2. SITE LOCATION
Dire Dawa is a city located in eastern Ethiopia. It is the
second-largest city in the country, after Addis Ababa. The
name "Dire Dawa" means "abode of war" in the Somali language,
reflecting the turbulent history and strategic importance of
the region.
The city was founded in 1902 as a railway station during the
construction of the railway from Djibouti to Addis Ababa. At
that time, it was part of the Somali-inhabited region of the
Somali Regional State. The strategic location of Dire Dawa
made it a crucial hub for transportation and trade, connecting
landlocked Ethiopia to the port city of Djibouti.
Dire Dawa is known for its beautiful architecture, with a blend
of Italian, French, and Ethiopian influences. Its old town is
characterized by colorful buildings, narrow streets, and bustling
markets, giving it a distinctive charm.The city is also a major
transportation hub, with an international airport and a railway
station connecting it to neighboring countries and the rest of
Ethiopia. Dire Dawa economy is primarily based on trade,
industry, and agriculture, with the presence of manufacturing
plants, warehouses, and agricultural processing facilities.
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Astronomically, it is located between
805342.82m to 807018.75 East
longitudes and 1062832.15m to
1064071.53m North Latitude. The site
has a total area of 25.63 hectares with
vast area covered by perennial fruit trees
like Lemon, Orange, and Pepper etc.
3. STRUCTURAL LDP
THERE IS WIDE BUT THERE ARE
HAVE NOT SPACE AND THERE IS
NOT COMFORTABLE FOR HUMAN
AND FOR TRANSPORTATION
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AS WE CAN SEE FROM THE LDP THERE ARE MORE MIXIDE AND
SERVICE AREA. THE LDP PLAN OF LAND USE MAP IS NOT WELL
PLANED AND AROUND THE SITE AND MOST OF OPEN SPACE ARE
NOT INCLUDED IN LDP
ON OUR PLANNING AREA ITS ALLOWED UP TO G+10 ON THE ADJACENT
SIDE OF THE PSA ROAD
Base Map updating
Base map updating was a crucial task accomplished in the project site to facilitate the socio-economic data
collection and local development plan proposal preparation. Moreover, the project site is inside Dire Dawa city
administrative boundary and Integrated Development Plan (IDP) prepared by FUPI in 2006. High resolution
GeoEYE satellite imagery of August 2011 was acquired from the city administration and all natural and man-made
features were captured using screen digitizing. The other task accomplished was establishment of two pairs of
Ground Control Points (GCPs) using Differential Global Positioning System (GPS).Then detailed ground surveying
was done using total station by capturing all natural and man-made structures. Besides topographic surveying
was conducted by the consulting firm and generated one metre contour and slope analysis had been done. Finally
a recent and updated base map was stored in Gende Rigge-2 Geo-database.
4. EXISTING ROAD NETWORK
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THE PLANNING AREA DOMINANTLY COVERED WITH LOCAL ROADS
RESIDENTIAL & MIXED-USE
- MOST BLOCKS ARE USED AS A RESIDENTIAL.
- IN PROJECT AREA, MIXED-USE PREDOMINANTLY DOMINATE.
COMMERCIAL & SERVICES
- DOMINATES ALONG THE MAIN ROAD & SUB-ARTERIAL ROADS (TO
MELKA & CEMENT FACTORY), DPC GAS STATION
(IN FRONT OF THE ACTION AREA).
- REGARDING EDUCATIONAL SERVICES, MELKA HIGH SCHOOL (NEAR TO
THE ACTION AREA WITH AN AREA OF 0.25HA).
OTHER,
ARSEMA GEDAM (IN FRONT OF THE ACTION AREA WITH AN AREA OF
5.13HA, INDUSTRIAL MOSQUE (INSIDE AN ACTION AREA
WITH AN AREA OF 0.05HA).
URBAN AGRICULTURE
DOMINATES ABOVE 60% % OF THE PLANNING AREA.
ALMOST ALL TYPE OF ROAD IS COVERED BY EARTH THAT IS
NOT BUILT.
5. BLOCK MAP
IN MOST PART OF THE PLANNING AREA, EXISTING BLOCK
LAYOUTS ARE MAINTAINED PROPERLY, HAVING REGULAR
SHAPE. BUT MAINLY IN THE ACTION AREA, THERE EXIST
IRREGULAR BLOCK PATTERN WITH SHORTAGE LANDMARKS
THAT CONFUSE TO ZONING & SEPARATED BY NARROW
ROADS. GENERALLY, IN AVERAGE IN ONE BLOCK, THERE EXIST
MORE- THAN 2o PLOTS AND ABOVE 10 FAMILIES. 5
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6. OWNERSHIP AND MORPHOLOGY MAP
ALMOST THE WHOLE area of THE PLANNING AREA IS COVERED BY GOVERNMENT BECAUSE of the
site is RURAL AREA.
THERE IS THE ABSENCE OF PUBLIC AREA BUT SCHOOL,CHURCH,MOSQUE ARE EXIST- ING.
GENERALLY, IT'S GOOD AREA FOR FUTURABLE DEVELOPMENT.
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AROUND MELKA, THERE EXIST HIGH DENSE AREAS THAT ARE
GRID AND PROPER RECTANGULARLY ARRANGED HOUSES.
BUT IN THE ACTION AREA, A LOT OF HOUSE WITH LARGE SPACING BETWEEN THEM.
GENERALLY, ALMOST HALF OF
THE PLANNING Area is NON BUILT-UP,THAT COVERED BY AGRICULTURAL AREA.
TOTAL Nº OF RESIDENT=5214
7. EXISTING BUILDING HEIGHT MAP
ALMOST ABOVE 80% OF THE BUILDINGS ARE GROUND LEVEL & G+ BUILDINGS ARE MUCH LESS.
THE G+ BUILDINGS ARE MOSTLY GET IN FRONT OF THE MAIN ROAD AND AROUND MELKA
AREA,THEY ARE PRIVATE RESIDENCE.
AVERAGE COVERING AREA OF GROUND AND G+1 BUILDINGS IS 150 M2 & 200 M2 RESPECTIVELY.
GENERALLY, THE EXISTING BUILDING IN THE PLANNING AREA ARE WORST AND BY KEEPING THE
ENVIRONMENT STYLE, A MODIFIED (MODERNIZED) CONSTRUCTION IS NECESSARY.
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8. BLDG.MATERIAL AND CONDITION MAP
60% OF THE BUILDINGS ARE
IN BAD CONDITION & THEY ARE BUILT BY MUD, MOST OF THEM ARE LOCATED IN THE ACTION
AREA.
MOST OF MAIN ROADSIDE BUILDINGS ARE MADE OF HCB.
GENERALLY, THE EXISTING BUILDING IN THE PLANNING AREA ARE WORST AND BY KEEPING
THE ENVIRONMENT STYLE, A MODIFIED (MODERNIZED) CONSTRUCTION IS NECESSARY.
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THE HOUSE CONDITION OF THE SITE MAINLY CLASSIFIED IN TO TWO, ACCORDING TO:
- MATERIAL
- BEAUTY
GENDEREGAE, AS A DIRE DAWA SUB-CITY, IT NEED TO HAVE A GOOD BUILDING CONDITION
BECAUSE CURRENTLY THERE IS NO HOUSE TO CONSIDER AS GOOD OR BETTER.
60% OF THE BUILDING ARE IN BAD CONDITION AND MOST OF THEM ARE BUILT BY MUD.
GENERALLY, THE EXISTING BUILDING IN The PLANNING AREA ARE WORST
AND THEY NEED TO CON- STRUCT.
9. `
NATURAL FEATURE ANALYSIS
MAJORITY OF THE PLANNING AREA COVERED BY ORANGE FARM
AND ABOVE 50 PERCENT OF SITE COVERED BY TREE.
SHIFERAW ZAF
ORANG FARM
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11. TOPOGRAPHY MAP
THE SETTLEMENT OF THE PLANNING AREA DOMINANTLY NORTH AND SOUTH DIRECTION
11
The topographic configuration of the town is increasing from North East to the South
direction. The minimum spot elevation is 1106 metre above sea level and a maximum of 1144
metre above sea level with an elevation difference of 38m. The action area is situated in flat
topography which suitable for human settlement with proper planning.
According to the Environmental Systems Research Institute (ESRI, 2008), the slope function calculates
the maximum rate of change between each cell and its neighbors. Every cell in the output raster has a
slope value. The lower the slope value, the flatter the terrain feature and the higher the slope value, the
steeper the terrain. The output slope raster can be calculated as percent of slope or degree of slope.
The slope map in the project site was calculated from the base map of Dire Dawa in 3D analyst
extension of ArcGIS 10.8 software. Accordingly, the result of the slope map showed the vast majority, i.e.
96.59% (22.54 ha) of Action area is plain with a slope value ranging from 0-2%. As depicted in the table
only 2.04 hectare(1.69%) of the area of the LDP site has slope value greater than 15% which is primarily
because of the gullies and river bank created at the western..
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13. ROAD HIERARCHY MAP
According to analysis, the following were proposed for an action area in regard to Road Network.
·One roads of collector level radiating from the main road to southern areas of the site have been existed that implemented to cement factories.
·On the other hand, no important road that links the site with neighbouring areas has been proposed.
·Other all roads that covers an action area is local road that connects to CS and SAS in western & southern axis respectively.
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PROPOSED LDP
14. LAND USE MAP
● According to the analysis, the following were proposed for the development of an
action area in regard to land use:
● The area along the main road leading to Melka-Jebdu has been reserved for
commercial and business activities which can be sited as a strong side.
● The large part of the site has been proposed for mixed while the ground reality is
agriculture.
● The area proposed for agriculture in the southwest of the site is found to be
negligible.
Service
The following are specific service proposals along with their respective area/size,
·One kindergartens is proposed that locate near to family houses .
·Supplementary area is reserved new elementary school located adjacent to the Collector road, So that it will be upgraded to provide the primary
education service for the site and its surrounding areas.
·The existing mosque have been preserved for the entire population since 96% of the populations are Muslims.Additionally, We proposed other
services that fit to mosque like medresa.
·To improve the hygiene and sanitation situation in the site constant awareness creation shall be carried out and the health packages shall be fully
implemented. For that we proposed Hospital in the center of the site.
·One youth center is proposed in the site. This center is proposed to have sport field and open playgrounds with limited built up area for library,
internet, cafes and offices.
Commerce
The first front & back blocks along the arterial roads are all exclusively reserved for
commercial and business activities. A total of 2.89 hectares of land-constituting 10.38% of the site is
allocated for commercial development. The dimension of blocks is defined in a way it serves wide
range of business development projects. The location of commercial activities is also proposed along
the main road to maximize the use of infrastructure and locational advantage. In this commercial land
use, detailed sub divisions had been proposed like shopping center, super markets, Bank and
insurance, Hote, Restaurant and one local market for the entire site.
Recreation and Green Area
Neighborhood level recreation site, playgrounds and green spaces are important elements. The play lots and green spaces have
been proposed for residential area measuring 400 to 600 m
2
so that each residential blocks will be provided with sufficient
recreation area. These sites are proposed to be used as playgrounds and sport fields for children living nearby and around.
The recreation and play lot/ green spaces proposed include:
· playgrounds, i.e., have been proposed that applicable for all’s in the project site.
·One Sport field has been proposed on the western front of the project site which will serve both the project site and Melka Jebdu.
Only green areas that exist currently in farming and some of them which have low number of houses or are infill areas are
proposed for recreation. This is mainly intended to reduce the cost of compensation and relocation.
Residence
Residence is always the most important land use category in urban areas.
The area is situated in between the mixed and agricultural land use mixed with basic social and recreational services. In planning the
residential areas of the site, those residents that are engaged mainly in agricultural activities (i.e. in the south and other areas) are integrated into the
new residential area.The total area proposed for residence is 1.97 hectare which accounts for 9.6% of the total site area
The dimensions of residential blocks have been determined on the basis of the areas of plots to be delivered to households and the optimum
lengths to be considered to come up with appealing environment. Thus, blocks widths ranging from 32m to 40m have been found appropriate for
provision of plots measuring 160 to 200 m
2
for dwelling house construction. This will in turn bring about a residential net density of 50 to 62 houses
per hectare which fits in the proposal of the city‘s Spatial Development Framework (SDF). With this density, the total residential area can
accommodate 754 to 936 houses/households which give a total population of 3770 to 4680, taking the average family size of 5 members. However,
the total population size to be settled in the project site will increase substantially due to the construction of condominium buildings that can
accommodate many households on the same residential blocks.
In general, plots will be provided through lease. To make the cost of land acquisition and allocation affordable plots of different sizes are
prepared to match financial capacities of households. Accordingly 96, 100, 160, 175, 200 and 250 m
2
are proposed. These plots could be developed
in one block of defined depth by changing only the width of the plot. Plot widths and lengths are defined based on the type and size of houses. 14
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16. SETBACK REGULATION
Factors considered in setting of the regulation
● The need for healthy pedestrian movement without being interrupted by
shoppers.
● The necessity to provide adequate sunlight and ventilation in each
housing unit.
● The necessity to maintain a buffer for minimizing the risk of fire
dissemination.
● The necessity of open space provision for the community.
● Efficient or economical use of land and infrastructures.
● The need for the privacy regulation of the housing areas.
For residential uses a front setback of 2-5m is proposed based on the intensity, location and size of development. Parts of houses that are going to be mixed use are proposed to be built at the edge of the
street with no setback and also no opening hanging to the street. The minimum setback along main corridors and respective nodes for standard windows facing each other on the residential blocks is 8 metre.
Commercial & mixed-use are proposed to have possibilities of building up to the street or have a setback that could be used as outdoor services area and or parking and green.
Social services require privacy and protection from fire and other accidents therefore are proposed to have setback of minimum of 3m from all sides.
A building for commercial use shall have minimum setbacks from
roads as shown below: -
The setback along arterial roads and respective nodes
is 5 metre.
A building with top window opening, the minimum
setback should be 1.5 metre from the property line.
For a standard window of G+0 to G+3, the minimum
setback should be 3 metre from the property line.
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17. BUILDING HEIGHT REGULATION
Factors for setting regulations
● Adequate sunlight and ventilation.
● Healthy pedestrian ways.
● Risk minimization.
● Necessity of open space provision.
● Efficient use of land.
● Privacy for housing provisions.
The site is not found within the built up area of the city which does not have direct reference of adjacent sites. However, the built up density of the LDP area can be given in reference to some basic development
practices on the surrounding that is to be checked by the Built-up area ratio (BAR) and floor area ratio (FAR) of the given urban blocks.
Building Height Proposal
According to analysis, the following were proposed for the development of Gende Rigge
-2 areas in regard to building height.
·The minimum building height proposed for the area along the major road leading to
Melka Jebdu is G+6.
·The minimum building height to be used for the residential area is G+0, and the
maximum height is G+2. This probably limits the height of multi-storey residential
buildings like condominiums which is most often G+3 or G+4 stories height.
To create a comfortable surrounding lower BAR are proposed in the site. For recreation areas
a maximum of 25% BAR is proposed; for residences minimum of 50%, for commerce, mixed
and services 60% BARs are proposed. Within these ranges the specific setbacks and ratios
are proposed for each and every block in the site.
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18. PARKING/LANDSCAPE MAP
Neighborhood level recreation site,
playgrounds and green spaces are
important elements. The play lots and
green spaces have been proposed for
residential area measuring 400 to 600
m2
so that each residential blocks will
be provided with sufficient recreation
area. These sites are proposed to be
used as playgrounds and sport fields for
children living nearby and around.
The recreation and play lot/ green
spaces proposed include:
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20. IMPLEMENTATION STRATEGY
20
Residential economy
From our analysis the people in the area are so poor that the average income of the people is around 765 birr per month. This shows how poverty is deeply rooted in the study area.
Social services
Education: Adequate open spaces are available for the construction of new schools. We propose One private kindergarten.
Health services: One hospital which were proposed to be implemented by the private sector have to be identified and
potential private sectors have to be invited to involve.
Sport and Recreational facilities: Concerning sports and recreational facilities, local governments and municipalities usually
neglect and don’t give due attentions. Sports and recreation centers are not considered as local development components.
For eg, In a certain locality if there is an open space priority is not given for sports field. Instead the space will be assigned for
other businesses activities. Therefore, the existing sports fields, recreational centers and youth centers have to be consolidated
and upgraded in collaboration and consultations with , the sports and youth office, the local community and youth groups.
Housing strategies: There is no one solution for housing problem. As we have seen from housing study of the project area, more than 70% of the
houses are privately owned. Significant numbers of the residents are also living in the privately owned rental houses. Therefore,
•In accordance to the development plan of the project area, the project office in collaboration with the municipality of the city, should simplify the planning procedures and should issue permits easily.
•Private house owners who are willing to construct high rise buildings will be encouraged and given technical and financial supports to construct vertically growing houses. Others who have no adequate financial
capacity will be encouraged to build rental houses in the open spaces they have.
Finally, the implementation process of the project site LDP has to be carefully documented. The lessons drawn from the implementation of the project will have significant importance for the
implementation of similar projects in Dire dawa and in other urban centers.
All the proposed projects will be implemented within five years period and the implementation process is scheduled in to three phases where the first phase will be the time (2017 E.C.) earmarked for
preparatory work that includes awareness creation, designing of coordination systems, promotion of investment, integration of projects with sectoral plans, etc... The second phase covers 2019 and 2020
during which full-scale implementation of projects will take place. The third phase covers the last two years (2021 and 2022) where all the remaining projects are expected to be completed.
Revenue and Cost Comparisons
The implementation of the project site requires the outlay of huge public investment. However, very obviously, this huge public investment has to be raised from the area and the city at large. The
financial resource can then be utilized to build public infrastructures and utilities like roads and greeneries, and etc. And the major source of revenue in this case is considered to be the land lease.
Apart from this, the local government can also solicit funds from donors, federal government and etc.
In this regard, a trial is made to estimate the revenue to be collected from land lease, and the following assumptions are included in the calculation of the lease price.
1.An auction price of 1500 birr per square meter.
2.A compensation cost of 400 birr per square meter
3.Infrastructure development cost of 554 birr per square meter and 10% contingency.
Therefore the lease price per square meter will be 2699.4 birr.
Accordingly, the expected revenue from land lease of the Gende rigea area is more than 700 million birr (not in one or two years, but across time). This calculation assumes that there will be 22 ha to
be used for commercial purpose and one-fourth of 27 ha mixed use will be subject to lease.
As can be seen from the subsequent table, the total cost of all public investment to be undertaken in the area is around 259 million birr. This does not include all sorts of compensation costs to be paid for the
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21. PROJECT COST ESTIMATION
21
The implementation of the projected site LDP, like any other LDPs, entails
huge financial outlays. Given the shortage of capital and the capacity of the
implementing bodies, three phases are adopted as time periods with which the
LDP is to be implemented.
The criteria for the prioritizing of activities in the phasing are:
-Better capacity to invest on own plot
-Government owned houses
-Prime land allocation
-Existence of severe slum quarter
-Low compensation cost
Even though the projected site LDP does not entail substantial relocation, a
maximum care should be taken in order to reduce the pain in the society. This
can be achieved by:
● Preparing a detailed financial, land and house compensation for the relocatees.
● Ensuring onsite and nearby relocations
● Fulfilling the basic services before relocation
● Undertaking the relocation process with a huge emphasis on the socio-economic
character of the residents
● Undertaking a rehabilitation program
● And, conducting a continuous monitoring and evaluation
The first phase spans between 2017 and 2019 EC, and it encompasses the
accomplishments of the following duties;
Preparing a detailed action plan by the city administration
Mobilizing the community actors
Land acquisition for road expansion and compensation
payment as per the federal and regional regulations
Phase two runs between 2019 and 2021 EC, and the following actions need to be
accomplished:
Land allocation for investors and MSEs
Restructuring the roads
Public service investments like schools, green areas, markets, and
health centers.
Encouraging private investment
Phase three, that spans between 2021 and 2023 has the following programs in it:
It is a period in which all services go functional
The public service will be equipped
Public transport facilities will be put in place.
NB:The rest of the activities included in the phasing are listed in the
costing table
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