Over the last two decades, Uganda has attained a remarkable record of delivering development in the areas of growth and poverty reduction. The country has also seen a significant increase in the involvement of nongovernmental organisations (NGOs) in the development process. The MSc Development Administration and Planning field trip to Kampala was focused on exploring how development intervention is planned and implemented in Kampala, Uganda, as well as examining the role of the practitioner and observing the tools and approaches that are used to conceptualise, design, manage, monitor and evaluate development interventions.

Kampala

Kampala city tour

The field trip commenced with a guided city tour of Kampala, which was organised not only as an introduction to the environment but also to elicit and encourage observation and reflection in terms of spaces in the city, forms of social and cultural life.

Kampala is the biggest city and the capital of Uganda. It is also the administrative and commercial centre of the country.  Kampala has undergone changes within the last few decades and with rapid urbanisation and population growth, the city has had to deal with challenges congruent with urbanisation. Kampala, a city, which was originally built on seven hills, has now expanded to one on more than 21 hills.  The town formerly designed for 500,000 is said to now have a population of more than 2 million with migrants coming in from outside Kampala to work and find work in the city. This appears to have had a huge impact on the infrastructure.

Kampala faces a number of challenges, which is typical of urbanised cities in developing countries – aside from improving basic necessities; these challenges also include the lack of infrastructure and population increase. NGOs in Kampala are seemingly filling in some of the gaps in government provisioning such as being involved in service provisioning. The upward trajectory of NGO prevalence seems to demonstrate that NGOs in Kampala will continue to be involved in service provisioning as the city continues to grow and government struggles to fulfil their responsibilities.

Field site visit

The students were divided into eight groups with each working with one of our eight partner development organisations in Kampala. The students spent two weeks visiting their partner organisations and observing first-hand the processes and tools involved in carrying out development projects. Through employing research strategies and appropriate methodology, students utilised various theoretical frameworks and research methods to explore and understand the phenomenon under investigation.

 Field site visits were also organised for all the students to observe development projects in action. One of the field sites visited was a project supported by Shelter and Settlements Alternatives (SSA) called ‘Decent Living Project’. SSA is a Ugandan based NGO involved in advocacy and sharing information for better housing policies, programs and practices towards sustainable improvement of human settlements in Uganda.

Decent living project

Decent Living Project – Kwafako Housing Cooperative

The Decent Living Project, which is one of SSA’s projects, supports its beneficiaries by providing affordable and eco-friendly houses as well as improving the lives of people living in informal settlements in Kampala. One such beneficiary of this project is a group of individuals living with HIV and formerly inhabiting an informal settlement. They came together and formed their own cooperative called the Kwafako Housing Cooperative. The students were introduced to some of the beneficiaries of the housing project and were also briefed about the history of the housing cooperative, which was said to be the idea of one of the beneficiaries known as Madam Betty. She was said to have noticed the lack of help for people living with HIV within her settlement and convinced them to come together and seek help. The cooperative is currently made up of 34 members who are mostly women, except for four males who upon the death of their spouses became members automatically due to the cooperative’s policy which states that once a female member dies, their husbands become members.

Machine used in making the interlocking bricks

SSA supports this community group through advocacy, providing capacity building through workshops. The members of the cooperative group were trained in the art of making the interlocking soil stabilised brick used in constructing their houses. Strategies used by SSA in meeting objectives include transferring affordable, sustainable and environmental housing technology.  For example, the materials used in making the interlocking soil stabilised brick are dug from the same soil found within the housing project environment. This ensures maximum utilisation of land, keep costs at a minimum and affordable whilst also being environmentally friendly. They also encourage making bricks without the need of burning wood which they explained was not environmentally friendly and as such not supported by one of their funders.

The project which has 24 units which are almost completed is said to be also partnering with Water Aid who plan to provide water facilities to the project. Madam Betty stated that they participated in the design of the houses as well as making the bricks and helping with the building construction.

The members of the cooperative demonstrated how the interlocking stone brick technology is made. This gave us the opportunity to observe the process of making the interlocking soil stabilised bricks as well as encouraging deeper understanding of the capacity and hard work involved.

Housing engineer demonstration the process of making the interlocking soil stabilised brick

Apart from the quotidian activities which involved field site visits, collecting data and frequent group meetings, the students prepared presentations of their findings to tutors, peers and the partner organisations.

The above picture shows demonstration of how the bricks are interlocked

Reference:

Golooba-Mutebi, F., & Hickey, S. (2013) ‘Investigating the links between political settlements and inclusive development in Uganda: towards a research agenda’ (No. esid-020-13). BWPI. Manchester: The University of Manchester.

Lambright, G. M. S. (2014), Opposition Politics and Urban Service Delivery in Kampala, Uganda. Development Policy Review, 32: s39–s60. doi: 10.1111/dpr.12068

Matagi, S. V. (2002) ‘Some issues of environmental concern in Kampala, the capital city of Uganda’, Environmental Monitoring and Assessment, 77(2):121-138

Dr Lilian Schofield is the Graduate Teaching Assistant for the MSc Development Administration and Planning (DAP). She joined the students on the overseas field trip to Kampala.  Each year, the MSc Development Administration and Planning students embark on an international research field trip. In recent years, the MSc DAP students have visited several countries including Ethiopia and Uganda.

At the start of April, a number of civil society groups, members of NGOs and activists from across Europe met in Barcelona for the European meeting of the Global Platform for the Right to the City. This was in part to complement the Habitat III meeting on Public Space that was to take place later that week. Habitat III will be the third installment of the UN conference on human settlements, held every 20 years. At this Global Platform meeting in Barcelona, priorities relating to the ‘Right to the City’ in Europe and strategic aims for Habitat III, to take place in Quito this October, were discussed.

Global Platform of the Right to the City meeting in Barcelona

One of the main issues that emerged in the Global Platform meeting was the financialization of real estate. Financialization can be defined as a “pattern of accumulation in which profit-making occurs increasingly through financial channels rather than through trade and commodity production” (Aalbers 2009, p. 284). The financialization of housing refers specifically to the linking of housing markets with finance markets, where housing is viewed primarily as a financial good. This is what allows banks to speculate on land and housing, which causes house prices to rise far beyond what most people can afford. The linking of mortgages with financial products, especially in the United States, was a central factor in the 2008 economic crisis that had catastrophic effects across the globe.

In a working group on the topic, participants exchanged experiences of how financialization has manifested in their respective countries. A member of the Plataforma de Afectados por la Hipoteca (Platform for people affected by mortgages) in Barcelona summarized the particularly dire situation in Spain, where over 400,000 evictions have taken place since 2008. While each European country has its own unique context, many common themes emerged, such as speculation, inflated housing prices, empty homes, the selling off of social housing, and an increase in evictions and displacement. These phenomena were linked to a systematic eroding of regulations that have allowed the financial sector to exploit housing for profit.

An open letter to the Habitat III Secretariat signed by members of the Global Platform points to the connection between the 2008 financial crisis and its context of housing financialization, a topic which it says is strikingly absent from Habitat III documents thus far. The letter asserts that land and housing must be treated as goods for people and not for profit. In this vein, the signatories call for a new Habitat III policy unit to be set up that focuses on the global financialization of real estate, to provide recommendations for the social and political regulation of real estate markets and actors.

But at the moment, as the letter states, Habitat III documents do not seem to be dealing with the issue. The Policy Paper on Housing Policies, an official input into Habitat III, states that “Housing stands at the center of the New Urban Agenda”. It re-affirms UN Member states’ commitment to the right to housing, which it says must be adequate and affordable, with security of tenure. Yet in the 74 pages of the document, financialization is not once mentioned. In a section on affordable housing, there is reference to the financial crisis, and to the increase in mortgage debt and repossession of homes, especially in Europe (p.10). The global estimate that 330 million households are currently financially stretched by housing costs is also provided. But this section concludes with “Nearly half of the housing deficit in urban areas is attributable to the high cost of homes, and to the lack of access to financing” (p. 10).

In this sense, rising house prices are presented as a natural and uncontestable process, with the core problem simply being that many people do not have access to housing finance. There is no questioning of why house prices are allowed to rise at such a rate in the first place, nor is there acknowledgement of the role of the financial sector in inflating real estate values. The report mentions how vulnerable groups are traditionally excluded from home ownership and rental markets, implying that the solution to the housing deficit is to get more people in on this market. (The paper seems to ignore the phenomenon of sub-prime or predatory lending integral to the 2008 crisis, where vulnerable groups were not excluded, but explicitly targeted for mortgage loans.) Overall, the focus is on the individual requirements needed to access housing, and not on structural factors and the institutions responsible for shaping access to housing.

Given the very limited diagnosis analysis of the situation, the paper’s proposed policy solutions largely miss the point. The report states that to “To provide affordable housing, the private sector requires incentives (adequate capital and financial returns) and an enabling environment (development process and public policy)” (pp. 22-23). In other words, the financial institutions and private developers who are largely responsible for the massive housing crisis do not need to re-examine any of their practices; rather, the public needs to provide incentives for them to build “affordable” housing because the relentless profit motive of private developers and financial institutions cannot be challenged. In addition, the public sector must provide an “enabling environment” for the private sector to do its work, as if it has not already been doing so by implementing neoliberal policies to slash regulation of lending and speculation.

To address the assumed core problem of people with limited or no access to credit for housing, the policy paper states “housing finance and microfinance should be integrated into the broader financial system in order to mobilize more resources, both domestically and internationally”(p. 21). This statement ignores the extent to which housing finance has already been integrated into the financial system, and what disastrous effects this has had. If anything, the paper seems to be suggesting an increase in financialization, rather than a re-thinking of this phenomenon that has been a major factor in the housing deficit.

The housing paper does mention that policies are needed to reduce property speculation and even mentions the “social regulation of real estate”, and that these can be strengthened if “municipalities adopt inclusive housing ordinances and appropriate property taxation policies” (p. 17). This is a start, but it is not enough for a global urban agenda. The details of these policy proposals are not explored in any meaningful way in the current policy paper, nor are they linked to address the current embedding of real estate within the financial sector. Furthermore, this is not just a local problem for municipalities to deal with; both national and international institutions hold responsibility for our current situation, and need to be targeted as entry points for intervention.

There are many forms of regulation that would at the very least be a step in the right direction in terms of housing affordability. But we need to address the now assumed linkage between real estate and the financial sector if we want to get to the root of the problem. For a conference aiming to come up with a “new urban agenda”, and that has previously agreed on such rights such as the right to adequate housing, the issue of financialization, which has put housing that much more out of reach for millions of people, needs to be addressed at Habitat III.

References:

Aalbers, M. B. (2009) “The sociology and geography of mortgage markets: Reflections on the financial crisis”, International Journal of Urban and Regional Research, 33(2), 281–290.

Habitat III Policy Paper 10 – Housing Policies, 29 February 2016, available at: https://www.habitat3.org/bitcache/3fa49d554e10b9ea6391b6e3980d2a32ce979ce9?vid=572979&disposition=inline&op=view

Possible tags: Habitat III, Financialization, Housing policy, Right to the City, Right to Adequate Housing, Barcelona, Europe

Rafaella Lima is an alumna of the the DPU and currently works as a graduate teaching assistant for the MSc Urban Development Planning. She has been involved in research looking at civil society engagement with Habitat III processes in various countries.