Strategy to enhance sustainability in affordable housing construction in South Africa by Bashir ...

289 Pages·2017·3.55 MB·English

by  Bashir Ganiyu

Strategy to enhance sustainability in affordable housing construction in
South Africa
by
Bashir Olanrewaju Ganiyu
Thesis submitted in fulfilment of the requirements for the degree of
Doctor of Technology: Civil Engineering
in the Faculty of Engineering
at the Cape Peninsula University of Technology
Supervisor: Dr Julius Ayodeji Fapohunda
Co-supervisor: Prof Rainer Haldenwang
Bellville Campus
December 2016
CPUT copyright information
The thesis may not be published either in part (in scholarly or technical journals) or as
a whole (as a monograph), unless permission has been obtained from the University.
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DECLARATION
I, Bashir Olanrewaju Ganiyu, declare that the contents of this thesis represent my own
unaided work, and that the thesis has not previously been submitted for academic
examination towards any qualification. Furthermore, it represents my own opinion and not
necessarilythoseof theCapePeninsulaUniversityof Technology.
___________________________ __________________________
Signed Date
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ABSTRACT
South Africa’s government is faced with the challenge of providing housing for its citizens,
especially the historically disadvantaged population who seek job opportunities and
improvement on their life style in urban areas. To achieve this laudable goal, the South
African construction industry must be proactive in its approach to the construction of
affordable housing, and must adopt construction strategies that enhances sustainable
housing development. Born from this challenge is the need for research to establish how
sustainable development concepts could be integrated into housing construction processes,
with a view to develop strategies to achieve affordable housing that enhances sustainability,
to caterfor SouthAfricans inneed of decent accommodation.
The study developed a conceptual model through extensive review of extant literature; South
Africa housing policy and legislation, sustainable construction and development, socio-
economic considerations for sustainable building development, and strategies for sustainable
building construction amongst other were reviewed. The study adopted a sequential mixed
method approachfor data gathering, wherebyan initial qualitative pilot surveywas conducted
to test the existence of the research problems identified in this study and to validate the
conceptual model constructs. A web survey approach was used for quantitative data
gathering by means of a specifically developed questionnaire, which was emailed nationwide
to selected general building contractors, architects and staff of the Department of Human
Settlement. Data analysis was done using the descriptive statistical technique, correlation
and Principal Component Analysis (PCA). The results from the quantitative phase was used
to develop an interview guide for the qualitative phase, and multiple case study interviews
involving three construction professionals were undertaken. The qualitative data collected
through the oral interviews were transcribed and analysed using content analysis.
Subsequently, Partial Least Square Structural Equation Modeling (PLS-SEM) was used to
develop and validate the Housing Construction SustainabilityEnhancement Model developed
inthis study.
The results revealed, amongst others; that environmental consciousness is important to
enhance sustainability of affordable housing for the low income population, low income
populations are desirous of housing that supports reduction in operating costs of the building,
and consideration of the social-cultural/economic attributes of users in the building design as
well as during construction. The results on the housing financing concept that supports the
construction of sustainable housing revealed that Down-Payment Grant, Mortgage Payment
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Subsidies, Mortgage Interest Deduction and Credit Enhancement are strongly significant in
sustainable housing construction. Therefore, merging two or more of these financing
concepts will provide a more flexible way to finance affordable housing in a sustainable
manner for the benefit of the user. The results of PCA also revealed that economy of
construction, contract management, project team expertise, social-environmental influence,
and technology and innovation are the factors influencing cost of sustainable housing
construction. On the construction methods, the study revealed very strong statistical
correlation between Traditional construction method, Modular construction, Concurrent
engineering, Lean concept and achievement of project objectives to realise sustainable
affordablehousing.
On the achievement of social sustainability indicators, the study revealed that infrastructural
development, household size, stakeholder engagement, and health and safety are the key
indicators to promote sustainable housing construction at the inception stage of the project.
At the design stage of housing, reduction in building operating cost, protection of biodiversity
and the surrounding natural habitat which influences the socio-economic activities and
human interactions, stakeholders’ engagement, and provision of facilities that encourage
human interactions were revealed as the essential social-sustainability indicators. While at
the construction stage, use of locally sourced building materials and labour, community
participation, and health and safety were revealed as the most important social indicators.
The assertion on these indicators was unconnected with the fact that using locally sourced
materials and labour will not onlyenhance project success but will impact positivelyon socio-
economic well-beingof the people.
The housing sustainability enhancement model has been developed using PLS-SEM. The
results reveal that the construction method, social sustainability indicators and housing
financing systems have high predictive capabilities to influence the construction of affordable
housing that would satisfy building owners’ requirements, minimise capital cost of
construction, minimise building cost in-use and minimise the negative impact of the building
on theenvironment, which was the ultimategoal of sustainabilityin construction.
The housing sustainability enhancement model developed in this study has created a
comprehensive approach that combines both technological aspects (construction method)
with non-technological aspects; combining the social and economic aspects of the building
process in one model. The findings have provided baseline indicators for construction
organisations, housing developers and government agencies to harness both technological
and socio-economic parameterstoimprovetheaffordablehousing constructionprocess.
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ACKNOWLEDGEMENTS
I thank God Almighty for granting me the strength to embark on such a long academic
journey… “Al-hamdulillaahi Robil-Aalamiin”.
“Ingratitude, it issharperthantheedge of asword…”WilliamShakespeare.
 I am exceedingly thankful to my supervisors Dr. Julius A. Fapohunda, and Prof. Rainer
Haldenwang, for the support and guidance throughout my studies. Your valuable
contribution, encouragement and pragmatic supervision is highlyappreciated. You did not
only supervise me in the acquisition of this degree but you also contributed to my
developmentas ahuman.
 I thank themanyorganisationsthatassistedinprovidingthe data usedfor thisresearch.
 I thank Ms. Ashaadia Kamalie, the HOD of the Civil Engineering Department, for giving
methe opportunityto studyin thisdepartment.
 I thank Ms. Toni Stringer, the HOD Construction Management and Quantity Surveying
Department, for providing me with office space and stationery while undertaking this
research.
 I am grateful to the executive of “Federal University of Technology Minna Staff
Multipurpose Cooperative Society” for proving me with a loan through which my tuition
fees, residence fees, transport, feeding and other incidental charges associated with the
study was financed. Thank you verymuch.
 I thank Prof. A.M. Jinadu, (the Director: Center for Disaster Risk and Management
Studies, F.U.T. Minna) for the word of encouragement which assisted me through this
research and for the financial assistance you always provided me whenever I asked for
helptofinancethis study.
 I thank Dr. R.A Jimoh, Dr. L.O. Oyewobi and Dr. F.A. Emuze for assisting in the review of
this researchat differentstages of thestudy.
 I thank the staff of Construction Management & Quantity Surveying department at CPUT,
most especially Dr. Ruben Ndihokubwayo, Mr. Eric Simpeh, Mrs. Zainu Mohammed, Mr.
M. Laatoe, Mr. Lance Wentzel, Mr. Robin A. Fisher, Ms. Charlene Daniels and Ms.
Bridget Mtuzefor theirvaluablesupport inmanyways.
 I am thankful to my friends and colleagues for standing by me through the thick and thin
of thisstudy, most especiallyAss. Prof. P.O. Lawal, Dr. J.E. Idiake, Mr.W.A. Ola-awo,Dr.
R.O. Ojutiku,Dr.A.A.Shittu, Mr.Abdulganiyu Oke,Dr. J.O.Tijani, Quess. KolapoAdigun,
Quess. Kabir Umar, Quess. Babadoko S. Umar, Engr. Akeem Olawoyin, Engr. Teslim
Salaudeen, Mr.AdemolaRabiu(CPUT) andDr. Yusuf IsahMakarfi (DUTSouthAfrica).
 I acknowledge the financial support of CPUT through the University Research Fund
(URF) towards fielddatacollection andproofreading.
 Last but not the least I thank my mother, Alhaja Suliatu Awero Ganiyu, for the motherly
advice and encouragement which rekindled my resolve when financial burdens almost
mademe giveup. Mother! I thank you verymuch.
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DEDICATION
This work isdedicatedtomywife,Khadijat AdewumiAbdulGaniyu, mychildrenMaryam,
Fatimah,BashirandKhairat AbdulGaniyu, forenduringall thefinancial hardshipinflicted on
them duringmypursuit of thisdegree.
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PUBLICATIONS ARISEN FROM THIS THESIS
Thefollowing arethearticlesthat emanatefrom the research duringthe course of writingthis
thesis:
Journal articles
1. Bashir O. Ganiyu, Julius A. Fapohunda, and Rainer Haldenwang (2016), Sustainable
Housing Financing Model to reduce South Africa Housing Deficit. “International Journal of
HousingMarketsandAnalysis”, Emerald(articleacceptedforpublication).
2. Bashir O. Ganiyu, Julius A. Fapohunda, and Rainer Haldenwang (2016), Empirical
analysis of Building construction methods to develop housing sustainability enhancement
model. “ConstructionInnovation”,Emerald(articleacceptedforpublication).
3. Bashir O. Ganiyu, Julius A. Fapohunda, and Rainer Haldenwang (2016), Empirical
analysis of factors influencing cost of sustainable housing construction. “Journal of
ConstructionProjectManagementandInnovation” (article underreview).
Conferencepapers
1. Ganiyu, B.O., Fapohunda, J.A. andRainer H. (2014). Developing sustainable housingfor
low income class in Western Cape Province: Quality checks on South African
government low-cost housing. SACQSP-2014 proceedings of 7th Annual Quantity
Surveying Research Conference Organised by South Africa Council for Quantity
Surveying Practice (SACQSP), held at CSIR International Convention Centre, Pretoria
SouthAfrica 22– 23September. ISBN: 978-0-620-61397-2.
2. Bashir O. Ganiyu, Julius A. Fapohunda, and Rainer Haldenwang, (2015). Conceptual
framework for sustainable affordable housing construction in SouthAfrica.Proceedingsof
DII-2015 Conference on Infrastructure Development and Investment Strategies for Africa,
held at LivingstoneZambia on16 –18thSeptember 2015.ISBN: 978-0-86970-782-1.
3. Bashir O. Ganiyu, Julius A. Fapohunda, and Rainer Haldenwang (2015), Construction
approaches to enhance sustainability of low and medium income housing in developing
countries. Proceedings of World Congress on Sustainable Technologies (WCST-2015)
Conference, held at Heathrow London on 14th – 16th December 2015. ISBN: 978-1-
908320-53-7.
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TABLE OF CONTENTS
DECLARATION................................................................................................................................ii
ABSTRACT......................................................................................................................................iii
ACKNOWLEDGEMENTS...............................................................................................................v
DEDICATION..................................................................................................................................vi
PUBLICATIONSARISEN FROMTHISTHESIS.........................................................................vii
LISTOF FIGURES........................................................................................................................xvii
LISTOF TABLE...........................................................................................................................xviii
GLOSSARY.....................................................................................................................................xx
CHAPTER ONE...............................................................................................................................1
GENERALINTRODUCTION..........................................................................................................1
1.1INTRODUCTION...................................................................................................................1
1.2RESEARCHBACKGROUND...............................................................................................1
1.3PROBLEMSTATEMENT......................................................................................................4
1.4RESEARCHQUESTIONS....................................................................................................5
1.5AIM AND OBJECTIVES OF THE RESEARCH...................................................................6
1.6SIGNIFICANCEOFTHE RESEARCH................................................................................6
1.7SCOPEOFTHE STUDY......................................................................................................7
1.8OVERVIEW OFRESEARCHMETHODOLOGY................................................................8
1.9ETHICALCONSIDERATIONS.............................................................................................9
1.10THESIS OUTLINE...............................................................................................................9
CHAPTER TWO.............................................................................................................................12
LITERATUREREVIEW.................................................................................................................12
2.0INTRODUCTION.....................................................................................................................12
2.1SUSTAINABLEDEVELOPMENTANDCONSTRUCTION.................................................12
2.1.1SUSTAINABLE DEVELOPMENT...................................................................................12
2.1.2THEORETICALBACKGROUND OFSUSTAINABLE CONSTRUCTION...................15
2.1.2.1Awareness andAdoptionofSustainabilityin ConstructionIndustry.....................16
2.1.2.2Barrierstoadoption of sustainable development concepts...................................17
2.1.3SOUTHAFRICAN CONSTRUCTION INDUSTRY........................................................18
2.1.4HOUSINGSITUATION; ISSUESAND CONCERNS....................................................20
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2.1.5SOUTHAFRICA HOUSING LEGISLATION ANDSUSTAINABLEDEVELOPMENT
POLICY.......................................................................................................................................21
2.1.5.1Housing Legislation andPoliciesinSouthAfrica....................................................21
2.1.5.1.1The 1994White Paper onHousing...................................................................22
2.1.5.1.2People’s Housing Process(PHP)......................................................................23
2.1.5.1.3BreakingNewGround(BNG): ComprehensivePlanfor HousingDelivery,
2004.....................................................................................................................................24
2.1.6SOUTHAFRICASUSTAINABLECONSTRUCTION POLICY.....................................25
2.1.7THECHALLENGES OF SUSTAINABLECONSTRUCTION........................................26
2.1.8Summary...........................................................................................................................26
2.2ECONOMIC ASPECTS OF SUSTAINABLEBUILDINGDEVELOPMENT........................27
2.2.1AFFORDABLEHOUSINGCONCEPTS.........................................................................27
2.2.2AFFORDABLEHOUSINGCONSTRUCTIONPROCESS............................................29
2.2.2.1Cost of affordable housingconstruction..................................................................29
2.2.2.2Economic benefits of sustainableconstruction.......................................................30
2.2.2.3Construction costas barriertosustainablebuilding development........................31
2.2.3CHALLENGESFACING AFFORDABLE HOUSINGCONSTRUCTION.....................32
2.2.4Summary...........................................................................................................................34
2.3STRATEGIESFORSUSTAINABLEBUILDINGCONSTRUCTION...................................35
2.3.1SUSTAINABLE COMMUNITIES INPERSPECTIVE....................................................35
2.3.2DIMENSIONSOFSUSTAINABLEHOUSING APPLICATIONS..................................36
2.3.3REVIEW OFSUSTAINABLE DEVELOPMENTASSESSMENT TOOLS....................37
2.3.3.1Cost-benefit analysis.................................................................................................39
2.3.3.2Multi-CriteriaAnalysis (MCA)....................................................................................40
2.3.3.3 LifeCycle Assessment (LCA)...................................................................................40
2.3.4HOUSINGDEVELOPMENT ANDSUSTAINABILITY...................................................41
2.3.5SUSTAINABLE BUILDINGCONSTRUCTIONMETHODS..........................................42
2.3.5.1 Leanconstruction......................................................................................................42
2.3.5.1.1Leanthinkingprinciples......................................................................................44
2.3.5.1.2Lean construction techniques............................................................................46
2.3.5.1.3Applicationof lean principlesinresidentialdesign andconstruction.............47
2.3.5.2ConcurrentEngineeringConstructionMethod........................................................48
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2.3.5.2.1BenefitsofApplying CEtoConstruction...........................................................50
2.3.5.3Traditional ConstructionMethod..............................................................................51
2.3.5.4Modular ConstructionMethod...................................................................................52
2.3.5.5ComparingWaste MinimisationamongSustainableBuildingConstructionMethod
.................................................................................................................................................52
2.3.6HOUSINGFINANCINGCONCEPTSFORSUSTAINABLEDEVELOPMENT...........54
2.3.6.1HousingSubsidyFinancingScheme.......................................................................55
2.3.6.2Down Payment Grant FinancingScheme...............................................................57
2.3.6.3MortgagePayment SubsidiesFinancingScheme..................................................57
2.3.6.4MortgageInterestDeductionFinancingScheme....................................................58
2.3.6.5Credit Enhancement FinancingScheme.................................................................59
2.3.7Summary...........................................................................................................................59
CHAPTER THREE.........................................................................................................................61
THEORETICALANDCONCEPTUALFRAMEWORKFORSUSTAINABLE AFFORDABLE
HOUSINGCONSTRUCTION.......................................................................................................61
3.1INTRODUCTION.................................................................................................................61
3.2THEORETICALVIEWPOINTONSUSTAINABILITYIN HOUSINGCONSTRUCTION61
3.2.1Sustainabilitytheory......................................................................................................61
3.2.1.1EconomicSustainabilitytheory.............................................................................63
3.2.1.2Environmentalsustainabilitytheory......................................................................63
3.2.1.3Social sustainabilitytheory....................................................................................64
3.2.2Theoreticalperspective onHousing............................................................................64
3.2.2.1Turner’stheoryon provision of affordablehousing.............................................65
3.2.2.2Housing economic theory......................................................................................67
3.2.2.3Housingsocial-culturaltheory...............................................................................68
3.2.3Summary.......................................................................................................................69
3.3THE STUDYCONCEPTUALMODEL...............................................................................69
3.3.1ConstructionFinancing as aFactor of Housing Sustainability..................................73
3.3.2Social SustainabilityIndicator inConstruction of Affordable housing......................73
3.3.3ConstructionMethods asSustainabilityEnabler........................................................74
3.4Critiqueof SustainabilityAssessment ToolsinConstructionIndustry............................75
3.4.1Environmental impact assessmenttools....................................................................75
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