. Registering the house with the local university or academic establishment will also help attract as many students as possible. Be careful to make sure your property complies with the latest health and safety regulations, including things like having a valid gas safety certificate.
Finally it's a good idea to insert a damage clause into the tenancy agreement, to cover and protect your possessions / furnishings within the house.
Article Source : Industrial Real Estate
Research is key, if you are looking to buy in an area or city unknown to you, then it is essential to understand which parts are right for you and your prospective students. Many cities have more than one major college or uni, some providing campuses solely for students; this is generally a good place to start.
Students want to live near other students, close to uni and have easy access to the centre of town. Avoid areas where the locals have a bad reputation with students!
What to Look For?
Before looking it is good to have an idea of what you are looking for, depending on your experience, budget, time scale and confidence. Larger properties usually have greater potential for profit but also carry a greater risk. Luckily planning regulations are set to change to make it easier for owners to make home improvements. For example: adding bathrooms or bedrooms, small extensions and tackling climate change, which should help you develop your student house to maximize profit and desirability.
A successful student house is situated near an academic landmark, such as a university, library or hospital. It has two or more bedrooms, ideally around 4 or 5, since the more students living there, the more rent is generated. Also communal areas will always be appreciated and could be the clincher that keeps your property in demand. If your property does not meet the above requirements, it might be more suitable targeting professionals instead of students, who are generally looking for fewer bedrooms, good size open plan kitchens, off street parking and a garden. It is essential to know the right target audience for your property.
Things to remember
Choosing a reliable letting agent is crucial, make sure they are registered with the ARLA (Association of Residential Letting Agents) to avoid being scammed and a good letting agent should make your student letting as stress free as possible. Registering the house with the local university or academic establishment will also help attract as many students as possible. Be careful to make sure your property complies with the latest health and safety regulations, including things like having a valid gas safety certificate.
Finally it's a good idea to insert a damage clause into the tenancy agreement, to cover and protect your possessions / furnishings within the house.
Article Source : Industrial Real Estate
Comment sought on housing by-laws
Written by Rudo Mungoshi | |
Thursday, 14 May 2009
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Complaints from neighbours have prompted the City to draw up by-laws regarding communal housing, particularly regarding student digs. A set of draft by-laws is being prepared to crack down on overcrowding in accommodation intended for students and low-income workers, and the City wants public input into its plans. A public meeting will be held on Thursday, 28 May from 6pm to 8.30pm at the council chambers in the University of Johannesburg's new administration building on its Kingsway Campus, to discuss the future of communal housing. According to the assistant director of development planning and facilitation, Linah Dube, the draft policy seeks to address slumlording and reduce the number of illegal establishments in the city. The draft policy is being formulated in response to complaints made by residents staying close to the universities of Johannesburg and the Witwatersrand regarding the behaviour of students living in near-by communes. The complaints relate to:
"The residents are not only complaining about the students. They are also concerned about slumlording and the general decay of the residential area. The slumlords often take advantage of less fortunate students and lowly paid workers and crowd them in inhumane conditions for profit," she said. There are about 63 000 students registered at the two niversities, which only provide accommodation for 15 000 students. The rest of those students whose homes are not in Johannesburg, have to find living space in nearby neighbourhoods. Communal housing provides an income for property owners and renters, while meeting the need for suitable accommodation of students and the working class. Comments on the draft by-laws should be submitted before Monday, 22 June to Linah Dube, at the Metro Centre, 10th floor, A Block; or by email to Copies of the draft by-laws will be available online from 3 June, and at the following Customer Care Centres from 4 June:
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Friday, May 29, 2009
Auckland Park - Student Hotpsot
Buy-to-let investors are beginning to take an interest once more in Auckland Park, which is one of Johannesburg’s prime spots for student accommodation.
So says Lewis Kennett, sales agent for leading local agency Homenet/ Harcourts Jon Rosenberg, who notes that investor interest has been rekindled by the fact that entry-level bachelor lofts in the area are now being marketed for around R350 000.
Additionally, there is no shortage of rental demand. Set between Wits University and the University of Johannesburg, Auckland Park attracts thousands of students annually, and is also popular with academics, doctors and nurses at the nearby hospitals and media workers at the SABC and Mediapark complexes, who pay an average R3000 monthly rent.
Says Kennett: “Additionally, there is no shortage of takers for rooms at the student houses and communes in Auckland Park which generally go for around R1700pm. However, most owners are opting to hold on to these properties as they can afford to do so.”
More upmarket accommodation is also available to students at The Yard, where sectional title units are renting for up to R9000pm and cost over R1m to buy.
As for the ordinary freehold properties in Auckland Park, they are being targeted by black diamonds and increasingly, Indian buyers. Indeed, notes Kennett, the Muslim community has grown to such an extent that a mosque is currently being built in the area.
Article by: www.harcourts.co.zahttp://www.harcourts.co.za/
So says Lewis Kennett, sales agent for leading local agency Homenet/ Harcourts Jon Rosenberg, who notes that investor interest has been rekindled by the fact that entry-level bachelor lofts in the area are now being marketed for around R350 000.
Additionally, there is no shortage of rental demand. Set between Wits University and the University of Johannesburg, Auckland Park attracts thousands of students annually, and is also popular with academics, doctors and nurses at the nearby hospitals and media workers at the SABC and Mediapark complexes, who pay an average R3000 monthly rent.
Says Kennett: “Additionally, there is no shortage of takers for rooms at the student houses and communes in Auckland Park which generally go for around R1700pm. However, most owners are opting to hold on to these properties as they can afford to do so.”
More upmarket accommodation is also available to students at The Yard, where sectional title units are renting for up to R9000pm and cost over R1m to buy.
As for the ordinary freehold properties in Auckland Park, they are being targeted by black diamonds and increasingly, Indian buyers. Indeed, notes Kennett, the Muslim community has grown to such an extent that a mosque is currently being built in the area.
Article by: www.harcourts.co.zahttp://www.harcourts.co.za/
Monday, May 25, 2009
Student Loans
Getting an education has never been so important, but how does one go about financing such an expensive investment?
A student loan is probably the first and last dread of every student! Its the endless thought of debt hanging over your head with a little factor called interest still playing with your mind. But it's still probably the most utilised option and this method has helped thousands of South Africans achieve successful qualifications!
So how do you go about sorting out your student loans? It's quite a procedure but it's quicker if you do your preparation first.
Step 1: You need to have been accepted into a South African Qualifications Authority (SAQA) accredited institution.
Step 2: You need a valid ID.
Step 3: Proof of Registration at the institution.
Step 4: A set of your previous results (this can be matric, varsity, college etc, wherever you last studied)
Step 5: Life insurance: If you haven’t had a life insurance policy made for you, the bank will arrange one for you.
Step 6: Proof of residence not more than three months old.
Step 7: You need to find someone to stand surety for your loan, this person needs to have a full time job and not be black listed. The person will be responsible for paying the monthly interest on the loan during the period of study as well as stand guarantor for the loan. The person needs to provide a copy of their ID, a salary slip not older than three months and marriage status documents (i.e. if the individual is married in community of property etc). Finally the individual
standing surety will also need to provide proof of residency and again not older than three months old.
Hectic we know, you pretty much giving everything except a sample of your DNA.
Okay here are some quick tips and facts:
1.The individual who is taking the loan can actually stand surety for themselves! Provided they have a full time job and a salary slip not older than three months (yet again another three month rule!!)
2.Compare options that various banks and financial institutions have to offer, you may be able to negotiate a better interest rate.
3.Once you start paying off your loan, speak to your bank about an extension in the case of you not being able to make the full payment in the allocated time.
Contacts:
Standard Bank: http://www.standardbank.co.za/
ABSA: http://www.absa.co.za/
Nedbank: http://www.nedbank.co.za/
First National Bank: http://www.fnb.co.za/
Edu-Loan: http://www.eduloan.co.za/
Article: http://www.firsstep.co.za/
A student loan is probably the first and last dread of every student! Its the endless thought of debt hanging over your head with a little factor called interest still playing with your mind. But it's still probably the most utilised option and this method has helped thousands of South Africans achieve successful qualifications!
So how do you go about sorting out your student loans? It's quite a procedure but it's quicker if you do your preparation first.
Step 1: You need to have been accepted into a South African Qualifications Authority (SAQA) accredited institution.
Step 2: You need a valid ID.
Step 3: Proof of Registration at the institution.
Step 4: A set of your previous results (this can be matric, varsity, college etc, wherever you last studied)
Step 5: Life insurance: If you haven’t had a life insurance policy made for you, the bank will arrange one for you.
Step 6: Proof of residence not more than three months old.
Step 7: You need to find someone to stand surety for your loan, this person needs to have a full time job and not be black listed. The person will be responsible for paying the monthly interest on the loan during the period of study as well as stand guarantor for the loan. The person needs to provide a copy of their ID, a salary slip not older than three months and marriage status documents (i.e. if the individual is married in community of property etc). Finally the individual
standing surety will also need to provide proof of residency and again not older than three months old.
Hectic we know, you pretty much giving everything except a sample of your DNA.
Okay here are some quick tips and facts:
1.The individual who is taking the loan can actually stand surety for themselves! Provided they have a full time job and a salary slip not older than three months (yet again another three month rule!!)
2.Compare options that various banks and financial institutions have to offer, you may be able to negotiate a better interest rate.
3.Once you start paying off your loan, speak to your bank about an extension in the case of you not being able to make the full payment in the allocated time.
Contacts:
Standard Bank: http://www.standardbank.co.za/
ABSA: http://www.absa.co.za/
Nedbank: http://www.nedbank.co.za/
First National Bank: http://www.fnb.co.za/
Edu-Loan: http://www.eduloan.co.za/
Article: http://www.firsstep.co.za/
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