ComparComparative Analysis of Cases of Squatter Settlements in Egyptative Analysis of Cases of...

7/26/2019 ComparComparative Analysis of Cases of Squatter Settlements in Egyptative Analysis of Cases of Squatter Settlements in Egypt

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UNIVERSITY OF CINCINNATI

Date:

I, ,

hereby submit this original work as part of the requirements for the degree of:

in

It is entitled:

Student Signature:

This work and its defense approved by:

Committee Chair:

11/12/2010 1,177

10-Nov-2010

Waleed Alzamil

Master of Community Planning

Community Planning

Evaluate the Experiences of Governments in Dealing with Squatter

Settlements in Middle East Comparative Analysis of Cases of Squatter

Settlements in Egypt

Christopher Auffrey, PhD

Francis Russell, MArch, BA

Christo her Auffre PhD

Francis Russell MArch BA

Waleed Alzamil


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EvaluatetheExperiencesofGovernmentsinDealing

withSquatterSettlementsinMiddleEast

"Comparative

Analysis

of

Cases

of

Squatter

Settlements

in

Egypt"

Athesissubmittedtothe

GraduateSchool

oftheUniversityofCincinnati

inpartialfulfillmentofthe

requirements

for

the

degree

of

MasterofCommunityPlanning

intheDepartmentofPlanning

oftheCollegeofDesign,Architecture,ArtandPlanning

by

WaleedAlzamil

M.Sc.UrbanPlanning,KingSaudUniversity,SaudiArabia2005

B.Sc.UrbanPlanning,KingSaudUniversity,SaudiArabia2001

November2010

Committee

Chair:

Prof.

Christopher

Auffrey,

PhD

FacultyMember:Prof.FrankRussell,AIA


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iii

Abstract

Key words: Evaluate, experiences, governments, dealing, Squatter Settlements, Middle East informal

settlements,urbandevelopment,Egypt,neighborhoodupgrading,urban,solution.

Large cities in Middle Eastern countries, like much of the world, are characterized by

rapidurbangrowth.Urbanizationandurbangrowthoftenresult intheproliferationof

squattersettlementson theurban fringe. Whilesquattersettlementsprovidearelief

valvefrompressureforhousingverylowincomeresidents,theyalsocreateacomplex

arrayofphysical,social,economicproblems. InordertobetterunderstandhowMiddle

Easterngovernmentscanmoreeffectivelyrespondtosquattersettlements,thisthesis

adoptsananalyticalapproachandcasestudymethodtoassesstwosuchsettlementsin

Egypt. Insight is gained by analyzing both the positive and negative outcomes of the

Egyptian governments response to squatter settlements. These insights are used to

propose standards for scatter settlements that address the physical, social and

economicneedsofresidentswhileaddressingtheproblemsposedbysuchsettlements.

This study found that in Egypt, much of the governments response to squatter

settlements has reflected a reactionary planning approach responding to popular

pressure, media reports and donor requirements. The study found a lack of a

comprehensive strategy based on regional approaches to problemsolving. Also, the

Egyptiangovernment'sresponsetotheneed forhousingvery low incomeresidents is

focusedonlyonthephysicaldimensionoftheproblemattheexpenseofthesocialand

economic dimensions, including the need for public participation, employment

generationstrategies,andcomprehensiveassessmentsofresidentsneeds.

This study recommends a balanced regional development strategy based on locally

appropriate development standards and building codes, and a fair distribution of

developmentresourcestocitiesandvillagesthroughoutthecountry. Suchanapproach

shouldbedesignedtoreachasmanyofthecountryspoorresidentsasispossible. This

approachwouldallowgreaterflexibilitytoallowpoorresidentstobuildforthemselves

structurally sound housing using relatively inexpensive building materials. Such an

approachcanencouragetheexpansionofhousingonthebasisofafamilysneedsand

resources.Inaddition,additionalresearchisneededonsquattersettlementsinEgyptin

ordertobetterunderstandexistingpatternsofdevelopmentsothatalternativemodels

mightbecreated.


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iv

Allcopyrightsreserved,2010

WaleedAlzamil

SchoolofPlanningCollegeofDesign,Architecture,ArtandPlanning,Cincinnati,OH


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v

Preface

JohnTurner:

Takes a positive outlook and portrays squatter settlements as highly successful

solutionstohousingproblemsinurbanareasofdevelopingcountries(1)

HassanFathy:

Squatter settlements are represent the capabilities of the massive population by

organizingthemselvesandfindsomekindofcommunityrelations,whichisasubstitute

forinadequategovernmentpolicies.Theseareascorrespondwithmanyoftheprinciples

adopted

by

Hassan

Fathy,

like:

"Ten

people

can

build

ten

houses,

but

one

person

cannot

buildonehouse"(2)

(1)Turner, JohnUncontrolledUrbanSettlement:ProblemsandPolicies" inG.Breese(eds.)TheCity in

NewlyDevelopingCountries:ReadingsonUrbanismandUrbanization.PrinticeHall1969,pp.507534.

(2)Fathy,Hassan,Architectureforpoor.Chicago:UniversityofChicagopress,1973.


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vi

Acknowledgments

TherearemanypeopleIwouldliketothankinwritingthisthesis.First,Iwould

liketo

thank

Prof.

Dr.

Christopher

Auffrey,

Interim

Director

and

Associate

Professor

in

the school of planning. My committee chair, whose guidance, encouragement, and

advice.Prof.Auffreywasagenerousgiving,correctanymistake,andhelpatanytime.

I would like to thank Prof. Frank Russell, The Director of the University of

Cincinnati Community Design Center and the Niehoff Urban Studio and is Assistant

Professorof

Practice

in

Planning

and

Urban

Design

for

his

efforts

and

provided

to

help

meduringmyworkwithhiminCommunityDesignCenter.

IwouldlikealsotothankDr.MarisaZapatatheassistantprofessorintheschool

of planning. She helped in the early stages of this thesis are introduction, literature

review,andresearchmethodology.Ihavebenefitedgreatlyfromthepresentationsand

feedbackthatgotinprojectIandprojectII.

ThanksandgratitudetotheCentralAgencyforPublicMobilizationAndStatistics

(CAPMAS) inEgypttheofficialsourceforprovidingallthestatebodies ,organizations,

universities,researchcenters,anddevelopmentandevaluationprocesses.Thanking,for

theireffortsandprovideallthepopulationstatisticalinformation.

Iwould liketothankallmembersofthe facultyof theschoolofplanningwho

helpedmeintheinformationoradvice.


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vii

TTeerrmmss

Affordablehousing Housingisaffordableifitcoststheoccupantnomorethan30%

oftheir

income

for

gross

housing

costs,

including

utilities.

[USDepartmentofHousingandUrbanDevelopment(HUD)]

Block Ablockisatractoflandboundedonallsidesbystreetsorbya

combination of streets, public parks, railroad rightsofway,

pierheadlinesorairportboundaries.

[NYCZoning,GLOSSARY:www.nyc.gov]

Casestudyapproach An indepth exploration of a particular context, such as a

classroomorgroupofindividualsthatinvolvesthecollectionof

extensive qualitative data usually via interview, observation,

anddocumentanalysis.[setda.org/web/guest/glossary]

Crowding Thefeelingthatisinducedifourexpectationsabouttheuseof

spaceareviolatedbythepresenceofothers.

[tuition.com.hk/psychology/c.htm]

Density Referstotheintensityofdevelopmentwithinazoningdistrict.

In residence districts, density is generally measured by the

maximumnumberofdwellingunitspermittedonazoninglot.

The

maximum

number

of

units

is

calculated

by

dividing

the

maximum residential floor area permitted on a zoning lot by

the applicable factor for each zoning district. (Fractions equal

to at least are considered one unit.) The factors for each


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viii

districtareapproximationsofaverageunitsizeplusallowances

for any common areas. Special density regulations apply to

mixed buildings that contain both residential and community

facilityuses.[NYCZoning,GLOSSARY:www.nyc.gov]

Dealing Methodormannerofconduct inrelationtoothersOrtheact

oftransactingwithinorbetweengroups.

[wordnetweb.princeton.edu/perl/webwn]

Development Adevelopment includestheconstructionofanewbuildingor

other

structure

on

a

zoning

lot,

the

relocation

of

an

existing

buildingtoanother lot,ortheuseofatractof landforanew

use.[NYCZoning,GLOSSARY:www.nyc.gov]

Economicefficiency Atermthatreferstotheoptimalproductionandconsumption

of goods and services. An investment may be considered

economicallyefficient

ifit

offers

net

benefits

to

the

economy.

[dfpni.gov.uk/eagglossary]

Evaluate Retrospectiveanalysisofaproject,program,orpolicytoassess

howsuccessfulorotherwiseithasbeen,andwhatlessonscan

be learntforthefuture.Todrawconclusions fromexamining;

to compute an expression. Or measure: evaluate or estimate

thenature,quality,ability,extent.

[dictionary.reference.com],[www.dfpni.gov.uk/eag glossary]

Experiences General concept comprises knowledge of or skill in or


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ix

observation of something or some event gained through

involvementinorexposuretothatthingorevent.

[Levitt,HeidiM.(1999)]

Facility Abuildingorplacethatprovidesaparticularserviceorisused

for a particular industry; the assembly plant is an enormous

facility.[wordnetweb.princeton.edu/perl/webwn]

Government The act of governing; exercising authority. Or Authority

governingthecityorstate.

[wordnetweb.princeton.edu/perl/webwn]

Povertyline A level of income below which people are deemed poor. A

globalpoverty lineof$1perpersonperdaywassuggested in

1990 (World Bank 1990). This line facilitates comparison of

howmanypoorpeoplethereareindifferentcountries.But, it

is only a crude estimate because the line does not recognize

differences in the buying power of money in different

countries, and, more significantly, because it does not

recognize other aspects of poverty than the material, or

incomepoverty.

[ucatlas.ucsc.edu/glossary.html]

Regionalplanning A branch of land use planning and deals with the efficient

placementoflanduseactivities,infrastructure,andsettlement

growth across a significantly larger area of land than an


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x

individual city or town. The related field of urban planning

deals with the specific issues of city planning. Both concepts

are encapsulated in spatial planning using a Eurocentric

definition.[USNationalAssociationofRegionalCouncils]

Squattersettlements Residential area which has developed without legal claims to

the landand/orpermission fromtheconcernedauthoritiesto

build; as a result of their illegal or semilegal status,

infrastructureandservicesareusuallyinadequate.

[gdrc.org/uem/definesquatter.html]

Subsidizedhousing Therearemanydifferentkindsofsubsidizedhousingprograms.

Most of these programs, however, work in the same way.

Peoplewhoare lowincomepay30%oftheir incometowards

rent,andthestateorfederalgovernmentpaysthedifference

betweenthis

amount

and

the

actual

costs

of

the

housing.

[massaccesshousingregistry.org]

Socialequality Isasocialstateofaffairs inwhichallpeoplewithinaspecific

society or isolated group have the same status in a certain

respect.Atthevery least,socialequality includesequalrights

under the law, such as security, voting rights, freedom of

speech and assembly, and the extent of property rights.

However, italso includesaccesstoeducation,healthcareand

othersocialsecurities.Italsoincludesequalopportunitiesand

obligations,andsoinvolvesthewholesociety.

[ieet.org/index.php/IEET/more/689]

SocialCharacteristics Squatter settlement households belong to the lower income


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xi

group, either working as wage labour or in various informal

sectorenterprises.Onanaverage,mostearnwagesatornear

theminimumwagelevel.Buthouseholdincomelevelscanalso

be high due to may income earners and parttime jobs.

Squatters are predominantly migrants, either ruralurban or

urbanurban. But many are also second or third generation

squatters.[gdrc.org/uem/definesquatter.html]

Urbanfabric The physical aspect of urbanism, emphasizing building types,

thoroughfares, open space, frontages, and streetscapes but

excluding environmental, functional, economic and socio

cultural

aspects.

[parole.aporee.org]


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xii

Abbreviation

SA SituationAnalysis.

BMZ GermanfederalministryforEconomic.

FAR

FloorArea

Ratio.

HD HighDensity.

PL Povertyline.

CES CurrentEmploymentStatistics.

EEO EqualEmploymentOpportunity.

CAPMAS CentralAgencyforPublicMobilizationAndStatisticsinEgypt.

GTZ Deutsche Gesellschaft fr Technische Zusammenarbeit which means The

Germantechnicalcooperation.

GIS geographicinformationsystem.

LE EgyptianPounds(unitofcurrencyinEgypt).

PAT

Pattern

of

fabric.

P&Z Planning&Zoning.

DP DevelopmentPlan.

UPL Upperpovertyline.

UN UnitedNations.

NGO NoneGovernmentOrganization.

KFW Entwicklungsbank(GermanDevelopmentBank).

MOED MinistryofEconomicDevelopment.

PDP ParticipatoryDevelopmentProgrammeinUrbanAreas.anEgyptianGerman

development project implemented by the Ministry of Economic

Development(MoED)asthe leadexecutingagency,theGermanTechnical

Cooperation

(GTZ)

and

theKfW

Entwicklungs

bank

(German

Development

Bank), with financial assistance by the German Federal Ministry for

EconomicCooperationandDevelopment(BMZ).

PP ProjectPlan.Sourse: Abbreviations as contained in: www.acronymfinder.com , Khaled Abdelhalim, Participatory

UpgradingofInformalAreas,ADecisionmakersGuideforAction,May2010.Andwww.Google.com


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xiii

Contents

Abstract. iii

Preface......

v

Acknowledgments.. vi

Terms... vii

Abbreviation... xii

ChapterI:Introduction

1

Introduction..

2

2 ResearchChapters 3

3 Definitionoftheproblem 5

4 Thereasonsforthesquattersettlements.... 9

5 Researchquestions. 12

6 Objectives. 12

7 SubObjectives 13

ChapterII:LiteratureReviews

1 Challengesfacingthegovernment...... 15

11TheEconomicChallenges 15

12TheSocialChallenges 16

13TheEnvironmentalChallenges 17

2 Waysofdealingwithsquattersettlements.. 18

21Clearanceofsquattersettlement 18


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xiv

22Conservationandimprovement 21

23Upgradingofsquattersettlement 23

24Provisionofalternativehousing 28

3 Trendsofgovernmentsindealingwithsquattersettlements.... 35

31Physicaltrends... 35

32socialtrends. 35

33economictrends.. 36

4 Summaryofthewaystodealwithsquattersettlements. 38

ChapterIII:Methodology

1 Methodologyofthestudy. 40

11Theoreticalapproach 40

12Casestudyapproach. 41

2 Thetheoreticalfoundation.. 45

3

Theimplementation

of

research

methods

.

47

31Socialequalityfactors.... 48

32Economicefficiencyfactors 49

33Urbanenvironmentalfactors 49

4 Summaryofinformationrequired.. 52

5

Informationgathering

mechanisms

53

6 Implicationsofinformation.. 55

ChapterIV:Egypt'sExperience

1 TheissueofsquattersettlementsinEgypt.. 59


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xv

11Populationgrowthandthehousingdeficit..... 60

12CausesofthesquattersettlementsinEgypt... 68

13Proliferationpatternsofsquattersettlement. 70

2 SquattersettlementsinCairo.... 75

21StagesofCairogrowth... 75

22PopulationinCairo... 80

23HousinginCairo... 82

24ThedistributionofsquattersettlementsinCairo.... 85

3 SquattersettlementsinMansura. 89

31PopulationinMansura... 89

32StagesofMansuragrowth... 91

33ThedistributionofsquattersettlementsinMansura... 92

4 SummaryoftheEgyptianexperience. 94

ChapterV:

DataAnalysis

1 SquattersettlementinEgypt(Casestudies) 98

11EzbetBekhit-ManshietNasserinCairo 99

12EzbetAlsfihandAlhoyesinMansura.. 102

2 Comparativeanalysisofurbanenvironment.. 105

21General

features..

105

22UtilitiesFeatures. 109

23Fabricfeatures.. 112

24BlocksFeatures. 115


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xvi

25HousingandPlotsFeatures. 118

3 Comparativeanalysisofsocialandeconomicsituation.. 125

31Householdsmonthincome 125

3-2 HousingTenure.. 128

33OccupancyRatesandCrowding. 131

34Illiteratesituation. 133

35LengthofResidence.. 135

36employmentstatus 137

4 Summaryoftheactualcondition.. 141

ChapterVI:Results

1 EvaluateofEgyptianexperience. 145

11Servicinginformalareas. 145

12Sectorialupgrading. 146

13Planning

and

partial

adjustment

148

14Onsiteredevelopmentofinformalareas. 149

15Redevelopmentandrelocation. 150

16Unregulatedstyles 152

17Participatoryapproachtotheupgrading.. 153

2

Evaluateof

Existing

condition...

158

21Evaluationofactualurbanenvironment... 158

22Evaluationofactualsocialsituation. 166

23EvaluationoftheActualEconomicSituation 167


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xvii

3 Guidelinesfordealingwithsquattersettlements 168

31Decisiontodevelopthesquattersettlements.. 169

32Thesuitabilityofthesitefordevelopment. 169

33Sustainableurbanenvironment. 170

34Sustainablesocialandeconomicalenvironment 176

35OtherGuidelines.. 179

ChapterVII:Conclusion

1 Resultsofthestudy(Summary) 182

2 Recommendations 187

3 Thedifficultiesfacedbytheresearcher 192

4 Afterword.. 194

References.... 198

Appendixes...

205


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xviii

ListofTables


1 PopulationDensityinKagithane,Istanbul 26

2 Summaryofgovernmentsexperienceswithsquattersettlements.. 38

ChapterIII:Methodology

3 Majorinformationrequiredofsquattersettlement.. 52

4 Informationgatheringmechanisms.. 54

5 Implicationsofinformation.. 57


6 PopulationgrowthinEgyptfrom19502050.. 61

7 PopulationdensitypersquarekilometerinEgypt.. 63

8 ConcentrationofpopulationinEgypt.. 64

9 ThedistributionofsquattersettlementsandDevelopmentcostinEgypt. 71

10 ThecausesofmigrationtoCairo.. 82

11 FamiliesandhousinginCairo.. 83

12 DistributionofpopulationbasedonhousingtypeinCairo 84

13 ThemostfamoussquattersettlementsinCairo 86

14 StagesoftheevolutionofpopulationgrowthinMansura. 90

15

GrowthStages

and

emergence

of

squatter

settlements

in

Mansura 91

16 SquattersettlementsnamesinMansura. 92


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xix

ChapterV:DataAnalysis

17 Thestagesofsquattergrowthattheexpenseofagriculturalareas 104

18 Comparativeanalysisofphysicalfeaturesofthecasesstudy.. 108

19 ComparativeanalysisofUtilities.. 111

20 Comparativeanalysisofclustersandvacant 114

21 ComparativeanalysisofBlocktypes. 115

22 Comparativeanalysisofthemostcommontypesofblock 117

23 Comparativeanalysisofvisualfeaturesofthecasesstudy 119

24 Comparativeanalysisofhousingspace(squaremeters). 123

25 ComparativeanalysisofthemostcommontypesofHouses 124

26 ComparativeanalysisofHouseholdsmonthincome.... 126

27 ComparativeanalysisofHousingTenure 128

28 Comparativeanalysisoftherateofexpenditureonhousing... 130

29

Comparativeanalysis

of

Persons

per

Room

(crowding).

131

30 ComparativeanalysisofIlliteratesituation 134

31 ComparativeanalysisofLengthofResidence.. 136

32 ComparativeanalysisofEmploymentstatus... 138

ChapterVI:Results

33

Evaluateof

Egyptian

experience

in

dealing

with

squatter

settlement

157

34 Comparingtheactualsituationwiththestandards(M2) 164

35 Evaluationofactualurbanenvironment.. 165

36 Evaluationofactualsocialsituation. 166


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37 Evaluationofactualeconomicsituation.. 167

38 Developmentofurbanblocksinsquattersettlements. 172

39 Theproportionofbuiltupareaofthetotalarea.. 174

40 Areastandardsoffacilitiesproposedfor7500people.. 177

41 Walkingdistanceproposedtothefacilitiesinthecommunity. 178


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xxi

ListofFigures

ChapterI:Introduction

1 Mainsectionsofthestudy 4

2 Stringentandmultiplicitylawsisoneofthereasonstheproblem........ 6

3 ZabaleencommunityManshietNasserinCairo.. 8

4 Lackofflexibilityinthelows,oneofthereasonsoftheproblem 10


5 CollectionofgarbageandanimalgrazinginZabaleencommunity. 16

6 demolitionofsquattersettlementasoneofthegovernmentalattitudes 18

7 PopulationDensityinKagithane,Istanbu 26

8 Anaerialviewshowsthehighpopulationdensity.. 26

9 UrbanfeatureinYahyakemalKagithaneIstanbul 27

10 ExamplesofcharitablehousinginSaudiArabia.. 30

11 Theprocessofdecisionmakinginhousingfieldsolution .. 31

12 SelectedworkofHassanFathy, Differentformsofstarterunit. 33

13 Meetingofacommunitytodiscussingpossibleimprovements 33

14 Stagesofthedevelopmentofhousing... 34

15 Trendsofgovernmentsindealingwithsquattersettlements.... 37

ChapterIII:

Methodology

16 Casestudyapproachprocess. 42

17 BasicTypesofDesignsforCaseStudies.. 43

18 CaseStudymethod 44


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19 Factorsthatmustbestudiedinthesquattersettlement... 46

20 BasicTypesofDesignsforCaseStudies.. 47

21 Comparativeanalysistoderivethemeanpopulationdensity.. 48

22 Formationofclustersinthesquattersettlements... 50

23 Stepstostudyurbanpatternsofsquattersettlement.. 50

24 UnitspatterncombinedasaUshaped. 51

25 Thebasichumanneedsforservethepublicinterest..... 55


26 MapofEgyptandthemajorcities.. 59

27 UrbanizationanddevelopmentinEgypt 60

28 PopulationgrowthinEgyptfrom19502050 61

29 ThepopulationpyramidinEgyptin2006. 62

30 PopulationdensityinEgypt 64

31

Majorcities

region

that

the

population

is

concentrated

in

Egypt.

65

32 PopulationConcentrationinEgypt. 66

33 ThedistributionofsquattersettlementsinEgypt. 72

34 ThepopulationdistributionofsquattersettlementsinEgypt. 73

35 PopulationproportionofsquattersettlementsinEgypt.. 74

36

Theproliferation

of

squatter settlement

around

Cairo

in

1981 78

37 CairobySPOTSatellite. 79

38 UrbanTransformationintheGreatCairo. 80

39 PopulationdensityinCairo.. 80


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40 NetresidentialdensitiesintheGreatCairo. 81

41 ThecausesofmigrationtoCairoin2006.. 82

42 DistributionoffamiliesbasedonthenumberofroomsinCairo.. 83

43 DistributionofpopulationbasedonhousingtypeinCairo.. 85

44 SquattersettlementsinCairo. 87

45 StretchindiscriminateofSquattersettlementsinCairo. 88

46 MansuraCitysite 89

47 Stagesoftheevolutionofpopulationuntil2017. 90

48 SquattersettlementssitesinMansura 93

ChapterV:DataAnalysis

49 LocationofEzbetBakhitwithinManshietNasser. 100

50 LocationEzbetAlsfihandAlhoyeswithinMansura. 102

51 Duwaiqadisaster:Rockslide,destructionofmanyhousesinEzbetBakhit.. 106

52

EzbetBekhit:

Variation

in

the

expanded

road..

113

53 ComparativeanalysisofBlocktypes 116

54 Themostcommonplotsinsquattersettlements.. 122

55 Comparativeanalysisofhousingspace(squaremeters).. 123

56 ComparativeanalysisofFamilymonthincome 126

57

Comparativeanalysis

of

Housing

Tenure...................

129

58 Therateofexpenditureonhousingintwocases.. 130

59 EzbetBekhit:HousingTypeAccommodates. 132

60 ComparativeanalysisofIlliteratesituation. 134


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61 ComparativeanalysisofFamilymonthincome 136

62 AremovalofsomehousesinEzbetAlsfihandAlhoyes. 137

63 ComparativeanalysisofEmploymentstatus.. 139

ChapterVI:Results

64 ProjectsempoweringwomeninManshietNasserbyPDP.. 147

65 Applicationofregulationlinesinsquattersettlements. 148

66 AlternativehousinginelDoweiqa,ManshietNasser. 151

67 ParticipationFactors. 154

68 Modelofpartnershipandparticipation.. 155

69 Blockspatternsandequivalentpatternsintheplanning 162

70 Processtotakeadvantagefromsquattersettlementscases.. 168

71 Guidancetocreateasustainableurbanenvironment.. 171

72 Developmentofapedestrianenvironmentintheblock. 173

73

Guidelineof

the

road

and

building

height.

175

74 Usingnaturalpavingadaptedtotheenvironment. 175

75 Guidelineofthesquaresproposed 176

76 GuidelineofWalkingdistancetothemainfacilities 179

77 OpportunitiesforPublicParticipation 180


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1

ChapterOne:Introduction

This chapter sheds light on the housing crisis in the Middle East and the

obstaclesand

limitations

that

prevent

many

poor

people

from

obtaining

adequate

housing.Theresultofpoorgovernmentpoliciesandsolutionstoprovidinghousingfor

allissquattersettlements.Thischapterintroducesthemostimportantissuesrelatedto

squattersettlements, including thedefinitionof thehousingproblem,the reasons for

squattersettlements,andtheresearchquestionsandobjectivesthatwillbeaddressed.


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2

Introduction

Housing is more than a place that protects people from the elements and

providesthem

with

privacy

and

security.

It

is

apart

of

the

urban

environment,

interconnectedwithsurroundingfacilities,roads,andplacesofwork.Butinmanyurban

centersaroundtheworld,residentsareunabletoaffordthecostofhousingduetothe

pricesof constructionmaterials, landprices,and strict laws.Thehousingcrisisof the

poor isoneof theproblems that typicallyaccompanymodernizationand ithasbeen

especially

serious

among

poor

nations

and

in

the

Middle

East.

Providing adequatehousing for residentshasbecome themaindilemma that

manyMiddle Eastern governments face. Residents are unable to afford the cost of

housingduetothepricesofconstructionmaterials,landprices,andstrictlaws.Squatter

settlements have emerged as a result of governments failure to provide effective

solutionsto

the

housing

crisis.

Many

governments

have

tried

to

solve

the

housing

problembyestablishingprogramsforaffordablehouses,selfconstruction,andcharity

housing,but thesealternativeshavebeen ineffectivebecause they frequentlydidnot

meetthewishesandneedsofthepoorresidents.

In order to solve the housing problem in urban areas, the causes must be

identifiedand

then

addressed

through

sound

regional

planning

and

the

provision

of

alternativehousing for thepoorconsistentwith theirneeds.This researchwill review

theexperienceofonegovernment,thegovernmentofEgypt, indealingwithsquatter

settlementsintheMiddleEast,assesstheirexperiencesandthereasonsforsuccessor


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3

failure,andproposeeffective solutions indealingwith thisproblem.Theoutcomeof

this researchwill beplanning guidances thatmeets the needsof poor residents for

alternative housing. Derivation of these criteria and standards will be based on a

comparative analysisof thephysical, social, andeconomic conditions found in actual

squattersettlements.

ResearchChapters

ExplanationofthePartsoftheStudy

AsshowninFigure(1),thisthesisisdividedintosevenmainchapters:

1 Introduction:Thischapterincludesadefinitionoftheproblem,thecausesofthe

problem,andtheobjectivesofthestudy.

2 Literature review: This chapter reviews research on the prevalence of the

problemintheMiddleEast,theroleofgovernments,andthesolutionsproposed

by governments. This is a discussion of the reasons for the failure of

governmentsto

solve

the

problem.

3 Researchmethodology:Thischaptercontainstheresearchmethodsusedinthis

study, such as the theoretical approach, comparative analysis approach, and

methodsandtechniquestocollectinformation.

4 Egypts experience with squatter settlements: This chapter reviews the

experienceof

Egypts

government

with

squatter

settlements,

the

distribution

of

squatter settlements in Egypt, the nature and distribution of squatter

settlementsinCairoandMansura.


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4

5 Data analysis: This chapter provides a comparative analysis of squatter

settlements inCairoandMansura,assessingthecurrenturbanpatternandthe

currentsocialandeconomicsituations.

6 Results: This chapter presents evaluate of the Egyptian experience in dealing

withsquattersettlements,evaluatetheactualsituation,andprovidesplanning

guidelinesandstandardsthatareconsistentwithmeetingtheneedsofsquatter

settlementresidents.

7 Conclusions:Thischapterpresentsa study summary, recommendationsof the

study,andthedifficultiesfacedbytheresearcher.

Figure(1):TheMainSectionsoftheThesis(1)

(1)Researcher.

Literaturereview

Egyptsexperience

Conclusions

Methodology

Introduction

3

5

2

Dataanalysis

1

Results6

7

4


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5

DefinitionoftheProblem

AnOverviewoftheConceptofSquatterSettlements

A squatter settlement is defined as a residential areawhich has developed

withoutlegal

claims

to

the

land

and/or

permission

from

the

concerned

authorities

to

build; as a result of their illegal or semilegal status, infrastructure and services are

usually inadequate.(2)

Italso isdefinedasresidentialbuildingsbuilt in plannedand

unplannedareaswhichdonothave formalplanningapproval.Theyarecharacterized

mostly by the low quality houses and the lack of adequate infrastructure and social

services.(3)

Squatter

settlements,

then,

are

housing

units

that

are

established

without

a

land title, andwithout getting permission from the city government or the property

owner.Theyare the resultof theabsenceofalternative cheaphousing for thepoor.

Poorpeoplesimplystartbuildingongovernmentlandwithoutanylegalclaims.Squatter

settlementsareanencroachmentongovernmentlandorprivateland.(4)

Asshown

in

Figure

(2),

stringent

government

regulations

are

one

of

the

reasons

for the emergence of squatter settlements, as regulations drive up the cost of legal

residentialdevelopment.

(2)Srinivas,Hari.DefiningSquatterSettlements.www.gdrc.org/uem/definesquatter.html.

(3)Ali,MohammedHaji,andMuhammadSalimSulaiman.TheCausesandConsequencesoftheInformal

Settlements in Zanzibar. In Informal Settlements: Policy, Land Use and Tenure. Presented at XXIII

InternationalFIGCongress,Munich,Germany,813October2006,p.2.

(4)Ibid.


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6

Figure(2):StringentandMultiplicityLawsAreOneoftheReasonsfortheProblem(5)

The Vienna Declaration (2004) on National Regional Policy and Programmes

Regarding Informal Settlements in South Eastern Europe provides the following

definitionforsquattersettlements:humansettlements,whichforavarietyofreasons

do notmeet requirements for legal recognition (and have been constructedwithout

respecting formal procedures of legal ownership, transfer of ownership, as well as

construction and urban planning regulations), exist in their respective countries and

hampereconomicdevelopment.Whilethereissignificantregionaldiversityintermsof

theirmanifestation,thesesettlementsaremainlycharacterizedbyinformalorinsecure

landtenure,inadequateaccesstobasicservices,bothsocialandphysicalinfrastructure

andhousingfinance.(6)

Squatter settlementsareoftencharacterizedasillegal residential formations

lackingbasic services, suchaswater supply,electricity, sanitation, recreational space,

(5) Payne,Geoffrey andMichaelMajale. TheUrbanHousingManual,Making Regulatory Frameworks

WorkforthePoor.London:Earthscan,2004,p.19.

(6)ViennaDeclarationon InformalSettlements inSouthEasternEurope. InMinisterialConferenceon

Informal Settlements in South Eastern Europe. Presented at OSCE Hofburg, Vienna, Austria, 28

September1October2004,p.1.(Retrieved25October2007fromwww.stabilitypact.org/humi/041001

conference.html.)


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7

andpavedroads.(7)

Inaddition,educationalservicesandmedicalfacilitiesareseverely

limited,asaresecurityoftenure,andadequatehousing.Unfortunately,thisisonlythe

tip of the iceberg. Underneath there aremany different and complex sociocultural

processes that lead to the formation of informal settlements.(8)

The United Nations

Habitat Agenda adopted in 1996 and the Declaration on Cities and Other Human

Settlements intheNewMillenniumadoptedbytheSpecialSessionoftheUNGeneral

Assembly in2001 reaffirm thecommitmentofgovernments toensure thateveryone

willhaveadequate shelter that ishealthy,safe,secure,accessibleandaffordableand

that include basic services, facilities and amenities, and will enjoy freedom from

discrimination in housing and legal security of tenure. In order to achieve this

fundamentalgoal,anemphasiswasplacedoncollaborationbetweenpublicandprivate

actorsandinstitutions,aswellastheidentificationofenablingstrategies.(9)

In order to evaluate the situation of squatter settlements, it is necessary to

analyzetheunderlyingsocioculturalcontext.AsshowninFigure(3),themainfeatures

in the Zabaleen Manshiet Nasser squatter settlement in Cairo(10)

include narrow,

unpaved roads, and garbage spread throughout the neighborhood. The conditions

(7)

Abdelhalim,

Khaled.ParticipatoryUpgradingofInformalAreas:ADecisionMakersGuideforAction.May2010,pp.26.

(8) Committee on Housing and Land Management. In Search for Sustainable Solutions for Informal

SettlementsintheECERegion:ChallengesandPolicyResponses.Geneva,September2008,pp.2223.

(9)Ibid,p.10.

(10)ManshietNasser is ahuge squatter settlement inCairo that contains nine subdistricts, including

Zabaleen,inEgyptianArabic: whichmeans:garbagecommunity.


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8

conflictwith the residentialenvironment forhealth thathasbeenadopted in theUN

HabitatAgenda.(11)

Figure(3):

Zabaleen

Community

Manshiet

Nasser

in

Cairo

(12)

(11)

Manshiet

Nasser

is

a

huge

squatter

settlement

in

Cairo

that

contains

nine

sub

districts,

including

Zabaleen,inEgyptianArabic: whichmeans:garbagecommunity.

(12)TheHabitatAgendaGoalsandPrinciples,CommitmentsandtheGlobalPlanofAction,2003.Textas

stated inthereportp.1"ThepurposeofthesecondUnitedNationsConferenceonHumanSettlements

(Habitat II) is to address two themes of equal global importance: "Adequate shelter for all" and

"Sustainablehumansettlementsdevelopmentinanurbanizingworld".Humanbeingsareatthecentreof

concerns for sustainable development, including adequate shelter for all and sustainable human

settlements,and theyareentitled toahealthyandproductive life inharmonywithnature".Formore

informationonthewebsite:www.unhabitat.org


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9

TheReasonsforSquatterSettlements

Themaincausesoftheproblem

Therearesixmainreasonsfortheemergenceofsquattersettlements:

1. Regional planning: Little attention is paid to regional planning.MostMiddle

Eastern countries are not interested in small cities and villages, and so focus

theirattentiononmajorcities.Theresultofthisfocusisthemigrationofpeople

fromsmalltownstomajorcities.Theaccumulationofpopulation in largecities

equatestomoredemandinhousing,andthereforeleadstohighlandpricesand

highcostof living,which inturnmakes itmoredifficult forpoorpeopletoget

properhousing.(13)

2. Alternativehousing:Therearenoalternativestocheaphousingforthepoor.In

largecitiesintheMiddleEast,thelackofgovernmentsupportforthepoor.Has

meantfewattemptsatalternativehousing,withnoeffectiveresults.Mostofthe

housingalternatives

available

in

the

Middle

East

aimed

at

middle

income

or

high

income groups. It duplicates housing units do not fit with the social and

economicconsiderations.(14)

3. Weakoversight:Thereisoftenweakoversightandleniencyintheapplicationof

regulationsand lawspertainingto landuse. InmanyMiddleEasterncountries,

the

spread

of

many

informal

neighborhoods

is

the

result

of

lack

of

control

by

(13)Allam,Ahmad, shididYahya,andMahdiMajid.RenewofNeighborhoods,1sted., translated from

Arabicversion.Cairo:EgyptianAngloLibrary,1997,p.48.

(14)Ibid,p.49.


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10

municipal authorities, and the lack of qualified personnel to deal with the

situation.(15)

4. Highcostandbuildingregulation:Buildingregulationsthatareoverlystrictand

lack flexibly.Thistendstoraisethecostof legalhousingbeyondthemeansof

peopleoflimitedincome.Asaresult,squattersettlementsaretheonlyhousing

alternative formany.(16)As illustratedFigure (4),stringent laws regulationscan

leadtousingothermethodsforobtainhousinglikesquattersettlements.

Figure(4):LackofFlexibilityintheLows,OneoftheReasonsoftheProblem(17)

Horacio Caminos (1975), a specialist in urban planning, said the high

planningratesandstandardsaretheoneswhohelpintheestablishmentofthe

squatter settlement areas, sincemostof theplanning and constructions laws

andinstructionsinthedevelopedcountriesarearesultofunrealrulesbecauseit

wasdirectly taken from the rates that areused in thedeveloped countries

(15)Ibid,p.50.

(16)Doiades.Generalplan,theconditionsfortheresidentialarea.Riyadh,SaudiArabia:1973,p.1.

(17)PayneandMajale(2004),p.71.


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11

EuropeandAmerica.Andthefactisthatonlyasmallpartoftheinhabitantscan

receivethoserates,whichresultsinmostlyinhabitantswithoutthosehighrates,

whichinitsturnresultsinthespreadofthesquattersettlementsareas.(18)

5. Subsidizedhousing:Subsidizedhousingor socialhousing is Peoplewhohave

lowincomes pay 30% of their income towards rent, and the state or federal

governmentpaysthedifferencebetweenthisamountandtheactualcostsofthe

housing. (19)

A lackof subsidizedhousingalsomay lead togrowthof squatter

settlements.By ignoring theneed forsubstitutehousingsuitable forpeopleof

limitedincome,localauthoritiesineffectpromotethedevelopmentofsquatter

settlements.

Fundsthatgovernmentsupportdoesnotcoverthecostofhousing.

inadditiontothe lackofplansandhousingprogramscommunionbetweenthe

publicandprivatesector.(20)

6. Lackofgrowthinthehousingstock:Thefailureofhousingstocktokeepupwith

theincrease

in

demand

due

to

immigration

promotes

squatter

settlements.

This

isespeciallyaproblem invery largeurbanareassuchasCairoandNewDelhi.

Increasing population leads to a lack of housing supply and thus leads to the

creationofsquattersettlements.(21)

(18) Caminos, Horacio and Rienhold Goethert. Urbanization Primer for Design of Sites and ServicesProjects.Cambridge,Mass.:MITPress,1975.

(19)http://www.massaccesshousingregistry.org

(20) Samie,MohamedAbdel. Lessons Learned From the InformalHousing in theContextofAffordable

Housing.ResearchpresentedinSupremeCommissionfortheDevelopmentofRiyadh.SeminaronHousing

II,Arabicversion,2004,p.51.

(21)Ibid.


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12

ResearchQuestion

Themainquestioninthisthesis

Giventhatsquattersettlementsarelikelytobepartoflargecitiesindeveloping

countriesfor

some

time,

much

research

is

needed

about

how

to

make

these

settlementsbetter,morehumanehousing.Thatisthefocusofthisresearch.

Basedontheurban,social,andeconomicconditionfound intwocasesquatter

settlements(discussedinchapterfive),thisresearchwillanswerthefollowingresearch

question:Whatdesignguidelines forhousingandurban form shouldbeadapted to

bettermeet

the

basic

needs

of

the

squatter

settlement

residents?

Objective

Themainobjectiveinthisthesis

The primary objective of this thesis is to understand the advantage and

disadvantage patterns of the environment build for addressing the problems of

squatter settlements. To reach a successful solution to the problem of squatter

settlements,wemustfirstunderstandtheconditionsofhowsettlementresidents live.

Whatare theirneeds?Howdo theycreate theirenvironment?Howcanwe take into

accountthephysical,economic,andsocialfactorsofresidentialneeds?Ultimately,the

final product of this research should be in actual squatter settlements suitable for

settlementresidents,sinceitstemsfromanalysisoftheexistingconsiderations.


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SubObjectives

Inadditiontotheprimaryobjective,thisresearchalsohasthefollowingsubobjectives:

1Formulation

of

guidelines

and

solutions

that

fit

with

the

culture

and

economics

realitiesofthesettlementresident.

2 Development of guidelines for evaluating the experiences of governments in

dealingwiththesquattersettlements.

3 Developmentofguidelines forpromotingtheprincipleofpopularparticipation

insolving

the

problem

of

squatter

settlements.


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14

ChapterTwo:LiteratureReview

This chapter explains the most important literature that has addressed the

squattersettlements

issue

in

terms

of

economic,

social,

and

environmental

challenges

facing the government policies in dealing with squatter settlements. This chapter

reviewsthewaysofgovernmentsindealingwithsquattersettlementsandthereasons

forfailureaccordingtotheresearchersview.Attheendofthischapteraresummaries

ofthegovernmentstrendsindealingwithsquattersettlementsintheMiddleEast.The

most

important

topics

in

this

chapter

are

dealing

with

the

economic,

social,

and

environmentalchallenges,thewaysofdealingwithsquattersettlements,andtrendsof

governmentsindealingwithsquattersettlements.


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ChallengesFacingtheGovernment

TheEconomic,Social,andEnvironmentalChallengesoftheProblem

Addressingtheproblemsofsquattersettlementsrequiresbetterunderstanding

of

the

driving

forces

contributing

to

their

expansion

and

growth

as

well

as

understandingthefactorsthatledtotheproblem.Countriesintheregionexperiencing

squatter settlements growth are grappling with the same set of systemic problems

relatedto lackofaccesstoaffordablehousing,inefficientspatialplanningpolicies,and

anincompletesystemoflandmanagement,aswellasgrowingurbanpoverty.Thereare

three

challenges

facing

governments

in

dealing

with

the

problem

of

squatter

settlementscanbesummarizedasfollows(1)

:

1. EconomicChallenges

Squatter settlements impact on the governments ability to manage and plan

land use, as the owners illegally occupy parkland, former industrial zones that

areunsafe

for

residential

development,

or

land

that

may

have

more

productive

commercialorsocialuses.Whilethismightnotbethehighestandbestuseof

theland,thesquattingcreateslongtermproblemsfortheorderlydevelopment

and growth of the city, its servicing requirements and overall real estate

potential.(2)

(1)Formoredetailssee:Gabriel,Bjoern.InformalSettlementsinSEE:ARegionalSupportApproach.In

Spatial Information Management Toward Legalizing Informal Urban Development. Presented at FIG

Commission3Workshop,Athens,Greece,2831March2007,pp 29. 34.

(2)COMMITTEEONHOUSINGANDLANDMANAGEMENT,InSearchforSustainableSolutionsforInformal

SettlementsintheECERegion:ChallengesandPolicyResponses.Geneva:22232008.


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2. SocialChallenges

Residents of squatter settlements are often poor and disadvantaged, facing

higher unemployment, social hardships, and tenure insecurity. According to

WorldBank(2007),becauseofthelackofaccesstoschoolsandsocialservices,

periurban settlers generally do not hold secure land or housing tenure, facing

potentialthreatofeviction.Therearecasesintheregionwherethismightbe.(3)

Ontheotherhand,thelackofsocialinfrastructure,schools,medicalclinics,and

social services perpetuates a spatial form of social exclusion. In addition, the

majorityof thepopulation unemployed orworking inmenialjobs,asshown in

Figure(5).IntheZabaleencommunityManshietNasserinCairo,themajorityof

thepopulationisengagedinthecollectionofgarbageandanimalgrazing.(4)

Figure(5):CollectionofGarbageandAnimalGrazinginZabaleenCommunity(5)

(3)World

Bank

Responses

to

the

Problem

of

Informal

Development:

Current

Projects

and

Future

Action.

InInformalSettlementsRealEstateMarketsNeedsRelatedtoGoodLandAdministrationandPlanning.

PresentedatFIGCommission3Workshop,Athens,Greece,2831,March2007.

(4)Zabaleenorgarbagecollectorsusedto live inareasaroundurbancommunitiesclosetothegarbage

sources. During the development of the center of Cairo, those people became a burden to the urban

communities and inhibited the citysdevelopment. For that reason, the authorities decided to relocate

theminManshietNasser(GOPP,ManshietNasserDistrict&GTZ)and(AlWali,1993).

(5)www.alkhubr.biz.


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3. EnvironmentalChallenges

The environmental challenges in squatter settlements are associated with an

unplanneduseofland,contributingtourbansprawlanddefunctinfrastructure.

Peoplelackaccesstopurewater,adequateroads,publictransport,andreliable

electricity.Thesituationalsoadverselyaffectsthequalityof life inthe formal

areasofthecity,whereurbanrunoff,downstreampollution fromgarbageand

sewer discharged directly in rivers, create serious environmental threats. The

infrastructure deficit in informal settlements is significant. Often illegal

connections are the only means to gain access, which is unreliable and

inefficient.(6)

(6) Deda, Luan. The New Housing Market in Tirana. InHousing Change in Eastand Central Europe:

IntegrationorFragmentation? Edited by Stuart Lowe and Sasha Tsenkova. Aldershot,England: Ashgate

PublishingLimited,2003.


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18

WaysofDealingwithSquatterSettlements

AnOverviewoftheMainApproachestoDealingwithSquatterSettlements

There are four major trends in the ways that governments deal with squatter

settlements:

1. DemolitionofSquatterSettlements

Basedontheprinciplethatsquattersettlementsdistortthecity,breedendemic

diseases and epidemics, and contain a large number of outlaws, therefore

encouragingthespreadofcrime,thesuccessfulresolutionofthisproblem isto

clearthe

squatter

settlement

completely

and

return

the

population

to

the

areas

from which they came.(7)

As shown in Figure (6), bulldozers are used to

completelydemolishsquattersettlements.

Figure(6):DemolitionasOneoftheGovernmentalAttitudes(8)

Thisisthemethodofdealingwithsquattersettlementsthatisappliedin

many

Middle

Eastern

countries,

such

as

Turkey.Rusen

Keles

(2006)

finds

that

clearance applies to squatter houses surrounding historical sites and

(7)Bello,MustaphaOyewole.SquatterSettlement,AccessibilityandtheUrbanPoor. InSurveyorsKey

RoleinAcceleratedDevelopment.PresentedatFIGWorkingWeek2009,Eilat,Israel,38May2009.

(8)http://movies.ndtv.com&www.projectosurbanos.com.br/category


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19

monuments.Governmentsformedduringthe1970sand1980salsoorderedthe

demolition of unauthorized buildings in specific locations when they did not

conformtotheconditionsstipulatedbysquattinglegislation.(9)

Insteadofdealingwiththehousingproblem,thedemolitionofsquatter

settlementsexacerbatestheproblembecauseitreducesthehousingstockinthe

city.AsstatedbyGabriel(2007),Thisisnotsimplyanurbanplanningproblem,

but a rather more complex and intractable phenomenon which, unless rapidly

and efficiently addressed, may threaten the longterm sustainability of urban

communities.(10)

The clearance of the squatter settlements is not a viable

solution to the problem, and instead may increase the problem in the future.

Turner (1969) takes a positive outlook and portrays squatter settlements as

highly successful solutions to housing problems in urban areas of developing

countries.(11)

Turner believes that the negative perception of squatter

settlement represent a big mistake These areas represent a major victory for

selfhelp lowincome people and great ability of individuals to resolve their

problemswithoutthehelpofthegovernment.(12)

(9) Rusen Keles, a professor of local government and urban studies at the Eastern Mediterranean

University and Ankara University, is member of the Committee of Independent Experts in charge of

monitoring the implementation of the European Charter of Local Selfgovernment in the Council ofEurope.

(10)Gabriel(2007),p.5.

(11)Srinivas.DefiningSquatterSettlements.

(12) Turner, John. Uncontrolled Urban Settlement: Problems and Policies. In The City in Newly

DevelopingCountries:ReadingsonUrbanismandUrbanization.EditedbyGeraldBreese.EnglewoodCliffs,

N.J.:PrenticeHall,1969,pp.507534.


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20

Theejectionofsquattersandthedemolitionofillegalstructuresgenerate

social, economic, and political problems along with their attendant security

implications.Ittendstoportraygovernmentas insensitivetotheplightofthe

citizenry.Demolitionalsoresultsinfinanciallossesbothtothesquattersandthe

government; and depletes the national housing stock.(13)

This approach is

sociallydestructiveandinvolveshighcosttothecommunity.Theultimateresult

hasbeenthe lossofthesedwellingsandthedispersalofthepopulationseither

intonewslumsortoswelltheranksoftheexistingslums.(14)

Anotherapplicationofthispolicyisforthegovernmenttocreatevarious

restrictionsthatcausethesquatter settlementsto beunlivable,andtherefore,

easier to demolish as residents vacate them voluntarily. Here, governments

attempttosolvetheproblembyeliminatinglowincomecommunities.Exclusion

from urban services such as water, electricity, and sewage systems, and

educational and health care is one form of the restrictive policy. The lack of

services was viewed as a means of discouraging residents from residing in the

urbanareas.(15)

(13)LandsDivision,FederalMinistryofWorksandHousing:RegularizationofSquatterOccupationasa

Toolof

Land

Management.

Presented

at

18th

Conference

of

the

Heads

of

Lands

Division/Departments

in

FederalandStateMinistries,Akure,OndoStateNigeria,2022August1996.

(14)Modupe,OmirinM.Issues inLandAccessibilityinNigeria.InLandManagementandPropertyTax

ReforminNigeria:ProceedingsofaNationalWorkshop.EditedbyM.M.Omirin,T.GbengaNubiandS.A.

Fawehinmi.Nigeria:DepartmentofEstateManagement,UniversityofLagos,2003,pp.4970.

(15)Obudho,R.A.andG.O.Aduwo.SlumandSquatterSettlementsinUrbanCentresofKenya:Towardsa

PlanningStrategy.JournalofHousingandtheBuiltEnvironment.Volume4,Number1,March1989,p.

21.


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21

2. ConservationofExistingConditions

Many governments in the Middle East do not demolish squatter settlements

because they cannot afford to rebuild housing afterwards due to the lack of

adequate funding. Therefore, most governments resolve the problem by

conservingthesquattersettlements.SimilarsituationshaveoccurredwithLatin

Americanhousing settlements (LEDCs).Demolitionofsquattersettlements [is]

notaworkablesolutionastheLEDCcitiesdonothavetheresourcestoreplace

thedemolishedhomeswithbetterqualityonesandthepressureofpopulationis

toogreat. InLatinAmericaandSEAsia,governmentshaveacceptedshanties

as permanent and have added basic amenities to them wherever financial

resourcesallow.(16)

Theideaofthissolutionisbasedonmaintainingtheexisting

physicalstructure.Squattersettlementarecommonlyutilizedbygovernmentsas

ameansforcoveringtheshortageofhousing,especiallywithinthelimitationsof

financial

resources

of

governments

to

continually

provide

housing

for

their

residents.Sincetheclearanceofsquattersettlementsleadstoawasteofhousing

stock,the ideas isto maintainthegoodphysicalstructureasmuchaspossible,

and provide the necessary services for the population. In the end, this may

contributetothecreationofahealthyenvironmentinthefuture.(17)

The

benefit

of

squatter

settlement

conservation

is

to

maintain

the

economic structure and social current population, thus maintaining social

(16)LEDCCities:ResponsestoProblemsofUrbanGrowth.www.geographyjim.org.

(17) Samie, Mohamed Abdel. Lessons Learned From the InformalHousing in theContextofAffordable

Housing.ResearchpresentedinSupremeCommissionfortheDevelopmentofRiyadh.SeminaronHousing

II,Arabicversion,2004,p.51.


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22

relations and harmony between members of these communities. Squatter

settlementconservationalsocontributestothestabilityofthepopulationinthe

neighborhood through the conversion of those squatter settlements from an

informalareaintoaformalsettlement.(18)

Governmentshaveattemptedtolegalizeareasofsquattersettlementsto

a very limited extent. In these cases, the governments role has been largely

reactive, not proactive. Addressing the situation in this manner is a clear

indicationoftheinabilityofsomegovernmentstosolvetheproblemofsquatter

settlement. Also, the lack of alternative housing reveals the limit of material

resources that are necessary for development. Gabriel (2007) reports that

municipal authorities are especially constrained in devising citywide planning

responses to the problem notjust because of limitations in their capacities to

carry out comprehensive strategic planning exercises and citywide land

management

plans,

but

often

also

because

of

structural

problems

in

the

normative framework, often insufficient access to crucial land and property

information bases and inadequate equipment. Adhoc, limited scale,

interventions of upgrading and limited resettlement is therefore the norm.

Meanwhile the same pattern of illegal occupation in all its different

manifestations

continues

and

current

interventions

seem

unable

to

provide

a

longtermanswertotheunmetsocialdemandforcheaplandandhousing.(19)

(18) Soliman, Ahmed, Possible Way Out FormalizationHousing Informality In Egyptian Cities .Maryland:

UniversityPressofAmerica,2004.

(19)Gabriel(2007),p.11.


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3. UpgradingSquatterSettlements

Theupgradingtrenddependsonthedevelopmentofthephysicalstructuresthat

are present. The main upgrades are rebuilding some of the buildings that are

deteriorating; and improving the physical environment, including roads, utility

systems, electricity, water, telephone, sanitation, repaved roads, and

renovations of some areas. Ignacio and Geoffrey (2010) state that there are

several developing countries have gone through great efforts to legalize

squatter settlements and illegal subdivisions by providing property title to

squatters.Atbest,however,thesetitlingprogramsseemtohaveonlyamodest

effectonaccesstoloansforupgradinghousingandotherproperty.Asaresult,

the integration of former illegal settlements into the city requires a generous

levelofdirectmunicipalgovernmentinvolvement.(20)

Upgrading informal areas results in a number of benefits not only for their

residents but also for governments. It is more feasible and resource efficient

than demolition and complete redevelopment. This does not only help the

governmenttoachievemorewith lessresources,but italsohelpstotargetthe

poormostlyconcentrated in informalareas,hencebeingameasureofpoverty

alleviation. Therefore, upgrading lowincome informal neighborhoods can be

seenas

leading

to

social

justice

and

inclusion

as

well

as

adirect

application

of

rightsbased development. Thus, upgrading helps governments to abide by

(20)Navarro, IgnacioA.andGeoffreyK.Turnbull. The LegacyEffect ofSquatterSettlementsonUrban

Redevelopment.WorkingpaperNo.2010/3/25,UNUWIDER,2010.


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24

globallyagreeduponobjectives.Atthesametime,upgradingopensthedoorfor

a real partnership between residents and the government with channels to

demand their rights, means to improve their living conditions and a sense of

belonging and social inclusion. The following paragraphs explain the objectives

thatcanbeachievedthroughupgrading.(21)

TerziandBlen(2003)reportsthatupgradingofsquattersettlements is

not successful in dealing with them. The reasons for the failure of this policy,

fromtheviewpointofthisresearcherisbacktothetwomainupgrades.Firstly,

the regulations toupgradesquatter settlements resulted indevelopments that

are harmful for the natural environment due to legalization of the squatter

settlementsthathavebeendevelopedonlandswithaslopeinexcessof25%.(22)

Thisdevelopmentandplanningprocesshasresultedinexcessiveutilitycostsand

ineffectiveservices,andhasnotbeenabletoprovidesustainabledevelopment

strategies.

Secondly,

the

expectations

of

households

for

ownership,

such

as

providing a house for their children and requesting additional stories on their

buildings,resultedinhighlanduse.Besides,theplansforupgradinghavefaced

difficulty in improvingbuildingconditionsduetothe lackofafinancialsupport

system.Lastly,theprovisionofaffordablehousinghasnotbeenachievedeven

afterthe

transformation

of

squatters

with

the

upgrading

plans.

(23)

(21) Khaled Abdelhalim, Participatory Upgrading of Informal Areas,A Decisionmakers Guide for

Action,May2010.Imageshavebeenconvertedintosketchesbytheresearcher.

(22)Terzi,FatihandFulinBlen.DoestheUpgradingPlanHelpto ImproveSquatterSettlements?Case

Study:Kagithane,Istanbul.IstanbulTechnicalUniversity,2003.

(23)Ibid.


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25

In the case study of Kagithane, Istanbul, Terzi and Blen (2003)

demonstratesthatthepolicyofupgradingledtomanyoftheproblemswiththe

developmentinthecasestudyarea.Apparentlytheareaisnotinharmonywith

thenaturalenvironment.Theroadswithmorethan16%slopesareinaccessible

for service facilities, such as garbage trucks, fire engines, and ambulances. The

inaccessibilityofservicestosomehousingunitscontributestofatalitieseventsin

emergency situations such as earthquakes and fires. As a result, the

transformation of the case study area has resulted in developments that are

contrary to sustainable development strategies.(24)

Table (1) indicates that the

population density in the case study area is rapidly increasing. 80% of the

buildings had one or two floors before the upgrading plan was made in 1986.

Since then, many squatter houses have been transformed into apartments.

Upgradeshave includedaddingmorestoriesandenlargingthegroundfloor.At

thetime

of

the

study

(2003),

only

20%

of

buildings

had

one

or

two

floors,

while

70%ofbuildingshadover fourfloors.Figures (7)and (8)showthedistribution

andpopulationdensityratiosintheneighborhood.

(24)Ibid.


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26

Table(1):ThePopulationDensityinKagithane,Istanbul

Netdensity(person/ha)** Numberoflots Percent

0500 7 15

501750 8 17

7511000

10

22

10011250 11 24

Over1251 10 22

Totalnumberoflots 46 100*Source:TerziandBlen,2003,p.4.

**Ha:Hectare

Figure(7):ThePopulationDensityintheNeighborhood(25)

Figure(8):AnAerialViewShowstheHighPopulationDensity(26)

(25)Researcher,adaptedfromTable(1).

(26)www.spaceandculture.org/2006/07/29/unhousingkagithaneistanbul


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27

Terzi and Blen (2003) mentions that 70% of squatter houses which

developed over 25% slope should be relocated to a place which is in harmony

with topography to provide sustainability before they turn into highrise

apartments.98%ofdwellingunits,whichwere legalizedbytheupgradingplan,

haveinsufficientlightandventilation.Besides,85%oflotshavethedensityover

501people/hawhichistoohightoprovidesanitaryhousingenvironments.(27)

As

shown in Figure (9), physical deterioration and an unhealthy environment are

mainfeaturesintheneighborhood.Therefore,theupgradingplanwasnotbeen

successful in improving housing conditions, and it becomes hard to provide

livableandsustainableenvironmentsafterthetransformation.

Figure(9):UrbanFeaturesinYahyakemalKagithaneIstanbul(28)

4. ProvisionofAlternativeHousing

Alternativehousingsolutionsdependonseveralfactors,includingthepatternsof

squatter settlements, the lifestyle of the population, economic conditions, and

thesocialsituationfortheproductionofhousingsuitableforthesepopulations,

(27)TerziandBlen(2003).

(28)www.spaceandculture.org/2006/07/29/unhousingkagithaneistanbul


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28

such as which type of construction using popular participation is employed:

affordable housing, public housing, or selfconstruction. Housing programs in

Middle Eastern countries are sometimes characterized by bureaucracy and

inflexibility.Forthisreason,manyalternativeprogramsdidnotsucceed.

41Affordablehousing:Affordabilityofhousingcorrelatestotheaffordabilityof

the materials and labor to build it. That means developers must search for

andfindthebestpriceformaterialsand labor inordertokeepthehousing

to a low enough cost to benefit poor residents. A guideline for housing

affordability is a housing cost that does not exceed 30% of a household's

gross income. (29)

Several studies have proposed using patterns of slums in

the production of lowcost housing to serve the poor. This method has

provided a significant role in the provision of housing units for those with

limited income. Squatter settlements could benefit from this same idea of

the

cheap

building

materials

such

as

mud,

stone,

and

woods. (30)Gabriel

(2007) finds that other alternative options have been backed by

policymakers dealing with informal settlements. A greater focus has been

placedonthecreationofanenablingenvironment,agreaterinvolvementof

communitiesintodecisionmakingprocessandmobilizingtheirresourcesfor

lowcost

self

help

housing

construction.

Governments

have

promoted

(29)Calculatedaspercentageofrenterhouseholdsmultipliedbypercentageofrenterhouseholdsthatis

burdenedbyhousingcostsinexcessof30% RenterHouseholdsData.

"http://www2398.ssldomain.com/nlihc/doc/lalihdrenterreport.pdf.Retrieved20080319.

(30)Formoreinformationsee:Canadianaffordablehousing1980s2006,editorialarticlebyCanadian

ArchitectmagazineeditorIanChodikoff.RetrievedMarch8,2007.

"http://www.ctv.ca/CTVNews/TopStories/20080130/housing_affordable_080130.


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29

alternativehousingfinancesystemsthatallowaccesstocreditfortheurban

poor and disadvantaged. These small credits, often microloans, encourage

theimprovementofinformalhousingandassistwiththelegalizationcosts.If

an informal settlement is deemed fit for occupancy, local governments

should work with national bodies and civil society to promote affordable

finance tools that can be accessed by residents. This would encourage the

development of fit settlements and make funds available for housing

improvements. Itwouldbeamutuallybeneficialsituationforresidentsand

localgovernments.Lendingprovidersandlocalgovernmentscouldjustifythe

expenseasaninitialinvestmentthatwouldhavetheimpactofbeingalong

term investment. Upgrading in this way seems to be the least expensive

approachforgovernmenttodealwithurbanpoverty.(31)

42Publichousing:Alsocalledcharityhousing,thisisaformofhousinginwhich

the

property

is

owned

by

a

government

authoritygovernmentowned

housing units made available to lowincome individuals and families at no

cost or for nominal rental rates.(32)

Some governments in the Middle East

provide charitable housing programs. Construction of economic housing

unitsforthepoorreliesonlongtermsoftloanspayableininstallments.The

funding

for

these

public

housing

units

comes

from

money

collected

as

a

charity from the population as well as government support. Figure (10)

(31)Gabriel(2007),p.60.

(32)www.yourwebassistant.net/glossary/p21.htm


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30

showsthegeneralfeaturesofpublichousinginSaudiArabia.Thesehousing

unitstendtobesmallandareinadequatetotheneedsofmostpoorfamilies.

Figure(10):ExamplesofCharitableHousinginSaudiArabia(33)

43

Selfconstruction

(by

participation):

The

idea

of

self

construction,

also

called

thecooperativehousing,isforthepopulationtoparticipateinbuildingtheir

own houses [see Figure (13)]. Gabriel (2007) reports that governments

cannot offer appropriate and flexible solutions due to a lack of sufficient

resources and capacity. This model is based on the belief that people and

communities

have

a

great

potential

for

selforganization,

mobilization

and

management of their resources from below. For the transformation of

squatter settlements to be successful, it is necessary that people and

communitiesactivelyparticipateandinfluencethewayinwhichtheirneeds

and future opportunities are addressed to prevent multiple disadvantages

accumulated in their settlements. However, it has also been argued that in

orderforsuchapeoplebasedapproachtoworkandbesufficientlyorganized

itmuststillbeconnectedtoandguidedbyadministrationathigherlevels.In

(33)www.alriyadh.com


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31

somecountrieswithatraditionofastrongState,itmaytakemoretimefor

people and governments to create an enabling environment for self

organization and active participation, and thus some control is important.

Furthermore, a strong tendency toward individualistic consumption has

already had negative implications for mutual support and collective action.

Suchanegativetendencyisevenstrongerinsometransitioncountrieswhere

collectiveactionswereadriving ideologytocreateegalitariansociety inthe

past.(34)

Figure(11)showstheprocessofdecisionmakingintheconstruction

of housing. Building housing units requires a ready design that is easy to

implement.

Figure(11):TheProcessofDecisionMaking(35)

(34)Gabriel(2007),p.61.

(35)Suleiman,Ahmed.HousingandSustainableDevelopmentinDevelopingCountries,p.134.

Family

Fundingsources

Finalproduct

Humaneffort

Friends

Building

materials

Services

Population

Decision

making


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32

Therearenobuildingregulationsthatspecifythathousingunitsneed

to be prepared by professional labors, so the population can participate in

construction.Selfbuilderscouldalsouserecycledcomponentstolowertheir

construction costs. This type of housing unit is known as Hassan Fathy

style,referringtobuildingconceptsputforthinFathysstudy.Fathy(1989)

findsthatclayisanidealbuildingmaterialforlowincomeEgyptianstobuild

theirownhousingbecauseitisreusableandinexpensive.

Fathyarguesthatthepoorhavetobuildforthemselvesandshould

have their own architecture. Participation leads to selfsufficiency and aids

the poor by making them less reliant on government support. In addition,

selfconstruction makes it easier to make sure the housing units are

adequatefortheneedsofthepoorpopulation.(36)

Fathybelievesthatonemancannotbuildahouse,buttenmencan

buildten

houses.(37) It

takes

at

least

one

week

to

construct

ahousing

unit

andrequirestheeffortsofthreetofourmen.Figures(12)and(13)illustrate

thestagesandpatternsofselfconstructionefforts.(38)

(36)Suleiman,Ahmed.HousingandSustainableDevelopmentinDevelopingCountries,p.134.

(37)Fathy,Hassan.ArchitectureforthePoor.TheAmericanUniversityinCairoPress,1989.

(38)FormoredetailsseeHassanfathywebsite:www.hassanfathy.webs.com


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33

Figure(12):ExamplesofDifferentFormsofHassanFathyStarterUnits(39)

Figure

(13):

Population

Meeting

to

Discuss

Possible

Improvements

(40)

431 Wetcore: Wetcore housing is a type of unit consisting of a small

room with a bathroom and a kitchenthe core of the house. This

type of unit contributes to the reduction of expenditure on housing

and is commonly used in selfconstruction builds. In the future, the

familymayexpandthehousingunitwhenthereiseconomicpotential

(39)Attia,MagedKamalMohamed.AnApproachtoAffordableandSustainableHousing:A

ContemporaryVisionforaChronicEgyptianCrisis.PresentedatSymposiumofHousingII:Affordable

Dwelling,Riyadh,SaudiArabia,2831March2004,p.24.

(40)Attia(2004),p.24;andPayneandMajale(2004),p.71.


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forthem(seecorehousing).Thistechniquehasspreadacrossseveral

thirdworldcountriessuchasTurkey,Mexico,Brazil,andEgypt.(41)

432 Corehousing: Core housing develops around a wetcore, expanding

the housing unit according to the familys needs. Expansion

possibilities depend on the availability of local materials. (42)

Figure

(14)showsanexampleoftheevolutionofbuildingahouseaccording

totheneedsandgrowthofthefamily.

Figure(14):StagesoftheDevelopmentofHousing(43)

(41)Suleiman,Ahmed.HousingandSustainableDevelopmentinDevelopingCountries,pp.134136.

(42)Soliman,AhmedM.PossibleWayOut:FormalizingHousingInformalityinEgyptianCities.Lanham,

Md.:UniversityPressofAmerica,2004.

(43)Ibid.

2 3

1


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35

TrendsofGovernmentsinDealingwithSquatterSettlements

Themostimportanttrendsofgovernmentindealingwithinformalsettlements

Thetrendsthatgovernmentsusetodealwithsquattersettlementscanbesummarized

basedon

three

main

categories:

1. PhysicalTrends

There are three main physical trends for how governments deal with squatter

settlements:thedemolitionofsquattersettlementbecausetheyareharmfulto

the city's environmental impacts and are a major source for the spread of

diseases and crimes; maintain the physical structures by giving the current

populationthe legalrighttoresideonthe land;orthedevelopmentofexisting

housing conditions through the renovation of the neighborhood and the

provision of services and facilities. Governments also promote sustainable

housing such as wetcore or core housing. The governments that follow the

physical

trends

are

absent

the

social

and

economic

trends

in

dealing

with

squatter settlements. Physical trends deal with the slums to the point that it

distortstheurbanfabricofthecity.(44)

2. SocialTrends

Thesocialtrendsofhowgovernmentsdealwithsquattersettlementsaresocial

participation,

and

the

promotion

of

social

cooperation

in

building

a

housing

unit

through charity work, that is, nongovernmental support such as from

companies, institutions, and people, for construction of housing for the poor.

(44)CaminosandGoethert,1975,p.227.


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36

Governments following this trend focus only on the social side to resolve the

problemwithoutabalancewiththeeconomicandphysicaltrends.Governments

depend upon the solution resulting from the people. Most of these solutions

havebeen ineffectivebecausetheyrelysolelyonthe ideasandparticipationof

thepopulation.(45)

3. EconomicTrends

This trend focuses on the economic aspects of the materials provided by the

government, or the socalled government support. The various means of

governmentsupportarethroughtheloweringofrentprices,subsidizinghousing

construction, flexibility in payments for construction, and encouragement of

using cheaper construction materials such as wood or clay. The governments

dealing inthistrendfocusonlyontheeconomicaspects insolvingthehousing

problemwithoutpayingattentiontoenvironmentalaspects,orsocialorphysical

trends.

The

top

priority

of

the

governments

is

to

look

for

alternative

cheap

housing.Thisconflictswiththesocialaspectssuchasfamilysizeandattendingto

the needs of the population. In addition, the focus on economic aspects is

inconsistentwiththephysicalaspectbecausethefinalproductischeapbutlacks

quality.(46)

(45)Attia,2004,p.24.

(46)Soliman,2004.


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37

Figure (15) summarizes the ways that governments deal with squatter settlements

accordingtothethreemaintrends.

Figure(15):TrendsofGovernmentsinDealingWithSquatterSettlements(47)

(47)Summaryofalltheideasbytheresearcher.

Economic

trends

Social

trends

Physical

trends

Sustainablehousing

Conservation

ofexisting

Constructionasthe

populationwishes

Corehousing Wetcore

Charity

housing

Governmentsupport

Affordablehousing

Cheaprent

and

materials

Housingforall Selbuild

Cooperationof

thepopulation

Newbuilding

materials


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SummaryoftheWaystoDealwithSquatterSettlements

Table (2) summarizes the experiences some of governments in dealing with squatter

settlements

in

Middle

East:

Table(2):SummaryofGovernmentsExperienceswithSquatterSettlements

Politics In Negatives Positive

Clearanceof

squatter

settlement

Turkey,

SaudiArabia Reducesthehousingstockinthe

city.

Emergenceofsquatter

settlementsinotherareas.

Superficialsolutiontothe

problem,doesnt

address

the

root.

Removesthevisual

pollutioncausedbyslum

settlements.

Transformsthephysical

environmentofan

unhealthyenvironment

tohealthy.

Conservationof

existingconditions

Egypt

Theproblemasitwaspersists.

Continuedpopulationpressures

intheprovisionofinfrastructure,

facilities,andservices.

Maintainstheexisting

physicalstructure.

Maintainsthehousing

stockinthecity.

Stabilizesthepopulation

intheneighborhood

withoutdisplacingthem.

Upgradingofsquatter

settlement

Turkey,

Egypt

Encouragesthepopulationto

encroach

land

of

the

government

ortheprivatesectorinthe

future.

Increasedratesofovercrowding

andpopulationdensitybecause

theneighborhoodhasbecome

formal.

Raiseslandpricesandrent.

Renewalofthe

neighborhood

and

the

stabilityofthepopulation

inthesamearea.

Transformsthe

neighborhoodfrom

informaltoformal.

Provisionofalternative

housing

SaudiArabia

Thelackofappropriatehousing

alternativesforthepopulationin

termsoffamilysize,income,and

familyneeds.

Allhousingalternativesarenot

derivedfromthedevelopmentof

thefeaturesofsquatter

settlementssoitwillnotsucceed.

Reducestheburdenon

thegovernmentto

providehousing

alternatives.

Anoptionto

accommodatepoor

peopleandreducethe

emergenceofnew

squattersettlements.

*Sources:Researcher,adaptedfromsummariesofallthetheorystudies.

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