Notice of rezoning by the eThekwini Municipality.
Image: Chumani Mazwi
Reservoir Hills is witnessing a significant rise in student accommodation developments, driven by the increasing demand from Durban's growing tertiary student population, according to town planner Nashlan Govender.
Govender, a Sacplan-registered professional town planner and director of town planning zone, said the trend was neither sudden nor unexpected.
Govender has over a decade of experience in strategic land use management, student accommodation approvals, and high-density residential developments across KwaZulu-Natal and the Eastern Cape.
“Reservoir Hills should not be viewed as an isolated suburb,” Govender said.
“Within eThekwini, we are fully aware of where our tertiary education centres are located and the fact that thousands of students from across South Africa relocate to Durban each year. That demand is real and ongoing. The municipality has already recognised this through policy and zoning amendments aimed at better managing student accommodation.”
He stressed the debate should not centre on whether student housing should exist.
“The question is not whether student housing will exist, it already does, but whether it is guided properly through structured town planning, infrastructure alignment, and enforceable conditions.
“If intensification is managed strategically, particularly along transport routes and where services can cope, then it can be accommodated. However, unmanaged or reactive growth creates pressure.”
Govender noted compliance levels across eThekwini was inconsistent. While several developments had been properly approved, others operated outside regulatory frameworks.
“Compliance across eThekwini is mixed. There are properly approved developments, but there are also many properties operating without the correct land use approval or building plan compliance,” he said.
Govender identified recurring concerns such as student accommodation exceeding permitted occupancy limits, building alterations undertaken without approval, and inadequate parking provision and insufficient management controls.
“The issue is not student housing itself. It is the lack of consistent enforcement and formalisation. When developments are properly planned and approved, many of the community concerns can be mitigated.”
A key concern surrounding intensified development is the capacity of ageing infrastructure networks in established residential suburbs.
“Municipalities plan infrastructure through integrated development plans (IDPs) and sector master plans. These are intended to guide where growth should occur, and where capital investment must follow. However, infrastructure upgrades must keep pace with development.”
He warned that high-density accommodation increasing faster than planned upgrades could create strain.
“If high-density accommodation increases faster than planned upgrades, pressure points emerge, particularly in older suburbs originally designed for lower household occupancy.
“If not managed correctly, it can. We are already seeing water supply challenges in parts of the city. Sanitation networks in older residential areas are particularly sensitive to sudden increases in occupancy.”
Govender emphasised the solution was in structured approvals rather than blanket opposition.
“The solution is not to prevent student accommodation. It is to ensure proper engineering capacity assessments, controlled density, and phased approvals aligned with infrastructure capacity. Where this process is bypassed, strain becomes inevitable.”
For formal applications, municipal departments assess traffic impact and access design, parking provision, sewer and water capacity, and electricity demand.
“It is important to note that many students rely heavily on public transport, walking or ride-sharing.
“Locating student housing closer to tertiary institutions can actually reduce broader traffic congestion across the city. However, where developments occur informally without approval, these technical assessments are never triggered, and that is when neighbourhood congestion complaints increase.”
Govender said the evolution of Reservoir Hills mirrored patterns seen in university precincts globally.
“All cities evolve. Areas surrounding universities globally transition into student-oriented precincts over time. Reservoir Hills forms part of a broader tertiary catchment area. In fact, many long-term residents already rent rooms to students. The transition is already happening, formally or informally.”
He said the critical planning question was whether growth was structured or uncontrolled.
“The key planning question is whether growth is structured and policy-led, or uncontrolled and market-driven. When properly planned, student accommodation can support local businesses, improve public transport viability, and contribute to economic activity. But unmanaged clustering without infrastructure planning or enforceable management controls can negatively affect residential amenity.”
“Good planning does not resist growth, it manages it responsibly,” said Govender.
The eThekwini Municipality’s deputy director of marketing and communications, Gugu Sisilana, said the city had already earmarked specific areas within Reservoir Hills for student accommodation.
“Applications submitted within these designated areas are supported, provided they comply with the approved land use requirements.”
She confirmed that rezoning applications were subject to public participation processes and were supported when they fell within identified student accommodation precincts.
“All applications are subjected to infrastructure impact assessments, which include reviews of water, sewer and electricity capacity. Each application is circulated to the relevant municipal service directorates to ensure that existing infrastructure can accommodate any increase in population density.
“Where upgrades to roads, stormwater systems, or other municipal services are necessary, the responsible directorate provides the required guidance and planning recommendations.
“Some student accommodation developments have all the necessary building plans in place. For developments that do not have the required approvals, the city is actively enforcing compliance in accordance with municipal regulations,” she said.