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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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2A
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2C
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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.