According to census 2001, there are 11000 formal houses in the Evaton area, followed by 7000 backyard shacks and 4000 informal shacks. Evaton Central and Evaton small farms carryied the largest number of households in all categories measured. Although a large component within Evaton constitutes formal houses, there remains a historic housing shortage of housing within Evaton. There was a housing backlog of 14000 units by the year 2004.

The aim of the development framework is to find a balance between densification and preservation of the character of Evaton. It was therefore recommended by the master plan and the spatial development framework that the current densities of an average stand size of 500m2 will be maintained outside densification corridors. o densify specific area corridors to the stand sizes ranging from 70m2 and 120m2

The intervention with regard to housing for Evaton renewal is threefold, namely:

NB ** Densification of both green field and Brownfield stands will look at mixed development, mixed tenure and typologies.

The two densification methods have been identified, and have a potential to produce approximately 20,000 housing units. However, for the 3 year plan, we are looking at a total of 13 175 houses/units for the three options categorized as follows:

Dealing with brownfields will allow the ERP to deal with effective town planning subdivisions and allow for proper densification. In addition to this it will also allow the ERP to deal with dilapidated houses and the informal settlements that are within the plots.

Map indicating Densification Challenges in Evaton (Big stands with numerous backyards)

Diagram representing Land Ownership and Land Release Challenges (Ownership of land in Evaton belong to private hands and not to the state)

Housing Statistics in Evaton

Census 2001 provides information with regard to the state of housing within Evaton. This information is reflected in Figure 16 and the Table below. According to this Table, roughly 11000 formal houses exist within the Evaton Renewal project area. The second largest housing type is backyard shacks, constituting approximately 7000 units, followed by informal shacks, constituting approximately 4000 units of the total housing stock.

Figure 16: Primary Housing Typology

Census Place Names House Flat Cluster Home Rented Room Backyard Flat Traditional House Backyard Shack Informal Shack Other Beverly Hills 494 0 2 1 0 9 6 205 7 Evaton Central 5248 126 183 446 1418 747 5410 2834 59 Evaton Small Farms 2470 18 95 40 407 208 1942 996 36 Evaton West 543 0 1 10 1 8 3 4 1 Sebokeng Unit 3 1293 0 4 4 42 23 33 3 4 Sebokeng Unit 6 148 1 9 4 12 7 75 156 2 Sebokeng Unit 7 1068 2 11 4 22 11 78 19 4 Total 11265 147 305 508 1903 1013 7548 4217 112
Evaton Housing Statistics - Census 2001

According to Census 2001 figures, 14128 dwelling units within Evaton are formal structures, be it a house or backyard flat. In total, 12890 dwelling units are informal structures, for example backyard shacks. In other words, approximately half of the households in Evaton (52%) live in formal housing types, whereas the remaining households (48%) live in informal dwellings (see diagram below).

Formal and Informal Structures within Evaton - Census 2001

Housing Customer Profile

A socio-economic and housing survey was conducted for Evaton during 2004. This survey is used to determine the housing customer profile. This profile has assisted in determining the housing typologies suitable for Evaton.

The Evaton Socio-Economic and Household Survey surveyed approximately 60000 people, which was roughly 50% of the Study Area's estimated 2004 population.

The Table below reflects the age distribution of the Evaton according to the Evaton Socio-Economic and Household Survey:

Age Group No. of People % 17 to 24 years 6797 11.3 25 to 34 years 21957 36.5 35 to 44 years 15440 25.7 45 to 59 years 10526 17.5 Over 60 years 5443 9.0 Total 60163 100.0
Source:Evaton Socio-Economic and Household Survey 2004

To a certain extent, the age distribution does give direction to the housing typologies required. Evaton seems to require family housing units which cater for families with young to teenage children. In other words, having family units with a small garden where children could play would be preferable.

Marital Status

The Table below shows the marital status of persons living in Evaton, as was determined by the Evaton Socio-Economic and Household Survey. According to the Table below, single is the predominant marital status in Evaton, with 36.5% of the people surveyed falling within this category. In total, 19.3% of the Evaton residents are married and 28.2% of the Evaton residents live together.

Marital Status No. of People % Never Married 21955 36.5 Married 11559 19.3 Living together 16977 28.2 Widow / widower 5135 8.5 Divorced / seperated 4537 7.5 Total 60163 100.0
Source:Evaton Socio-Economic and Household Survey 2004

At first glance, Evaton seems to have a high number of single persons. However, if taking living together as being a type of marriage, the majority of people living in Evaton would be married. As with age, marriage impacts upon housing typology, with married couples requiring larger housing units than do single individuals. Thus, in terms of marital status, the housing units provided need to cater for married couples. According to the above figure, a significant number of housing units for single persons will also need to be provided. However, single persons may be single mothers, thus requiring family housing units. The high single persons count does, however, give an indication that there should be a significant need for housing units that cater for small family structures.

Dwelling Occupation

According to the Table below, the Evaton Socio-Economic and Household Survey determined that 36.9% of the dwellings in Evaton are occupied by only 1 person. This is followed by 16.7% of the dwelling units occupied by 3 persons per dwelling unit, 15.4% of the dwelling units occupied by 4 persons per dwelling unit and 12.0% of the dwelling units occupied by 2 persons per dwelling unit.

Dwelling Occupation No.of People % 1 22218 36.9 2 7246 12.0 3 10052 16.7 4 9192 15.4 5 5349 8.9 6 2948 4.9 7 1748 2.9 8 928 01.5 9+ 484 0.8 Total 60165 100.0
Source:Evaton Socio-Economic and Household Survey 2004

Dwelling occupancy provides the most direct indication of housing typology needed within the Study Area. What is striking from the Table above is the significant number of dwelling units occupied by only one person. This implies there is a great need for housing units that cater for no-children family structures. The need for such housing typologies increases even further, if taking into account the high number of 2-persons couples occupying dwelling units, which require similar housing typologies that do single persons. Housing typologies suited for such no-children families would, for example, not require a large garden for children to play in.

Education level

The table below illustrates the education levels within Evaton, as determined in the Evaton Socio-Economic and Household Survey. This table shows that most of the residents within Evaton have completed primary school and have some secondary school education.
However, only 11.9% of the population has completed secondary school and only 3.1% of the population has a diploma or degree.

Education Level No.of People % Completed primary 7166 11.9 Completed secondary 10817 18.0 no schooling 3144 5.2 Some primary 8130 13.5 Some secondary 29043 48.3 Tertiary education 1863 3.1 Total 60165 100.0
Source: Evaton Socio-Economic and Household Survey 2004

Monthly Income

The Table below gives an estimate of the average incomes of Evaton. It is clear from the Table below that the average income of the residents in Evaton is low and that this can impact on the housing products that these households can afford. For example, the majority (71.1%) of households in Evaton earn less than R1000 per month. However, it has the be noted that many of the Evaton residents form part of a household, whose other members may also bring in an income, which may impact on the amount available for housing. The low income levels indicate that affordable, fully subsidized housing is the only viable housing alternatives for Evaton. Providing institutional housing would not be viable for most Evaton households, since these households do not have enough disposable income for housing rents. The table below indicates that approximately 26% of the Evaton residents earn more than R1000 a month. Rental housing may be affordable for these individuals.

Monthly Income No. of People % R0 - 1000 42781 71.11 R1001 - 3500 14919 24.8 R3501 - 5000 2274 3.8 R5001 - 10000 166 0.3 R10 000+ 23 0.0 Total 60163 100.0
Source:Evaton Socio-Economic and Household Survey 2004

Income Source

The table below shows the main sources of income for residents in Evaton. According to this table, the majority of residents surveyed had undisclosed sources of income. Of those that did disclose their sources of income, the majority (19.8%) stated that they received salaries/ wages as their primary source of income.

Sources of income show the stability and sustainability with which individuals or households can afford and maintain investment in housing. For example, repaying a bond requires a stable income. The relatively high percentage of salary earners in Evaton points to the ability of individuals and households to sustain investment in housing. However, when comparing income source to monthly income, it should be said that having a steady income is not sufficient if that income is not disposable of housing purposes.

Of note, is the fact that only 1.0% of the respondents indicated that they received rent as a primary source of income. This indicates that rental housing may not be significant in Evaton, despite a large number of backyard shacks. However, because the Table below only shows primary sources of income does not imply that rent is not received as a supplementary source of income.

Income Source No.of People % Informal Sector activities (hawking, trading, odd jobs, etc.) 4708 7.8 Social pensions and grants (old age, disability, child grant, veteran, etc.) 1087 1.8 Remittances, alimony, gifts in cash or kind 4861 8.1 Private pensionis, insurance, etc. 8156 13.6 Rental 616 1.0 Salary, wage 11911 19.8 Maintenance 3505 5.8 Other 25319 42.1 Total 60163 100.0
Source:Evaton Socio-Economic and Household Survey 2004

Profile Synthesis

The following can be deduced from the socio-economic information set out above:

1. Evaton largely has a family-type demographic structure, as is illustrated by the population’s age distribution and marital status. A family-type demographic structure requires housing typologies that are family appropriate. This involves housing typologies that provide a number of rooms to cater for different-age family members. Preferably, these housing units should have a sizable garden to cater for children.
   
2. In addition to the above, Evaton also appears to have a significant small-household family structure, comprising 1 or 2 members. This is evident from the dwelling occupation figures. These families requires a broader range of housing typologies, but one that is more focused on housing single individuals. Housing typologies suited for such families would, for example, not require a large garden for children to play in.
   
3. In general, the Evaton community has relatively low education levels and low income levels. This limits the housing options to affordable housing typologies, such as subsidised housing. Bonded housing does not appear to be an option and even rental housing appears to be inappropriate for most of the socio-economic profile of the Evaton population.