The document proposes an alternative "right-conversion" approach to urban redevelopment projects in Addis Ababa, Ethiopia. This approach involves integrating individual land plots, with landowners receiving floor space in newly developed buildings equivalent to the value of their original land and property. It aims to allow original residents to remain on-site while increasing density and infrastructure through public-private partnerships between landowners and developers. The approach could help address challenges with current public expropriation methods by keeping communities intact and making the process more transparent and inclusive.
The policy of govt and public sector institutions is to support and develop housing programmes on the basis of availability of resources and on their perception of housing demand and affordability rather than on the basis of the requirements and affordability of prospective beneficiaries.
The National Housing policy of the government of India has highly laid emphasis on the need for public sector agencies to increasingly play the role of a facilitator of the housing process and create the enabling environment in which the requisite inputs would flow into the housing sector more easily than in the past.
Urban-Rural Ratio and Urban & Metropolitan ConcentrationPrasad Thanthratey
A study report on Urban-Rural Ratio and Urban & Metropolitan Concentration- towards the partial fulfillment of credits for the course CA3- Planning Techniques at the School of Planning and Architecture, New Delhi (November 2019)
Pursuing any development or neighborhood plan today involves
working with a myriad of actors beyond professional collaborators
during planning and design phases. These include direct abutters,
surrounding neighbors, elected offi cials, public agencies, opponents
(often), investors, financial institutions, and regulators, all billed as
“stakeholders.” Navigating the shoals created by cadres of stakeholders
is perhaps the greatest challenge to pursuing sophisticated
ideas about and goals for urbanism.
Consensus around goals that arenot very ambitious is, unfortunately, common. However, rather thanwallow in despair about the unpredictable nature of decentralized processes, urban designers must learn to be more effective collaborators,willing participants in true interdisciplinary endeavors, and advocatesfor ideas not always their own, ideas that have the potential
to rally others around higher expectations, not expedient solutions.
Such skills are not always available in a designer’s tool kit.
Some blame the messiness of democratized processes for producing mediocrity.
On the other hand, many can offer examples of substantial benefits to projects as a result of broader community participation.
Then, too, there is that maxim among seasoned urban designers, “To
envision takes talent, to implement takes genius.”
The policy of govt and public sector institutions is to support and develop housing programmes on the basis of availability of resources and on their perception of housing demand and affordability rather than on the basis of the requirements and affordability of prospective beneficiaries.
The National Housing policy of the government of India has highly laid emphasis on the need for public sector agencies to increasingly play the role of a facilitator of the housing process and create the enabling environment in which the requisite inputs would flow into the housing sector more easily than in the past.
Urban-Rural Ratio and Urban & Metropolitan ConcentrationPrasad Thanthratey
A study report on Urban-Rural Ratio and Urban & Metropolitan Concentration- towards the partial fulfillment of credits for the course CA3- Planning Techniques at the School of Planning and Architecture, New Delhi (November 2019)
Pursuing any development or neighborhood plan today involves
working with a myriad of actors beyond professional collaborators
during planning and design phases. These include direct abutters,
surrounding neighbors, elected offi cials, public agencies, opponents
(often), investors, financial institutions, and regulators, all billed as
“stakeholders.” Navigating the shoals created by cadres of stakeholders
is perhaps the greatest challenge to pursuing sophisticated
ideas about and goals for urbanism.
Consensus around goals that arenot very ambitious is, unfortunately, common. However, rather thanwallow in despair about the unpredictable nature of decentralized processes, urban designers must learn to be more effective collaborators,willing participants in true interdisciplinary endeavors, and advocatesfor ideas not always their own, ideas that have the potential
to rally others around higher expectations, not expedient solutions.
Such skills are not always available in a designer’s tool kit.
Some blame the messiness of democratized processes for producing mediocrity.
On the other hand, many can offer examples of substantial benefits to projects as a result of broader community participation.
Then, too, there is that maxim among seasoned urban designers, “To
envision takes talent, to implement takes genius.”
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A Report on Urban Redevelopment which covers Introduction, Indicators of Redevelopment(Construction, Rehabilitation & Relocation), Local Study(Bangladesh), International Study of Redevelopment, Preservation aspect, and most important part of Redevelopment i.e. Methodology.
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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
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.
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
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
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.
(dilapidated urban settlements)
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
