Goro Final LDP Report

8/13/2019 Goro Final LDP Report

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Ta&le o' Contents

1. INTRODUCTION .............................................................................................4

2. OBJECTIVES OF THE CONSULTANCY SERVICE ...................................................5

3. METHODOLOGIES ..........................................................................................6

4. VISION...........................................................................................................7

5. PROPOSED STRATEGIES..................................................................................8

6. PLANNING CONCEPTS...................................................................................1

7. PREVIOUS PROPOSALS FOR THE LDP SITE AND ITS SURROUNDING AREAS ......11

7.1 THEPROPOSEDLANDUSEOFTHECITYSSDF.......................................................................11

7.2 THEPROPOSEDROADNETWORKFORTHESITE......................................................................13

7.3 THEPROPOSEDDRAINAGEFORTHESITE..............................................................................14

7.4 THEPROPOSEDBUILDINGHEIGHTSFORTHELDP SITE...........................................................14

7.5 THEPROPOSEDDENSIFICATIONFORTHELDP SITE.................................................................15

7.6 PROPOSALSOFTHEREGULARIZATIONPLAN...........................................................................157.7 PROPOSALSOFTHESABIANLDP SITE..................................................................................16

8. THE PROPOSED LDP FOR GORO.....................................................................17

.1 CALCULATIONOFLANDUSERE!UIRE"ENTSFORTHELDP SITE................................................17

.2 PROPOSEDROADNETWORK...............................................................................................21

.3 PROPOSEDLANDUSE ........................................................................................................33

8.3.1 Commerce, and mixed use...................................................................................338.3.2 Housing................................................................................................................ 338.3.3 Social and municipal services...............................................................................378.3.4 Administration......................................................................................................398.3. !ecreation, and green areas.................................................................................398.3." #S$, #anu%acturing, &are'ouses and industr(....................................................39

8.3.7 Area and percentage s'are o% t'e landuse proposals ..........................................42.4 URBANDESIGNPROPOSALS..............................................................................................43

8.4.1 )roposed *uilding Heig't......................................................................................438.4.2 *loc+s...................................................................................................................4"8.4.3 )lots......................................................................................................................4"8.4.4 *uilding t(pologies ..............................................................................................4"8.4. utdoor spaces.....................................................................................................498.4." Streets..................................................................................................................498.4.7 Car par+ing ..........................................................................................................49

.5 PROPOSEDTRANSPORT....................................................................................................5#

.6 PROPOSEDUTILITIES.........................................................................................................51

8.".1 )roposed &ater suppl(......................................................................................... 18.".2 )roposed electricit(.............................................................................................. 1

8.".3 )roposed telep'one..............................................................................................18.".4 )roposed drainage................................................................................................28.". )roposed se&erage..............................................................................................38."." Solid &aste collection and disposal.......................................................................3

. SOCIALDE$ELOP"ENTPROPOSALS .....................................................................................55

.% LOCALECONO"ICDE$ELOP"ENTPROPOSALS .......................................................................56

%. I"PLE"ENTATION STRATEGIES .....................................................................................5%

%.1 RELOCATIONANDRESETTLE"ENTSTRATEGIES .......................................................................5%

%.2 PROPOSEDDE$ELOP"ENT"ECHANIS"S................................................................................ 5%

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%.3 PHASINGOFDE$ELOP"ENTS...............................................................................................6#

%.4 ESTI"ATIONOFFINANCIALRE!UIRE"ENTSANDPROPOSEDFINANCING"ECHANIS"SANDRE$ENUES

TOBEGENERATED.................................................................................................................63

9.4.1 -inancial reuirement..........................................................................................."39.4.2 )roposed %inancing mec'anism and revenues to /e generated............................"

%.5 I"PLE"ENTATIONREGULATIONS.......................................................................................... 66

1. REFERENCES..............................................................................................71

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1. INTRODUCTIONThe project for preparation of ocal development Plan for !oro "as launched in January 2012.

#ince launchin$ of the project the consultin$ team% &pdated and prepared base map of the site

'ollected, analy(ed and interpreted data "hich included%

100) spatial survey of the landuse, road net"or*, physical and spatial characteristics

of the site and its surroundin$ areas

#ocioeconomic +uestionnaire survey coverin$ 230 households and 220 commercial

firms in the site

#econdary data from various sources usin$ chec*lists and structured intervie"s

Discussion "ith community and sta*eholders and *ey informants in the site

Prepared and submitted draft e-istin$ situation analysis report, maps, strate$ies and

concepts and presented the same to the e-perts and officials of the client.

The team then incorporated comments from this presentation and updated and revised the

e-istin$ situation analysis report and based on the same prepared and submitted the draft DP

maps and reports. The report and the draft DP proposals addressin$ the spatial, physical,

socioeconomic and environmental problems identified in the DP site "ere then presented to

e-perts and officials. The comments from this discussions "ere incorporated and then improved

and hereby submitted for final chec*in$ by e-perts and then comments, approval and

implementation by decision ma*ers of the city administration.

Authorship and A()no*led+ement

The consultant ac*no"led$es the support provided by Direda"a 'ity dministration, and

Development and dministration uthority, the different bureau and offices and their staff/

ebelle 02 dministration and staffs and all sta*eholders and residents of the site for providin$

information durin$ the +uestionnaire survey and participatin$ in the "or*shop or$ani(ed for

discussin$ about the problems and constraints of the site at the inception phase. e especially


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than* ebelle 02 administration for the help $iven to us in recruitin$ e-perienced data collectors

and re+uired data.

e hi$hly appreciate e-perts and officials of the municipality and the city administration for

their invaluable inputs and continued $uidance and support throu$hout the study process "ithout

"hich the DP "ould have not reached this level.

2. OBJECTIVES OF THE CONSULTANCY SERVICE

The $eneral objective of this consultancy service is to prepare a ocal Development Plan for

!oro DP site to properly implement the #patial Development rame"or* 4#D5 of Dire Da"a

6DP for the specific site.

The specific objectives of the consultancy service are to%

ddress the problem of social and physical infrastructure in the site

7-ploit the potentials and opportunities of the site and brin$ about densification, efficient and

effective urban development that $enerates more revenue and supports the development of

the site and the city

8espond to the climatic nature of the site and the city throu$h appropriate desi$n of

buildin$s, streets, public spaces and par*s

'reate livable, environmental and pedestrian friendly and proper functionin$ public9private

spaces "hich are actively lin*ed "ith other nei$hborhoods and the city/

Promote ocal 7conomic Development throu$h $ood and appropriate urban desi$n

Prepare appropriate implementation strate$ies that "ill be used for the reali(ation of the DP

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3. METHODOLOGIES

The follo"in$ methodolo$ies are applied in the preparation of the DP for !oro%

;ousehold +uestionnaire survey coverin$ 230 households in the site,


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4. VISION

Durin$ the sta*eholder meetin$ residents of the site envisioned !oro%

@ecome a place "here basic infrastructure and utilities are fulfilled and that supports

development of successful social life, cultural and traditional ri$hts.

@ecome a comfortable and attractive livin$ and "or*in$ area

@ecome number one settlement in physical as "ell as socioeconomic developments

The plannin$ team prepared proposals that enable to reali(e these visions for the DP site.

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5. PROPOSED STRATEGIES

'onsiderin$ the spatial, physical, and socioeconomic characteristics, problems, potentials and

constraints of the site and vision of the community and sta*eholders presented and discussed in

the previous parts of this report as "ell as the e-istin$ situation analysis studies the follo"in$

strate$ies are proposed to be applied in the preparation of the DP for the site%

1. The DP site is one of the most important corridors and *ey development areas of the

to"n. 6t has also a lot of potential for development but currently is mainly occupied by

deteriorated, sin$le storey developments alon$ the main roads and *ey areas. Therefore

increasin$ the +uality and intensity of physical and spatial development in the site thou$h

combination of urban rene"al, up$radin$, infill, and ne" developments is adopted as themain strate$y 4refer to the map belo"5

2. 6nfrastructure and utilities are very essential for facilitatin$ and brin$in$ development in

urban areas. They also increase land value and convenience for residents therefore

improvin$ infrastructure and utilities is adopted as the main strate$y

3. 7nvironment and resource utili(ation has become series concern "orld"ide. 6n cities

havin$ hot climate li*e Direda"a modifyin$ the microclimate is very essential for

ma*in$ cities comfortable for livin$, "or*in$ and leisure. Therefore treatin$ the

environment and efficient utili(ation of resources is adopted as the other strate$y

. Participation has become foundation of development in our country. 6t also contributes in

brin$in$ about e+uitable development and addressin$ the needs of the different

households livin$ in the site. Therefore it is adopted as the main strate$y in the

preparation as "ell as implementation of the DP


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>ap Bo. 1 Proposed development mechanism for the DP site

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6. PLANNING CONCEPTS

@ased on findin$s of this study, vision and strate$ies stated above the team defined the follo"in$

main plannin$ concepts%

Desi$n "ith nature and the landscape, respondin$ to it creatin$ harmoni(ed built

environment

Develop !oro into a modern, stron$ and intensive business corridor and sub9center that

competes and attracts development as "ell as complement the main center

6ncrease intensity and ratio of development in the site and thereby e-ploit the potentials and

opportunities "hile at the same time address the problems and constraints

'reate buildin$s and spaces that encoura$e socioeconomic chan$e and development

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7. PREVIOUS PROPOSALS FOR THE LDP SITE AND ITS SURROUNDING AREAS

7.1 The Proposed Landuse of the Citys SDF

The #D landuse for the site sho"s that the site is proposed mainly for residential and

commercial functions. The areas adjoinin$ the main street are reserved for non9residential uses.

;o"ever still they are occupied "ith mostly sin$le storey residential buildin$s, "hich do not

respond to the development needs and potentials of the site.

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>ap Bo. 2 Proposed landuse of Direda"a structure plan for the DP site

#ource% &P6, 200?.

s sho"n in the map areas alon$ !oro 8iver are proposed as buffer area for the river. The then

e-istin$ stora$es and manufacturin$ are proposed to be maintained as they are. ar$e cemeteries

for 'hristians and >uslims are proposed alon$ the rail"ay line at the south "estern ed$e of the

DP site 4refer to the map above5.

>ap Bo. 3. Proposed landuse and road net"or* of Direda"a #D

#ource% &P6, 200?.

s sho"n in the proposed landuse of the city 4>ap Bo. 35, the DP site is located alon$ a major

business corridor and consists of major function and is business corridor and secondary center of

the city.

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7.2 The Proposed Road Network for the Site

The 6DP for the site sho"s that the site is proposed to have major rterial #treets as sho"n in the

map belo". The main road is still 30 m "ide in most parts. The #ub arterial #treets "ere

"idened/ some collector streets "ere also opened. ;o"ever still much remains to be done for

improvin$ the road net"or* of the site as proposed in the 6DP.

>ap Bo. . Proposed main road net"or* of the DP site, 6DP of Direda"a, 200?.

#ource% &P6, 200?.

>ap Bo. :. Proposed main road net"or* of the DP site, 6DP of Direda"a, 200?.

#ource% &P6, 200?.

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7. The Proposed Draina!e for the Site

The #D also proposed main draina$e lines alon$ the rterial and #ub rterial #treets in the site

as sho"n belo". ;o"ever, only the draina$e alon$ the 3 main roads "ere developed.

>ap Bo. ?. Proposed main draina$e net"or* of the DP site, 6DP of Direda"a, 200?.

#ource% &P6, 200?.

7." The Proposed #ui$din! %ei!hts for the LDP Site

ccordin$ to the inte$rated plan of the to"n, the minimum and ma-imum buildin$ hei$hts have

been recommended for the different parts of the city on the basis of the location of and the

run"ay elevation in the Direda"a irport, 'ivil viation 8e$ulation, socio9economic status of

local developers and strate$ic development direction of the city. ccordin$ly, the minimum and

the ma-imum buildin$ hei$hts in the main centre are !. The minimum buildin$ hei$ht in sub9

centres and business corridors is recommended to be five stories 4or !5, "hile the ma-imum

buildin$ hei$hts "ill be determined by the detail plans to be prepared for these particular sites.

En the other hand, the minimum buildin$ hei$ht in mar*ets is !1, "hile the minimum and

ma-imum buildin$ hei$ht "ill be in the ran$e of one storey and t"o storeys in the remainin$

lar$e part of the city "hich are mostly to be covered by residential structures. ;o"ever the

ma-imum buildin$ hei$ht can e-ceed to t"o storeys in these areas provided that the potential

mi-ed use environment "hich is to be determined by the detailed plans is to be promoted.

inally, the ma-imum buildin$ hei$ht for all areas of the city is to be determined by the detailed

plan or DPs that "ill be elaborated for these specific sites.

s sho"n in the buildin$ hei$ht map belo" the DP site is also proposed to be a business

corridor, and a sub9center. Therefore there is a need to consider these in the DP preparation.

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>ap Bo. A. Proposed buildin$ hei$ht of Direda"a city 200?.

#ource% &P6, 200?.

7.& The Proposed Densifi'ation for the LDP Site

6n the 6DP, it "as also proposed that as part of the spatial development frame"or*, densification

should be conducted to balance the hori(ontal development that "ill results in hi$h urbani(ation

cost "ith that of the inner city densification. 6t is thus preferable to increase densities in almost

all parts of the city. >ore specifically, the $ross density a5 in the core areas is recommended to

be in the ran$e of 0 F 20 hh=ha, b5 in the intermediate areas is to be increased in the ran$e of

:0F0 hh=ha and c5 in the e-pansion areas is to be increased in the ran$e of 2:F?0 hh=ha. 6n

$eneral the DP is to be established in a stron$ lin* "ith e-istin$ #D, the DPs previously

prepared, sector development pro$rams and other development strate$ies carried at all levels of

$overnments. hen "e loo* at the current density in the site it is :. people=ha or 1.?hh=ha.

Therefore has to be increased in accordance "ith the proposals of the structure plan.

7.( Proposa$s of the Re!u$ari)ation P$an

s sho"n in previous parts of this report re$ulari(ation plan "as prepared for Direda"a. 6n these

plans properties in all parts of the city "ere surveyed, re$istered and re$ulari(ed. 6n accordance

"ith this, parts of the city "ere adjusted and title deeds "ere partially issued. #imilar activities

"ere carried out in the DP site. ;o"ever, our findin$ sho"s that the plan "as not fully

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implemented. The bloc*s are re$ulari(ed but all the plots "ere not fully re$ulari(ed and issued

title deeds. This created possibilities for o"ners to further subdivide the land and informally

transfer it and also for ne" ille$al land occupations. Therefore in the preparation of the DP the

re$ulari(ation plan "ill be accommodated to$ether "ith the #D proposals then "ill be further

developed. ;o"ever the DP shall be implemented as soon as possible.

7.7 Proposa$s of the Sa*ian LDP Site

Developments in !E8E DP site is related "ith that of the #abian DP site opposite the road

road to >el*a Jebdu. Therefore the team revie"ed the proposals of this DP. s sho"n in the

map belo" the areas adjoinin$ the rterial #treet separatin$ the t"o sites is proposed to be

developed mainly for commercial. >i-ed landuse is proposed for most of the remainin$ parts of

the site.

>ap Bo. . Proposed anduse of #abian DP site

8e$ardin$ road net"or* in the #abian DP site the roads that connect it "ith the current DP

site are proposed to be "idened. ithin the DP site roads are "ell or$ani(ed.

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>ap Bo. C% Proposed road net"or* of #abian DP site

Therefore in $eneral proposals of these and other previous plans, sectoral studies and strate$ies

of the city $overnment "ill be adopted in the preparation of the DP for the site.

8. THE PROPOSED LDP FOR GORO

+.1 Ca$'u$ation of Landuse Re,uire-ents for the LDP Site

The e-istin$ and projected population si(es of the site are considered in calculatin$ the landuse

re+uirements.

Ta&le,- !opulation pro.e(tion o' #oro LD! site

Current

!opulation

#ro*th Rate !ro.e(ted population &y the years

Gariant Percenta$e 201A 2022 202A

o" 3.20 1110 12CC 1:21:

C? >edium 3.:0 112?? 1331 1:C2

;i$h 11:1 102 1A0#ource% E"n projection

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or the preparation of the DP the medium variant is ta*en. 6t is assumed that the current share

of population "ithin the respective a$e $roups "ill remain the same. @ased on this the

population of the DP by 2022 "ill have the population si(es presented in the table belo" in the

respective a$e $roups.

Ta&le /0 A+e (omposition o' the 'uture pro.e(ted population

A+e +roup Num&er !er(ent Num&er

No o' s(hools

re1uired

No o' employment

re1uired

$e $roup 09 10:C 11.2 1AA3 99 99

$e $roup :9AA?

.2 1?CA, 3 ne" !s areallocated

99

$e $roup C910 101? 10.A

2?C1

7-istin$ schoolsnearby the site

are considered tobe sufficient

99

$e $roup 1191 C2A C.

$e $roup 1:91 101?10.A 1A00

99

$e $roup 1C92C 1C03 20.1

A??0

99 1CA0 4assumin$ the

current 2:.A)

unemploymentremains the same5

$e $roup 309?2??3

2.1

$e $roup above? years

12?1.3 20A

99 99

Total C? 100.0 1:C00#ource% E"n computation based on the household survey result

Re1uired num&er o' houses

s sho"n in the e-istin$ situation analysis report, the mean family si(e of the household is found

to be people. @ased on this there "ill be a total of 3CA3 households in the site. The current

households livin$ in the site are 230, thus ne" households and ne" housin$ re+uired "ithin the

plannin$ period "ill be 1??:.

Re1uired Servi(es

So(ial servi(es

7ducation

s sho"n in the table above there is a need for A !s. hen "e loo* at the e-istin$ distribution

of schools nearby the site !oro @utiji, #abean primary and secondary schools mainly serve the

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student population from the DP site. Therefore these schools are considered to be sufficient for

the e-istin$ and projected upcomin$ student population. 3 ne" !s are provided in the DP

site.

;ealth

The e-istin$ study sho"s that there is one health center nearby the site. This is found to be

sufficient for the projected population for the plannin$ period.

#olid "aste

There team calculated the number of dust bins re+uired for the DP site. @ased on the standard.

that 1 bin serves for 100 population, C dust bins are re+uired. There are collection containers

additional : are proposed.

Play $rounds

Play $rounds a minimum of 2.:m2=person is put as a tar$et for allocation of play$rounds in the

site. The total minimum area is therefore 3.CA: ha. total area of ? ha is reserved for this

function in the site.

Wor)in+ Areas

The e-istin$ situation analysis report sho"ed that there are 13 unemployed in the studied

households. Thus/ ta*in$ the "or*in$ a$e $roup 4::25 as denominator, the unemployment rate

is calculated to be 2:.A). >eanin$, one fourth of people "ho can "or* do not have job in the

studied household. ssumin$ that this percenta$e continues to e-ist, the total job re+uirement

"ill be 1CA0.

The e-istin$ situation analysis report also sho"ed that 1:.?), 23.A), 2A.C) and 10.A) of the

household have monthly income of less than :01 birr, :019A:0 birr, A:191000 birr and 10019

1:00 birr respectively. Those household "ith monthly income of 1:0192000 birr, 200192:00 birr

and $reater than 2:00 birr accounted for C.), .3) and 0.) respectively. The last ) of the

respondents said that they donHt have re$ular monthly income. The result clearly sho"ed that the

majority 4?A.2)5 of the household earn less than 1001 birr per month "hich is not enou$h for

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food, housin$, clothin$, ener$y, schoolin$, health and other e-penditure. Therefore there is a

need to provide income $eneratin$ activities in the site for improvin$ household incomes and

also decrease unemployment..

The plannin$ team proposed "or*in$ areas "ithin the DP site to create income $eneratin$

schemes. or those households earnin$ lo"9income support pro$rams are proposed for creatin$

additional jobs "ithin their houses are proposed. These include openin$ small shops, food and

drin* sales, productive activities and services "ithin the house throu$h $ivin$ loans for the

household. To these end housin$ units in the site are proposed to accommodate these and other

functions therefore are chan$ed into mi-ed use.

or those "ho are unemployed, assumin$ that the ratio "ill remain the same the total

unemployed "ill be 1CA0. t 20 persons per association there "ill be a total of C associations.

s sho"n above the site is dominated by residential use :.2). lthou$h it is in the ran$e of

percenta$e of 09:0), as seen from e-perience of other parts of the city and also urban centers

in 7thiopia they face problem of lac* and shorta$e of re+uired services.

hen "e loo* at the distribution of the other functions they are found to be very lo". or

instance commercial and mi-ed use functions account for 3.:1 and 3.0) respectively and are

found to be much lo"er for the DP site especially considerin$ its location alon$ the main

business corridor in the city. The same applies to services the percenta$e of "hich is only .12)

and should have been minimum of C) for a developed area such !oro DP site.

6n preparation of the draft DP%

The proposals of the #D are interpreted,

The $aps and also the imbalance in landuse are addressed

Problems of infrastructure and utilities are solved

8ecommendations for addressin$ socioeconomic, and environmental problems are

for"arded supported "ith landuse proposals

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s sho"n in the proposed road net"or* map belo" the main road is proposed to be :0 m

rterial #treet 4#5. Be-t to this, the road that has currently more than 30 m ri$ht off "ay and

passes alon$ the 7DD' stora$e is maintained. ollo"in$ these 3 roads of 20 m #ub9rterial

#treet 4##5 are proposed. These roads are proposed to be e-tended to the south crossin$ the

rail"ay line and joinin$ the rin$ road. 8oads of similar "idth that run from "est to east are

proposed.

The rin$ road that passes in the southern part of the site is maintained. This road collects all the

traffic $oin$ out of the to"n and also distributes the traffic comin$ to the to"n from other areas.

6n the future the road is $oin$ to be carryin$ most of the traffic passin$ the to"n. The rterial

#treets in !oro DP site "ill be feedin$ this rin$ road.

Be" collector and local roads are opened in the site in the south "estern part to complete the

road net"or* system of the DP site. ;ere the e-istin$ "indin$, narro" and irre$ular roads are

re$ulari(ed and also replaced "ith ne" roads. 'ollector #treet is proposed alon$ !oro 8iver.

This road separates the buffer (one that bounds the river "hich is used as urban a$riculture area.

dditional 2 collector streets are proposed to complement the road net"or*. ocal roads are

arran$ed follo"in$ defined "idth of bloc*s in these and other parts of the DP.

Be" collector streets are proposed alon$ the southern ed$e of 7E8 separatin$ it from the

bus terminal. This is mainly intended to facilitate the movement of people and cars in and around

the terminal. 6t "ill also help to minimi(e the traffic on the main road. nother collector street is

also proposed in the same area crossin$ 7E8 and leadin$ to the bus station to minimi(e the

bloc* len$th and brin$ about more intensive development in the "estern part of the site. This

part of the site is proposed to be developed by the same o"ner for commercial and mi-ed use

activities. The functions in this part of the plot are proposed to be relocated to areas reserved for

industries and stora$es.

#imilarly ne" collector streets are also proposed in the eastern part of the site in the military site.

s these areas are proposed for intensive multi storey developments more traffic "ill be created.

Therefore to facilitate movement "ider streets are proposed in the same area.

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6n the preparation of the road net"or* as much as possible e-istin$ ri$ht off "ay of roads are

maintained. >ost roads in the northern part currently have "idth of 12 m. These are maintained

as local roads but also servin$ as collector streets in some areas.

To facilitate phased developments and improvements in the site e-istin$ road net"or*s and

bloc*s are maintained, because in the first phase improvements of roads, and utilities are

proposed.

local street is proposed alon$ the rail"ay line to create access for adjoinin$ it. Parallel to this a

1: m "ide buffer (one is proposed. This buffer area "ill be paved "ith cobble stone and

combined "ith carpet $reenery that does not obstruct vie" to the rail"ay line. The team "as

informed that the rail"ay line "ill serve urban transport "ithin the city and its surroundin$ area

in the future. Therefore, the line as "ell as the open spaces on both sides are maintained.

6n the DP sites all plots are provided "ith appropriate access for cars. ocal roads are "idened,

re$ulari(ed and standardi(ed.

The proposed road net"or* of the DP site is inte$rated "ith the surroundin$ areas as sho"n in

map Bo 11 belo". The main lin*s are the rterial #treet to >el*a Jebdu and the rin$ road in the

south ed$e of the city. #ub rterial and 'ollector #treets are connected to the surroundin$ areas

of the site as appropriate.

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>ap Bo. 10. Proposed road net"or* of the DP site

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>ap Bo. 11. Proposed road net"or* inte$ration map of the DP site

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!roposed road (ross2se(tion and utility layouts

The proposed road net"or* consists of standard road cross sections that accommodate all utility

lines under the pedestrian "al*"ays. The hi$h tension lines alon$ the main road as "ell as the

rterial #treet passin$ adjacent the store are proposed to be buried under $round as soon as

possible. @ecause, as sho"n in the e-istin$ situation analysis report these lines are disturbin$ the

traffic mobility in the city.

To prepare appropriate road and utility standards the team referred to and used road cross section

standards sho"n in the #D of the city, practical standards of the 7thiopian 8oad uthority, and

ddis baba and other cities. The team proposes that "hen roads are developed the ri$ht off

"ays proposed in the DP shall be maintained and the locations for each utility line shall be

reserved first and the road could be pro$ressively "idened.

Trees are proposed alon$ roads startin$ from 10 m "idth on 1 side/ on both sides for 1:920m and

on both sides and alon$ medians for the 30 and :0 m roads.

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Proposed road classification and cross section standards, adopted from 7thiopian 8oad and

ddis baba 8oad 'onstruction uthorities and other sources.

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+. Proposed Landuse

8.3.1 C!""#$%#& '() "*+#) ,-#

The mi-ed, commercial, service and manufacturin$ uses alon$ the rterial, #ub rterial, and

collector streets in the #D are adopted and maintained in the DP site. ccordin$ly all areas

alon$ the main roads are proposed for these functions. Bot only these as sho"n in the sections

above housin$ areas are proposed to accommodate income $eneratin$ schemes for households

"ith lo" income and those household heads "ho are unemployed.

The proposed area for the mar*et in the #D is already allocated for ! buildin$. Therefore

another site is reserved for open mar*et. This is the trian$ular site adjoined by the buffer for hi$htension line as sho"n in the landuse map. The households currently livin$ in the site should be

relocated. This site is proposed for semi covered mar*et sellin$ daily consumables as "ell shops

of different types. This mar*et and shops create ne" job opportunities for households in the site.

The mi-ed use areas consist of compatible landuse developments of commercial, administration,

services, residences in a plot as "ell as buildin$ floors.

s sho"n in the proposals for road the lon$ bloc* occupied by 7E8 is divided into t"o and

provided "ith collector street. The same standard road is proposed at the south separatin$ it from

the bus terminal. This site is proposed for hotel, commercial and business acitivities to be

developed by the same o"ner.

8.3.2 H!,-*(

The ne" urban housin$ development policy and strate$y document drafted by the >inistry of

&rban Development and 'onstruction under discussion in various forums sho"s that the future

housin$ development in the country is to be carried out 45 throu$h coordination by the

$overnment consistin$ of : types of development and 4@5 by the private sector consistin$ of 2

types of developments a total of A developments are incorporated in the ne" draft policy and

strate$y document and are summari(ed in the section belo".

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A- 3ousin+ to &e (onstru(ted &y (oordination o' the +overnment

s the name implies these are housin$ developments to be constructed for various households

and include : types%

Type 1. ;ousin$ construction that benefit the urban poor% these are lo" cost houses to be built

based on standards that consist of 4i5 ro" villa type houses 4ii5 !1, and iii5 !2 houses based

on the hierarchy of the to"n. Bot only these, studio type of house to be built by the $overnment

"ill have a subsidy of 20) to be compensated from other housin$ pro$rams. The land for

housin$ to benefit the poor "ill be allocated free of lease, cost of infrastructure and

administration "ill be subsidi(ed based on studies. These housin$ developments "ill involve the

poor throu$h labour and create job opportunities for the beneficiaries. The scheme "ill also

support the poor to stren$then their savin$ capacity and help them to save up to :910) of the

housin$ cost and the remainin$ "ill be supplied from micro finance or ban*s throu$h support by

the $overnment. s part of the implementation scheme such housin$ developments are proposed

to be coordinated "ith inte$rated housin$ development. To reduce the cost of housin$ the

typolo$ies are proposed to have common toilets, sho"ers and *itchens as re+uired.

Type 2. 'ondominium houses% Throu$h coordination by the $overnment lo" cost and land

savin$ condominium houses "ill be built for the lo" and middle9income households. These

houses "ill be transferred throu$h sale. Eut of the houses minimum of :0) "ill be transferred to

female headed households, durin$ dra" 30) "ill be allocated for "omen. Bot only these at least

20) of the houses "ill be allocated for $overnment employees throu$h dra".

Type 3. ;ouses based on savin$ 40=?05% these houses "ill be developed mainly for middle

income households throu$h savin$ based on the capacity of the household and needs. The

households have to save 0) of the cost of the houses "ithin : years prior to the construction of

the houses and the remainin$ ?0 ) "ill be arran$ed to be obtained from the ban*. Eptions "ill

be $iven to those "ho can afford to pay the full 0) in advance and "ill be $iven priority in

housin$ construction.

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6n $eneral the team decided to apply the follo"in$ housin$ pro$rams in the DP site.

A- 3ousin+ (onstru(tion that &ene'it the ur&an poor and housin+ to &e (onstru(ted &y

individuals

These are of #in$le and multi storey detached, attached and semi detached housin$ typolo$ies.

4- Condominium houses to &e developed in 56786 arran+ement

'ondominium houses are proposed to promote intensive development in selected locations "hile

at the same time maintain open spaces. These houses are to be developed by the households

throu$h 0=?0 arran$ement.

C- Real estate houses

Part of the condominium houses are proposed to be developed by real estate developers and

individuals for rent. Bot only these, developers could also provide housin$ on mi-ed use

buildin$s alon$ the main and secondary roads.

D- Mi9ed (ommer(e and housin+

;ousin$ units for mi-ed uses are also proposed for plots "ith fronta$es that face main streets and

also facin$ other non9residential functions. ;ouses could also be used for compatible mi-ed use

functions to $ive opportunity for households to $enerate income. These buildin$s are 39storey

and the e-istin$ o"ners are e-pected to build these houses in the future step by step and some of

the area to build the mi-ed uses are $iven by lease for investors and others.

The housin$ areas in the site are proposed to be maintained for the same use as much as possible.

;o"ever those alon$ the main roads and areas reserved for multi9storey developments in the

#D are proposed to be demolished and replaced "ith commercial and mi-ed use buildin$s. Part

of the housin$ areas are also proposed to be replaced "ith improved and mi-ed use

condominium housin$ typolo$ies. The households to be relocated from these DP site are

proposed to be $iven priority to resettle in the ne" condominium houses.

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The standard of the houses is proposed to be improved throu$h urban rene"al by involvin$ the

residents in various development schemes.

The e-istin$ situation study sho"ed that there is ille$al land subdivision and informal housin$

development in the site especially in the south "estern part. This situation is complicatin$ the

already e-istin$ problem of le$ality and issuance of title deed. Therefore housin$ areas are

proposed to be re$ulari(ed as soon as possible.

Area o' houses

ffordability and livability are defined as the main criteria in definin$ the area of houses.

>inimum area for housin$ is proposed to be 2 m2for lo"9income. The other households could

build the standard houses sho"n in the DP. ll typolo$ies are proposed to be built in phases in

the same floor or increasin$ the number of floors.

!lot area o' houses

6n $eneral plots "ill be provided throu$h lease. To ma*e the cost of land ac+uisition and

allocation affordable plots of different si(es are prepared to match financial capacities of

households. ccordin$ly C?, 100, 1?0, 1A:, 200 and 2:0 m2are proposed. These plots could be

developed in one bloc* of defined depth by chan$in$ only the "idth of the plot. Plot "idths andlen$ths are defined based on the type and si(e of houses.

8.3.3 S!%*'/ '() ",(*%*0'/ -#$*%#-So(ial servi(es

7ducation

The e-istin$ schools around the site are found to be sufficient for the projected population for the

plannin$ period. Therefore sites for 3!s are reserved in the site. 6f there are re+uests for

buildin$ schools by private developers land could be allocated for the same in areas reserved for

mi-ed use in the site e-cept those located alon$ the main road to >el*a Jebdu.

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8.3.4 A)"*(*-$'*!(

The e-istin$ administrations in the site are maintained. 6n addition to this offices for different

types of uses could be developed in areas reserved for mi-ed uses. ocal administration sub9

offices could also be developed in areas reserved for housin$ and mi-ed use.

8.3.5 R#%$#'*!(& '() $##( '$#'-

Bet"or* of $reen areas are created in the site. ? recreation sites are proposed and distributed in

the site. 2.: m2per person is applied to calculate and reserve land for this function. The basis for

proposin$ more than the191.:m2=person as applied in ddis baba and other urban centers is the

hot climatic condition of Direda"a "hich re+uires modification of the microclimate.

These sites are proposed to be used as play$rounds and sport fields for children livin$ nearby and

around. !reen areas reserved by the #D as buffer (ones for !oro, @utiji and also for the hi$h

tension line are maintained in the DP. To e-ploit the locational advanta$es of !oro and also

protect the area from ris*s of floodin$ and over flo"in$ urban a$riculture areas are proposed

alon$ the river. ater could also be collected from the river to be used durin$ the dry season for

urban a$riculture.

Enly $reen areas that e-ist currently and some of them "hich have lo" number of houses or are

infill areas are proposed for recreation. This is mainly intended to reduce the cost of

compensation and relocation. e propose that all recreation areas should be developed by the

$overnment but could be mana$ed by the private and or associations throu$h contractin$ oyut,

leasin$ or rentin$.

8.3.6 MSE& M'(,'%,$*(& '$#!,-#- '() *(),-$

The e-istin$ stora$es in the site as "ell as the proposals for the same in the #D are proposed to

be maintained. 7E8 is partly maintained to $ive the same service in the plannin$ period.

Ether manufacturin$ functions near the river are also maintained in the DP. #ites for >#7s are

proposed near the rail"ay line in the southern part of the site. #mall scale manufacturin$ of less

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than :00 m2 could be allo"ed in areas reserved for housin$ in the DP site. These include

handicrafts, maintenance jobs and assembly of small materials.

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>ap Bo. 12. Proposed landuse map of the DP site.

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8.3.7 A$#' '() 0#$%#('# -'$# ! # /'(),-# 0$!0!-'/-

s sho"n in the table belo", the percenta$e of residence is reduced from :) to 32.). >i-ed

uses accounted for 1?.). The percenta$es of services and administration are increased.

8e+uired functions are accommodated and the percenta$es are accordin$ly modified in the ne"

landuse proposal for the DP site 4refer to the table belo"5.

Ta&le :- Summary per(enta+e share o' proposed landuses

Landuse Area !er(enta+e

8esidence :3.? 32.

>i-ed use 2?.A 1?.

'ommerce and trade ?.C .2

#ervices 1A.2 10.:2

dministration 1.C 1.1?

8ecreation and $reen areas C.0 :. :

>anufacturin$ 4>#7s5 A.C: .A

8oad and Transport 0 2.A

TOTAL ,8:-5, ,66#ource% E"n computation from proposed landuse of the DP site

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+." r*an Desi!n Proposa$s

8.4.1 P$!0!-#) B,*/)*( H#*;ei$ht Ionin$%

7ncoura$es compact development, efficient use of urban land and infrastructure

6ncreases the density of development in the site and helps to reverse hori(ontal

development hei$ht disparity

ttracts and promote local investment

6mproves land value

To promote dense development and use land efficiently a fle-ible hei$ht re$ulation is proposed

for the DPs. The follo"in$ are considered in definin$ hei$ht re$ulation for the DP site%

7-istin$ development

6nterest of developers and demand for land

Topo$raphy and soil type

idth and standard of roads

Proposed landuse

@ased on the 'ityHs #D proposal presented in ?.1 above the study team proposed the buildin$

hei$ht in the DP site to be%

!9 alon$ the business corridor and !39? in the e-tension of this corridor

!29: in areas alon$ the #ub9rterial #treets

!093 in the areas "ithin the bloc*

!0 and above in the south "estern part of the site

These proposals "ill%

!ive better options for those "ho have the capacity to develop multi9storey buildin$s

based on the mar*et reality/

;elp to e-ploit the potential of the site especially its location alon$ the road to mel*a

Jebdu

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6ncrease density and the intensity of development in the site


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>ap Bo. 13. Proposed buildin$ hei$ht re$ulation of the DP site

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8.4.2 B/!%-6n most part of the site e-istin$ bloc* layouts are maintained. 7-istin$ bloc*s havin$ irre$ular

and difficult access roads "hich are $oin$ to be rene"ed are proposed to be re9subdivided to

have re$ular shapes. #mall bloc*s created by local roads that branch from the rterial #treet "ith

short spacin$ are mer$ed to minimi(e junctions. on$ bloc*s such as 7E8 that are difficult

or inconvenient for pedestrian movement are provided "ith access and local roads.

8.4.3 P/!-

ppropriate plot si(es are defined based on schematic architectural desi$ns of buildin$s for

different uses. These plots are used to parcel the bloc*s in the DP site. or areas to be rene"ed

and replaced "ith commercial and mi-ed use buildin$s plots of :0093000m2are proposed. or

others plots are allocated based on the standard and calculated re+uirement. Plots of e-istin$

residences are proposed to be mer$ed and re9parcelled and allocated for development in phases.

8.4.4 B,*/)*( 0!/!*#-

To complement the :0 m "ide road and also create a sense of enclosure hi$h storey, perimeterand sin$le buildin$s attached and ali$ned "ith the road are proposed alon$ the road to >el*a

Jebdu. These buildin$s are also proposed to have setbac*s used for outdoor services, and also

arcades in selected locations as sho"n in the proposed buildin$ typolo$ies belo".

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Proposed buildin$ typolo$ies

Gie"s of rear sides of proposed buildin$s alon$ the main road

Different buildin$ typolo$ies are proposed in the remainin$ parts of site to create variety and at

the same time maintain homo$eneity. or residential areas attached, and semi attached buildin$

typolo$ies are proposed 4refer to the urban desi$n map5.

6n implementation of the DP the landuse, setbac*s, hei$ht, @8 and 8 of buildin$s and

other provision in the re$ulation map are to be provided as the basis for preparation ofarchitectural and en$ineerin$ desi$ns as applicable by the developers.


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8.4.5 O,)!!$ -0'%#-

Eutdoor spaces "ith paved areas consistin$ of $reen plantation and trees are created to modify

the microclimate and ma*e the site comfortable for livin$, "or*in$ and leisure. @uildin$s alon$

the main road are partly provided "ith setbac*s that could be used as outdoor spaces to$ether

"ith the functions in the same.

8.4.6 S$##-

#treets are provided based on the standard presented in the proposals above. The percenta$e of

streets is also increased mainly due to the creation of ne" roads in the south "estern part of the

site. The e-istin$ ri$ht off "ay "idths of streets are maintained and standardi(ed.

8.4.7 C'$ 0'$*(

'ar par*in$ for each and every plot is reserved based on the standard and intensity of

development for the different landuses. Par*in$ areas are located at the bac* of buildin$s in the

business corridor as "ell as the areas reserved for multi9storey developments. or commercial

areas e-cept the main road on street par*in$ are also proposed. En street par*in$ is allo"ed in all

streets in the site "ithin the plannin$ period. 6n the future as the area develops and the number of

cars increases on street par*in$ shall be discoura$ed and eventually abandoned in *ey areas.

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8.6.4 P$!0!-#) )$'*('#

The plannin$ team proposes the land near the river ban*s to be used as buffer and farmin$ area.

This "ill protect the residents from bein$ affected by floodin$. To complement the river channel

main draina$e net"or* of the site is prepared 4refer to the map belo"5. Tertiary draina$e lines

are proposed to be built alon$ "ith the roads by creatin$ appropriate slopes. The team also

proposes promotion of rain "ater infiltration thereby discoura$e run off by limitin$ built9up

areas in the plots as "ell as the site.

The river has to be channeli(ed by constructin$ retainin$ "alls as sho"n in the proposals for

environment presented in the section belo".

>ap Bo. 1. Proposed >ain Draina$e Bet"or* Desi$n >ap

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8.6.5 P$!0!-#) -##$'#

'onsiderin$ the level of service in the city, capacity of the residents in the site for the time bein$

septic tan*s are proposed. Pro$ressively the li+uid "aste disposal system in the site as "ell as the

city is proposed to be replaced "ith se"era$e net"or* in the lon$9term.

8.6.6 S!/*) '-# %!//#%*!( '() )*-0!-'/

The plannin$ team proposed sites for : additional solid "aste collection containers in the DP

site. These solid "aste containers shall be re$ularly emptied and the "aste shall be disposed to

the cityHs landfill site properly. &nemployed and lo" income households are proposed to be

involved in house to house collection of "aste throu$h >#7s.

+.7 Proposa$s for /n0iron-ent

The e-istin$ study sho"ed that the hill above !oro is drainin$ do"nstream and also de$raded

and the site has problem of floodin$ alon$ !oro 8iver, $ully formation, lac* of formal $reen,

poor solid "aste collection, lac* and shorta$e of toilets and *itchen and poor sanitation and

pollution from the cement factory in the south.

To address these problems the follo"in$ are recommended%

Plantation of trees is proposed on the hills south of the site. 6n addition to this a diversion

channel is proposed do"n slope at the foot of the hill to collect and direct the "ater in to

the river before it distributes to the settlement

!oro 8iver ban*s are proposed to be rehabilitated and maintained. 6n addition to these

the team also proposes channeli(ation of the river ban* around the crossin$ "ith the

rail"ay line, "here "ide areas are affected by floodin$ and $ully formation. This is

proposed to be built of stone masonry retainin$ or reinforced concrete "alls

The buffer and farmin$ areas alon$ the river ban*s are proposed to be maintained for the

same function to protect residents from floodin$.

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!reen areas are proposed to be reor$ani(ed and used for play$rounds. Be" $reen areas

are also proposed as sho"n in the proposed landuse to address problem of shorta$e $reen

areas

dditional : sites are proposed for solid "aste collection containers. 6n addition to these

house to house collection of solid "aste is proposed throu$h >#7s by involvin$ the

unemployed youth

The lac* and shorta$e of toilets and *itchens is proposed to be improved throu$h

up$radin$ the houses by involvin$ the residents and technical assistance. #anitation could

not be achieved "ithout improvement of "ater supply. Therefore the "ater supply

net"or* in the site is proposed to be improved. #econdary pipe lines are available in the

site and could be e-panded by the "ater supply office of the city in the remainin$ parts.

To complement this, "e propose the involvement of the residents in e-tendin$ tertiary

lines to each and every house.

The dust from the nearby cement factory is the result of not use electricity for controllin$

dust that is $enerated durin$ the production process. Therefore the factory should

improve the production system and control the emission of dust. To this end the

municipality should discuss "ith the officials of the factory and address the problem.

'ontinuous follo"9up should be carried out also.

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+.+ So'ia$ De0e$op-ent Proposa$s

The e-istin$ situation analysis sho"ed that there is hi$h level of illiteracy in the site. Therefore

dult education and trainin$ center is proposed in the site to educate those "ho are illiterate to

read and "rite and involved in productive activities. lternative education schools are also

recommended to be developed in areas north and south of the site.

To address the problem of crime involvement of the community is recommended. 'ommunity

policin$ is proposed to stren$then the involvement of residents in controllin$ crime in their o"n

localities at sub9*ebelle levels to be or$ani(ed under the police stations. The system is proposed

to be established based on voluntary basis.

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+. Lo'a$ /'ono-i' De0e$op-ent Proposa$s

@ased on findin$s of the e-istin$ situation analysis report the follo"in$ recommendations are

for"arded for promotin$ local economic development in the DP site%

,- Supportin+ the development o' MSEs

The economic analysis conducted by the study team sho"ed that household incomes in the site

are lo" resultin$ in lac* of savin$, "hich on the other hand creates difficulties for improvin$

livelihood of residents because such households "ill not have the capacity for investment.

Therefore the implementation of the DP should $ive stron$ attention for creatin$ jobs throu$h

>#7s. The DP proposal incorporated different options of creatin$ jobs throu$h landuse

measures and urban desi$n proposals. Therefore the municipality shall or$ani(e >#7s and

support those lo"9income households "ho do not have jobs to be involved in >#7 activities

provided in the site. Part of the >#7s to be established are proposed to be involved in the ne"

proposed mar*et in the DP site. s the site develops the e-istin$ >#7s that are built alon$ the

"alls of 7E8 should be $iven appropriate places in the bus station, in the ne" mar*et, in the

proposed youth center and others as appropriate.

/- Improvin+ the (ondition o' lo(al (ommer(ial 'irms

>ost of the commercial firms do not have sufficient facilities, store and par*in$. bout half ofthe shops have "alls built of 'orru$ated 6ron #heet. Therefore the plannin$ team proposes that

since the DP site is located at the heart of the city in an important business corridor and area the

e-istin$ commercial firms should be up$raded "ith permanent and durable construction

materials. Bot only this their functions should chan$e into more developed commercial services

such as hotels, shops, businesses consistin$ of ban*s, insurances etc.

The study result, sho"s that there are 220 firms operatin$ in the DP site, most of "hich are

involved in purlin and lo$s sellin$ and retail trade. 6n the spatial analysis it "as sho"n that these

are located alon$ the main road and created traffic con$estion. Therefore they are proposed to be

relocated to areas alon$ the river ban*.

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:- Developin+ lo(al mar)et

6n the sta*eholder meetin$ the residents complained that there are no mar*ets in the site, and that

compensation "as paid for those livin$ in the proposed mar*et area but are not relocated until

no". Therefore in accordance "ith the #D the residents livin$ in the site should be relocated

and the site should be cleared for the proposed local mar*et. This mar*et is proposed to provide

daily consumable food items, clothin$, and small electronic materials.

5- !romotin+ investment

6n the ne" DP, sites for investments are proposed for various functions. The land is parceled

and also re$ulations are prepared for implementation. This creates opportunities for supportin$

and facilitatin$ investment in the site. ;o"ever proper follo" up of development activities of

investors by the municipality is very essential after land is allocated to utili(e available land

resources efficiently.

;- Stimulatin+ Lo(al E(onomi( Developmentthrou+h supportin+ lo(al initiatives

Direda"a has better opportunities for development as compared to other urban centers in

7thiopia. The city administration shall stimulate development at the local level. iterature sho"s

that bi$$est factors in attractin$ local economic development are%

ocation 4for transportation, mar*ets, amenities5 #*illed labor force

7ner$y costs

ocal ta- structure and incentives 4business and property ta-es, employment ta-es5

Public investment in infrastructure provision and maintenance

vailability of land for development

Direda"a is better in these terms and therefore has potential for economic developments.

;o"ever the city administration should play proactive role and support local initiatives and also

attract investments and brin$ about local economic development in the site as "ell as the city.

8- !romotin+ &etter physi(al development in the site as *ell as the (ity

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Poor physical development hampers economic development therefore the DP site should be

improved in accordance "ith the proposals. To this end, in the implementation of the DP

desi$n permit shall be properly re$ulated to meet the proposed standards for the different

cate$ories of buildin$s.

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. 3PL/3/NT4T5N STR4T/6/S

.1 Re$o'ation and resett$e-ent strate!ies

s part of the urban rene"al proposed in *ey areas of the DP site specifically alon$ the main

arterial and sub arterial streets some households livin$ alon$ these streets "ill be relocated.

These households are proposed to be relocated and resettled "ithin the same site. Therefore it is

proposed that proper compensation in accordance "ith the national procedure stated in the

proclamation Bo. ::=200? and the correspondin$ local implementation re$ulation shall be $iven

to these households before demolition.

.2 Proposed de0e$op-ent -e'hanis-s

s sho"n in the map belo" the site is proposed to be developed throu$h 2 mechanisms urban

rene"al and up$radin$ and finally rene"al. The areas alon$ the main streets are proposed to be

rene"ed. The remainin$ areas are proposed to be up$raded by the households themselves

throu$h time. Plot by plot is recommended and should be supported in the latter areas proposed

to be up$raded. 6t is e-pected that these plot based urban rene"al process "ill chan$e the +uality

of these parts of the site in the lon$9term.

n estimated 20 houses are e-pected to be demolished and households livin$ in the same are to

be relocated from the DP site due to urban rene"al. These households are proposed to be

relocated and resettled onsite in proposed mi-ed commerce and residential areas. Therefore it is

proposed that proper compensation in accordance "ith the national procedure stated in the

proclamation Bo. ::=200? and the correspondin$ local implementation re$ulation shall be $iven

to these households before demolition.

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. Phasin! of de0e$op-ents

The site is proposed to be developed in 3 phases. 6n the first phase areas alon$ the main streets

are proposed to be redeveloped because they have potential for investment immediately. lso in

the same phase 7E8, the military sites in the eastern and housin$ settlements in the south

"estern part of the site are proposed to be improved. 6n the second phase the middle parts of the

site are proposed to be developed. 6n the third and last phase areas in the southern part of the site

are proposed to be improved.

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>ap Bo. 1:. Proposed development mechanism

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>ap Bo. 1?. Proposed phasin$ of developments

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." /sti-ation of Finan'ia$ Re,uire-ents and Proposed Finan'in! 3e'hanis-s

and Re0enues to *e 6enerated

.4.1 F*('(%*'/ $#9,*$#"#(

The cost of implmentation of the DP is calculated by the study team. This cost included the

finance re+uired for development of roads and draina$e as "ell as services to be developed and

provided by the municipality. s sho"n in the table belo" the total cost of development of roads

and draina$e and services are 1C. and 2.Cmillion @irr respectively.

s sho"n in the proposed development mechanism above an estimated 20 households "ill be

relocated from the areas "here they currently live. The total compensation cost is calculated at

an avera$e cost of :0,000 @irr=housin$ unit includin$ administrative and technical costs. @ased

on these the total cost for compensation "ill be 21 >ill @irr. Therefore the overall total financial

re+uirement for reali(ation of the DP is ?C.3 >illion @irr.

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>ap Bo. 1A. 6nfrastructure and social service development cost

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hen "e consider the overall balance of costs of development and revenue to be $enerated the

municipality "ill $ain a total of 1:? >illion @irr. Bot only these implementation of the DP

"ill continue to $enerate annual revenues in the form of GT, property, income, rental and profit

ta-es. The other benefit is creation of lar$e number of jobs in the ne" development. 6t is

e-pected that the number of businesses and also the jobs created "ill at least +uadruple in the

DP site in the comin$ 10 years. s a result income and savin$ "ill increase there "ill be

economic as "ell as social developments in the site. Therefore the implementation of the DP

"ill have multiplier effects.

.& -p$e-entation Re!u$ations

8e$ulation map sho"in$ the proposed @uilt9up rea 8atio 4@85,setbac*s and buildin$ hei$ht

is prepared for implementation of the DP.

4uilt2up Area Ratio $4AR%

To create a comfortable surroundin$ lo"er @8 are proposed in the DP site. or recreation

areas a ma-imum of 2:) @8 is proposed/ for residences :0), for commerce, administration

and services ?0) @8s are proposed. ithin these ran$es the specific setbac*s and ratios are

proposed for each and every bloc* in the DP site.

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!roposed set&a()s

8e$ardin$ setbac* 2 options are proposed% optional for some areas in the site and mandatory

setbac*s for *ey areas of the site. s much as practicable the proposals for setbac* are *ept at the

minimum so that not to create bottle nec*s for investment.

or residential uses a front setbac* of 29:m is proposed based on the intensity, location and si(e

of development. Parts of houses that are $oin$ to be mi-ed use are proposed to be built at the

ed$e of the street "ith no setbac* and also no openin$ to the street. 'ommercial, mi-ed, >#7s

are proposed to have possibilities of buildin$ up to the street or have a setbac* that could be used

as outdoor services area and or par*in$ and $reen. #ocial services re+uire privacy and protection

from fire and other accidents therefore are proposed to have setbac* of minimum of 3m from all

sides.

"loor Area Ratio $"AR%

To brin$ about intensive development and at the same time have hi$h share of open spaces the

minimum 8 for non residential and service buildin$s in the site is proposed to be 200.

!roposed Land #radin+

The consultant also prepared land $radin$ map for the site. ccordin$ly areas in the site are

divided in to three cate$ories 4as sho"n in the map belo"5 based on location, availability of

infrastructure, social preference and potential for development.

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>ap Bo. 1. Proposed re$ulation map

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!roposed Land #radin+

The plannin$ team prepared land $radin$ map for the DP site.The major considerations are%

'entrality of the site

and value

ccess to infrastructure and services

8oad hierarchy

Type of land use

Bature of the land or topo$raphy

ccessibility

@ased on the above mentioned major consideration, areas in the DP site are proposed to have

the follo"in$ land $rades%

The plots alon$ the main rterial #treets to >el*a Jebdu are cate$ori(ed as !rade 1

The areas alon$ the #ub rterial #treets in !rade 2

The rest of the site e-cept urban a$riculture, forest, recreation and open spaces are

proposed to be third $rade

ll $reen, urban a$riculture, forest, recreation and open spaces are cate$ori(ed as $rade

.

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>ap Bo. 1C. Proposed land $radin$ map

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1. REFERENCES

1. ederal &rban Plannin$ 6nstitute 200?. Direda"a 6nte$rated Development Plan Project.

2. DP of #abian, ondimu 'onsult, 2012.

Goro Final LDP Report

Documents

Transcript of Goro Final LDP Report