Community leaders advocate for affordable housing at former Woodstock Hospital site

The hundreds of occupiers Cissie Gool House has welcomed the City Council’s in-principle decision to dispose of the former Woodstock Hospital site, calling it the strongest opportunity yet to secure long-term affordable rental housing for current residents and others in need.

Cape Argus understands the House is home to 900 people.

Their response followed Thursday’s Council meeting, where Ward Councillor Ian McMahon delivered a firm endorsement of the disposal, describing it as a “practical and necessary decision” at the intersection of social need, legality, safety and responsible urban planning.

He thanked Mayco Member for Human Settlements Carl Pophaim for his “accessibility” and involvement in meetings with affected stakeholders, and acknowledged the City’s appointed social facilitation team.

McMahon said engagements with residents, U-Watch, the Woodstock Residents’ Association and the Woodstock CPF focused on housing needs as well as safety and stabilisation of the precinct. He said the public participation process generated extensive submissions that revealed consistent themes: fear of displacement, resistance to a conventional sale, support for redevelopment if it delivered affordable or social housing.

He added residents’ emphasis on being close to work, schools, healthcare and transport while many indicated they were willing to pay affordable rent for formal housing.

Pophaim, explained the current conceptual development proposals for the site.

‘I am incredibly pleased with the progress that is being made, one must understand that the realm of public land release and development planning is incredibly intricate and cumbersome and hence we celebrate every bit of progress that we make," he added.

'These developments, comprising mixed use, residentially-led characteristics, of course with a strong affordable housing element, also unlock opportunities for strong public-private partnerships, offering solid economic and social returns for developers, financiers, and market professionals alike.

"We currently have a pipeline of over 12 000 residential units, with more being added as we continue to assess City-owned land for release in terms of Mayor Geordin Hill-Lewis’ priority programme to unlock well-located land for affordable housing, ensuring inclusive growth and spatial transformation."

McMahon quoted 79-year-old resident John Hendrick, who told the City: “Having lived, born and bred in the area, it is important for me to remain close to hospitals, church and public transport. I cannot be displaced.”

“This decision is not about immediate removal of people,” he stressed. “It is about creating a lawful development pathway to enable the delivery of structured housing solutions on this site."

Cissie Gool House leaders reiterated their conditions for any redevelopment: no evictions, accommodation for all qualifying occupiers, genuinely affordable rentals, a co-designed and safe living environment, and a project that reflects Woodstock’s diverse heritage.

Many residents moved into the building after facing evictions and unaffordable rents in Woodstock, Salt River and the inner city. Leadership said they will submit their own bid through the statutory process, hoping to demonstrate “what is possible when residents take the lead, together with the City”.

"We hope to demonstrate what is possible when residents take the lead, together with the City, to resolve challenging housing problems, Cissie Gool House could become a model  for dignified, sustainable, affordable, long term housing for all in our inner communities," Cissie Gool leaders said in a statement issued.

Council on Thursday approved the in-principle transfer of the site as part of a mixed-income, residentially led precinct. Public participation ran from 27 September 2024 to 31 January this year, followed by a community open day.

The Woodstock Residents’ Association (WRA) said in response to the decision: "Cissie Gool House residents have announced they will submit a bid for the property, and the WRA will support their process of developing a viable model for this,” WRA said.

“Woodstock residents were strongly opposed to a conventional sale of the property and we still have 2 concerns: Firstly, that the City says that the property will be transferred for a mixed-useddevelopment with a “strong affordable housing element”.

"The City’s statement is vague regarding the requirements for the competitive process, particularly how “strong” the affordable housing element will be that bidders would have to deliver on. Our concerns about the ratio of social housing versus market-rate apartments remain unaddressed.

“We are concerned by the City’s announcement that “market input will help to define the potential development footprint.” The site’s heritage process already approved the land for affordable housing, and compromises on aspects like scale reached during that process cannot be disregarded.”

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