Abstract
Urban decay affects cities worldwide and is regarded as a development that negatively contributes to physical degeneration and high spatial inequality. South African cities have not been immune to this quagmire, and consequently, this study investigated the main factors influencing urban decay within the Pietermaritzburg Central Business District (CBD). The work adopted a case study research design and applied a qualitative approach to understanding factors contributing to urban decay and the urban regeneration strategies. An in-depth examination was conducted using interviews with residents and relevant stakeholders, as well as observations of buildings. The results reveal the causes of urban decay in Msunduzi Municipality as ineffective Urban Planning and Governance: lack of measures to encourage city growth and inconsistent service delivery. The closure of public facilities, inadequate services, and the neglect of properties by absentee landlords worsens urban decay. Most Pietermaritzburg participants attribute the urban decay to socioeconomic shifts, such as the departure of middle-class residents, the absence of landlords, and the absence of necessary amenities. Furthermore, integrated development plans highlight the challenges of South African cities facing environmental decay and inadequate infrastructure maintenance. The research findings also highlight the significance of private investments and changing residents' negative perceptions in achieving successful urban regeneration. Consequently, greater regeneration plans for inner cities have been the strategic focus of urban planning. It is known that urban decay in Pietermaritzburg CBD is associated with economic decline which negatively impacts the city. However, the plans the Msunduzi Municipality is pursuing to combat urban decay, the level of funding available for urban regeneration initiatives, and the role of the private sector in urban regeneration efforts are not well documented. A comprehensive approach to urban regeneration should encompass psychological, economic, social, physical, and civic aspects, thereby fostering economic development through collaboration between the public and private sectors. Proposed solutions to combat urban decay include the implementation of regeneration programs that prioritise city cleanliness, hold landlords accountable for maintenance of their structures, enforce eviction measures where necessary, implement existing by-laws, formulate homelessness policy, provide shelter for vagrants, and offer incentives for businesses to avoid relocation. Effective implementation of these measures
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necessitates collaboration among the municipality, private sector, community, organisations, and residents to stimulate economic growth, enhance infrastructure, and promote urban regeneration. The work’s overall contribution lies in the development of an urban renewal framework that addresses the factors leading to urban decay and supports efforts toward urban regeneration.
Keywords: Urban decay, Urban regeneration, Spatial inequality.