Urban redevelopment in Addis ababa
- 1. Alternative option for Urban redevelopment projects in Addis Ababa B i y a H i r p o 3 1 4 1 5 0 7 6
- 2. 1. Addis Ababa • Capital of Ethiopia • Founded in 1886 • Population 6.6 Million in 2017 • Area 527 km² • 17% share of Ethiopia’s total urban population • Urbanization rate 3.8% • 80% slum area L o c a t i o n JASAG2019 Figure 1. Location diagram
- 3. 2. Urban Redevelopment • The process of making areas of a city more attractive and rich by creating new buildings and parks ,more business activity. • Constructing with a denser land usage, such as the redevelopment of a block of townhouses into a large apartment building. • Redevelopment projects can be small or large ranging from a single building to entire new neighborhoods or "new town in town" projects.
- 4. 3. Urban conditions in older parts of Addis Ababa • Informal settlements / Fragmented plot size • Poor housing conditions • Low level of infrastructural services • No basic services such as water • Narrow road in the neighborhood • Substandard building materials • Built with traditional wood and mud
- 5. JASAG2019 These areas need redevelopment. What kind of approach is better to use ?
- 6. Public Expropriation Approach • Public sector purchases the whole site of district • Use of eminent domain as a legal instrument to take private property for city-initiated development projects • It proceeds with expropriation of land holding and relocation of urban dwellers. JASAG2019 4. Current redevelopment practice in Addis Ababa Older area Under Redevelopment Figure 2. Public expropriation approach redevelopment
- 7. • Costly for developing country; as every activity is done by government • Relocation of residents to peripheral areas • Residents could not afford the subsidized condominium units • Affected residents livelihood and social support system • The process was not transparent, exposed for corruption • Weak partnership with the private sector 5. What are the challenges? JASAG2019 Figure 9. Addis Ababa map from google earth
- 8. • In some places the space left open without any activity / construction • The economic activity of the dwellers affected • Absence of targeted subsidy for the poor • Excluding the community's participation also another problem in the renewal projects. • Eviction and relocation to peripheral areas also impoverished and marginalized the affected communities.
- 9. 6. Right-Conversion type Redevelopment 権利変換 • Right to convert individual property into common. It involves the integration of sites. • The rights holders provides the land, and the developer will provide funds to build the redevelopment building while building the necessary infrastructure such as roads and parks in the redevelopment area. • With land consolidation and increased floor area, the redevelopment building can be much larger than the previous floor space in the area. • The floor of the redevelopment building is divided into a right floor and a reserved floor. • The rights floor is obtained by the rights holder. Acquire a floor with an area that matches the value of the land and buildings that you own. This is called rights conversion. • The reserved floor is something that the developer acquires. Acquire floors that are large enough to fund the redevelopment building.
- 10. 6.1 Right-Conversion model Figure 1. Rights conversion before and after the project
- 11. 6.2 Development layout Addis Ababa case Developer covers the Construction cost Figure 2. Development layout
- 12. 7. Application right-conversion type redevelopment Figure 3. Site selection A B C
- 13. Figure 4. Site conditions before project stage for URPG A.A version 7.1 Site condition A B C
- 14. N The owners and the construction company make discussion and decide • What type of building they construct • Reserved floor use • Building area ration • Floor area ratio • Different facilities and interests… Government control legal issues 7.2 Older building removed and ready for development Figure 5. prepared site for the redevelopment M a i n r o a d
- 15. 7.3 Discussion and negotiation between owners and developer Reserved floor use Special request Eg. Green environment Owner A What do you think About the redevelopment Building performance Choice of construction Company Figure 6. Discussion platform
- 16. Residence Side walk Office Commerce Open space 7.4 Sample redevelopment project by right conversion approach Figure 6. Discussion platform Main road
- 17. Conclusion • Right conversion can be used to solve the current urban problem in Addis Ababa • Original owners will stay on the site after the development • Better approach to understand the opinion of the owners • Transparent process • Since It has little reliance on public authority, the project can be completed on time • But it needs law that can support its implementation
- 18. Refences 1. Urban planning system in Japan, JICA, 2nd edition , March 2007 2. https://www.cgr.mlit.go.jp/chiki/kensei/toshi/tosh09.htm 3. https://www.city.hachioji.tokyo.jp/shisei/001/006/001/002/p009599.html
Editor's Notes
- #6: Lideta was one of the earliest settlements with no formal land ownership and development plan. The majority of houses in Lidata was more than 40 years old Built with traditional wood and mud with no basic services such as water, sewerage and electricity. The roads inside the neighborhood were very narrow and did not allow vehicular movement, including fire brigades. Its complex land tenure arrangements and fragmented plot size made any upgrading project difficult; However, its central location made redevelopment an attractive option. It is the first urban renewal project in Addis Ababa The major challenge was to achieve the participation of the local residents in land pooling and ensure that they also benefited from the project.
- #7: (dilapidated urban settlements)
- #8: Use of eminent domain (government purchase of property for public purpose) as a legal instrument to take private property for city-initiated development projects. , no concern for maintaining its residents