Low-income Housing Projects
in Windhoek, Namibia.
A Contribution to Sustainable
Urban Development?
-Problems and Alternatives-
Astrid Seckelmann
February 1997
NEPRU OCCASIONAL PAPER NO.9
". l. ~
· · -. ·-· ·~·'· " '"~'L-'-"-"...:" · · - --'~~!.~--.-J
THE NAMIBIAN ECONOMIC POLICY RESEARCH UNIT
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© Copyright 1997 by the Namibian Economic Policy Research Unit.
NEPRU occas. pap. ISSN 1026-9223
First published in 1997 by the Namibian Economic Policy Research Unit,
P.O. Box 40219 Ausspannplatz, Windhoek, Namibia
TABLE OF CQNTENTS ·
1 INTRODUCTION ................................................................................................................. 1
2 THEORETICAL AND METHODICAL BACKGROUND ........................................................ 2
2.1 SOURCES AND METHODS USED .......................................................................................... 2
2.2 LITERATURE ...................................................................................................................... 2
2.3 SUSTAINABLE URBAN DEVELOPMENT .................................................................................. 2
2.4 HOUSING AS A FACTOR OF URBAN DEVELOPMENT ............................................................. .4
3 HISTORICAL DEVELOPMENT OF WINDHOEK WITH RESPECT TO THE HOL!SING
SECTOR ................................................................................................................................ 6
3.1 GERMAN COLONIAL RULE .................................................................................................. 6
3.2 SOUTH AFRICAN MANDATE AND APARTHEID ........................................................................ 6
3.3 PERIOD OF TRANSITION ..................................................................................................... 7
3.4 INDEPENDENCE .................................................................................................................. 7
4 CURRENT HOUSING SITUATION IN WINDHOEK ............................................................ 8
4.1 SQUATTING ....................................................................................................................... 9
4.2 URBANISATION .................................................................................................................. 9
4.3 PROBLEMS ...................................................................................................................... 10
4.3.1 Lack of Shelter and Overcrowding of Existing Buildings .......................................... 11
4.3.2 Infrastructure ........................................................................................................... 11
4.3.3 Jobs ......................................................................................................................... 12
4.3.4 Transport ................................................................................................................. 12
4.3.5 Sanitary and Social Effects ...................................................................................... 12
4.3.6 Financing ................................................................................................................. 13
4.3. 7 Planning Process ..................................................................................................... 13
4.3.8 Water Supply ........................................................................................................... 14
5 LOW-INCOME HOUSING ................................................................................................. 15
5.1 PARTICIPANTS ................................................................................................................. 16
5.1.1 Households concerned: More and more active ....................................................... 17
5.1.2 The Ministry: Legal and Political Framework ........................................................... 17
5.1.3 National Housing Enterprise: Mass Housing ............................................................ 18
iv
5.1.6 Municipality: Land Development... 20
5.2 HOUSING PROJECTS ooo 21
5.2.1 Sustainability of Housing Projects ooo 23
6 PROSPECTS AND ALTERNATIVES... o.oo 27
6.1 IMPROVEMENT OF THE INCOME SITUATION ......iitiiiii ieee eee eee eee eee eee eee 27
6.2 SPECIAL SUPPORT FOR WOMEN... outta eeeeeeeeeeeeeee eee 27
6.3 CHANGE IN THE POLICY OF LAND USE .....ooiiiiii eee eee eee 28
6.4 IMPROVEMENT OF TRANSPORT FACILITIES .. iii 28
6.5 REDUCTION OF CONSTRUCTION COSTS oo. ities 29
6.6 PARTICIPATION OF HOUSEHOLDS CONCERNED ......uuiiiiiiiiiiii ieee eee eee eee eee een 30
6.7 DEVELOPMENT OF NEW FINANCIAL INSTRUMENTS ... otitis eee eee ere eee 31
0.7.1 SAVINGS ASSOCIA ONS 31
6.7.2 Mobilisation of Capital... 31
0.7.3 ReVOIVING FUNAS cee 32
6.7.4 Replacement of Interest Rate Subsidies... 33
6.8 STRENGTHENING OF THE REPAYMENT DISCIPLINE .......ouuiiiiiieeie eee eee eee ee 33
6.9 CREATING A RENTAL MARKET FOR HOUSING: ......iiiiiiiiiiiii eects 34
6.10 INVOLVEMENT OF EMPLOYERS... cout eee eee eee eee eee eee eee eee aera e ane eaens 34
6.11 STRENGTHENING OF RURAL AREAS AND SMALLER URBAN CENTRES ......coviiiiiieiiiiieeiinnnnn. 35
8.12 PROSPECTS otitis 35
5 .. 1.4 Private Sector: Risk Reluctant.. ............................................................................... 18
5.1.5 Non~~overnmenta'l Organisations: Mediator between Individuals and Developers . 19
. .6 un cipality: nd evelopment.. ............................................................................ 0
. USING JECTS ........................................................................................................
. . ustainability f ousing rojects ........................................................................... 3
SPECTS D LTERNATIVES ................................................................................ 7
. M EMENT F E N E I TI N ... ...................................................................
. ECIAL PORT R OMEN .......................................................................................
. ANGE E LICY F D SE ..........................................................................
. M EMENT F SPORT CILITI S ........................................................................
. UCTION F NSTRUCTION STS . .......................................................................... 9
. RTI I ATI N F SEHOLDS CERNED .. .. .......................................................... 0
. L PMENT F CIAL N ENTS ............................................................
6. . avings ssociations ...............................................................................................
. .2 obilisati n f apital. .............................................................................................
6. .3 evolving unds ......................................................................................................
. .4 epl ce ent f r st ate ubsidies .............................................. ..... ............
.8 GTHENING F E YMENT I I LI E .. .. .. ...................................................
. EATING NTAL ARKET R USING: ...............................................................
. 0 N ENT F PLOYERS ........................................................................................
. 1 GTHENING F RAL EAS D A LER BAN TRES ..........................
6. 2 SPECTS ..................................................................................................................
7 REFERENCES ................................................................................................................. 36
" 1 Introduction
What would happen, if all the people of Namibia lived in Windhoek? In a global comparison
Windhoek would not even then be a big city. About two million people are living in the
country now. If all of them moved to the capital, Windhoek would still have only a quarter of
the population of Greater London in Great Britain, half the population of Berlin, the German
capital, or a tenth of the population of Mexico City. But even this relative small population
would be too large for Windhoek. Already now, with only every tenth Namibian living in the
capital, it faces huge social, economic and ecological problems. The natural resources as
well as the existing urban infrastructure limit the number of households, which can find a
home and make a living in Windhoek. In spite of this, the influx of people from rural areas
and smaller urban settlements, which started with the abolition of apartheid legislation, is
still going on. Hence the questions arise, which problems emerge from this increase in
population and which strategies could help to improve the living conditions in the capital. Of
course, the development of Windhoek is dependent on the development of the whole
country, but this study will focus on the situation in the biggest city of Namibia, knowing that
there are similar problems in nearly every town in the country.
The study is aimed at investigating the housing problems as one factor of the whole urban
development. The mutual impacts of housing and urban development will be dealt with in
chapter two. The special situation of Windhoek is a consequence of its historical
development. Historical factors which had an impact on the housing issue will be specified
in chapter 3. The main part of the study, chapters 4 and 5, deals with the current housing
situation in Windhoek in the context of the whole urban development. This study is based
on a research project conducted in Windhoek and published as a Master's Thesis
(Diploma-Thesis) in 1994, which compares the successes and failures of different low-
income housing projects. It leads to some conclusions about prospects and alternatives in
this sector, which are presented in chapter 6.
The research would not have been possible without the kind assistance of various people
and parties concerned. My thanks go to all the representatives from the different housing
development institutions and organisations, who gave me information about their projects.
And thanks go to the members of the Saamstaan Co-operative and other people affected
by the lack of decent accommodation, who gave me some insight into their individual living
situation. Furthermore I want to thank the experts of the various independent institutions,
NGOs and consultant agencies as well as of the Municipality, the MRLGH and the NHE,
who gave me much background knowledge about the housing situation and the economic
and social development of Windhoek. Unfortunately it is impossible to name all the people
who contributed to the content of this study. Finally, facts, which were given under the
condition, that they would be used only in my thesis, are not mentioned in this paper.
2 Theoretjcal and Methodical Background
2.1 Sources and Methods Used
Since housing is an issue closely related to the households concerned, the methods used
should be adjusted to the individual projects and people as far as possible. As far as the
current housing situation in Windhoek is concerned therefore a qualitative approach was
preferred against the pure conventional quantitative research.
This approach is characterised mainly by it's openness towards the subject and the means
of research (Girtler 1992, p. 38). Most information was obtained through interviews with
experts from various organisations such as the MRLGH, the NHE, housing development
agencies, independent research institutions, the Municipality and consultants. In addition,
conversations with people affected by the lack of proper accommodation gave more details
about their problems and needs. Most of the interviews were conducted in an open and not
standardised form. Further information was gained out of corresponding literature and
statistics. Thus the results emerged out of a mixture of quantitative and qualitative research.
2.2 Literature
On urban development in the apartheid city plenty of literature is available from South
Africa. On low income housing, a problem not only in southern Africa but all over the world,
many literature can be found. The numerous publications reflect the local, temporal and
political background of the authors. Some of the papers can be transferred to the Namibian
situation, but there are only a few studies about the special situation in Windhoek. The
existing texts refer mainly to the historical development, the urbanisation and the living
situation in Katutura. Besides there is a lack of data on the current growth of the city. There
are no figures about the actual size of the population, the extend of the squatter settlements
or the lack of housing units. Some experts tried to estimate these numbers, but the results
differ too much to get an unequivocal impression. This reflects the difficulties which are
linked to the irregular migration to Windhoek. The census of 1991, which from most experts
was not considered as reliable at all, became obsolete anyway because of the fast changes
in the population distribution.
2.3 Sustainable Urban Development
The solution of housing problems is not a short term issue but can only be achieved through
a permanent strategy. Hence it should be part of and contribute to the sustainable
development of the entire urban system. This will be dealt with in detail further down,
beforehand the understanding and use of the term of ,sustainability" in this paper shall be
explained.
Until now the concept of sustainable development is mainly used for a region but a city, too,
is a suitable unit for it. This is less true in an ecological sense, since the urban ecosystem
cannot exist without the natural environment of the broader region, than with respect to the
economic and social factors.
2
vall. Relating to the third world it was initially defined in 1987 by the World
Commission on Environment and Development in it's Brundtland-Report as a ,,development
that meets the needs of the present without compromising the ability of future generations
to meet their own needs. ... A process of change in which exploitation of resources of
technology development, and institutional change are all in harmony and enhance both
current and future potential to meet human needs and aspirations (Brookfield 1991, p.
220). Other authors define it as a balanced and preserving development of the ecological,
political, social and economic system (Taconi/Tisdell 1993). With this perception the
concept can easily be transferred to the level of cities: Sustainable development intends to
use the resources of the city without overexploiting them.
To illustrate the meaning of sustainable development a negative example shall be used:
The boom-like growth of a city is often linked to an equally radical decline of it later. An
urban development, which is pushed by a single force such as a special branch of industry
or - as it is often the case in developing countries - by financial development aid, can fast
became a blossoming centre. Jobs will be created, there will be a high flow of capital and
investments in flats and houses, new shops will spring up, and the city will become the
centre of attraction for people from poorer regions. But it becomes problematic as soon as
the fundament of this growth has to face a crisis, for instance, if the industry loses it's
market or the production will be transferred to another region. Or the natural resources, on
which the industry is based, will be exhausted. Or if the financial aid from foreign donors
was sufficient only to create a boom in a small city, but is not enough to keep the growing
centre alive. If the flow of capital absolutely or at least relative to the number of inhabitants
decreases, the prosperity declines and new low-income-, respectively no-income-groups
evolve. The resources have to be shared by more inhabitants than before and the ground is
prepared for an ecological, economic and social disaster.
Exactly this shall be avoided by sustainable development. It does not aim at a ,short term
stability caused by the increase of the GDP" (Bbétzow 1994, p.50), but wants to use the
resources of the city in a lasting way - to an extend and in a period of time, in which they
can be renewed. Regarding housing projects this relates mainly to finances, building
material and human labour. In the special situation of Windhoek water is another limiting
factor which has to be used very carefully. But even the economic behaviour has to be
adjusted to sustainability: The concentration on one economic sector should be only a
temporary solution until further industry, trade or services are established. The profits have
to be channelled into alternative, future-oriented branches. Sustainability does not mean a
state but a permanent movement and development. But it should not be confused with
permanent growth. Sustainability means using the existing possibilities while renewing them
at the same time. In Germany the term was first used in forestry, meaning that only as much
trees were allowed to be cut as could grow again in the adequate time (Hottes 1989, p.1).
Consequently sustainability expresses the conservation of a state, of the standard of living.
To raise the standard an external impulse may be necessary. But if this is used sustainable,
it can be transformed from a short-term measure into a lasting improvement.
Originally used for ecological issues only, the term nowadays comprises other aspects of
development as w~l elati g i orld as iti l fi d 87 y orld
o mission nvi ent d evel ent r dtl d- eport s "develo ent
t ets eds f r sent it out promising bility f t r nerati ns
et eir n eds. . r e s f nge hich ploit ti n f urces f
ol gy vel pment, d ti t al nge r l r ony d ance th
rr nt d r otential et an eds d pirati ns" r okfield 91, .
0). ther t ors fi e s l ced d r servi g el ent f ological,
oliti al, cial d nomic t coni/Tisdell 93). ith i rception
ncept n asily e ra f rr d el f i s: ustainable vel ent s
e urces f it it out erexploiti g .
o llu t eaning f st i able vel ent gative ple all ed:
he om-like r th f it ft n in d ually ical cli e f t r. n
r n vel pment, hich _d y i le e ch s ecial r ch f stry
r s ft n se veloping untri s y in cial vel ent i , n st
e l ing ntre. bs ill ted, re ill i h o f pital d
n t ents t d uses, ps ill ri g , d it ill e
ntre f t ti n r ople ro orer i ns. ut es l atic s on s
u ent f i r th s e ri i , r ce, stry s
arket r r uction ill e r f rr d other i n. r tural urces,
hich stry sed, ill austed. r in cial i r i n nors
as fi i nt ly ate all it , ut ot ugh p r ing
ntre li . f pital solutely r t st l ti ber f n bit nts
creases, r sperity cli es d o -i e-, ectively - n e-groups
olve. he urces ve e ared y ore n bit nts n fore d r nd
ared r ological, nomic d cial i ster.
xactly i all oi ed y st i able vel pment. es ot i t ort
t bility sed y n se f DP" o 94, .SO), ut ants e
urces f it ti g ay t nd d ri d f i e, hich y
n ed. egarding using r j cts i l t s ainly in ces, il i g
aterial d an our. ecial i ti n f indhoek ater other i it
tor hich s e ed ry refully. ut en nomic haviour s
j st d stainability: he ncentration e nomic ctor ould nly
porary l ti n ntil rt er ustry, e r rvi es r t bli ed. e rofits ve
nelled t l r ative, - ri t d ches. ustainability es ot ean
t te ut r anent ovement d vel pment. ut ould ot f sed it
r anent r th. ustainability eans i g xi ti g sib liti s hile ing
t e i e. er any as t ed stry, eaning at nly s uch
s ere l o d t s uld r ain equate i e o t s 89, . ).
onsequently stainability r sses servation f t te, f ard f iv .
o i ard xt rnal pulse ay ce sary. ut i ed stai able,
n ra ed ro ort-t r easure t ti g m ent.
3
2.4 Housil'lfJ as a Fact<i)r of Urban Development
Housing represents a part of the urban system which is influenced by almost all other
sectors and which itself influences the entire development.
As an output-factor it reflects the social and economic level of the city. It depends on the
factors which create the framework: the financing depends on the income-situation; the
standard and finishing of a building corresponds to the technical capabilities of the local
construction sector; the individual design is an expression of the socio-economic and
cultural background of the inhabitants; the quality of a site is judged according to its
distance from working and education facilities, shops, transport, recreation centres and
parks; the size of subsidies and the kind of land use are determined by the legal and
political institutions. The housing sector represents a cross-section of all functions of the
individual life and of the life of the city. The housing situation of an urban settlement gives
information about the economic, social and political factor~ which determinate it. A
comparison between the high- and the low-income residential areas allows the observer to
assess the gap between the poor and the wealthy people of this city. The job- and income
situation can be derived from the number of obvious poor dwellings. The importance which
is given to a residential area by the Municipality can be derived from the infrastructure there.
Usually most buildings outside the CBD are residential buildings and create the town
scape.
As an input-factor, housing contributes - according to its state - to the improvement or the
deterioration of the urban situation. A decent housing situation offers advantages not only
to the individual household but to the entire society. This applies not only to the construction
sector itself, but also to the related industries such as electric companies, furnishers,
nurseries etc. The World Bank estimates that the multiplication effect of an investment into
housing is as high as four. Jobs are also created through land development and the
establishment of infrastructure. E.g., the third phase of road tarring in Katutura created 120
jobs for at least 15 months (Allgemeine Zeitung, 15.9.1994). Furthermore investments into
real estate offer a chance to accumulate capital and provide for old age. For low-income
groups some additional profit is often gained through subletting of rooms. Other parts of a
house and a plot can also be used for commercial purposes and contribute to an increase
of income.
The improvement of housing conditions contributes to the social situation and general well-
being of the people concerned and therefore stabilises the urban system. The connection is
not as obvious as with health-care and education, but as Libertine Amathila, the Minister of
Housing in Namibia, says: ,Any person must sleep soundly in order to perform effectively. A
child needs a good night's rest and facility to study in order to progress in school. Workers
need night rest in order to perform, and the economy of a country depends on its work-
force. How can a person perform, if he is sharing one room with six other people? How can
a school child perform, if it has to share a space with three or five other children? Thus,
contrary to resistance of donors in supporting housing as a development aid, I feel aid to
only health or education, leaving out housing, is like standing with an injection of penicillin to
cure an infection without, in the first place, preventing that infection from occurring. No
matter, how much money is given to health and education - problems will continue as long
4
as people' go back to unsanitary, overcrowded and poor housing." (Amathila 1991, p. 75) But
not only health,· " education and work productivity can be increased by housing
improvements. In addition violence and juvenile crime declines and the political stability
grows. Security of tenure leads to consolidation of social relations and augments the
interest in and the commitment to a positive development of the city.
3 HistoriCfll Development of Windhoek with Respect to the Housing
Sector
Windhoek today lies almost in the middle of Namibia, about 1700 m high in the central
highlands. The city is placed in a basin which is surrounded by the Onyati mountains in the
north, the Auas mountains in the south and east, and the Khomas Hochland in the west.
The region is characterised by an arid climate, but in the Windhoek basin there are some
hot springs with permanently flowing water. Probably for this reason, human activities in this
location are 5000 years old. Successively various African ethnic groups lived here. But
these non permanent settlements of the pre-colonial era have no relevance to the actual
housing situation in Windhoek. Hence, only the time since the beginning of German
colonisation will be studied further.
3.1 German Colonial Rule
Prior to 1890 some missionaries were in the area of today's Windhoek, but then the
German military troops arrived and with them, the first settlers. The German colonial rule
began. It lasted only 25 years but it influences the city even today. Melber referred to it as
,three decades of German profundity, which created the pillars of the apartheid society"
(Melber, p.401, translation A.S.) From the beginning the Germans practised a policy of
segregated residential areas for people of different colours. The Africans were forced to live
in small and less desirable parts of the town, called ,,ocations". In 1908 the living of
Europeans and non-Europeans side by side was prohibited by law (Hubrich/Melber 1977,
p.58) and Africans lost the right to possess real estate (Simon 1991, p.176). The Germans
preferred to settle on the hillside in the east of Windhoek, today's "Klein Windhoek" ,
whereas the ,Main Location" for the non-white community was established in 1912 as far
away as possible in the west of the city.
3.2 South African Mandate and Apartheid
1915, during the first world war, Germany lost the territory to the Union of South Africa. In
1919 the United Nations transferred the administration of the then "South West Africa" to
South Africa as a C-Mandate. South Africa implemented its own apartheid policy in the
country. Windhoek was developed almost as a model apartheid-city. The foundation for the
segregation in the urban areas was a group of laws which was expanded gradually during
the next decades. The main elements were the establishment of segregated residential
areas, influx control, pass laws and the prohibition of land purchase by Africans and
Coloureds. The provision of houses for the black community was given into the
responsibility of the municipalities.
The Windhoek Municipality had to find a solution to accommodate the increasing black
population. The living conditions in the main location were bad: on average 19 persons
shared a water tap, and 67 persons a latrine (Simon 1988, p.248). But instead of upgrading
and expanding this settlement, the town planners decided to build a new township,
Katutura, far in the north of the city. It was finished in 1959 and the houses were to be
rented to the inhabitants of the main location. But the black community objected to being
transferred, although the infrastructure would be better in Katutura. But there they would be
6
Jf the larger distance, and the existing social network would be totally
destroyed. Uprisings sprang up and in the course of a peaceful demonstration eleven
people were shot by police forces in 1959. After these events the majority of the population
agreed to move and the relocation took place step by step during the following years. The
main location was finally closed in 1968. Until then 3931 houses were erected in Katutura,
each consisting of four rooms and an external toilet. In addition, 3100 beds were provided In
the Single Quarters and 3600 beds in an Ovambo hostel (Simon 1983). But the enforced
segregation in Windhoek went beyond the tripartition of Whites, Blacks and Coloureds.
Within Katutura the various ethnic groups were assigned to different areas and their houses
were marked by letters on the door.
3.3 Period of Transition
In the 1970s the South African Government came under pressure, at first from the UN,
which withdrew the mandate from the Republic in 1971, and then from the civil war in
northern Namibia, where the SWAPO fought against the illegal occupation by the South
African Defence Force. In 1974 a constituent assembly was established in order to transfer
the mandated territory into an independent nation. First elections took place in 1978 without
participation of the SWAPO, which represented the majority of the population.
Nevertheless, in 1977 the abolishment of the apartheid legislation began . Consequently,
especially with the end of the influx control, the rural-urban migration set in. Between 1970
and 1991 the population of Katutura increased from 25 000 to 90 000. Accordingly, the
demand for decent shelter grew. In 1978 the rental system was abolished and the
inhabitants got the opportunity to buy houses. In the same year the National Building and
Investment Corporation (nowadays ,National Housing Enterprise) was founded and began
with the construction of low-income houses. Between 1970 and 1980, in six areas in and
around Katutura, houses were provided, and between 1980 and 1990 two new areas were
opened up: Wanaheda and Hakahana. The last one became the new home of the residents
of the Ovambo hostel, which was closed and destroyed in 1987 (Britz 1987, p.2).
3.4 Independence
In 1990 Namibia became independent. In the first free elections SWAPO gained the
absolute majority and has formed the government ever since. The new constitution deals
with the question of mobility: it guarantees the freedom to move and settle in every part of
the country to all Namibians, notwithstanding their race, religion, gender or the colour of
their skin.
The housing problem was transferred to the new Ministry for Regional and Local
Government and Housing under the leadership of Libertine Amathila. The responsibility for
the development of land is still in the hands of the municipality. Since 1990 two new
residential areas for low-income groups were developed in Windhoek: Okuryangava in the
north and Goreangab in the west of Katutura.
tenants instead of owners of the houses, the transport to and from the city would become a
problem because· ~ er' i ce, d xi ti g cial t ork ould t ly
str yed. prisi gs r ng p d urse f aceful onstration l n
ople ere ot y li e s 59. fter se ents ajority f pulati n
r ed ove d l ati n k l e t p y t p ri g lo i g ars. he
ain ti n as ly l d 68. ntil n 31 uses ere r ct d atutura,
ch nsisti g f ur s d t rnal il t. diti n, 00 ds ere r i d i
i gle uarters d 00 ds va bo stel i on 83). ut f r ed
regation indhoek ent yond rti f hites, l cks d ol ureds.
ithin atutura ri us t nic r ps ere si ed i r nt r as d eir uses
ere arked y t rs n or.
.3 eri d f r nsiti n
70s outh fri n overnment e der r ssure, t t ro N,
hich i r andate ro epublic 71, d n r i il ar
rt ern amibia, here APO ght ainst lle al cupation y outh
fri n ef nce orce. 74 nstit ent bly as t bli d r er sfer
andated rri ry t n ndent ti n. irst l cti s k l e 78 it out
rti i ti n f e APO, hich nted ajority f pulation.
everthele s, 77 oli ent f artheid i l ti n gan onsequently,
pecially it d f fl x ntrol, l n igrati n t . t een 70
d 91 pulation f atutura n ed ro 0 0. cordingly,
and r cent elter r . 78 tal t as oli ed d
n bit nts ot portunity y uses. e ar " ati nal uil i g d
n t ent orporation" adays ati nal ousing nterprise") as ed d gan
it nstructi n f o - n e uses. t een 70 d 80, i r as d
r nd atutura, uses ere r vi ed, d t een 80 d 90 o r as ere
ned : anaheda d akahana. e t e e e f i nts
f va bo stel, hich as l d d str yed 87 ritz 87, . ).
. n dence
90 amibia e n endent. t l ti s APO i ed
solute ajority d s ed r ent ver i e. e nstit ti n als
it esti n f obility: arantees ree ove d tl ery art f
untry l amibians, t it t nding eir e, l i n, nder r l ur f
eir i .
he using l as r f rr d inistry r egional d cal
overnment d ousing der e ership f i rti e athila. he ponsibility r
vel ent f d ti l nds f un cipality. i ce 90 o
i ential r as r o - n e r ps ere vel ped indhoek: kuryangava
rth d or angab est f at t r .
7
4 Current,Housing Situation in Windhoek
The prevailing housing conditions in Windhoek are characterised by extremes: on the one
hand there are luxury residential areas with a very low density. In Ludwigsdori, for instance,
the plots need to have in minimum size of 900 m2 . On average a household there consists
of three people, living in a large one-family house. Often such a house is supplemented by
small buildings for domestic servants and by garages. The infrastructure in these parts of
the town is well developed. Roads are tarred and illuminated. Water pipes and electricity
lines lie under the surface and do not affect the scenery. Shopping centres are not always
within walking distance, but within easy reach by car. They offer a broad range of goods
beyond the daily need and at prices, which are not higher than those in the city. Little public
transport exists in the low density residential areas. The few busses, which run in the
morning and in the afternoon, are mainly used by domestic workers. They don't offer
transport to the city, but only to the residential areas of the workers.
On the other hand there are squatter settlements without decent shelter at all, or small
overcrowded houses in insufficiently developed areas. As far as plots are marked out, they
have at the most 300 m2 . The small houses and shacks don't have sanitary facilities, water
taps, sewerage or electricity. The average household size in Katutura is seven persons, but
this figure includes the less crowded lower middle income areas in the township as well.
Thus, it must be higher in the poorest quarters. In large parts of and in the squatter
settlements around Katutura there are no tarred roads, no street lightning, no shopping and
no working facilities of the formal sector. Busses run only on the bigger streets, taxis only in
the orderly residential blocks. They go to the remote areas only for a surcharge. The
number of squatters was estimated by the municipality in 1994 to be 16 000, but at the
same time a study by the French NGO C.R.I.A.A. assumed it to be about 30 000
(Graefe/Peroux 1994, p.1).
Between these extremes there are various levels. Suiderhof and Hochlandpark e.g., belong
to the low density areas, but the size of the plots is smaller than in Ludwigsdori. Windhoek
West represents a middle class residential area. At the fringe of the city some bigger
apartment buildings can be found and lately terrace houses have been built in some
quarters. In Khomasdal there are - as in Luxury Hill in Katutura - bigger houses than in the
rest of Katutura, but in comparison with the residential areas in central Windhoek the
disadvantage of the peripheral location still remains. In the younger parts of Katutura, such
as Wanaheda or Hakahana, the standards of the houses are not as bad as in the old
township. The sanitary facilities are integrated into the houses, and these are connected to
water pipes, sewerage and electricity. But only a few streets are tarred. The old core of
Katutura has offers very poor living conditions. Meanwhile the houses are 30 years old and
urgently need some renovating. As a result of the natural increase of the families during
these three decades as well as the accommodation of friends and relatives from the rural
areas the buildings are overcrowded. Since the end of apartheid all houses became
transferred into private property of the inhabitants. Since 1989 all new homes were sold
instead of being rented.
4.1 Squatting
Even in the squatter areas, characterised by self-built shacks, one finds different standards
in the provision of infrastructure. On the one hand there are ,site-and-service areas". They
were established by the municipality to provide those households, which were forced to
settle at the periphery of the capital, with a minimum standard. Plots were divided up, public
water taps and communal toilets installed, and roads rolled out. The occupants have to pay
a small fee to the municipality. But meanwhile the number of squatters exceeds the number
of plots available in the site-and-service areas. The newly arriving families and those, who
can not even afford the small fee for the developed sites, have to live far away from every
infrastructure. A new measure of the municipality is the establishment of ,reception areas".
They follow the same idea as the site-and-service project, but people shall live their only for
a transition period. After having found a job they shall be integrated into the formal housing
sector, so that their sites can be given to new immigrants. But the migration is too fast and
for the people arriving the chances to find a regular income are too low as to make this idea
a success. Still there are many of people without access to a basic infrastructure.
4.2 Urbanisation
Urbanisation is the process with the strongest impact on the living situation of the lower
income group in Windhoek. Urbanisation means the migration of people from the rural to
the urban areas without a significant counter movement. It began in Namibia slowly, after
the abolition of the apartheid laws in 1977, and became immense in the last years before
independence. Since then there has been a high and steady influx into the cities. The
smaller urban centres receive migrants as well as the capital, but often they are used only
as an intermediate stage on the way to Windhoek. The main push factors in the villages are
" the war in the north of the country - it ended in 1990, but its consequences still influence
life in Ovamboland;
" severe droughts in the 1980s and again in 1992, which destroyed the sources of income
of many households in the longer term;
" the insufficient methods of agriculture;
" a weak trade infrastructure;
" the decline of regional economic branches in the south and west (breeding of karakul
sheep, mining).
The most important pull factor in the cities is the search for a job. Windhoek plays a major
role for income improvement, not only because it offers a broader range of employment
opportunities, but also because the wages are higher than in smaller towns. The average
income in Katutura is four times as high as in peripheral areas, and five times as high as in
rural Ovamboland (World Bank 1992, p.5). Furthermore, social factors attract people to the
cities. The urban life offers better education and health care facilities, more social events,
and finally a larger choice of entertainment opportunities. The expected housing situation
has an influence on the migrants, too. An estimated 10% leave their home on the
expectation to find proper accommodation in Windhoek. In addition, the negligent calling in
of payments in arrears has created the impression that the government provides houses
free of charge in the capital.
9
Meanwhile a third of the Namibian population lives in cities, and again a third of these live in
Windhoek. T"e population of the capital was estimated at the end of 1994 to be between
160,000 and 200,000 (City Engineer's Department 1994). The urban growth rate is
estimated at 4.5% according to the National Housing Policy, while other experts assume it
to be 7% in the centres, and in the peripheral areas even 11%, between 1990 and 2000.
The population growth in rural areas is estimated to be only 3% (MRLGH 1991, p.1). Most
of the migrants are in of working age. In Katutura the share of persons between 15 and 54
years old is about 64% higher than in rural Ovamboland. In rural Ovamboland the share of
children and seniors is about 60% higher than in Katutura (World Bank 1992, p.2). In the
squatter areas in Windhoek more than two thirds of the heads of household are under 40
years old (Graefe/Peroux 1994, p.20).
New immigrants to Windhoek have six housing options:
1. Building or buying a house. This is usually the most expensive alternative - at least in the
short term. It requires a loan. Even self-building a home demands the purchase of the
material, which, in turn, requires a stable financial base and some technical and
craftsman's skills.
2. Lodging in the house of strangers. Households with a higher income can move into one
of the new rental apartments in central Windhoek. But members of the low income group
depend on rooms in Katutura, where no regular rental market exists. They become
victims of usury and don't have security of housing. Hence, the fluctuation is high.
3. Rooms provided by the employer. This alternative, which always was problematic
because it was tied to a certain job, is losing importance. Companies usually don't
provide housing for their workers any more. Information about the number and conditions
of sleep-in jobs is lacking. Some domestic workers still live on the erven of their
employers, but there are no studies about their situation. An increasing number of such
rooms or flats are transformed into formal rental units. Obviously this type of housing is
losing importance, too. Anyway, because of the housing being tied to the job it is rather
unlikely that many new immigrants to Windhoek have access to such a room.
4. Staying with relatives or friends. As far as immigrants have acquaintances in Windhoek,
they will live there first. This led already to an overcrowding of many houses in Katutura.
Usually, the new inhabitants initially don't have to pay rent. But if the owners of the
house need the room themselves, the lodgers have to leave - which again leads to a
high fluctuation.
5. Reception areas. As explained above, this kind of site-and-service is meant to be only a
transitional solution for the immigrants.
6. Squatting. This is the most problematic form of settlement, because the unhealthy living
conditions raise a lot of social, economic, ecological and medical problems.
4.3 Problems
The main problem in the actual housing situation of low income groups in Windhoek is the
lack of decent shelter. Also significant are the poor infrastructure in the high density areas
and the resulting sanitary and social consequences. For the households concerned,
10
financing 'is the main obstacle in obtaining reasonable shelter. The problems are in
particular:
4.3.1 Lack of Shelter and Overcrowding of Existing Buildings
Different sources estimate the demand for housing units to be 10,000 in 1994. The
construction of 10,000 new houses would increase the existing stock by 40% (City
Engineer's Department 1994). This figure illustrates the immense size of the task. At the
moment the density of occupancy is reciprocal to the size of the buildings. While the
average household in Klein Windhoek consists of three persons, in Katutura on average
seven persons have to share one housing unit. The poorer a household and the smaller the
building is, the more people are living there.
4.3.2 Infrastructure
The poorer the residential areas are, the worse is their infrastructure: In the whole of
Katutura only the main roads are tarred. In the areas without solid house construction
(reception areas, site-and-service areas) there are no street lights and no individual water or
sewerage connections. The communal sanitary facilities are usually in bad hygienic
conditions and causing permanent complaints from the users. The shopping facilities in
Katutura are far below the level of other parts of Windhoek. The supply of goods in the
supermarkets is poor and comprises only items for daily, but not for periodic needs. The
prices are higher than in the city. Some goods meeting periodic needs, mainly shoes and
pants, can be found on the daily open market, which developed next to the Single Quarters.
Beyond that, meat, cooked meals and fire wood are offered there for sale. The municipality
supported this trade by installing roofs to enable the storekeepers to sell even in bad
weather. The construction of a second market place similar to this one was begun in
Soweto in 1994. Many hawkers supplement the informal business sector. They sell mainly
apples and bananas, roasted chicken or self-made pastries. In the squatter settlements one
also finds some cuca shops. Shebeens can be found all over Katutura. The little shops and
street traders offer their customers the advantage of proximity to their homes and
independence of closing times. Still, many inhabitants of Katutura decide to shop in the
CBD or other parts of the town, where the prices are lower and the choice is larger -
although it requires a higher investment in transport and time. The situation concerning
services and administration is similar. The supply with schools is not bad, but the university
is exactly at the other end of the city and the transportation offered is insufficient. At the
southern entrance to Katutura, the largest hospital of Windhoek is located, but beyond that
there are only few offices and no surgeries, lawyers, notaries, insurance companies etc. in
Katutura. Some institutions and organisations, which seek proximity to the people,
established a branch there, e.g. the National Housing Enterprise, the MRLGH and that
municipal department, which is responsible for the administration and purchase of erven.
The Council of Churches of Namibia even set up its head office in the township. But largely
the inhabitants of Katutura are still depend on the facilities in the city centre. The only
exceptions are night clubs. The largest discotheques of Windhoek are located in Katutura
and so are some informal clubs which offer dance floors, food and drinks. In addition there
are numerous shebeens, the bars of which serve as meeting-place for many people
seeking entertainment.
ll
4.3.3 Jobs
The unemployment rate in Namibia is estimated to be 25% to 30%, within the sector of
formal work. It might be higher in Katutura. Windhoek provides more than 40% of the formal
employment opportunities of the country, although only 10% of the population live in the
capital, but even this situation does not satisfy the continuously growing demand. Most of
the formal jobs can be found in the industrial areas or in the CBD. Furthermore many of the
inhabitants of Katutura are employed as domestic workers or gardeners in the upper class
residential areas, as guards for private security services, they drive taxis or sell
newspapers. The main problem for the employees in these jobs is the transport to and from
their working place. In Katutura itself there are more informal than formal jobs: hawkers,
hairdressers, beer brewers, small construction groups, shebeen and cuca shop owners,
needle-women, unregistered taxi drivers etc. Wages are low in all of the afore-mentioned
jobs, but there are further problems: the lack of a social security system including
unemployment and health insurance and pension contributions, and especially in the
informal sector the uncertainty about the permanence of the job. Incomes differ not only
from week to week, but often from day to day. In general the unemployment figures are not
very meaningful, since they are based on the formal work sector which contributes only
partly to the job situation. Data on earnings would be more informative, but it is difficult to
get reliable data on the monthly disposable household income.
4.3.4 Transport
Because of the peripheral location of Katutura, transport is one of the major problems for its
inhabitants. Only few households own a car, and bicycles are not widely used. The most
common means of transport are taxis, but they run mainly at the beginning and at the end
of the working day. During the day, in the evenings or at the weekends it can often be a
problem to find a taxi. Besides, they serve only Katutura, Khomasdal and the city centre.
There are no taxi connections to the other parts of Windhoek. The few buses, which run
also between Katutura and the southern or eastern parts, are mainly used for the transport
of the domestic servants in the mornings and in the evenings. They are more expensive
than the taxis. Some companies provide transportation for their employees by using
company owned buses. For the inhabitants of Katutura the main transport problems are the
high expense of time and money and for the many persons having to walk long distances,
even of energy. During the dry season the windy weather sometimes causes a sandstorm-
like situation on the untarred roads, whereas in summertime the rain turns the roads into
mud and puddles, and the heat enforces a very slow walking pace on the pedestrians.
4.3.5 Sanitary and Social Effects
The living conditions in low income areas are characterised by poverty, not weather-
resistant shacks, insufficient water provision, un-hygienic sanitary facilities, the lack of
greenbelts and recreation opportunities, and the dusty streets. The mortality of children runs
at 161 per 1000 in Katutura, to be compared with 21 per 1000 in central Windhoek (Garnier
1986 a, p. 53). Even the adults suffer of far more diseases than the people in other parts of
the city. There are many psychological problems, and in addition most of the traffic
accidents occur under the bad conditions of the streets in Katutura.
12
One socia1 result i.s the increasing violence and juvenile crime. Another problem is the lack
of permanent sheller, which forces the people to move often. As a result there are no
permanent social relations, and the people do not identify with their place of living. Hence,
the interest in and the commitment to a positive development of the city is low.
4.3.6 Financing
The housing policy of the Namibian government aims more at creating homes owned than
at houses rented by low income people. But members of this group do not have the
necessary minimum means to obtain a loan from an official financing institute. Commercial
banks and even the building societies grant loans only from an amount of N$40,000
upwards. The poorer households, however, need much less money to build or buy a
house. The price for a simple house ranges according to the various developers between
N$10,000 and 50,000. Often a loan could be even lower to cover the purchase of a plot or
building material. Thus, the main problem js the lack of appropriate small loans. Another
difficulty are the terms of a loan: Larger financial institutions usually demand deposits of at
least 10%, mostly 20%, and the interest is linked to the market rate. Low income groups
cannot meet these requirements. But even the projects which offer affordable conditions
and small mortgage credits suffer from serious problems with the repayments. The high
arrears prevent the development of revolving funds and thus the pursuit of further projects,
and hinder the private market in entering the low income sector. But to grant loans, money
must be mobilised. For some experts this is the main problem in the financing debate.
Those institutions, which could allocate money into the housing market, e.g. pension funds
and insurance companies, invested in the past mainly in South Africa. But since June 1995
insurance companies must invest at least 35% of their newly gained capital in Namibia
(lnternationales Afrikaforum 1995). It remains to be seen whether this will in the long run
effect the low income housing market.
4.3.7 Planning Process
Often criticised by representatives of all institutions, and by the people concerned, is the
lack of co-operation between the different parties involved. The planning and realisation of
housing projects missed several times the actual needs of the residents, for instance the
resettlement of squatters or the construction of NHE-houses (Andima 1992, Merrington
1990). The participation, required in the town planning process, is not very intense, either.
The designation of every area for a certain use has to be published in the local newspaper
in order to give everyone the chance to appeal. But this procedure requires a high level of
education, familiarity with the planning system and access to as well as reading of the daily
newspaper. These demands are usually not met by members of the lowest income groups.
Further planning problems are:
" the inappropriate land use (the areas, which are more expensive to be developed, are
used for low income housing);
" too costly building standards;
" the minimal use of local building material.
13
4.3.S Water. Supply
The water for'Windhoek is supplied by three dams, 46 municipal boreholes an the recycling
of water in a plant at Goreangab dam. All together the city has 21 million kl per year at its
disposal. But the consumption will soon exceed this quantity. According to assumptions of
the municipality the water supply will only last until 1997, assuming a continuing growth of
the city - inspite of the extension and reconstruction of the plant at the Goreangab dam.
Even if the increase in consumption could be lowered to 5% of the current demand, the
supply will last only until 2003. To bring more water into the capital, e.g. from the
Okavango, is estimated by the municipality to cost about N$2,400 million (Municipality
Windhoek No 31).
Low-Income Housing:
There is no unambiguous definition of , low-income housing. The prices of the developers,
who claim to build for low-income groups, ranged in 1994 between N$8,000 and N$80,000.
As wide is the gap between the monthly income demanded for the participation in one of
these projects. Some developers, such as the NHE, use the Primary Household
Subsistence Level (PHSL) as a standard. It is defined as a basket of goods, which enables
a family of four to survive at a minimum level. It contains food, clothes, fuel, light, washing-
and cleaning utilities. Expenses for rent and transport are not included. They are part of the
Household Subsistence Level (HSL). Approximately 60% of the urban households in
Namibia have an income below the PHSL. Other developers define the limit of poverty on
their own, e.g. the MRLGH in its National Housing Policy. According to this document a low-
income household is ,a household whose total income is at or below a level which is
needed to secure un-subsidised housing through normal market delivery and financing
systems (MRLGH 1991, p.44). Such a household is recognised in the National Housing
Policy ,as a disadvantaged household and, as such, is entitled to special subsidies or
assistance through the public housing programme. The maximum monthly income to
participate in this program is fixed at N$1250. According to this definition and to an estimate
of the income distribution in cities in 1993 of the National Planning Commission, 62.2% of
the urban population belong to the low-income sector (National Planning Commission 1994,
p.11 and 12). But not all developers define low-income housing by monthly earnings.
Private developers use the price of a finished building as a measure.
Table 1: Potential housing investments of the Windhoek population
(according to statements of private entrepreneurs in 1994)
Standard of Percentage of the total population of
housing Windhoek
Higher 5%
Middle 35%
Lower 60%
Houses up to N$80,000 belong to the low-income sector and of these in turn about 60% of
the households belong to this market segment. According to an expert from the construction
sector, within this group 20% can afford a house between N$40,000 and N$80,000, 20%
can afford a house between N$10,000 and 40,000 and 60% depend on housing units
below N$10,000. Only 5% of the Windhoek population are able to purchase a building in
the higher price range.
15
5 l ·~ ousing·
here biguous efi iti n f l -i e using". he ri s f velopers,
ho l i uil r o - n e r ups, ed 94 t een $8,0 0 d $80, 0.
s i e p t een onthly n e anded r rti i ti n e f
se r j cts. e velopers, ch s E, e ri ary ousehold
ubsist nce vel SL) s dard. fi d s sket f ods, hich ables
ily f r rvi e t i i el. ntains d, l t es, el, i t, ashing-
d l ni g til . xpenses r nt d sport r ot n ed. ey r art f
ousehold ubsist nce vel SL). pproxi ately f r n seholds
amibia ve n e l SL. ther velopers fi e i it f verty
eir n, . . LGH ati nal ousing olicy. ccording i ent -
n e usehold usehold hose t l n e t r l el hich
ded cure - ubsidised using h r al arket li ry d in ci g
t s" L H 91, . 4). uch usehold nised ati nal ousing
oli y s i nt ged usehold d, s ch, ntitl d ecial bsidies r
si t ce h blic using me". e axi u onthly n e
rti i te i r x t $1250. ccording i efi iti n d ti ate
f n e i t ti n i 93 f ati nal l ning o mission, . f
r an pulati n l ng o - n e ctor ati nal l ning o mission 94,
. d 2). ut ot l velopers fi e o - n e using y onthly rni gs.
ri te velopers e ri e f inis d il i g s easure.
ble : otential using n t ents f i dhoek pulati n
rdi g ents f ri te t r neurs 94)
t dard f r entage f e tal pulati n f
using i dhoek
i her
iddle
er
ouses $80,0 0 l ng o - n e ctor d f se r out f
useholds l ng i arket ent. ccording pert r nstructi n
ctor, it in i r up n ff rd use t een $40,0 0 d $80, 0,
n ff rd use t een $10,0 0 d , 00 d end using nits
l $10, 0. nly f indhoek pulati n r le r ase il i g
i er ri ge.
' " Table 2: Potential housing investments in the /ow-income sector
(according to statements of private entrepreneurs in 1994)
Costs of a house Percentage of the lower-income groups
(N$)
< 10,000 60%
10,000-40,000 20%
40,000- 80,000 20%
Frayne sees the financial situation among the low-income groups as even worse. According
to his figures the poorest 60% can't even afford a house above N$3,000 (Frayne 1992,
p.131).
The various estimates about the income distribution notwithstanding, all parties concerned
agree that more than half of the urban population need special housing offers. These are
characterised by their low prices. The cost-reduction to the beneficiaries can be achieved in
two ways:
1. Through subsidies either from the Namibian national budget or from foreign donors. The
foreign subsidies can be given by governments as well as by non-governmental
organisations. Often an NGO acts as mediator between the donor country and the
Namibian housing sector.
2. Through actual cost reduction
" by lowering the standards of housing and infrastructure
" by using cheaper material and labour.
The municipality defines low-income areas as residential areas with little municipal
infrastructure and with small houses and erven.
The following definition of low-income housing is based on these different perceptions:
Low-income housing projects provide shelter for those households, which cannot afford to
buy or build in the free market shelter according to their minimal needs. The standards are
reduced to the most indispensable necessities and can later be upgraded by the
inhabitants.
5.1 Participants
Besides the individual households public and private institutions are involved in producing
and improving dwellings in Windhoek. The participants belong to mainly seven groups:
concerned households, the MRLGH, the NHE, private developers, regional, national and
international NGOs, local CBOs, and the municipality.
16
5.1.1 Households,concerned: 'More and more active
At least 10,000 households are affected by the lack of shelter in Windhoek. They actively
try to procure a temporary place to live for themselves - either by the construction of self-
built dwellings or by lodging with friends or relatives. Additionally there are many
households in Katutura whose houses urgently need some upgrading.
Usually a family establishes a household, but another group or a single person may do so
as well. To obtain housing the members of a household have to create the financial basis
for raising a loan. As far as possible they have to mobilise their savings and to try to get at
least one regular monthly income. Often more than one person contributes to the income of
the household. They have to get in contact with one of the developers of low-income
housing and they will be involved into planning and construction according to the strategy of
the respective agency. Thanks to the increasing awareness of the needs of the people
concerned, they have more and more an active instead of the former passive role. Often a
few households join forces to create shelter and thus get additional support.
5.1.2 The Ministry: Legal and Political Framework
The government assigned the responsibility for housing to the Ministry for Regional and
Local Government and Housing. The main tasks this authority has to fulfil are:
" to formulate the political framework;
" to develop strategies to improve the housing conditions of the people;
" to implement a national housing programme especially catering to the low-income
groups;
" to facilitate the provision of housing to groups not catered for by the private sector;
" to assist in the upgrading of informal settlements;
to be attentive to housing complaints.
The MRLGH should to summarise its intentions in three documents: the National Housing
Policy, the National Housing Strategy and the National Housing Implementation Plan. Only
the first one was finished and passed already in 1991 and makes the MRLGH responsible
for the assistance of developing agencies and for supporting research oriented towards
understanding the nature and the extent of housing needs and demands (MRLGH 1991, p.
35 and 36).
The central goal of the government concerning the housing issue was formulated in the
National Housing Policy, too:, To make resources available and to direct their use into the
production of infrastructure and facilities so that evety Namibian will be given a fair
opportunity to acquire land with access to potable water, energy and a waste disposal
system, and to have access to acceptable shelter in a suitable location at a cost and
standard, which is affordable to the individual on the one hand, and to the countty on the
other hand." (MRLGH 1991, p.11) A sub-goal is to provide acceptable shelter for 70% of the
urban population until the year 2000 (MRLGH 1992). To realise these plans, the ministry
started to implement - as demanded in the National Housing Policy - a national housing
programme. This ,Build Together Programme" (BTP) intends to attract those households,
17
C-- - J em = - - . « vw = " _ ee, = - - - _
eerie... .2c0gnition and was honoured by the UN-Organisation Habitat, but at the
same time it is criticised by experts and the people concerned in Namibia itself.
5.1.3 National Housing Enterprise: Mass Housing
The parastatal housing developer National Housing Investment Corporation/Nasbokour"
(NBIC) was founded in 1978 to act as the agency of the government against the housing
shortage. As a semi-public body it is a non-profit organisation which has to cover its costs
only. Until 1991 it had build already 7,000 houses, and until 1993 it received subsidies by
the government in order to offer dwellings below the private market prices. In 1993 it was
renamed in National Housing Enterprise (NHE) and was restructured. Its responsibility was
laid down in the NHE-Act. The ,new" NHE is working under the motto ,helping people to
house themselves, and understands its mission as to enable disadvantaged communities
_ to provide themselves with acceptable shelter at affordable prices. The NHE aims at
working nation-wide to give all households access to loans, developed land, and technical
education. To meet the various needs and demands, which characterise its target group,
the NHE tries to let these people participate in the housing process as far as possible. The
NHE
e confines itself to that part of the population, which does not have access to the free
housing market;
e supports home ownership;
e undertakes the initiation, financing, construction, and the purchase of complete houses;
¢ strives for Joint Ventures with the private sector;
e tries to support small builders by awarding training and appropriate small contracts;
e trains local authorities in project management, community development and the design
and construction of infrastructure services;
¢ does research and gives policy advice (MRLGH 1991, p. 38 and 39).
The NHE addresses mainly households with a monthly income between N$1,250 and
N$3,000, which represent 38% of the households in need of shelter (National Development
Plan 1994, p15). In the past the NHE became the target of political attacks because of its
links to the government. Payment boycotts were used as an expression of political
discontent of the inhabitants. At the same time the work of the NHE was criticised, too. The
relation between costs and benefits was regarded as not acceptable. Today the NHE tries
to pay more attention to the actual needs of the people.
5.1.4 Private Sector: Risk Reluctant
Strictly speaking three elements form of the private sector:
1. The individual building sector: this comprises those households which participate active
In the construction process.
2. The builders of the informal sector: the informal sector becomes more and more
important with respect to providing jobs and reducing construction costs in the low-
which don't .have access to the free market. The BTP started its work in 1992, obtained
international ~e ognition d as oured y -Organisation abitat, ut t
e i e ri c s y perts d ople cerned amibia lf.
. .3 ati nal ousing nterprise: a s ousing
e rastatal using veloper , ati nal ousing t ent orporati / asbokour"
I ) as ed 78 ct s ency f ver ent ainst using
ort ge. s i-public dy n-profit r anisati n hich s ver sts
nly. ntil 91 d uil l dy , 0 uses, d ntil 93 i d bsidies y
er ent r er ff r elli gs l ri te arket ri s. 93 as
ed ,National ousing nterprise" E) d as t t red. ponsibility as
i n ,NHE-Act". he " E orking der otto l i g ople
use selves", d derst nds issi n s able i nt ged munities
r vi e selves it ceptable elter t f ble ri s. he E i s t
orking ti - ide i e ll useholds ce s s, vel ped d, d nical
ucation. o et ri s eds d ands, hich aracterise r et r up,
E t se ople rti i te using r e s s r s sible. he
E
" nfi es lf at art f pulation, hich es ot ve ce s
using arket;
" pports e nership;
" dert kes i t , in cing, nstruction, d r ase f plete uses;
" t s r int entures it ri te ctor;
" pport all il ers y arding i i g d propriate all ntracts;
" i s al thoriti s r ject anagement, munity el ent d si n
d nstructi n f t t re rvi es;
" es arch d i s oli y vice H 91, . d 9).
e E dr sses ainly seholds it onthly n e t een 1 ,250 d
$3, 0, hich r sent f seholds ed f elter ati nal evel ent
l n 94, 5). st E e r et f oliti al t ks cause f
in s vernment. y ent ycotts ere ed s re sion f oliti al
i ntent f bitants. t e i ork f E as ri c d, . e
l ti t een sts d nefits as r ed s ot ceptable. day E
y ore t ti n ctual eds f ople.
. .4 ri ate ector: i k el ctant
trictly aking e l ents f ri te ctor:
. e i i ual il i g ctor: i prises se seholds hich rti i te cti e
i nstructi n r ce s.
. e il ers f al ctor: n al ctor es ore d ore
portant it ect r vi i g s d ci g nstructi n sts o -
income' sector .. The National Housing Policy aims at supporting this sector (MRLGH
1991, p. 16)
The estate agencies, building enterprises and financial institutions of the formal sector
the formal sector is of minor importance to the low-income sector. Banks and buildings
societies grant loans only with a minimum amount of N$40,000, they demand a deposit
of 10 or 20%, and their interest rates are tied to the market. These conditions prevent the
poor from entering the free market. On the other side, exactly these large financial
institutions have enough money to grant a great number of small loans. Therefore some
low-income developers try to mobilise this capital by entering into special treaties with the
banks and building societies. A similar problem exists with the private housing agencies.
Until today the profit conscious enterprises did not regard the low-income groups as a
market, because the profit margin is rather low and the risk of default seems to be high.
But these agencies, in particular the professional construction and development
agencies, possess the necessary knowledge to carry out a project successfully,
efficiently, with low costs and fast. For these reasons the NHE promotes joint ventures
with them. The main problems, cited by formal enterprises to explain their reluctance in
the low-income sector, are: distortions in competition caused by subsidies in some
projects, lengthy bureaucratic procedures, and high administration costs in case of many
small loans.
5.1.5 Non-Governmental Organisations: Mediator between Individuals and Developers
Non-governmental organisations (NGO) represent a third sector besides the government
and the market. Usually they are not profit-orientated and work in certain development
sectors. Their financing depend on local and foreign donors. In the Namibian housing sector
local as well as foreign NGOs are active.
The local organisations defined themselves in 1994 in a conference with the National
Planning Commission as development service organisations with democratic constitutions.
They
" want to stabilise communities;
" offer services, which aim at the improvement of the economic and social justice, and
living conditions;
" work not for profit
" have a legal identity under the Namibian law (MRLGH 1994, Annex 2).
Twelve Namibian local NGOs pursue the improvement of the housing conditions. They are
called ,Community Based Organisations" and work as self-help projects to initiate and carry
out the construction of houses. The entire procedure from the beginning of the planning
through the production of the building material to the completion of the houses is done by
the members themselves. In 1992 the CBOs joined forces as the ,Namibian Housing Action
Group" (NHAG). This association seeks to promote the co-operation between the
communities, to train the technical and management skills of their members and to support
their negotiations (NHAG 1993, p.1 and 2). In most parts of Namibia the influence of the
19
Ad A J rf
_ Co-qperative®, ba'sed in Windhoek, is able to show some successes already.
In Windhoek, too, foreign NGOs, are engaged in the housing sector, but according to the
number of houses built, their contribution is rather low, but because of their relatively high
independence of governmental policy, the national budget and profit-orientation, they fill
gaps which are neglected by all the other developers. Furthermore their exceptional position
enables them to act as mediators between the professional developers, the government
and the individuals concerned.
5.1.6 Municipality: Land Development
According to the National Housing Policy the municipalities are responsible for some tasks,
which prepare and accompany the house construction:
» to provide enough land to be zoned and developed;
o to provide utility services (water, electricity, sewage and waste disposal);
» to sell the developed land to developers on an individual or bulk basis;
o to inform, motivate, consult and involve the beneficiaries in all aspects of housing project
planning and implementation;
o to set up and manage site-and-service schemes;
o» to promote and maintain the use and amenity of all buildings, spaces and equipment
constructed or installed in residential areas for the general use of the community
(MRLGH 1991, p. 37 and 38).
The Windhoek municipality regards the provision of land and infrastructure as its main task.
It does not carry out building projects on its own.
Erven Management
The local policy in Windhoek considers land as a common good and does not charge
anything for erven in high-density areas. But all costs, associated with the land
development, have to be covered by the sale. The price for municipal land includes the
following costs:
e planning;
* survey;
e administration;
e roads;
e earth works and storm water drainage;
water, sewage and electrical installations;
o street lighting and road signs (Keulder 1994, p. 4).
The purchase of erven takes place either directly between the municipality and the
interested households or indirectly via housing developers. The direct sale causes two
problems for the authorities: it causes considerably more administration work than the bulk
20
NGCls is still negligible, since they are rather young. But the first of them, the "Saamstaan
Housing ~Q erative", ' d indhoek, le e esses l dy.
indhoek, , i n Os, r aged using ctor, ut cording
ber f uses uilt, eir ntri uti n t er , ut ause f eir l ti ly i h
nd dence f vernmental oli y, ti nal dget d r fi ri tati n, y ill
ps hich r gl cted y l t er velopers. rt r ore eir ceptional siti n
ables ct s ediators t een r f ssional velopers, r ent
d i i als cerned.
. .6 unicipality: nd evel ent
ccording ati nal ousing oli y un cipaliti s r onsible r e ks,
hich r are d pany use nstruction:
" r vi e ough d ed d vel ped;
" r vi e tilit rvi es ater, l ctricity, age d aste i osal);
" ell vel ped d velopers i i ual r lk sis;
" , otivate, nsult d l e neficiaries l pects f using r j ct
l ni g d l en ation;
" t d anage ite -service es;
" ote d aintain e d enity f l il i gs, ces d ui ent
nstr cted r t l d i ential r as r neral e f munity
H 91, . 7 d 8).
he indhoek unicipality rds r vi i n f d d t t re s ain k.
es ot ry ut il i g r j cts n.
r en anagement
he al li y indhoek nsiders s on od d es ot arge
ythi g r r n i - ensity r as. ut l sts, sociated it d
vel pment, ve vered y le. he ri r unicipal d n es
lo i g sts:
" l ning;
" rvey;
" ministration;
" ds;
" rth orks d r ater r i ge;
" ater, age d l ctrical t ll ti s;
" t et ig ti g d d i s ulder 94, . ).
e r ase f r n s l e i er i ctly t een unicipality d
t d useholds r ir ctly i using velopers. e i ct le ses o
l s r thorities: ses nsiderably ore ministrati n ork n lk
sale and the civil servants have to choose whom to sell the erven, because usually there
are many more people interested in buying than plots are at hand. Thus the bulk sale is
much simpler for the authorities. They sell undivided land- block erven-- to the development
agencies which have to partition it into the individual plots themselves. The municipal
infrastructure is provided up to the borders of the block erven, the continuation to the single
plots also has to be done by the development agencies. Only the members of Saamstaan
really do it themselves. The other developers engage private enterprises. Still this is
cheaper than buying the single erven already developed by the municipality. Erven can be
transferred into private property only after they have been surveyed by an official surveyor.
This procedure is relatively expensive. Thus Saamstaan does not transfer the plots into the
property of the households, they remain in the property of the community. The other
developers transfer the land, which then becomes legal property of the individual owner_
Planned Land Use
Up to now the land use policy of the municipality had to face criticism of many experts, who
point out that low-income housing is placed in areas with unusually high development costs.
Low income by and large identical with high-density housing, which means the provision of
small erven. Until the end of the century the municipality plans to develop such areas mainly
in the north of the city, next to Katutura, as it has done in the last decades. This
exacerbates the problem of high development costs, because the hilly northern areas
require special earth works and storm-water drainage, and because there the installation of
water and sewage pipes as well as of electricity lines is more difficult than in other parts of
the city_ Only one plain area in the south, next to the future industrial area Prosperita, is
planned to be used for high-density housing, too. After the year 2000 there will be more
low-income areas in the west of the city.
There is another new trend in the Windhoek town planning: the densification of the inner
residential areas. In future can be assigned to erven within the city centre more inhabitants
per square meter. Up to now in these areas the density was one person per 900 m2 , since
November 1994 it can be lowered to one person per 700 square meters and, if demanded,
even to 1 person per 250 square meters. This policy aims at creating more residential space
in the neighbourhood of employment opportunities, and to reduce the size of gardens to
save water (Allgemeine Zeitung, 28.11.1994).
5.2 Housing Projects
Until 1978 all houses in Katutura were erected by order and for account of the municipality,
which let them to the inhabitants. 1978 the inhabitants got the right to possess real estate
and the sale of the buildings began. Since then it is national and communal policy to
promote house property. In the same year the ,National Housing Enterprise" was founded,
which was the only agency to build houses for low-income households in the following
decade. Not before the end of the 1980s other organisations started to work in this sector.
One of the first low-income housing projects was the "Wanaheda Housing Scheme",
conducted by the ,Namibian Catholic Development Commission"; another early one was the
first one of the self-help co-operative Saamstaan, which was founded in 1987. The French
development organisation C.R.I.A.A. also took action already in 1989. After the
independence the spectrum of developers grew. In 1992 the governmental ,Build Together
21
Programme" started to work, the NHE began with a project in co-operation with the German
"Kreditanstalt tur Wiederaufbau", the municipality started to upgrade the Single Quarters
and even the private sector offered first low-income housing projects. This enumeration is
not meant to be a complete list of the current housing projects in the capital, it is just meant
to reflect the range of different parties engaged providing low-income housing. As diverse
as their motivation is their perception of the target group. They follow various strategies,
differ in the quantity and quality of houses produced, and vary in their success.
The following review of some projects presents an exemplary selection of various types of
developments, including the largest such as the governmental and the parastatal
programmes. A short summary of their main aspects and problems can give an insight into
the general housing situation in the low-income sector of Windhoek.
1. Build Together Programme (Ministry of Regional and Local Government and Housing):
The BTP focuses on the support of self-building activities. It offers loans for a wide range
of purposes: Beginning from leasing a plot in the reception areas through the upgrading
and extension of existing housing, and the construction of new houses. Households
taking part in the programme get interest rate subsidies and technical advice. Their major
monthly income may not exceed N$1250. The BTP includes community development.
2. Oshatotwa Housing Programme (German-Namibian co-operation: National Housing
Enterprise and Kreditanstalt tar Wiederaufbau): The Oshatotwa Programme comprises
three large projects: 1) upgrading an area of 994 plots, where starter solutions are
offered; 2) 278 core houses, and 3) a loan guarantee fund for 66 further houses. It
includes offers similar to those of the BTP, but it does not restrict itself to financing. It
includes the building of some simple house types, too. It works with interest rate
subsidies as well as with up front subsidies. It stresses community development and
building community centres. Unique is the loan guarantee fund as a joint venture
between public and private developers: loans are granted by a building society under
softened conditions, but 30% of the amount are guaranteed by the fund which is
financed with public money (granted by the German institution). No other subsidy is
offered in this case. The NHE functions as guarantor and co-ordinates and monitors the
process. A private developer carries out the planning, construction and purchase of the
buildings - according to the Oshatotwa guidelines.
3. Ombili (French-Namibian Co-operation): This was the first project which aimed at
improving the situation of squatters in Windhoek. Financing was granted by the French
government. Planning, construction and purchase of the almost 300 houses was done by
the French NGO C.R.I.A.A. in co-operation with local authorities. Participants get up front
subsidies according to their income, C.R.I.A.A. provides some community facilities.
4. Wanaheda Housing Scheme (Namibian Catholic Development Commission): Within this
project some existing rental houses were transformed into property under very
advantageous conditions for the inhabitants.
5. Opogonda (South West African Building Society): This project of a private developer
includes the financing and construction of the most costly houses of this survey.
6. People's Square (Saamstaan Housing Co-operative): This is a pure self-building project,
promoting the ,.people's process" of planning, administration and construction of houses.
22
It includes com.munity development, a credit union, technical advice and training, and an
emergency insurance. In neg'otiations with the municipality the prices for erven could be
lowered. It is the second project of Saamstaan: one is finished already, two others are
beginning now.
7. Upgrading of the Single Quarters (NHE and Windhoek Municipality): The former Single
Quarters now are transformed into apartments for private ownership.
5.2.1 Sustainability of Housing Projects
How successful are projects like those described above? There is no scale to measure the
success, and it is next to impossible to grade such diverse programmes. But by comparing
some aspects, one can find at least different problems evolving from different strategies,
and one can investigate how far the concepts contribute to a sustainable urban
development.
Low-income housing projects can be regarded as sustainable as soon as they improve the
housing situation of the inhabitants in the longer term without being dependent on
permanent external input (knowledge, motivation, money). They can be considered as an
element of sustainable urban development, if they fulfil the needs of the low income groups
and if they turn these groups into forces of the economic, ecological and social urban
situation.
Only the upgrading of the Single Quarters pursues the construction of apartments, all other
projects pursue the building of houses. The main differences between these houses lie in
the standard of the finished buildings and in the process of planning and construction. As a
result the prices of the buildings cover a broad range (table 3). The cheapest houses are
available in self-building projects such as People's Square and the BTP, whereas the
houses, which are planned and constructed without participation of the inhabitants, are
more expensive (SWABOU and Oshatotwa Loan Guarantee Fund). The latter also have the
highest standards, but in general it is not possible to conclude that the standard increases
in relation to the price. The houses of the Saamstaan Co-operative, which are completely
self-build (brick making and infrastructure included) have the same size and services as
most of the Oshatotwa starter solutions, and as opposed to the Ombili houses the toilets
are inside the main building. Ombili is the only project in which the toilets are located
outside the houses. The houses of the Wanaheda Housing Scheme are cheaper, because
they were built earlier at lower prices, and the costs are already partly recovered through
rent payments during the last years. The flats in the former Single Quarters are meant for
the same income group as the BTP Programme.
.·>
23
Table 3: Cos(s and monthly repayment per house in 1994
'
Developer Project Price: Erven and Monthly Repayment
Construction (inN$) (in N$)
Saamstaan People's Square 8.300 75
NADADEC Wanaheda Housing 10.700 80
Scheme
MRLGH Build Together Program 5.000 - 22.500 50-280
(without erven)
C.R.I.A.A. Ombili 20.356 128
NHE/KfW Oshatotwa Starter about 15.000-35.000 about 150-500
Solutions
NHE/Mun. Single Quarters 10.000 or 20.000 179
NHE/KfW Oshatotwa Core 26.500-48.900 about 400-700
Houses
NHE/KfW Oshatotwa Loan 52.500 720
Guarantee
SWABOU Opogonda 76.233 1080
The price of a house does not depend on the construction-, material- and administration
costs only, but on the term of a loan and possible subsidies, too. Unequivocal Saamstaan
and the BTP as well as the Wanaheda housing scheme have clear advantage: the period of
repayment in their projects is relatively short (Saamstaan: 10 years, Wanaheda Housing
Scheme 12 years (Table 4)). A short repayment period means that even older participants
can settle the debt during their lifetime and don't leave liabilities to their children. This
contributes to a sustainability as defined in the Brundtland-Report: ,a development that
meets the needs of the present without compromising the ability of future generations to
meet their own needs" (see p. 3). After the repayment the households can invest into the
upgrading of the houses or into other goods to raise their general standard of living.
The most common form of subsidy is the interest rate subsidy (table 4), which means
offering a rate below the market rate (17% p.a. at the time of this investigation). Only the
starter solutions and the Ombili houses are financed with up front-subsidies. Ombili is
furthermore the only project, which proposes different modes of payment according to the
financial situation of the households. On the other hand, the other projects solve this
problem in advance by offering various types of houses, which can be selected according to
the needs of the inhabitants. Interest rate subsidies bear the disadvantage of market
distortions and therefore prevent the private sector from entering the low-income sector.
Consequently, the depen9ence on public bodies and finances grows, which again hinders a
sustainability in the sense of independence of external influences.
24
___,_ _sciplime became better after they threatened to use legal action in case of
insufficient payments. Although all of them reserve the right to undertake legal action, none
of the developers have ever evicted people because of non-payment. In the Oshatotwa
Programme social workers contact the households concerned and try to find a solution, if
they really can not pay.
Table 4: Terms of loans in 1994
Project Interest rate Period of repayment
(in % p.a.) (in years)
Build Together Programme 9-14 20
Oshatotwa Starter 10 30
Solutions
Oshatotwa Core Houses 17 30
Oshatotwa Loan Guarantee 17 30
Ombili ? 30
Wanaheda Housing - 12
Scheme
Opogonda 17 30
Single Quarters / 30
Peoples Square 9 10
Some of the projects aimed at developing a revolving fund, out of which further efforts
should be financed. But because of the low repayment rate no efficient revolving fund could
be created until now. Thus the projects are not sustainable and will depend on external
money in the long run.
Another common problem is the misuse of the projects by people with a higher income,
people who do not need the subsidies. This happens because the real monthly income is
not provable - due to the high percentage of informal income, which is often higher than
declared. Another problem, especially in the Oshatotwa Program, is to adjust the PHSL,
which is calculated for a family of six people, to the actual size of a household. Furthermore
many civil servants take part in the projects although they already take advantage of other
governmental subsidies.
Because of this misuse and the high costs in some of the projects (according to the
National Housing Policy the monthly housing costs should not exceed 25% of the monthly
income), many of the houses are not available for the lowest income groups, for which they
were intended. Beyond that many other problems such as the peripheral location of the low-
Income areas, insufficient transport etc., exist, which will not be solved by these kinds of
projects. These experiences show that housing projects alone do not solve the housing
25
All projects suffer from monthly instalments in arrears. Only Samstaan claims that the
repayment discipli~e e e ter ft r y t ed e al cti n se f
u fi i nt y ents. l gh l f rve t dert ke al cti n, ne
f velopers ve ver i t d ople ause f - ayment. shatot a
r e cial orkers ntact seholds cerned d l ti n,
y a ly n ot y.
ble : r s f s 94
roject I t rest t eri d f ent
i .a.) i ars)
uil gether r e - 4 20
shatotwa tarter 0
oluti ns
shatot a ore ouses 0
shatot a an uarant e 30
mbili 0
anaheda ousing 12
e
pogonda 0
i gle uarters 7 0
eople's quare
e f r j cts i ed t veloping olvi g d, ut f hich rt er ff rts
ould in ed. ut cause f ent t ffi i nt olvi g d uld
t d ntil w. us r j cts r ot st i able d ill end t rnal
oney g n.
nother on l i use f r j cts y ople it i er n e,
ople ho o ot ed bsidies. his pens cause al onthly n e
ot r vable e i h r ntage f al n e, hich ft n i er n
clared. nother r l , pecially shatot a r gr , just SL,
hich l l t d r ily f i ople, ctual i f usehold. rt r ore
any i il r ants e art r j cts l h h y l dy e vantage f t er
vernmental bsidies.
cause f i i use d i h sts e f r j cts ordi g
ati nal ousing oli y onthly using sts ould ot eed f onthly
n e), any f uses r ot ail ble r o est n e r ups, r hich y
ere n ed. yond at any t er l s ch s ri heral ti n f -
in e r as, u fi i nt sport tc., xist, hich ill ot l d y se i s f
r j cts. ese eri ces w at using r j cts l e o ot l e using
Toy TT TTT m nT JS) - - TT TT TT TT-T oT) TTT TTT TTT OTTITTTNGT TTT OTT ON TTT TTT Td TN
problem. There is a need for better co-operation between the different urban sectors
(housing, ecorw y, social sector ... ) and for an integrated planning approach.
6 Prospects and Alternatives
As explained above, a city consists of a network of functions, each closely linked to the
others. There can't be any sustainable solution of the housing problem without a solution of
the problems by which it was created. In an ideal case the provision of shelter would be
integrated into a concept to improve the housing situation and to reduce the economic,
ecological, social and cultural problems. This seems to be the only chance to guarantee
lasting and sustainable housing. Prerequisite for such an integration is the concerted
planning and action of the people, responsible for the decisions in business and services,
commerce and industry, housing development, banks, churches and the municipality.
Needed are a closer co-operation between the private and the public sector, and the
participation of the households concerned in the decision processes. Setting up a ,round
table" to solve the problems of low-income groups could be a first step in this direction.
The town planning concept in turn has to be fitted into the larger regional and national
planning. Of the many facets of an integrated urban planning some facets relevant to the
low-income housing sector will be reviewed in the following section.
6.1 Improvement of the Income Situation
Lasting security for the inhabitants of a house can only be guaranteed if they can cover the
costs in the longer term. But the main problem of low-income groups is, of course, the low
monthly earnings. Any effort to improve the urban housing situation has to start here. R S
Me Namara summarised the reasons as a challenge: ,If cities do not begin to deal more
constructively with poverty, poverty may well begin to deal more destructively with cities"
(Nientied/van der Linden 1988, p.148). Two factors cause the low income-level: the lack of
jobs and the small wages paid in the existing ones. Thus the most important precondition to
improve the living and housing condition is the creation of employment opportunities with
adequate remuneration. Minimum wages have to be fixed, in accordance with the real
costs of living in Windhoek. As a minimum the Household Subsistence Level, which
includes food, clothes, fuel, lighting, washing and cleansing, transport and rent, could be
used.
To create jobs labour-intensive industry should be promoted, and small enterprises of the
informal sector should be incorporated into the market. The construction industry is well
suited for this goal, since there with a minimum of training many unskilled people could be
employed.
6.2 Special Support for Women
The housing projects show that women-headed households present a large portion of the
shelter-less people. In the lowest income groups, represented by Saamstaan, single women
with children even are the majority. Because of their usually very low income they can afford
only self-building homes. They have to carry a threefold burden: to earn their living, to care
for and educate the children, and to build a house. Day nurseries could lessen the burden -
they need not be large scale and costly institutions, but could be small groups, perhaps as
self-help-) projects run by the communities. Furthermore, special programmes to improve
27
0 be abolished: their social and legal status has to be adjusted to
that of men, not only on paper, but above all in the daily traditional life in the rural areas,
home of many migrants. This calls for strong educational efforts in legal conditions as well
as family planning.
6.3 Change in the Policy of Land Use
In the past the municipality established high density areas - which is the same as low-
Income areas - only in the northern part of the city. In this hilly territory the development of
land is more difficult and therefore more expensive than in other parts of Windhoek.
Reversing this tradition one should use the more expensive land for higher and that land,
which is easier to be developed, for lower income groups. A second aspect in the choice of
the areas should be the distance to public, shopping and working facilities. The closer a
residential district is to the CBD or sub-centres, which means the less time and money
transportation costs, the lower could the income be. There are already some low-income
housing areas next to formal jobs, in the neighbourhood of the northern and the Lafrenz
Industrial area, but even there still the problems of shopping exists. As already mentioned,
the supply in Katutura itself is poorer and more expensive than in other parts of Windhoek,
and there are no doctors, and lawyers and only few offices. To meet the needs of the
population of Katutura, the mono-functional land use has to be abandoned. Mixed land use
- including offices, shops and some working facilities, which do not disturb the surrounding -
should be given preference over the pure residential use.
6.4 Improvement of Transport Facilities
Change in land use can occur only in longer terms. In the meantime transportation will be
one of the main problems of the people living in Katutura. The improvement of the transport
facilities should result in savings of time and money. Up to now the taxis represent the
fastest and cheapest method of transport for all those households, which do not own a car.
For the taxi drivers it is an important source of income, worthwhile to be supported. But at
the same time the traffic safety, which decreases with the overcrowding and the bad
conditions of cars and roads, has to be increased. On the other hand, too strict a control of
the vehicles could exclude car owners who cant afford a regular overhaul. But at least
traffic offences and the overloading of cars (often five adults and one or more children
besides the driver) could be prosecuted more strictly. Such measures can only be used, if at
the same time the transport capacity is enlarged, to make the passengers independent of
overloaded vehicles. The main run on taxis takes place at the beginning and the end of a
working day, the main routes are the connections between Katutura and the city. For the
taxi business it will be a problem to mobilise more cars only at these times. In addition a
public shuttle service during the rush hours may be helpful. The busses would have to be
cheaper than the taxis to offer transport to those people who can not even afford a taxi. Bus
fares lower than taxi fare are justified because the busses are less flexible and stop only at
fixed points. Because of the better service of taxis the busses probably would not compete
with them and they shall only absorb the demand exceeding the taxi capacity.
28
the income .situation of women are needed. Finally, the reasons for the discriminating
situation of w6men have t~ oli ed: eir cial d al t t s s j st d
t f en, ot nly per, ut ove l aily it al ral r as,
e f any igrants. his l r g ucational ff rts al nditi ns s ell
s ily l ning.
. hange e oli y f nd se
st unicipality t bli ed i h nsity r as hich e s -
in e r as nly rt ern art f it . i ill rri ry vel ent f
d ore iffi ult d r f re ore ensive n t er rts f indhoek.
eversing i iti n e ould e ore ensive d r i er d at d,
hich sier veloped, r er n e r ups. nd pect oice f
r as ould i ce blic, ping d orking cili s. he l er
i efltial i trict D r b-centres, hich eans s i e d oney
ra portati n sts, e er uld n e e. ere r l dy e o - n e
using r as ext al s, i urhood f rt ern d fr nz
ustrial r a, ut en re ti l l s f pping xists. s l dy entioned,
ply atutura lf orer d ore ensive n t er rts f indhoek,
d re r o ctors, d a yers d nly ff s. o et eds f
pulati n f atutura, ono-functional d e s ndoned. i ed d e
l i g ff s, ops d e orking cili s, hich ot i t rb r nding
ould i n f r ce ver re i ential e.
. r ve ent f r sport aciliti s
hange d e n cur nly er s. eanti e ra portati n ill
e f ain l s f ople iv atutura. e r ent f r port
cili ould sult vi gs f i e d oney. p is r sent
t st d apest ethod f port r l se useholds, hich ot n r.
or xi ri rs portant urce f n e, orthwhile pported. ut t
e i e fic fety, hich cr ases it r r ding d d
nditi ns f rs d ds, s e n sed. n t er nd, tri t ntrol f
hicl s uld cl de r ners ho n't ff rd ular erhaul. ut t st
fi f ces d e erl ding f rs ft n ults d e r ore il r n
si es ri er) uld cuted ore tri tl . uch easures n nly ed, t
e i e sport pacity l r ed, ake sengers n ndent f
rl ed hicles. he ain is s l e t gi ning d d f
orking y, ain t s r necti ns t een atutura d it . or
xi si e s ill e l obilise ore rs nly t se i es. diti n
blic uttle rvi e ri g h urs ay elpful. he sses ould ve
aper n xis ff r sport se ople ho n ot en ff rd xi. us
s er n xi r r tifi cause sses r s e i l d t p nly t
ix ints. cause f ter rvi e f is sses r ably ould ot pete
it d y all nly sorb and eeding xi pacity.
hese areas have to be created, or again supplemental bus routes have to
be established. Because of the smaller number of passengers outside the city centre and
Katutura, smaller vehicles could be used. Busses needed during the rush hours only, could
at other times be used for others purposes - e.g. as school buses. Companies could be
encouraged to offer their own transport for employees. As far as possible they could co-
ordinate their efforts and offer common transport for neighbouring plants.
For pedestrians and cyclists the security has to be increased. Furthermore, on the wide un-
tilled areas between Katutura, Khomasdal and the city some shelters could be erected to
protect pedestrians in case of sudden strong and dusty winds. The building fortified
footpaths is desirable.
Bicycles are not often used in Katutura, although they seem to be a sensible alternative to
taxis and walking. After the purchase there are almost no further costs, and the transport is
much faster than by feet. The use of bicycles could be promoted through a public
advertising campaign, and through subsidies or small loans for the purchase. Possibly
employers could contribute to this effort.
6.5 Reduction of Construction Costs
As shown above the prices for simple houses range from N$ 7.500 (Peoples Square) to N$
76.000 (Opogonda) due to differences in the building materials, in the standards of finishing
and in the processes of planning and construction. For low-income groups the costs have to
be kept as low as possible while maintaining minimum standards, in accordance with
human needs. These minimum housing standards are hard to define, since the basic needs
differ in the perception of each individual person. In Namibia some rules are set forth in the
National Housing Policy and used as general guidelines. But these data are not undisputed.
Especially the minimum plot size of 300 square metres is often criticised as making erven
unnecessarily expensive. For these reasons the standard of a house should generally be
seen as a variable having to meet the needs of the inhabitants.
Initially one could leave out elements which dont have any impact upon the health of the
Inhabitants, and which can be easily completed later: painting inside and outside, painting
of door- and window-frames, fences, ceilings etc. Furthermore the NHE hopes to reduce
costs by minimising the thickness of walls. The NHE calculates that the costs of the
brickwork could be reduced by 45%, which means for the total costs of construction a
reduction by 15% (NHE 1994 a, p. 8). Only experience can show, whether this is an
appropriate form of cost reduction, whether the thinner walls are sufficiently soundproof and
weather resistant.
The price of a house is also influenced by the building materials. In Namibia mainly
Imported material is used, which makes it more expensive. Preference should be given to
local materials as not only proposed not only by the National Housing Policy (MRLGH 1991,
s.11) but by many experts, too. Already some Namibian companies discovered the issue of
building materials as a market niche. They developed various types of stones in order to
use less cement, and steel frames to simplify self-building activities.
29
Connections to other quarters of Windhoek need improvement, too. Either some incentives
for taxis to cover t~ese r as ~we ted, r gain pl ental s t s ve
e t bli ed. cause f aller ber f sengers tsi e it ntre d
atutura, aller hicl s uld ed. sses ded ri g h urs nly, uld
t t er im s ed r t ers r oses . . s ol ses. o panies uld
ouraged ff r eir n r port r ploy es. s r s sible y uld -
r i ate eir ff rts d ff r on port r i bouring l nts.
or destri ns d cli ts curity s n sed. rt r ore, i e -
lle r as t een atutura, omasdal d it e elt rs uld r ct d
r tect destri ns se f den t g d sty i ds. e il i g rti
t aths sirable.
i ycles r ot ft n ed atutura, l h gh y nsible l ati e
is d alking. fter r ase re r l ost rt er sts, d sport
uch ter n y et. he e f i cl s uld oted gh blic
vertisi g paign, d gh bsidies r all o s r r hase. o sibly
ployers uld ntri ute i f rt.
. eduction f onstruction osts
s n ove ri s r i ple uses e ro $ . 0 ople's quare) $
. 00 ogonda) e i fe es il i g aterials, ards f in s i
d sses f l ning d nstruction. or o - n e r ps sts ve
pt s s sible hile aintaining i i dards, r ance it
an eds. ese i i using ards r rd efi e, i e sic eds
iff r rception f ch i i ual rson. amibia e l s r et rt
ati nal ousing olicy d ed s neral i eli es. ut se ta r ot disputed.
specially i i l t i f 0 are etres ft n ri ic s s aking r n
necessarily pensive. or se ns ard f use ould nerally
en s ri ble vi g et eds f bitants.
iti l e uld ve ut l ents hich on't ve y pact on alth f
i bitants, d hich n asily pleted t r: i ti g i e d tside, i ti g
f or- d i ow-fr es, ces, il s tc. rt r ore E pes ce
sts y ini ising c s f alls. he E l l t s t sts f
r ork uld ced y , hich eans r t l sts f nstructi n
ucti n y E 94 , . ). nly eri ce n ow, hether i
propriate f st uction, hether i er alls r fi i ntly ndpr of d
eather i t nt.
he ri e f use l o n lue ed y il i g aterials. amibia ainly
i ported aterial ed, hich akes ore pensive. r f r ce ould i n
al aterials s ot nly sed ot nly y ati nal ousing oli y L H 91,
. 1) ut y any xperts, . l dy e amibian panies i ered s e f
il i g aterials s arket i e. hey vel ped ri s s f es r er
e s ent, d t el ra es i plify lf il i g ctiviti s.
Finally the process of planning and construction has an impact on the price. Usually it is
more expensitve to employ a big company than to engage local workers and smaller
enterprises of the informal sector, who can, however, satisfy the demands of lower income
groups as well as bigger companies. Of course, still the cheapest variant is self-building as
promoted by Saamstaan and the Build Together Programme. But it is an additional burden
on the people concerned and cannot be accomplished by every household. Summarising it
can be said that the projects should aim at maximum flexibility in order to adjust the balance
between costs and results to the needs and abilities of the individual households as far as
possible.
6.6 Participation of Households Concerned
Urbanisation is not only a spatial or economic process, but it causes a cultural change in the
life of the migrants, too. This can be seen, e.g., in their attitude towards the housing issue.
Whereas in former times it was a matter of course that each household was responsible for
its own dwelling, with urbanisation the provision of housing became more and more the task
of experts. Firstly, division of labour is more common in settlements than in rural areas.
Secondly, in towns huts usually are build with materials different from those used in the
communal districts. The urban materials demand new knowledge and skills. Thirdly, the
policy of apartheid created passivity. Houses were build by the municipality and rented to
the inhabitants. The construction and ownership of other buildings was prohibited.
Consequently an attitude of consumption developed and the provision of housing was
regarded as a task of the authorities only (which met the reality at that time). Rent boycotts
can be seen as an expression of this mentality. They were not only politically motivated, but
were also used as a protest against inappropriate and too expensive housing conditions.
Nevertheless the first dwellings of people immigrating into cities, usually tin huts, are still
self-built. This proves the willingness of these people to care for themselves even in the
urban surrounding. Housing projects should aim at preserving and promoting this attitude.
Squatter settlements shouldn't be seen any longer as unhealthy parts of a city, waiting to be
abolished, but as fundaments for upgrading.
The MRLGH promotes self-help and initiated the Build Together Programme to realise
some of the ideas described in the National Housing Policy. The results proved that the
apprehension of some critics, who foresaw that the system of self-help would ,degenerate
into the erection of many dangerous, badly constructed slum structures", were not justified.
On the contrary, as a rule the structure of houses was improved, resulting in an increase in
value. Often the value of a self-built dwelling is three times the amount of the loan granted
to the builder. The advantages of self-built projects are:
" they offer a chance to reach the poorest population groups;
" the costs for the government are relatively low;
" supplemental resources (labour, material, knowledge) are mobilised by the households
concerned;
" a capital larger than the governmental investment is created;
" the sense of responsibility of the participants is strengthened;
are adjusted to the needs and abilities of the inhabitants (who can afford
them); ' |
e itis possible to upgrade the houses later,
e the participants gain new skills and knowledge during the construction process and can
use them later to increase their income.
All in all self-building activities are best suited for the situation of low-income groups.
Promotion and support of such projects is are essential to maintain security of housing in
the longer term. Elements which could facilitate such activities are:
e promotion of community development;
e access to small loans for erven and building material;
e training planning and construction skills;
e technical and organisational advice;
e simplification of bureaucratic processes;
e purchase of block erven at reduced prices.
6.7 Development of New Financial Instruments
The main problem for the parties supplying as well as demanding housing is the financing.
The existing financial offers do not satisfy low-income housing needs. Additional and
different instruments are needed:
6.7.1 Savings Associations
Households with a low income dont have access to credit institutes, and often not even to
the projects of the NHE, since this institution still demands for the most simple starter
solution a minimum income of N$500. One possibility to open access to credit to people
with only a small capital of their own, are savings associations. Several types are possible.
All of them are organised in neighbourhoods or communities as a way of self help. At least
three variants are well-tried in southern Africa already and there promotion is to be
recommended: stokvels, housing saving schemes, and credit unions.
The flexibility of such a scheme allows even people with an irregular income to take part in
It. Its democratic structure results in a strong identification of the members with the
association. Both facts contribute to the sustainability of these types of financing. The
formation of savings associations may require that information and a first impulse are given
from the outside. An initial subsidy could make an earlier granting of loans possible.
6.7.2 Mobilisation of Capital
The institutions supplying low-income housing have to struggle with the lack of money, too.
Prerequisite for the construction and purchase of a house is a basic capital handed over to
the buyer in form of a loan. Because the households concerned do not have access to
commercial banks and building societies, the developers have to find alternatives. Possible
sources for money are
31
" the houses ~ j sted eds d bilit s f bit nts o n ff rd
);
" t i sible grade uses t r;
" rti i nts ain ki l d l dge ri g nstructi n e s d n
e t r n se eir n e.
ll l lf il i g ctiviti s r st it d r i ti n f o - n e r ups.
r otion d pport f ch r j cts r sential aintain curity f using
er . l ents hich uld ili t ch cti iti s re:
" otion f munity vel pment;
" ce s all s r r n d il i g aterial;
" i i g l ni g d nstructi n ki l ;
" nical d r anisational vice;
" i plifi ti n f r aucratic e ses;
" r ase f l ck r n t ced ri s.
. vel ent f ew i ancial n ru ents
he ain l r rti s pplying s ell s anding using in ci g.
he xi ti g in cial ff rs o ot tisfy o - n e using eds. diti nal d
i r nt n ru ents r eded:
. .1 vi gs ssociati ns
ouseholds it n e on't ve ce s r dit ti t s, d ft n ot en
r j cts f HE, i e i ti ti n ti l ands r ost i ple t rter
l ti n i i n e f $5 0. ne s b lity en ce s r dit ople
it nly all pital f eir n, r vi gs sociations. everal s r sible.
ll f r r nised i ur oods r munities s ay f elf lp. t st
e ri nts r ell-tri d uthern fri l y d re otion
e ended: t kvels, using vi g es, d r dit i ns.
he ibilit f ch e l s en ople it rre ular n e e art
i ocratic t t re ults t g ntifi ti n f embers it
sociation. oth ts ntri ute stainability f se s f in ci g. he
ati n f vi gs sociati ns ay uire t n ati n d t pulse r i n
ro tsi e. n iti l bsidy uld ake arli r r nti g f s sible.
. .2 obilisati n f apital
e ti s pplying o - n e using ve t gle it k f oney, .
r requisite r nstructi n d r ase f use sic pital ded ver
yer f n. cause seholds cerned o ot ve ce s
mercial nks d il i g cieties, velopers ve l ati es. o sible
urces r oney re
1. Savings o.f the households themselves: The UNCHS has experienced that often even
households of the lower income groups accumulate savings, which can be invested in
housing (UNCHS 1989, p. 8). A study carried out in the Windhoek Squatter areas
revealed that the settlers sometimes invest up to N$ 4000 into their self-built dwellings
(Graefe/Peroux 1994, p. 34). But usually this money is not accumulated in commercial
financing institutions, and ways have to be found to channel it into the housing market.
For theses reasons building societies were founded, but in Namibia they operate mainly
in the income sectors above monthly N$ 2.000. Furthermore they are obliged by the
Building Society Act to grant 80% loans only. A change of this act as well as the
willingness of the two Namibian building societies to accept higher administration costs
for the granting of small loans could make them interesting for lower income groups.
Commercial banks in Namibia could mobilise more capital by savings programmes. In
some countries like Germany, Kenya and Jordan a lottery linked to deposits proved to be
very successful. By these savings are at least tied up for a medium term.
2. Public Money The BTP is financed with public money only. But as long as repayments
do not flow continuously, this form of financing is not a sustainable, and will result in
losses for the treasury. Subsidising interest rates raises the losses in the longer term. For
funds using public money a sustainable form of capital flow has to be found. After an up
front subsidy or after granting a loan, subsidies should only be allowed for cases of
social welfare.
3. Private Sector: Next to banks, insurance companies and pension funds are significant
investors, because they are subject to a permanent influx of capital and thus have to
invest for the longer term. Until recently most of the money of the Namibian insurers and
pension funds was exported, mainly to South Africa. But since 1996 these companies
must invest a greater sum in their own country. They need incentives to channel the
money into the housing sector. The establishment of a second mortgage market, for
instance, could help to mobilise capital from the private sector. Furthermore joint
ventures between private financial institutions and the public sector should be pursued.
4. Foreign governments and NGOs: Some projects receive the necessary money from
foreign governments and organisations (e.g. Osahtotwa, Ombili, People's Square). Such
financing seems to make sense only, if the projects are managed in a sustainable way,
and if after the first grant there is no need for further money to keep the programme
alive. Otherwise the result will be dependence on the donor countries and organisations,
and promote a passive attitude of the beneficiaries, institutes and the government. This
would lead to a reappearance of the problems after a few years.
6. 7.3 Revolving Funds
The most important element of a sustainable housing programme is the creation of a
revolving fund. The repayments are accumulated there and channelled again into the
housing sector. It shall be secured that in future there will be enough money for further
projects without more external capital. If necessary, the money can also be used to pay for
the installation of community facilities or for welfare cases. A revolving fund strengthens the
identification of the beneficiaries with the project, because they experience the further use
32
of their money. Thus, especially in programmes, which have to struggle with insufficient
repayments, revolviflg funds are 'to be recommended.
6.7.4 Replacement of Interest Rate Subsidies
The most common form of subsidy in Windhoek is granting loans at interest rates below the
market rate. It is said to be an effective and socially just form of subsidisation. But at the
same time it produces a market distortion which makes it very difficult for the private sector
to enter the low-income market. For a government intending to integrate the private sector
(MRLGH 1991, p.18), this form of subsidy raises problems. An alternative solution could be
an up front subsidy at the beginning of the construction of a building. Another possibility are
,cross- subsidies", meaning that the erven price is graded according to the income of the
buyer. In Windhoek it seems to be sensible to combine the cross-subsidy with mixed land
use (as explained above). Land for commercial purposes could became more expensive
than residential erven. Another alternative are indirect subsid.ies, schemes, which assist the
supplying instead of the demanding part of the market. Fiscal advantages for builders of
low-income houses could be important here.
6.8 Strengthening of the Repayment Discipline
A prerequisite for the success of housing projects is the reliable repayment of the loans.
None of the projects shows a 100% repayment rate, sometimes the arrears exceed even
50%. As long as this problem is not solved, there will be no sustainability, no private
enterprise will work in this sector and the residents do not have security of tenure because
their houses are not their legal property. Various factors can influence the flow of payments:
1. The adjustment of the loan to the individual financial situation: The amount and the terms
of the loan must correspond to the financial situation of the debtor and have to be set
individually.
2. Contact to the households: A permanent contact between the lending institution and the
borrower can contribute to a higher adherence to the contract. The communities or social
workers can serve as a mediator (as it happens in the Oshatotwa Program). If payments
are not made they can assess the real reasons and propose appropriate reactions.
3. Alternatives in case of default: If clients are no longer able to pay, they and the financing
institution have to discuss the situation to find new terms of the loan or, if the house is
not yet completed, to choose a simpler variant.
4. Emergency insurance: In cases of emergency (loss of a job, illness) there should be an
insurance to repay the loan. It could be financed by an increase in the monthly
instalments, what could become a problem for the poorer households, or by using the
revolving fund.
5. Legal steps against arrears: If none of the above mentioned measures can be used, or if
the households concerned do not pay because of insolvency but because they don't
want to, legal steps have to be taken, and the people, if necessary, be evicted. Perhaps
in one of the reception areas an erven could be offered to them.
33
6. Publicity: public campaigns, which inform borrowers about the purpose and necessity of
payments, "can contribute to a stronger repayment discipline. If the South African
Campaign ("Masakhane - let us build our country together") proves to be successful, it
could be used as a model.
Of special importance in Namibia is the BTP. Many participants regard it as a matter of
politics, whether the beneficiaries of the governmental programme have to pay properly or
not. The BTP has a model function and should achieve regular payments as soon as
possible. When it fails other projects will suffer, too.
6.9 Creating a Rental Market for Housing:
The National Housing Policy gives priority to home ownership rather than to rental
accommodation. At the same time there are no studies to determine the demand for rental
houses, flats or rooms. At least those households, which are in Windhoek temporarily only,
might prefer rental accommodation. Furthermore many people are living as lodgers right
now. In Katutura many rooms are sublet with informal renting conditions. The tenants have
to accept the price, but they have no security of tenure. Without a legal contract they can be
evicted at any time. Probably thousands of people in Katutura live in rented rooms. A policy,
which promotes ownership only, ignores the needs and problems of this part of the
population, which can not afford real estate, or is not interested in a permanent dwelling or
just could not become a beneficiary of housing projects, because there are not enough yet.
Legislation is needed to protect them, e.g. against usury and short-term notices. Houses
offering a chance to sublet rooms are worth to be promoted, because they give an
additional income opportunity to the house owners.
6.10 Involvement of Employers
In connection with company owned houses certain problems are prone to arise: generally
these houses are tied to jobs and cause dependence of employees upon employers. But
employers have other possibilities to assist their workers:
1. Information: For the municipal authorities it is a problem to inform all newcomers to the
area on aid offered for low-income housing. They have no direct contact to the migrants.
But owners of companies could easily inform their workers easily on the offers in this
sector. This strategy would reach specifically those persons who have a regular income.
The problem to inform the people working in the informal sector or in private households
(e.g. gardeners, domestics, nurses), however still remains to be solved.
2. Financial support: Precondition for buying or renting a house is a monthly income,
sufficient to meet the real costs of living. This lies in the responsibility of the employers
and should be the main aim of wage policies. But employers can grant further financial
assistance: loans, subsidies and they can take over guarantees towards banks and
building societies.
3. Organisational assistance: Finally employers can help their workers with organisational
support such as negotiations with the municipality about the purchase of land and
contacting financial institutes.
34
6.11 Strengtherwng of Rura'l Areas and Smaller Urban Centres
One cause of the permanent migration to Windhoek is the worsening situation in the
communal areas and in smaller towns. To avoid further migration, measures must be taken
to strengthen the economic and social situation in these areas. A goal could be the
development of a net of small, middle and greater urban settlements between the rural
areas and the capitol. Measures to strengthen the disadvantaged districts could be:
" the establishment of central functions (administration, cultural offers) in selected towns;
" the creation of employment opportunities in trade and industry;
" improvement of schools and other training opportunities;
" the development of social life: entertainment, cinemas, clubs and pubs;
" the improvement of housing conditions;
" the promotion of alternative, endogenous economic developments.
Furthermore the population of these areas has to be informed sufficiently about the actual
living situation in Windhoek in order to prevent migration based on false assumptions.
6.12 Prospects
The intention of this study is to show problems of current low-income housing projects in
Windhoek and to suggest potential solutions. The results can be summarised in two
maxims:
1. Housing projects for low-income groups will last only, if they aim at sustainability.
2. Sustainability can be achieved only by integrating the housing programmes into a
comprehensive urban planning concept.
A detailed analysis of the consequences goes beyond the scope of this study. The
municipality, governmental and non-governmental organisations, the private sector and the
people concerned will have to get into contact to evaluate alternative approaches and to
develop suitable programmes. There are other fields linked to the housing situation, which
deserve further research, e.g.
" the significance of housing projects for the economy of a city, region or nation;
" the prospects and potential of mixed land use;
" the informal rental housing market in Katutura;
" the residential situation of servants in private households; and
" the ecological impact.
The analysis of the ecological impact of squatting, of the increase of the residential density,
of the total use of the existing water supply, and of the growing vehicular traffic is of special
importance. An integrated concept will never work, if the natural resources are not taken
into account. The improvement of the housing conditions should be the result of a balanced
development between economic, ecological and social factors.
35
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People: Conference Report Windhoek, Namibia, 8-10 April 1991, Amsterdam, p. 55-56
Andima, Jochbeth and others 1992: Notes on the National Housing Seminar, Windhoek 19-
20 April 1990, NEPRU Travel and Meeting Report No. 1, Windhoek
Botzow, York 1994: Konturen und Evolution nachhaltiger Stadt- und
Regionalentwicklungsstrategien am Beispiel der Fallstudien Bergisches Land, Berner
Oberland Ost und Schwabach, Munchen
Britz, J. 1987: A Better Future from the Rubble, in: Namibia Brief No 9, Windhoek, p. 1-5
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Girtler, Roland 1992: Methoden der qualitativen Sozialforschung: Anleitung zur Feldarbeit,
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von Entwicklungsprojekten - Erfahrungen aus Projektplanung und Projektevaluation -
Referate und Materialien zur Tagung von 1.-3. Dezember 1988 in der Universitat Basel,
Basel, p.1-6
lnternationales Afrikaforum 1995: 3rd issue 1995, Koln
Keulder, Christiaan 1994: Subsidies and Low-Income Housing in Namibia, Windhoek
Melber, Henning 1993: Namibia, in: Nohlen, Dieter/Nuscheler Franz (Ed.): Handbuch der
Dritten Welt, Vol5, 3rd edition, Bonn, p. 401-415
Merrington, G.J. 1990: Namibian Independence and its Effect on Housing Policy,
Bloemfontein
Ministry of Regional and Local Government and Housing, Directorate of Housing 1991:
Namibia: National Housing Policy, Windhoek
Ministry of Regional and Local Government and Housing, Directorate of Housing 1992: The
Republic of Namibia: A National Shelter Strategy for Namibia (UNDP/UNCHS Project
NAM/90/018): The First Progress Report, Windhoek: November 1992
Ministry of Regio'}al and Local Government and Housing, Directorate of Housing 1994:
National Shelter Sub-Strategy 'with NGO's. Report on the Consultative Workshop with
NGO's on the Shelter Sub-Strategy, 27-28 April1994 in Windhoek, Windhoek
Municipality Windhoek: Municipality Windhoek No. 31, Windhoek
National Housing Enterprise 1994: You and Your Home- Monthly Newsletter, Windhoek
National Planning Commission (Ed.) 1994: Housing and Settlements, National
Development Plan: Part 25 (Draft Paper), Windhoek
Nientied, Peter/ van der Linden, Jan 1988: Approaches to Low-Income Housing in the Third
World, in: Gugler, Josef (ed) 1988: The Urbanisation of the Third World, Oxford, p. 138-155
Simon, David 1983: Aspects of Urban Change in Windhoek, Namibia, during the Transition
to Independence, Oxford
Simon, David 1988: Urban Squatting, Low-Income Housing, and Politics in Namibia on the
Eve of Independence, in: Obudho, R A/Mhlanga, Constance C. (Ed.): Slum and Squatter
Settlements in Sub-Saharan Africa: Toward a Planning Strategy, New York
United Nations Centre for Human Settlements (Ed) 1989: Mobilisation of Financial
Resources for Low-Income Groups, Nairobi
Tacconi, Luca/Tisde/1, Clem 1993: Holistic Sustainable Development: Implications for
Planning Process, Foreign Aid and Support for Research, in: Third World Planning
Reviews, Vol 15, No 4, Liverpool
World Bank (Ed.) 1992: Namibia - Poverty Alleviation with Sustainable Growth. A World
Bank Country Study, Washington
: * CC Founding Members: Hon. Ben Amathila Dr. Kaire Mbuende
Prol. Peter Kaljavivi
3 | THE NAMIBIAN ECONOMIC POLICY RESEARCH UNIT
eo | co Postal: P. O. Box 40710, Ausspannplatz, Windhoek, Namibia
Pn oN; Street: 59 Bahnhof, Windhoek, Namibia ;
co ; E P R U Tel.: +264 - 61 - 228284 Fax: +264 - 61 - 231496
bo Email: neprul@nepru.org.na Web site: www.nepru.org.na
b
| CN Director: Dr Dirk Hansohm
-
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i " .
sl NEPRU Publications
Updated: 07 May 2002 i
Publication Title Authors No. of Year Cost VAT Amount Total Amount
ID Pages Published
BOOKS
NB1 Monetary independence for Namibia Charles Harvey & Jan Isaksen (eds) 122 1990 N$25.00 N$3.75 N$28.75
NB2 Aid, donors and development management oo ~ Stephen Lister (ed.) C184 1991 N$25.00 N$3.75 N$28.75
NB3 National Conference on Land Reform and the Land ~~ Republic of Namibia - OUT OF PRINT 614 1992 N$60.00 N$9.00 N$69.00
Question, Windhoek, 25 June - 01 July 1991. Vo. 1,
Research papers, addresses and consensus document
NB4 Macroeconomic modelling in Southern Africa: a Simon Stone (ed.) 92 1992 N$30.00 N$4.50 N$34.50
comparative perspective - ISBN 99916-38-03-2
NB5 Coping with Aridity. Drought impacts and ~~ ~ Richard Moorsom with Jutta Franz & Moono Mupotola 251 1995 N$50.00 N$7.50 N$57.50
preparedness in Namibia - experiences from 1992/93 -
ISBN 99916-38-02-4 - OUT OF PRINT
NB6 In Search of Research -OUT OF PRINT ~~ CMI/NEPRU/SSD 173 1998 N$45.00 N$6.75 N$51.75
NB7 Namibia - A dec de of Independence 1990-2000 Henning Melber, Hopolang. Phororo, Bruno Venditto, Dirk C211 2000 N$50.00 N$7.50 N$57.50
Hansohm, Peter Manning, Klaus Schade, Wolfgang Werner,
Thomas Hastings Co |
NB8 'NEPRU - The first 10 Years 1990-2000 Henning Melber, Dirk Hansohm, Wolfgang Werner 60 2000 N$30.00 N$4.50 ~~ N$34.50
NB9 Monitoring Regional integration in Southern Africa Dirk Hansohm, Christian Peters-Berries, Willie Breytenbach, © 139 2002 N$39.50 N$5.93 N$45.43
ISBN99916-0-343-3 peter Meyns | |
NAMIBIA ECONOMIC REVIEW & PROSPECTS
NERP1 Overview of the Namibian Economy Dirk Hansohm Moono Mupotola and Daniel Motinga 10 1998 N§25.00 N$3.75 N$28.75
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.... -·-· ·····--·· - - ---------
Search f esearch T F I T CMIINEPRU/SSD
--- -- - ·- - -- - ~---·- --- -·-·-·- -------~--
Namibia- ecade of I ence 990-2000 e ning elber, opolang hororo, r no enditto, ir
ansohm, eter a ning, l s chade, olfgang erner,
as asti
-----·- -------------
- The first 0 Years 0- 0 0 e ning elber, ir ansohm, olf ang erner
... -----···-··------------
onitori g egional I t grati n in outhern Afri irk ansohm, hristi n eters-Berries, illi r yt nbach,
/S 916-0-343-3 ter eyns
------·· --- --------------------------
MIBIA NOMIC VI SPECTS I -- .. ~---
ERP1 ver iew of amibian nomy Dirk s h ono upotola and aniel oti ga
----- ----------
2 90 $25. 0 $3.75 $28.75
----· ----·-----
184 1 5.00 $3.75 $28.75
--------·-
614 92 60. $9.00 69.
-------------- ···--
92 92 N$30. 0 $4.50 $34.50
·-·
95 N$50.00 $7.50 57.
--------- --
173 98 $45. 0 $6.75 51.
-----------
211 00 N$50. 0 $7.50 57.
---------- ----
60 00 N$30.0 $4.50 N$34.50
---------
139 02 N$39.50 $5.93 $45.43
---·- -------- -----
1 98 $25. 0 $3.75 $28.75
-···---- -··-···-· ···- ·- ----
NERP2 Namibia Economic Review and Prospects 199711998 Dirk Hansohm & Klaus Schade 50 1998 N$45.00 N$6.75 N$51.75
-- ----- ---- ---- ··-···-------·---- ____ , ____________ -
NERP3 Namibia Economic Review & Prospects 199811999 Klaus Schade, DirkHansohm, Namene Kalili, Angeline Simana, 49 1999 N$95.00 N$14.25 N$109.25
Rowlan Simpson, Wolfgang Werner
··-··· - . - -··· ----. ------····-----
NERP4 Namibia Economic Review & Prospects 199912000 Klaus Schade, Calicious Tutalife, Nino Frodema, Wolfgang 51 2000 N$95.00 N$14.25 N$109.25 ,
Werner, Dirk Hansohm, Bruno Venditto, Johannes Ashipala,
Hopolang Phororo, Ebson Uanguta, Hoster Bebi, Pariduleni
Elago, Erwin Naimhwaka
---------
NERP5 Namibia Economic Review & Prospects 200012001 John Motinga, Klaus Schade, Dirk Hansohm, Namene Kalili, 55 2001 N$0.00 N$0.00 N~.oo
(This report is available on our website) Wolfgang Werner, Grace Mohamed, Christoph Stork, Hopolang
Phororo, Anna Erastus,Erwin Naimhwaka, Rosa Endjala,
Calicious Tutalife, Antoni Masarakufa, Nino Frodema, Johanes
Ashipala
------------------------
NAMIBIA BUSINESS CLIMATE SURVEY ISSN 1680-6603 I
NBCS1 Namibia Business Climate Survey Johan Dahl, Antoni Masarakufa, Maano Nepembe, Calicious 20 2001 N$60.00 N$9.00 N$69.00
Tutalife, Grace Mohamed, Lauence Mutjavikua (NCCI)
-----.-----------
NBCS2 Namibia Business Climate Survey- NEPRUINCCI Johan Dahl Maano Nepernbe Calicious Tutalife 22 2002 N$20.00 N$3.00 N$23.00
publication. This publication is available at NCCI
--------------------
NEPRU POLICY BRIEF ISSN 1680-659X I
NPB1 SACU- The new agreement Klaus Schade and Namene Kalili 0 2002 N$0.00 N$0.00 N$0.00
- -·· -- ··- ... -- ·-. -------- ·---~ ------
NPB2 Causes and consequences of globalisation: what Daniel Motinga and Grace Mohamed 0 2002 N$0.00 N$0.00 N$0.00
implications for the Namibian labour market?
. - -·- .. ·-·-·---- --·--·-------
RESEARCH REPORTS ISSN-1 026-9231
'I
NRR1 Namibia and the Southern African Customs Union Jan Isaksen 18 1992 N$14.00 N$2.10 N$16.10
__ .. __
... -·····- --· -- . ---- ------------ ---------- . -
NRR2 Rural development priorities in northern Namibia Peteroates & Piers Vigrie 50 1992 N$25.00 N$3.75 N$28.75
--·--· ------ ··-- --·----------- -------- .. -
NRR3 Agricultural research, extension and training services in Erastus Auino, Kahijoro Kahuure, Enny Narnalambo & Piers 130 1992 N$53.00 N$7.95 N$60.95
Namibia Vigne
- -·· - -· --- --·--· - ----------~------ ----------- --
NRR4 The European Community and Namibia: a user's guide Paul Goodison 63 1992 N$29.00 N$4.35 N$33.35
to the Lome Convention and the development
resources of the EC annual budget
--·-··------ - -- -- ----·-- -··- ·-·. ---- ---------------
NRR5 Namibian agriculture: policies and prospects Walter Elkan,Peter Amuteriya, Jochbeth Aridima, Robin 46 1992 N$24.00 N$3.60 N$27.60
Sherbourne &Eline van der Linden
·-·-· .. ···---------·-·--·-------------- --· ---- -- ------------- ---------·
NRR6 Namibia's tax system Eline van der Linden 87 1993 N$38.00 N$5.70 N$43.70
------------·- .. -- --- -- . --- -------- ------·------ -- ----
NRR7 Perspectives on the development of a statistical system Helge Brunborg, Lasse Roberg & Liv Simpson 147 1992 N$59.00 N$8.85 N$67.85
for Namibia
------------------ ------------- --------· - -- ·-·-
2
··-···-··- ---- -· ------ ---- .. - ---·-· - ·-----------· ----· ·-----··--·-------··-·--- ... ------- --·-·------. --- ------------------------·-- --------------------------------
Publication Title
ID
Authors
NRR8
NRR9
NRR10
NRR11
NRR12
NRR13
NRR14
NRR15
NRR16
NRR17
NRR18
NRR19
NRR20
NRR21
NRR22
NRR23
NRR24
- -·. - -- ".. ·····-··········
Export processing zones and their relevance to Namibia Robin Sherbourne
Disability and rehabilitation in Namibia: a national
survey
Namibia: National report on women, agriculture and
rural developmentfor the Fourth World Conference on
Women
- . - -- ····- ·-·-·· ·-· -----·-·- ---·······-
Financing the Namibian vocational training system
·-·----. ----- ------
Media training in Namibia
- ... -- ·-- --··-··· -· ·--·-··· ... ·--···--·----------
An Assessment of Training Needs in Omaheke
Review of Public Enterprises and Para statal Bodies in
Namibia
Community financing of rural water supply
Monetary Options for Namibia
- ... -
Small enterprise support institutions in Namibia
Barbro-lsabel Bruhns, Andrew Murray, Tjiuai Kangueehi &
Tangerii Nuukuawo · · ·
LoriAnn Girvan
Jutta Franz
Anna.ErastuscSacharia & Jutta Franz
Anne-Marie Brits, Jutta Franz & Ebson Uanguta ··
Aisha Abdel Rahim
Cathy Presland, Mary Hansen & Fred Greiner
Brian Kahn, Daniel Motinga, Anne-Marie Brits, Moono Mupotola-
Sibongo ·
Anna Erastus"Sacharia; Dirk Hansohm, Gerson Kadhikwa
Policy, poverty and inequality in Namibia: Tiie.cases (j(- . Dirk Hansohm; Dariiel Motinga, .Kiaus Schade, Wolfgang
trade policy and land policy Werrier, ArneWiig
··- ...... --·- ... .. .... ·····---· ··-- -----
A survey of subsistence farmers in the Ohangwena
region
Klaus Schade, Namerie Kalili, Rowian Simpson
Cattle Markeiing lnNorthet:n·NamiiJia:: Xcommod/iY ____ Laurent Liagre, Anna Erastus~Sacharia, Hoster Bebi; Wolfgang
Chain Approach Werner ·
---- .... ... .... ·····-
The Distributive Aspects of Namibia's Fisheries Policy
····--·-···-··· ····· .... ----· --- .......... .
Value Added Tax (VAT) in SADC: Potentia/Impact
Case Studies of Namibia & South Africa
-- ---- ..... --- -·- ... -· ·-·--·-·······--·-·- ·---··----------·-----
Peter Manning
Hoster Bebi
Elements of a medium-term research programme on Dirk Himsohm, Daniel Motinga, Wolfgang Werner
poverty, livelihood and employment · ·· · · ·
Promoting Development Among farmworkers: Some
Options for Namibia
Wolfgang Werner
W~~~-~-~~. PAPERS ISSN-1026-9258 ~~
NWP1 · Review of four UNDP base studies on Namibia Jochbeth Andima·
NWP2 Expenditure Data and Analysis on the Central Revenue Nama Goabab ·
Fund and the Second-Tier Authorities
No. of Year
Pages Published
Cost VAT Amount Total Amount
....
27
170
73
95
152
135
93
81
....
109
80
98
68
134
81
51
54
33
19
80
1993 N$17.00
..
1995 N$67.00
1995 N$33.00
1995 N$41.00
1995 N$61.00
1996 N$54.00
1996 N$40.00
1997 N$36.00
1998 N$45.00
1999 N$43.00
1999 N$51.00
2000 N$37.00
2000 N$60.00
2000 N$43.00
2001 N$30.00
......
2001 N$32.00
--- .. ----· --·. -
2001 N$22.00
1992 N$14.00
1994 N$35.00
N$2.55
N$10.05
N$4.95
N$6.15
N$9.15
N$8.10
N$6.00
N$5.40
N$6.75
N$6.45
N$7.65
N$5.55
N$9.00
N$6.45
N$4.50
N$4.80
N$3.30
·----· ---. ·---··
N$2.10
N$5.25
N$19.55
N$77.05 "
N$37.95
N$47.15
N$70.15
N$62.10
N$46.tJO
N$41.40
N$51.75
N$49.45
N$58.65
N$42.55
N$69.00
-- .
N$49.45
·-- .
N$34.50
N$36.80
N$25.30
N$16.10
N$40.25
Publication Title
ID
NWP3
NWP4
NWP5
NWP6
NWP7
NWP8
NWP9
NWP10
NWP 11
NWP12
NWP13
NWP14
NWP15
NWP16
NWP17
NWP18
NWP19
NWP20
NWP21
Authors -
Review of FNDC projects in the Capriviarea Jan Hoffman So 13 1992 N$12.00
The integration of women into the rural development ~~ Jochbeth Andima 32 1992 N$19.00
process
Comments on papers prepared for the Donor Pledging Jan Isaksen 20 1992 N$14.00
Conference, June 1990
Budgets and plans: possible lessons from Botswana Stephen Lister 6 1992 N$10.00
Notes on aid management, agriculture and rural ~~ Stephen Lister 16 1992 N$13.00
development
Namibia's external trade development prospects ~~ Paulo Shipoke 29 1992 N$18.00
Notes on the present status of the rock lobster industry ~~ Peter Amutenya 12 1992 N$12.00
African Development Bank proposal "Namibia: trade Eline van der Linden 8 1992 N$10.00
policy reform study": an evaluation
Some notes on an industrial policy for Namibia ~~ Jan Isaksen & Paulo Shipoke 16 1992 N$13.00
Subsidisation, taxation and viability of the commercial ~~ Peter Moll 53 1994 N$26.00
agricultural farming sector. NEPRU background paper
for the Land Reform Conference, 1991
Walvis Bay: report of a fact-finding mission ~~ NEPRU 24 1992 N$16.00
Bilateral economic links between Namibia and South John Orford 15 1992 N$13.00
Africa
Notes on the housing situation and housing policy in Ruth Bogosi 5 1992 N$9.00
Namibia. Prepared for the National Conference
Operation Masakhane for the Homeless,
Johannesburg, 29-30 April 1992
"The Consumer Price Index and inflation in Namibia ~~ Simon Stone 34 1993 N$19.00
Women's Role in the Development Process with ~~ Jochbeth Andima 20 1993 N$7.00
Special Reference to Factors of Production
Some Notes on the Namibian economy two years after ~~ Tor Sellstrém 9 1992 N$11.00
independence
Observer's report on the Angolan elections, 29-30 Tor Selstrom 7 1992 N$10.00
September 1992
"Assessment of popular participation in the formulation Susan Brown 32 1992 N$18.00
and implementation of development policies and
programmes: a case study of Namibia
* The monetary independence of Namibia Sophie Chauvin 18 1992 N$14.00
Pages Published
Cost VAT Amount Total Amount
N$1.80
N$2.85
N$2.10
N$1.50
N$1.95
N$2.70
N$1.80
N$1.50
N$1.95
N$3.90
N$2.40
N$1.95
N$1.35
N$2.85
N$1.05
N$1.65
N$1.50
N$2.70
N$2.10
N$13.80
N$21.85
N$16.10
N$11.50
N$14.95
N$20.70
N$13.80
N$11.50
N$14.95
N$29.90
N$14.95
N$10.35
N$12.65
N$11.50
N$20.70
N$16.10
>
4
---------- ---·. ------·----------------------- .. . -·····-· ---- ---------~-------------------·---------- ----------------------------------
ublication itl uthors No. of Year ost T ount otal ount
ages ubli hed
··- --·- ..... ···- ---··--·- __ _:::----------------.i .. --------------- ------------------···------ -··-----·-·-·---- ------·-
P3 vi f C r j cts i apri i rea Jan o f an 3 92 N$12. 0 $1.80 $13.80
- ·-- --------------
P4 The r ti n f en t ral l ent Jochbeth ndillla 3 92 N$19. 0 $2.85 $21.
r e s
- .. --------- ··--·
P5 ments pers r pared for t onor l i n s n 20 92 $14. 0 $2.10 $16. 0
onference, ne 90
. --
P6 Budgets and l ns: o sible e ns ro B tswan t hen i ter 6 92 N$1 . 0 $1.50 $11.50
- - ··- - ----- --------- ·------ ----- -------
P7 otes on i anagement, ri ult re d r r l Stephen Lister 16
l ent
92 N$13. 0 $1.95 $1i.fJ5
. - ---···--·--··-
P8 amibia's xternal e el ent s Paulo Shipoke 2 92 N$18.00 $2.70 $20.70
- .. -- - - . -- ··- --· - .. ....... ------- - - -
P9 otes r sent t t s of t rock l ster i ustry Peter utenya 12 92 N$12. 0 $1.80 $13.80
-- . -··.
P10 fri n evel ent ank r posal " am bia: t li e n r i en 8 92 N$10. 0 $1.50 $ 1.50
oli y t dy": valuation
--- ------- --
P 1 e otes on ustrial oli y r i ia Jan en aulo hi oke 16 92 N$13. 0 $1. $14.95
-- - ---- -- ···- . ------- ----- --
P12 ubsidisation, ti n d i bility f cial eter oll 53 94 N$26. 0 $3.90 N$29.90
gricultural i g ctor. PRU ckground per
r nd ef r onference, 91
P13 Walvis Bay: port f a fact-fi i issi
------- -------- ··--
PRU 24 N$16. 0 $2.40 N$18.40
- -- ·····------
P14 il t ral nomic in t een amibia and outh John rford 1 92 $13. 0 $1.95 $14.95
fri a
-- -·-
P15 otes on ousing i ti n d ousing policy i uth ogosi · 5 92 N . 0 $1.35 $10.35
am bia. r pared r ati nal onference
peration asakhane r omele s,
annesburg, - 0 pril 92
···- -··· --------····-···---··-· ----- ·------------- ----------
P16 he Consumer Price Index and infl ti n i ibia i on t e 34 N$19. 0 $2.85 N$21.85
---- . ···-- ----- -------- ----·
P17 Women's ole i t evel p ent roce s it Jochbeth di a 93 . 0 $1. N$8.05
pecial ef r nce actors f r duction
--··-··-·· --·-··- -- ·----·--------------·--- ------
P18 ome Notes on amibian economy t o years aft r Tor e l t o 9 92 $ 1. 0 $1.65 $12.65
nd ence
-------------·- ---- ------- -- --- --····---- ---.' ---. -·· --------- -···- ---- -- ·-·--· ---------
P19 bseJVer's r ort on t ngolan l cti ns, - 0 or elstr 7 92 N$10. 0 $1.50 $ 1.50
ept ber 92
-···----------------------------------···------------------- -------- . ··- ------
P20 ssessment f pular rti i ti n ulati n san rown 92 N$18. 0 $2. 0 $20.70
d l entation f el ent oli i s d
mes: se t y f amibia
------------- ------------. ·----- ·---------------~------------ ---------- ..
P21 he onetary i endence of amibia ophie hauvi 18 92 $14. 0 $2.10 16.
--------·-·· -··
4
Publication
ID Pages Published
NWP22 Population distribution and migration Peter Amutenya, Jochbeth Andima & Henning Melber 18 1993 "N$14.00
NWP23 Namibia's energy sector: a country review Eline van der Linden 41 1993 N$22.00
NWP24 Country report: Namibia's trade and investment climate John Orford, Robin Sherbourne & Eline van der Linden 50 1993 N$25.00
NWP25 Socio-economic survey of the southern communal Richard Moorsom, Jochbeth Andima & Saul Kahuika 31 1993 N$18.00
areas 1992: summary | | oo
NWP26 A fisheries agreement between the European Richard Moorsom & Paul Goodison (eds) 92 1993 N$40.00
Community and Namibia: workshop report, Windhoek,
25 March 1993
NWP27 Towards greater participation and equality? Some oo Reinhart Koller : 10 1993 N$11.00
findings on the 1992 regional and local elections in
Namibia
NWP28 The economics of the 1993/94 budget ~~ NEPRU 16 1993 N$13.00
NWP29 Swedish assistance to Namibia: an assessment of the Henng Melber, Tor Sellstrom & Chris Tapscott 48 1994 N$24.00
impact of SIDA, 1990-1993
NWP30 TESTING ) TEST 10 1999 N$20.00
NWP31 Poverty and income distribution in Namibia. ~~ Simone Stone & Mihe Gaomab 30 1994 N$18.00
Background paper for the NPC's macro-economic
issues paper
NWP32 Population issties in Namibia. Background paper for ~~ Jochbeth Andima, Saul Kahuika & Henning Melber 21 1993 N$15.00
the NPC's macro-economic issues paper
NWP33 The role of the informal sector. Background paper for Eline van der Linden 17 1993 N$13.00
the NPC's macro-economic issues paper
NWP34 The Namibia-Angola border fence and its socio- Peter Amutenya & Eline van der Linden 24 1993 N$15.00
economic implications: report of a fact-finding mission,
17-20 June 1992
NWP35 An evaluation of current methods of collecting trade Eline van der Linden & John Orford 31 1993 N$18.00
statistics in Namibia
NWP36 Evaluation st dy of current methods of collecting trade Colin Gleichmann © 46 1993 N$13.00
statistics in Namibia
NWP37 The social dimensions of monetary, currency and credit Robin Sherbourne 24 11993 N$16.00
policy in Namibia
NWP38 The private sector and employment: comments on Richard-Moorsom 16 1993 N$13.00
aspects of the President's inaugural speech to the
National Council on 23 February 1993
NWP39 An analysis of the fishing capacity of the Namibian fleet Richard Moorsom 61 1994 N$29.00
in quota-limited fisheries. a methodological summary
Title Authors
No. of Year Cost VAT Amount Total Amount
N$2.10
N$3.30
N$3.75
N$2.70
N$6.00
N$1.65
N$1.95
N$3.60
N$3.00
N$2.70
N$2.25
N$1.95
N$2.25
N$2.70
N$1.95
N$2.40
N$1.95
N$4.35
N$16.10
N$25.30 ,
N$28.75
N$20.70
N$46.00
N$12.65
N$14.95
N$27.60
N$23.00
N$20.70
N$17.25
N$14.95
N§17.25
N$20.70
N$14.95
N$18.40
N$14.95
N$33.35
6
]
ublication itl uthors o. f ear ost T ount otal ount
ages ubli ed
.. --------~-- -----....:.:.....:..~---- ··-·--·------ -------------~-----. ----------------------
P 2 opulation i tri ti n nd igration eter utenya, Jcichbeth ndi a & e ning elber 18 1993 N$14.00 $2.10 $16.10
- - -- ----- . - ---- --------
P23 am bia's ergy ctor: untry eview Eline n-der Linden 93 $ 2. 0 $3.30 $25.30,
··- --------------------- -----------·-·--
P24 Country port: am bia's e and n t ent imate hn rford, obin herbourne Eline van der i n 50 93 $25. 0 $3.75 $28.75
.... ------ --- ·-·· ·-··· .. ------------------- ------------ --
P25 Socio-economic rvey of t e southern com unal i ard orsom, Jochbeth ima & aul ahuika 31 93 N$18.00 $2.70 $20.
r as 92: mary
... ------------- ---
P26 fi eri s r ent t en the r pean Richard orsorn.& Paul odison ( ds) 2 93 $40. 0 $6. 0 $46.
o munity d amibia: orkshop ort, indhoek,
5 arch 93
--------------- ----------- -----
P27 ards r ater arti i ti n d equalit ? o e Reinhart i.il11er 93 $ 1. 0 $1.65 $12.65
in i s 92 i nal d al l ti s
amibia
. - .... -··· ----------- - --· ··-··- ------------------- ------- .. ··--· ---
P28 The nom cs of 93/94 budget NEPRU 16 93 N$13. 0 $1.95 $14.95
--- ----- ------- --------------------- ---------------
P29 · Swedish stance t amibia: an assessment f t enng elber, or e l ri.irn .Chris psco t 48 94 $24.00 $3.60 $27. 0
pact f IOA, 0-1993
P30 TI G TEST 10 99 $20. 0 $3. 0 $23. 0
------
P31 Poverty and n e i t ti n ibia. Simone t ne ihe aomab 30 94 $18. 0 $2.70 $20.70
ackground per r PC's acro- conomic
s s per
- -------·· ... ---- --· ----···-··-------·-·---- --- ·- -··----- -
P32 opulation i su s amibia. Background paper f r chbeth ndi a, aul ahuika He ning elber 21 93 $15.00 $2.25 $17.25
PC's acro-economic s s per
·--·-- . -------·----·---·- -·----· ------·--
P 3 The role f al sector. Ba kground paper for Eline n er i en 17 93 $13. 0 $1.95 $14.
PC's acro-economic es per
-- --- ·----··- ----·-·--··-------------.- -- -·
P34 The mibia-Ango/a border fence nd its cio- eter utenya Eli e n er i en 93 $15. 0 $2.25 $17.
nomic pli ati ns: ort f t- i g i sion,
- 0 ne 92
·- . --· -- --····----···-·-------- .. ·--- -·---------- ------------ ... ----
P35 n eval ion of rr nt ethods f ll cti q e li e n er i en hn rford 31 $18. 0 $2.70 $20.70
t ti ti s amibia
·-
P36 Evalu tion study of cu rent ethods f ll cti g r e olin l ich ann 46 93 $13. 0 $1.95 14.
t ti ti s amibia
---· --·- - -·-·- ---------·----··---------·--
____ .. _____
----
P37 The social i ensions f onetary, rr cy d r dit obin herbourne 93 N$16.00 $2.40 N$18.40
oli y amibia
- . - -
P38 The ri ate sector nd ployment: ments n i r . oorsom 93 N$13. 0 $1.95 $14.95
pects f resident's n gural ech
ati nal ouncil bruary 93
--------·---- ------------ .
P39 n alysis f is i pacity f amibian t i ard oor 61 94 N$29. 0 $4.35 $ 3.35
ota-li it d is ri s: ethodological mary
---· ----------- ----· ----------·--·-·---
5
Publication Title
ID
Authors No. of Year Cost VAT Amount Total Amount
Pages Published
".. ·- . -.- -· .. - --- .... ·- . ·--- --------·· ---- .. ------------------------------------------- ----------------- .. --·--. --
NWP40
NWP41
NWP42
NWP43
NWP44
NWP45
NWP46
NWP47
NWP48
NWP49
NWP50
NWP51
NWP52
NWP53
NWP54
NWP55
NWP56
NWP57
Future agricultural trade andcooperation beiween new·-· Bank of Windhoek/AGRECONA . ···--- ia- .
South Africa and Namibia. Papers presented to the · ·
Agricultural Outlook Conference, Windhoek, 10 March
1994
Economic analysis of land reform options. NEPRU
background paper for the Land Reform Conference
Ray Purcell
Urban women and self-help housiniiin NarriiiJia::-;.: case- Christiaan Keulder
study of Saamstaan Housing Cooperation
··--- .. -- -·· ·- -- ....
Fiscal policy and employment in Namibia Mihe Gaomab
The Concept oi"Civiisociety and ihe Proces~-ofNatio;:;·-- Reinhart KoBler & Henning Melber
Building in Africa · ·
-····· .. -- -·· .
Namibian Development Services Directory Richard Moorsom.
Credit Unions in Namibia: The Critical Issues . ····- --·- ···-- . Dirk Hansohm & Christiaan Keulder
....... -------- ····-··
Urbanisation and Urban Policies in Namibia
·-··
Urbanisation and Internal Migration: Regional
Dimensions in Post-Colonial Namibia
-- -- --. ----
The State of the Informal Sector in Namibia: Role,
Characteristics and Prospects
- ....... . .. ·- - --
Existing and Potential Enterpreneurs in Ondangwa,
Oshakati, Swakopmund and Walvis Bay
------------------------ ----
Consumer Price Index in Namibia: An Evaluation and
an Analysis of its Reliability
- .. ----- ... ·- ------- - .". --
The economic policy framework for the promotion of
small-and medium scale enterprises in Africa
.... --------------- ---·· .. ·-· --.
Projects and Opinions on Economic and Business
Prospects in Windhoek
Seven Years Independence. Current Developments
and Future Prospects in Namibia- Some Topical
Highlights
lnge Tvei:tten & Moono Mupbtola ·
Henning Melber
Dirk Hansohm
Gerson Kadhikwa, Tjiuai Kangueehi & Anna Erastus-Sacharia
Mihe Gaorriab
Dirk Hansohm
Moono Mupotola-Sibongo
NEPRU
Renewal in Africa? The Informal Sector and its Dirk Hansohm
Promotion in Namibia, San Francisco, 23-25 November
1996
·----·-··-- ····- --·--·-· ----·-·- - ·· ·- -·-·--· -·-···-··-·---------Moonb Mup6tola~Sibongo (ed:)
Workshop Proceedings: The Effects of Liberalisation
on the Beef and Maize Sector in Five SADC Countries
·-·-·-·- ··-- ·- ·-···- . -·-------,----,-
Country Reports: The Effects of Libera/isation on the NEPRU
Beef and Maize sector in Five SADC Countries
-····--···-····- --··-·
44
-------- ----··
21
23
13
138
27
41
38
23
·-----
45
43
--------- ··- ------
14
57
___ , _____
48
28
----
100
-------
166
1994 N$35.00 N$5.25 N$40.25
1994 N$23.00 N$3.45 N$26.45 "
1994 N$15.00 N$2.25 N$17.25
.
1994 N$16.00 N$2.40 N$1B:'4o
1994 N$12.00 N$1.80 N$13.80
. ...
1994 N$56.00 N$8.40 N$64.40
1995 N$17.00 N$2.55 N$19.55
...
1995 N$17.00 N$2.55 N$19.55
1996 N$20'.00 N$3.00 N$23.00
1996 N$16.00 N$2.40 N$18.40
1996 N$23.00 N$3.45 N$26.45
1996 N$22.00 N$3.30 N$25.30
1996 N$12.00 N$1.80 N$13.80
1996 N$27.00 N$4.05 N$31.05
1997 N$24.00 N$3.60 N$27.60
··-···
1997 N$17.00 N$2.55 N$19.55
1997 N$42.00 N$6.30 N$48.30
······--·----· ----
1997 N$65.00 N$9.75 N$74.75
··--·------------------------------------·-·--·· --- ···---···· ---·· .
6
---- -- .
Publication Title
ID
Authors No. of
Pages
. -- ·- .. ::: :.:-:-:.:·- - . _.:.:::.-:::=-==-----=-=----------- ---- -··· --------------------- ------·-·- ..... --. ·- -------·· ·- -· . ·-···· ... -- ...... .
NWP58
NWP59
NWP60
NWP61
NWP62
NWP63
NWP64
NWP65
NWP66
NWP67
NWP68
NWP69
NWP70
NWP71
NWP72
NWP73
NWP74
NWP75
NWP76
Training Needs Assessment Strategy Programme for Hoster Bebi, Lesley Blaauw & ReterNias
Local Authorities in Namibia
······· ............... --··· -- ·-····-·-·· -----------------------
Livestock Buying and Quarantine Management in Christiaan'Keulder & Wolfgang Werner
Capri vi
From Communal Pastures to Enclosures: The
Development of Land Tenure in Herero Reserves
Land Reform in Namibia: The First Seven Years
Namibian Business Climate: A Survey in relation to
SADC
The market for millet and millet products
- ·- . ·----- .. -·-
Namibia's Trade with Angola
Wolfgang Werner
Wolfgang Werner
Ntintin Oranje
Cathy Presland, AkiserPomuti
Klaus Schade
Twinning for Development: Cooperation between Henning Melber.&-lnge Tvedten
Public Institutions in Norway and Namibia ·
·····"·"·
Construction and Brick-Making in North Central Namibia Dirk Harisohm
-- - - -----··· -----------
Support Institutions for Small Enterprises in Zambia Dirk Hansohni, Anna ErastiJs"Sacharia, Gerson Kadhikwa
and Zimbabwe
The Role of Donors in Transitional Settings: The Case Henning Melber
of Namibia (1 990-1 996) ·
Structural adjustment and poverty alleviation in
Southern Africa - What support can Europe offer? An
economic viewpoint
---------- ........ - -·- - . -- ·-
Co-operation and networking among SME service
providers in Southern Attica
Dh-k Hansohm
Dirk Hansohm, Lesley Blaauw, Anna Era.stus-Sacharia
Banking and less formal forms of finance in Namibia: Charles C. Okeahalam, Dale W. Adams
The challenges of microfinance ·
····-···------. ··-·· ... - . - .. - -· -·· ·---- .. ---------------
Economic perspectives in Southern Africa: A view from Dirk Hansohm ·
a small country
-- ········-·····-·······-····-· ------··· -----· -···· -----------------
Sustainability of Budget Deficits: A Case Study of Hoster Eiebi
Namibia (1991--1999)
The Impact of Fiscal oeiicits-an"dP"!;hlicoebi-on Re~ Hoster Bebi
Interest Rate and Investment in Namibia
·- --- ------- --·------·--- .... ---- ----- ·-----------------Ebson Ngurimt.ije Uanguta "
Determinants of Private domestic Savings in sub-
Saharan Africa: The Case study of Namibia (1980-
1998)
----------
Grape Production in Namibia Namene Kalili
66
46
29
21
32
30
22
26
24
24
30
24
33
-------- -----·
34
-·····--··--···
54
33
---····-··----
37
45
43
Year Cost VAT Amount Total Amount
Published
··- .....
1997 N$30.00 N$4.50 N$34.50
---
1997 N$23.10 N$3.47 N$26.57
....
1997 N$17.00 N$2.55 N$19.Q.5 -
....
1997 N$14.00 N$2.10 N$16.10
1998 N$12.00 N$1.80 N$13.80
1998 N$21.00 N$3.15 N$24:..15
1998 N$17.00 N$2.55 N$19.55
1998 N$19.00 N$2.85 N$21.85
1998 N$18.00 N$2.70 N$20.70
.. -···
1998 N$18.00 N$2.70 N$20.70
1998 N$21.00 N$3.15 N$24.15
....
1999 N$18.00 N$2.70 N$20.70
.....
1999 N$22.00 N$3.30 N$25.30
......
1999 N$15.00 N$2.25 N$17.25
2000 N$31.00 N$4.65 N$35.65
2000 N$15.00 N$2.25 N$17.25
2000 N$24.00 N$3.60 N$27.60
2000 N$27.00 N$4.05 N$31.05
-
2000 N$26.00 N$3.90 N$29.90
------ --------- ·--·-·- ... -- --··-·· ··--· ..
7
Publication Title
ID
NWP77
NWP78
NWP79
NWP80
NWP81
TRAVEL AND MEETING REPORTS
NTMR1
NTMR2
NTMR3
NTMR4
NTMRS
NTMRG6
NTMRY7
NTMR8
Fiscal Consequences of Pension Reform: The
Introductuion of Means-testing into the Namibian Old-
Age Pension Scheme
Land Reform and Poverty Alleviation: Experiences
from Namibia
Openness and Economic Growth: Is there a long run
relationship for Namibia?
Food Crops or Cash Crops in the Northern Communal
Areas of Namibia: Setting a Framework for a Research
Agenda
Incentives for Foreign Direct Investments - The case of
SADC in the 1990s
Authors
"Ben H. Harris
Wolfgang Werner
Daniel Motinga
) Hopolang Phororo
Johan Dahl
ISSN-1026-924X
Report on the National Conference on Youth
20 April 1990, convened by the Ministry of Local
Government and Housing
Travel report on the NEPRU speaker/Gonsuitation four
of South Africa, 11-22 August 1991
Employment Strategies, convened by the Ministry of
Youth and Sport, Windhoek, 26-28 February 1992
Report on the Workshop on Gender Research
Methodology, convened by the Development
Cooperation Office of the Swedish Embassy,
Windhoek, 9-13 March 1992
Report on the National Workshop on Industrial Policy,
convened by the Ministry of Trade and Industry,
Windhoek, 27-28 April 1992
"Notes on the National Housing Seminar, Windhoek, 19- Jochbeth Andima
Tor Sellstrom
John Orford & Ruth Bogosi
John Orford. & Ruth Bogosi
Peter Amutenya, John Orford & Robin Sherbourne
Population and development: a background report on
the Third African Population Conference at Dakar,
Senegal, 7-12 December 1992, with special reference
to the Namibian situation
"Relocation of the veterinary cordon fence: report on
IFAD field mission, October 1992
and Payments in Eastern and Southern Africa and the
Indian Ocean Area, Kampala, Uganda, 27 August 1993
Henning Melber
Peter Amutenya: «+ -
"Ministerial Meeting on Cross-Border Trade, Investment Saul Kahuika
Cost VAT Amount Total Amount No. of Year
Pages Published
39 2001 N$28.00
27 2001 N$19.00
28 2001 N$20.00
RE) 2001 N$20.00
37 2001 N$24.00
9 1992 N$11.00
11 1992 N$11.00
7 1992 N$10.00
4 1992 N$9.00
29 1992 N$18.00
8 1993 N$10.00
12 1993 N$12.00
10 1994 N$11.00
N$4.20
N$2.85
N$3.00
N$3.00
N$3.60
N$1.65
N$1.65
N$1.50
N$1.35
N$2.70
N$1.50
N$1.80
N$1.65
N$32.20
N$21.85
N$23.00
N$23.00
N$27.60
-
N$12.65
N$12.65
N$11.50
N$10.35
N$20.70
N$11.50
N$13.80
N$12.65
-------- ---·---- ·---·- --- -----------·------ --·- ------- ------ -· ---- --------
-----------~---------·---- ----------------------------------------
ublication itl
uthors
P 7 Fiscal Consequences of ension efor : T e en . a ri
l ro ct i n f eans-testing t amibian ld-
Age ension e
P78 and ef r and o-;;erty ll i ti : r ences olf ang erner
ro amibia
P79 penne s d Economic r th: Is re a l g r n Daniel Motinga
l t hip r amibia?
-··· - -- .. ·--
P80 od r ps or ash r ps i t e ort ern o munal opolang hororo
r as f amibia: e ti g r ework r esearch
genda
P81 nti es r orei n Direct I st ents - he case of an ahl
DC 90s
AVEL D EETING RTS S - 026-924X
R1
R2
R3
R4
R5
TMR6
TMR7
R8
Notes ati nal ousing eminar, indhoek, 9- Jo eth ndi a
pril 90, vened y inistry f cal
overnment d ousing
--- ·-·
Travel report on the EPRU ker/consultat on tour Tor e l t
f outh fri a, -22 ugust 91
-·
eport n the ational onfer nce th n rford uth ogosi
ployment tr t gies, vened y inistry f
outh d port, indhoek, - 8 bruary 92
. -
eport n t e orkshop ender esearch
ethodology, vened y evel ent
ooperation fi f edish bassy,
indhoek, - 3 arch 92
hh rf & uth ogosi
eport on t e National orkshop on I ustrial olicy, eter utenya, John rford obin Sherbourne
vened y inistry f r e d ustry, · ·
indhoek, -28 pri/1 2
- ---·----······------·· ----
opulation and devel pment: background ort e ning elber
hird fri n opulati n onference t akar,
enegal, - 2 ecember 92, it ecial ce
amibian i ti n
elocation f t ri ary r on f nce: ort eter enya
/ l ission, ctober 92
inisterial eting r ss- order , t ent aul Kahuika
d y ents astern d outhern fri a d
i n cean rea, ampala, ganda, 7 ugust 93
o. f ear
ages ubli ed
ost T ount otal ount
$28. 0 $4.20 $32.20
01 $19. 0 $2.85 $21 .85
--
2 01 N$20. 0 $3. 0 $23. 0
~:£8 01 $20. 0 $3. 0 $~
37 01 $24.00 $3.60 $27.60
92 $ 1. 0 $1.65 $12.65
1 92 N$ 1. 0 . 12.65
7 92 $10.00 $1.50 $11.
---
4 92 N$9. 0 $1.35 N$10.
--·-·-- ---
29 92 N$18. 0 $2.70 N$20.
8 93 $10.00 $1.50 $11.
12 93 N$12.00 $1.80 $13.80
10 94 N$ 1.00 $1.65 .65
8
Publication Title Authors
ID
No. of Year
Pages Published
Cost VAT Amount Total Amount
NTMR9 SADC Workshop on the Productive Sector, Mbabane Saul Kahuika B "40 1994 N$11.00
Swaziland, 1-4 November 1993
NTMR10 Report on Avoiding Marginalisation: Can South and ~~ Tjiuai Kangueehi& Irene Tlhase 10 1995 N$10.00
Southern Africa Become Globally Competitive |
NTMR11 Two sub-region workshops on micro and small Dirk Hansohm & Wendley Shiimi on 1995 N$11.00
enterprises promotion, Gaborone, 2-5 November 1994
NTMR12 Senior policy workshop on stimulating and sustaining Dirk Hansohm & Wendley Shiimi IER 1995 N$11.00
small and medium scale enterprises, Addis Ababa, 14-
18 November 1994
NTMR13 ~~ SARIPS/SAPES Institutional and Academ c Framework Irene Tlhase nn 1995 N$11.00
of the Masters in Policy Studies: Planning Meeting,
Harare 8-10 March 1995
NTMR14 "Third SEPAC Conference on Small Enterprise Dirk Hansohm & Anna Erastus-Sacharia 12 1996 N$11.00
Promotion in Sourthern Africa, Gaborone, 31 October - |
1 November 1996
NTMR15 39th Annual Meeting of the African Studies Association, Dirk Hansohm 9 1997 N$10.00
San Francisco, 23-26 November 1996
OCCASIONAL PAPERS ISSN-1026-9223 : ,
NOP1 Strategic Territory and Territorial Strategy: The David Simon 65 1995 N$30.00
Geopolitics of Walvis Bay's Integration into Namibia
NOP2 The Collapse of State Socialism in Eastern Europe - Reinhardt Kossler 22 1995 N$15.00
Lessons for Southern Africa?
NOP3 Scopes for Policies towards the Development of ~~ Mathias Seiche - 88 1995 N$38.00
Informal Small Business in Namibia
NOP4 Migrants, Money and the Military: The Social ~~ Douglas Webb & David Simon. 38 1995 N$21.00
Epidemiology of HIV/AIDS in Ovambo, Northern
Namibia
NOP5- Namibia's Nominal and Real Multilateral Exchange Rate John Orford 26 1995 N$17.00
NOP6. Should the Namibian Dollar be devaluated? Robin Sherbourne 28 1995 N$17.00
NOP? "That weird Folly - Love for Work": On the Coming Reinhart KoRler 12 1996 N$12.00
about of In Industrial Working Attitudes
NOP8 What's in a map? Regional Projects in Windhoek, David Simon - 43 1996 N$22.00
Namibia
NOP9 Low-income Housing Projects in Windhoek, Namibia. A Astrid Seckemann 4 1997 N$21.00
Contribution to Sustainable Urban Development?
N$1.65
N$1.50
N$1.65
N$1.65
N$1.65
N$1.65
N$1.50
N$4.50
N$2.25
N$5.70
N$3.15
N$2.55
N$2.55
N$1.80
N$3.30
N$12.65
N$11.50
N$12.65
N$12.65
N$12.65
N$12.65
N$11.50
N$34.50
N$17.25
~ N$43.70
N$24.15
'N$19.55
N$19.55
N$13.80
N$25.30
N$24.15
-·---·--· ·-. ·----·-·- ... ----- ·-- ----- ...... ------·---··-··--······ -·- - ··-- --·· . ·-- -···-- ··-·-·· -------- . ----- ---·-·------ --·-·-··---------- ----------·· ·-----------
ublication itl uthors o. f ear ost T ount otal ount
I ages ubli ed
NTMR9 s/i.b'c Work~hopon the Productive se~ior~',;Ab'~b~n~=-'s~~~-K;hi;ik;------------------ --------------------------- = ' 10 - -1-994-- N$11.00 N$1.65 N$12.65
aziland, - ovember 93
··-···· .... ······-·· -----····---······-·----·- --· ----···--- --·
R10 rt on voidi g arginalisation: an outh nd Tjiuai angu ehi & r e l se 10 95 N$10. 0 $1.50 $ 1.50
outhern fri a c e lobally ompet tive
- .. --·-······ --- ---· -------------·
R 1 Two sub-region orkshops n icro d small irk nsohm endley hii i 11 95 $ 1. 0 $1.65 $12.q5
terpri es r otion, aborone, -5 ovember 94 · ··
-·· ----- ·-· ·····--·----· ........ .
R12 Senior olicy kshop on t ulati g and staini g irk hrri& endley hii i 11 95 N$11. 0 $1.65 N$12.65
all d edi ale terprises, dis baba, -
ovember 94
R13 SARiPSI APES lnstitution;ii nd cademic Fr ework Irene l se 11 95 $ 1. 0 $1.65 $12.65
ft asters olicy t dies: l ning eting,
arare - 0 arch 95
R14 hird PAC onference /1- Small nterprise ------- ---Di nsoh nna tus~Sacharia ------12- - $ 1. 0 $1.65 $12.65
r otion ourthern fri a, aborone, ct ber-
ovember 96
R15 39th nnual eting f fri n t di s sociation, Dirk 9 1 97 $1 0. 0 $1.50 $ 1.50
an r ncisco, - 6 ovember 96
CASIONAL ERS S - 026-9 23
P2
P3
P4
P5
P6
P7
P8
P9
tr tegic e rit ry d e ritorial tr t gy: e
eopol tics f alvis ay's rati n t amibia
he ollapse of State ocialis astern ope -
ssons r outhern fri ?
. ..... . ....".
Scopes for olici s owards t e evelopment f
al all usi e s amibia
avid i on
Reinhardt assl r
M thias ei he
Migrants, oney nd t e ilita",y>fi-le Socia_i _______ ouglas e & bavid i on
pi iology f I I I S vambo, ort ern
amibia
am bia's ominal d eal Multilateral xchange Rate n rford
Should t e amibian Dollar e devaluated? obin herbourne
--· ----------------·----------------Reinhart Komer
' hat weird Folly Love r or ": n oming
out f ustrial orking ti s
What's i a ap? egional rojects indhoek,
amibia
-i e Housing Projects indhoek, am bia.
ontri uti n ustainable r an evel ent?
avid Si on
stri . eck a n
5
2
88
38
6
28
----
12
43
----
1
95 $30. 0 $4.50 $34.50
95 N$15. 0 $2.25 . 17. 5
95 N$38. 0 $5.70 $43.70
N$21.00 $3.15 $24.
-·- ....... ..".
95 $17. 0 $2. 5 19. 5
- .....
95 N$17. 0 $2. 5 $19. 5
-·--·--· ····-··-- . ··--·-····- ..
96 N$12. 0 $1.80 $13.
-··· --····--·- ..
96 N$22. 0 $3.30 $25.
-··-···---·-- ··-- .
97 N$21. 0 N$3.15 N$24. 5
- -·····.- ··-··-- ·-·- ·-···
9
Publication Title Authors. No.of Year
0] a Pages Published
NOP10 "Problems with the Establishment of a National Sophie Chauvin 37 1997 N$19.00
Currency and an Independent Monetary Policy for a
LDC. The Namibian Case
NOP11 Domestic Workers Daily Lives in Post-Apartheid ~~ Dorte @streng 102 1997 N$43.00
Namibia
NOP12 "From Reserve to Homeland: South African "Native" Reinhart Kossler 68 1997 N$30.00
Policy in Southern Namibia | EE
NOP13 Namibia Since Independence: Lessons from the East ~~ Thomas Hastings 36 1998 N$23.00
Asian "Miracle"
NOP14 Meanings of Development Reinhart Késsler- C43 1999 N$26.00
NOP15 The Role of Remittances in the Namibian Economy Thomas Hastings 60 1999 N$34.00
NOP16 Outlook of the Namibian economy: The role and ~~ Terhi Karvinen 73 1999 N$33.00
funding of small and medium enterprises
NOP 17 Production and exchange among the Himbaof ~~ Michael Bollig 36 1999 N$16.00
Northwestern Namibia
NOP18 Business Training in the Age of Globalisation ~~ Tobias Biisser 31 2000 N$38.00
NOP19 Interests and socio-economic development inthe ~~ Wolfgang Zeller 82 2000 N$44.00
Caprivi Region - from a historical perspective
NOP20 Development of Urban Settlements in Independent ~~ Astrid Seckelmann 114 2001 N$58.00
Namibia
VIEWPOINTS ISSN- 1027- 1805 |
NVP1 oo NEPRU Viewpoint ¢ on 1 Production & Investment NEPRU 0 1995 N$0.00
NVP2 Focus on Poverty and Government Policy NEPRU ) 0 1996 N$0.00
NVP3 Focus on the Annual Budget 1996/97 NEPRU 0 1996 N$0.00
NVP4 Quarterly Economic Review NEPRU oo 0 1996 N$0.00
NVPS "Focus on Urbanisation, Migration and Regional Policy NEPRU 0 1996 N$0.00
NVP6 Quarterly Economic Review NEPRU 0 1996 N$0.00
NVP7 Quarterly Economic Review - March 1997 Hoster. Bebi, Anne- Marie Brits, Mary: Hansen, Ebson Uanguta, 0 1997 © N$0.00
Dirk: Hansohm & Cathy Presland
NVP8 Focus on the Annual Budget 1997/98 (March 1996) Dirk Hansohm, Henning Melber, Peter Nias & Ebson Uanguta ~~ 0 1997 N$0.00
NVP9 Focus on the Effects of Liberalisation on the Beef & Moono Mupotola- Sibongo, Wolfgang Werner, Klaus Schade, oo 0 1997 © N$0.00
Maize Sectors in Five SADC Countries - June 1997
Lesley. Blaauw
Cost VAT Amount
N$2.85
N$6.45
N$40 45
N$4.50 N
$34.50
N$3.
45
N$26
.45
N$3.90 N$29.90
N$4.95 N$3795
N$2.40 N
$18.40
N$8.70
"N$66.70
$0.00
N$0.00
N$0.00
rr N$0.0
0
Ns000 $0.00 TE
N$0.00 ~~
N$0.00
Total Amount
N$21.85
10
»
vy
ublication itl
ID
--- -~ - -------------------
uthors
P10 r l s it ablishment of ational Sophie hauvin
P11
P12
P13
P14
P15
P16
P 7
P18
P19
P20
u r ncy d n ndent onetary oli y r
OG. e amibian ase
Domestic orkers' aily i s t-Apartheid Dorte 0 t
amibia
r eserve t omeland: outh fri n ati e" einhart a sler
oli y uthern amibia
- ".. ----·- --.--- ----
amibia i ce n ndence: Le sons fr t st
si n ir cle"
eanings f evel ent
The ole f emi t nces t amibian o y
utl ok f amibian y: e rol d
i g f all d edi t rpri es
r ducti n d nge mong the i of
ort estern amibia
usi e s r i i g i e f lobalisati n
--·---·--·-··
Interests d i omic l ent n t
aprivi egion ro i t rical r pective
.. -·· .... --- -- ----·--·· ·-···----
evel ent f r n ettlements in I endent
amibia
as asti gs
Reinhart a sler
as asti gs
Terhi arvi en
Michael ollig
bias u ser
Wolfgang e l r
stri ckel a n
I POINTS -1 27- 805
P2
P3
P4
P5
P6
P?
PB
P9
RU i wpoint r ducti n I st ent
..... --------·--·--··--
cus n overty d over ent olicy
- - -·- --- - - -------------
s t e nual udget 96197
uarterly conomic view
···- ... . ···--·-···· --- -·
cus rbanisation, igrati n d egional oli y
uarterly conomic Rev w
uarterl nomic eview arch 97
ocus n the nual udget 198 arch 96)
Focus on the Effects f i rali ati n eef
aize ectors i C ountries e 7
PRU
RU
PRU
PRU
PRU
PRU
oster ebi, nne- arie rit , ary ansen, bson anguta,
irk ansohm athy r sl nd ·
irk ansohm, e ning elber, Peter ias bson anguta
ono upotola- i ngo, olfgang Werner, l us chade,
.Lesley B uw
.<Of ear ost T ount otal ount
ges ubli ed
102
68
36
43
60
31
----
82
114
0
0
0
0
0
0
$19. 0
N$43. 0
97 $30. 0
98 $23. 0
99 $26. 0
99 $34. 0
99 N$ 3. 0
-·
99 N$16. 0
00 $38. 0
00 $ 4. 0
1 N$58. 0
95 $0. 0
N$0. 0
96 N . 0
96 N$0. 0
N$0. 0
96 N$0.00
97 N$0. 0
7 0.00
97 N$0. 0
$2.85
$6.45
N$4.50
$3.45
N$3.90
N$5.10
N$4.95
N$2.40
N$5.70
N$6.60
$8.70
N$0.00
N$0.00
N$0.00
N$0.00
$0.00
N$0.00
N$0.00
N$0.00
$0.00
$21.85
N$49.45
N$34. 0
N$~.45
N$2 . 0
N$39.10
N$3 .:.95
N$ .
N$43.70
N$50.60
N$66.70
$0. 0
N$0.00
N$0.00
. -
N$0.00
N$0.00
N$ . 0
N$0.00
N$0.00
-.
N$0.00
Publication Title
ID
Authors
NVP10
NVP1.1
NVP12
NVP13
NVP14
NVP15
NVP16
NVP17
NVP18
NVP19
NVP20
NVP21
NVP22
NVP23
NVP24
------------... .. ·- .. - .. - . -·- -- - - - .... ···--- ----------
National Development Plan 1- June1997 Anna Erastus~Sacharia, John Motinga, Peter Nias & Ebson
Uariguta ·
Quarterly Economic Re.view- June 199l·- ··--- --·---- Felicien Arigbo, Hoster Bebi; MaryHi:msen, Dirk Hansohm, John
Motinga, Cathy Presland, Klaus Schade; .Ebson Uanguta &
Wolfgang Werner
Quarterly Economic Review- September-i99T · Feliciem Arigbo, Hoster Bebi,Dirk 1:-larisohm, Henning Melber,
Klaus Schade; Ebson Uanguta
--- - ---·····-···· -·-- ----------------
Quarterly Economic Review- December 1997 DirkHansohm, John Motinga, HosterBebi, \\'yolgangWerrier,
Lesley HlailUW & Cathy Pr~sland
Quarterly Economic Review- March 1998 Lesley Blaauw, Dirk Hansohrri, Esau.Kaakunga, John Motinga,
Klaus Schade and. Wolfgang Wer~er
Off-shore Resources in Namibia - An Expo '98 John Motinga and Wolfgang Werner .
Viewpoint- Apri/1998
Quarterly Economic Review ·=j~in·e-1998 -- - Lesley Blaauw,Dirk Hansohm, Esau Kaakunga and Klaus
Schade ·
····--· -- ······ .. ······ .... ··- ----------··-----·-·------
Focus on the SADC Free Trade Area (FTA)- August Lesley Blaauw, Mary Hansen and John Motinga
1998 .. ..
Quarterly Economic Review- September 1998 Lesley Blaauw; Dirk Hansohm, Ntintin Oranje and Klaus Schade
Quarterly EconomicRiwTew ~Dec-embfn 1998 Lesley Blaauw, Ntintin Ora1;1je, Klaus Schade, Dirk. Hansohm
Quarterly-Economic Review --Maich--i999- -- --·-·------·-----Dirk Hansohm, Namerii Kalili, Klaus Schade, Rowlan Simpson
Quarterly Economic Revie-w- Septiunber 1999- ----- Ebson Uanguta, Dirk Hansohm, Namene Kalili, Klaus Schade,
Rowlan Simpson
Reducing poverty and inequality Dirk Hansohm;Robin Sherbourne; Graham Hobbs, Nino
f~~~ . ... .
Taking-advantage ofgiobalisatfon·- ------------------Dirk Hansohm, Robin Sherbourne: Graham Hobbs; Nino
Frodema · ·
--·- --···. -··- ····----·-· .... -· -- -----------
Creating an effective public sector Dirk Hansohni, Robin Sherbourriei, Graham Hobbs, Nino
Frodema · ·
No. of
Pages
0
0
.. ,.
0
---·
0
' 0
---
0
0
---···----···-
0
------·--·-· ·- ..
0
0
0
0
-----··--·-----
0
0
0
Year
Published
1997
1996
1997
1997
1998
1998
1998
1998
1998
1998
1999
1999
1999
1999
1999
Cost VAT Amount Total Amount
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$.0.00
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
.....
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
..... --· --·
N$0.00 N$0.00 N$0.00
N$0.00 N$0.00 N$0.00
....... ---. --.
N$0.00 N$0.00 N$0.00
--------------- --------· -·- ··--------·--------·
Improving public education -·---·-·--- ---- Dirk Hansohm, Robin Sherbourne, Graham Hobbs, Nino ----0----------- -· - .. NVP25 1999 N$0.00
-·
N$0.00 N$0.00
Frodema
- ·- -·-·--- -- ...
NVP26 Creating a productive financial sector Dirk Hansohm; Robin Sherbourne, Graham Hobbs, Nino
Fro~~ ·· ·
0 1999 N$0.00 N$0.00 N$0.00
NVP27 Quarterly Economic Review- December 1999 Ebson Uanguta, Klaus Schade; Nino Frederiia, Dirk Hansohm,. 0 1999 N$0.00 N$0.00 N$0.00
John Asllipala ·
niP2e
npg
nvPao
NPI
npaz
nivps
NPs
nyP3s
nvPas
NvPa7
NP3s
NPD
KvPgg
HVP41
nvPsz
Egon Uanguta, John Ashinala, Panduieni Elago, Ervin
Raitiyaka, Hopolang Fhororo, Kiaus Schade, Dirk Hanson
Quarterly Ecanomic Raview - March 2000
Quarry Ebson Usnaua, Joh A3Ffale; Rosa Enda, Klaus Schade,
Callclous Tutaie
Viewpainton VAT Hoster Babi . Quarterly Economic Review - September 2000 Klaus Schade, Rusa End;
was ine rosa in et
Kiaus Shade, Namena Kai Dik ansahvh Rosa Erdal
Callous Tulsi
A Viigo on ho Nisin Gadget
Ania Erastus, Ben Hams, Hamena Kafl, Ervin Naiitwaks,
Kaus Seharis; Christoph Stork, Caficious Tullis, Kiaus.
Schad, Dirk Hansohm
Quarterly Economic Review - December 2000
Viewgoint; The Lomé Convention, the Cotonou Rosa Endjala, Nino Frodema, Klaus Schad, Dirk Hansohm
Convention and Namibia
yohan Dahl Rasa Endala Dirk Hansohm Ben Harris Namene
Kalil Anton Masarakuia Grace Mohamed Daniel holinga
Maan Neperbe Klaus Schade
Quarterly Economic Review - March 2001
Business Climate Survey - Viewnaini
Johan Di, Ant Masaratura; Maan Neparmba, Galclous
Tutalfe
Viewpoint on the National fudget "Klaus Schade, Namens Kalil, Maana Nepembe
Guariery Economic Review - July 2007
Grace Mofiammed, Daniel Motinga, Erwin Naimiwika, Mano
Napembe, Calicious Tutaie, Johan Darl
Ervin Nalmfiwaka, Antonl Masarakufa, Anna Erastus, Chirisioph
Stork, Maario Nepembe, Nemenle Kail, Rosa Endials,
Tekaligne Godan
Cuiarterly Economic Review - September 2001
Viawpaini ~ Auditor Gensraf's Report for 1998/1999 Klaus Schade Namene Kalil
Viewpoint - The Revisad Budget 2001/2002 Klaus Schade,
Querterty Economic Review - December 20
Tokaligne Godana? Dirk Hansofin, Danial Mollnga, Maana
Nepambe; Klaus Schade, Caicious Tutaffe
husinass Clirite Suny Viewpoint char Dit Hiding fees, Caliious Futale
Grace MAIMED, Miso Nagmbe; Rehabeam Shiela,
Naautalala Halenbort, Hopolang Phafor, Wollsans Wemer,
Tokallgne Godana (Gverall responsivity)
Quarterly Economic Review - March 2002
"Ania Eosiys; Rosa Endala, Namono Kall, Anton! Masarakufa,
0
©
2000
2000
2000
2000
2060
2000
2001
2001
20m
2001
2001
2
2001
200
2000 HN
2002
2002
40.00
150.00
N30
N3D.0o
30.00
i000
N$0.00
H30.00
N3O.00
30.00
N00
N§0.00
fuso.00
N50.00
10.00
150.00
N§O.00
NjO00
Ng0.00
Ng0.00
Ng0.00
50.00
N§0.00
30.00
[a
50.00
N3O.00
30.00
njoeo
130.00
N§O.00
130.00
130.00
N§000
N§D.00
WE0.00
M300)
NS0.00
NB0.00
niooo
30.00
N00
N§D.00
[x
430.00
130.00
ignoi
Nso.00
NVP28 uarterly conomic evi - arch 00 bson . anguta, John Ashfp la, leni l go, rwin
Naimhwaka, opolangPhororo, li:JUs hade, D ~ hm
0 N$0. 0 N$0. 0 N$0. 0
- ···-·· -· ·------------~ - --------
NVP29 rterly Economic Review- June 2000 Ebson anguta, n shipala , osa jala, l us e, 0 0 N$0. 0 N$0. 0 N$0. 0
ali i us t life ·
---- ------ ··- -·- ------ ------ ----- ------ ------------- ·· ·-···· -·· .:4
NVP30 i poi t on oster ebi 0 00 $0.00 $0. 0 $0. 0
-- -· -·- ------ ....... ··· --------·-- ......... ... . · ········· ·· ·- --------·----- -
Kla s chade; osaEndjala, An[la Erastus-Sacharia , Erwin
- ------- ----
VP31 uarterly nomic eview- ept ber 0 0 $0.00 $0. 0 $0.00
Naimhw;:Jka,.Nino Fr demaDirk Hansohm
----- -- ---- - - --- ----- ---- - -- -----------
NVP32 iewpoint the atio al Budget l s ch<ide, ene iili irk Hansohm osa n j la 0 00 N$0. 0 $0.00 N$0. 0
alicious tal fe
----- ------------- ------ -- ... ----- - ---------- - ---
nna rastus, i:m wris, Na ene K~lili, rwin aimhwaka,
-------- ------- ..
NVP33 uarterly Economic eview ber 200 0 00 N$ .00 $0. 0 N$0.00
laus chade, hri t ph t rk, liei us utalife, l us
e, irk nsohm.
- ... ----- ---------- --- ---- --- -- ·--
VP34 i point: e e onvention, t ot nou osa ndjala , i o r iT)a , l us e, irk s hm 0 01 $0. 0 $0. 0 $D.OO
onvention d amibia
--- - ----·····-
NVP35 uarterly conomic vie - arch 01 Johan ahl osa ndjala irk nsohm en arris a ene
alili nt i asarakLifa {;r ce oha ed aniel 'Moti' ga
a o iT)be l us ade
0 001 N$0. 0 N$0. 0 N$ . 0
. --~ ·- ------··- ------------
NVP36 usine s limate r - i point Johan ahl, toni . asarakufa, o i:me be, .Calicious 0 01 $0.00 $0. 0 N$0.00
utalife
-- - ---- -------- . . --·--- -----~---
VP37 i point n t ati nal Budget Klaus ade, erie Kalili ; ~ no ernbe 0 01 N$0. 0 N$0. 0 N$0. 0
----- ----------- ..... ... ..... .. - --- ---··· . --- ----- ----- ----- -------------- - ------ -- -·····-
VP38 Quarterly nomic evi ly 1 nna rastus; osa ndj la ;. arrene a ili, ntoni asarakufa.
G e oh;:J med, aniel otinga, :rwin ai hw ka, aano
0 01 $0.00 N$0.00 $0.00
epembe, aliCi usT i life, han ahl
VP39
------------- ---- - ----------- - ------------ ----------- - --
rwin ai h aka, ntoni asarakufa, na rastus, hr t h
------------- -----
Quarterly c nomic vi - pt ber 01 0 001 $0. N$0. 0 $0.
tork, ano epembe, amene alili, R sa ndjala,
Tekaligne God ana · · ·· · · ·
·---- -- -- -- -- -- --- - - -------------- ------ ---- - --
NVP40 e oint -A ditor- eneral's eport r 8/ l us hade a ene alili . 0 01 N$0.00 $0. 0 N$0.00
--- ···--- - · - ----------------------- ---- .. ----- ..... ·····- -- -------- ---· - -- ------- ·- ---- -
N P41 Viewpoint The evised udget 0112002 Klaus Schade 0 1 N$0.00 N$0. 0 N$0.
-- ---- - ----------·········· ···---- - ------ --- ---------- ---------- --- -------- -- - ---
Tekaligne ;:Jna/ irk ansohm, aniel oti ga, ano
------ ----- . ·"· . -- --- ··--·--. --------·-----
NVP42 uarterly Eco ic evie - ember 001 0 1 $0.00 N$0.00 N$0. 0
pembe, l ws chade, alit ious , utalife
------ - ·-·· -------- ----
NVP43
------------------------------------------ --- --·--------- --------
Johan ahl, Maano Nepefribe; Gal ciousT ife Busine s lima rvey i point 0 02 N$0. 0 N$0. 0 N$0.00
- ------.---- - --------- - ·····--·-··-···-- -·-·-------· --------· -·---- - - ---·-
NVP44 Quarterly conomic eview arch 002 G e i:ihEHned, aano ep!;ltnbe, beain ilimela; . · 0 02 $0.00 $0. 0 $0. 0
deutalala aimbodi1 Hop l g orori:i, .olfgfmg erner, '
ekali ne odfina · over~llr nsi bility) · ·
12
Publication Title
ID
NEPRU NEWS BULLETIN
NNB1
NNB2
NEPRU News Bulletin
-.
NEPRU News Bulletin
~--·---- .. ···------- ·----·· . -------------·
Authors
ISSN 1680-6581
Mary H;:msen
Mary Hansen; Anna Erastus, Grace.Mohanied, Hopolang
Phororo, Martha Mogane, Namalle Kalili ·
No. of Year Cost VAT Amount Total Amount
Pages Published
0 2001 N$0.00
0 2001 N$0.00
N$0.00
N$0.00
N$000
N$0.00