condominium housing in ethiopia - International Union of Tenants

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2.2.5 Consistent project specific featuresWithin the programme there are common elementsacross all individual condominium projects: the housingdesign typologies, the provision of commercial units andcommunal buildings, costing and quantity surveyingsystems, and building permits and land transferagreements.Condominium housing typologiesAt the start of the IHDP, the Mayor of Addis Ababaat the time, Mr. Oqubay Arkebe, approached thearchitecture and engineering firm, MH Engineering, tocall upon their assistance to draw up schemes for the firsttwo phases of the programme. The firm quickly becamethe lead architect-and-engineering firm for the conceptdesigns of 31 condominium projects.Their design proposals were based on the logic thatbecause the houses themselves could not be of such finequality because of the low-cost nature of the project,ample outdoor green space had to be accommodated onsiteto make residents feel proud of their surroundingsand ‘remove the stigma of housing for the poor’.They attempted to address the inevitable difficultcultural transition of some occupants in moving fromlow-rise buildings to high-rise buildings throughproviding a well-designed neighbourhood, provision ofcommunal buildings, and a strong connection to land.Unfortunately, the demands placed on increasing thedensity of sites resulted in the modification of the originalmaster plan and their design principles, specifically theloss of the original clarity of the master plan objectivesand a sizable percentage of outdoor green space.Densification is the driving concept behindcondominium housing. The IHDP believes that isgenerally more expensive to create lateral developmentthan vertical development so high-rise housing shouldbe encouraged, especially in valuable inner-citylocations. IHDP projects range in density from 175 to300 households per hectare 6 . At present condominiumblocks are ‘ground floor plus four storeys (G+4) in height,in some cases five storeys (G+5), therefore avoiding theneed for a mechanical lift, which minimizes associatedconstruction and maintenance costs. However, in themost recent condominium project, located in AddisAbaba’s Lideta district, condominium blocks are groundfloor plus seven storeys (G+7). Although this modelrequires an internal lift which increases construction andmaintenance costs, the value of the centrally located landnecessitates the higher density to maximise the use of theinner-city land on which it is located.There are four unit typologies incorporated into eachcondominium block: a studio, 1-bedroom, 2-bedroom,and 3-bedroom unit types (Table 4). Each unit includesa bathroom, which includes a shower, flush-toilet, andbasin, and a separate kitchen. Each unit has water,sewerage, and electricity connections.Typically 40 per cent of units are 1-bedroom as statisticshave shown that the balance between floor-area andpurchasing price of a 1-bedroom unit is the mostFigure 16: Project sites include unit blocks arranged around outdoor green space. Sengatera LDP 120the condominium housing programme in ethiopia
popular amongst condominium-applicants. The unittypes are distributed evenly across each storey, ratherthan each storey having only one type to encourage amix of income groups.The same overall design strategy is used across all projects,although minor modifications are made to make eachproject site specific. The site layout of the condominiumblocks, commercial units, and communal buildingsdepends on the specific site, responding to availableland area, land typography, and required densities. TheHDPO hires new architects through a competitionsystem to avoid monotony between sites.THE ARRANGEMENT OF THE SPACEON A CONDOMINIUM SITE SHOULDACCOMMODATE NOT ONLY GREENAREAS BUT ALSO SCHOOLS,PLAYGROUNDS, AND COMMERCIALHUBS – SPACES WHICH CANPROVIDE ENOUGH REVENUE TOSUBSIDISE THE HOUSING. THISWOULD CREATE A MIXED-USENEIGHBOURHOOD WHICH SERVESITS COMMUNITY AND, MOSTIMPORTANTLY, AVOIDS DISPLACINGPEOPLE SOCIALLY 5 .Figure 17: Condominium models at the HDPOHeadquarters.The condominium blocks are constructed from a frameof reinforced concrete (a mix of in-situ and pre-cast)with masonry infill walls, plastered both inside and out.Units are handed to beneficiaries with skim concretefloors to reduce costs for the government. Windows anddoors are made from metal frames with single glazing.The modular design reduces construction times andallows for the repetition and adaptation of designs acrossprojects. The design utilises standard sizes of materialstherefore reducing costs further (for instance standardhollow brick dimensions are kept to remove the need forcutting them to size).The Government also explored prefabricated walls fittedwith PVC windows and doors, as used in a Chineseinitiative and has utilised pre-cast concrete elements topromote cost efficiency and time-saving constructionon-site to help to achieve the target construction time ofbetween one and one-and-a-half years per condominiumsite. The housing programme was the first in EthiopiaTable 4: Breakdown of unit typologies in each condominium blockUnit type Floor area (m 2 ) Percentage in each blockStudio 45 20Condominium Housing in ethiopia21
Page 2 and 3: Series Summary:Housing Practices: c
Page 4 and 5: contentsACKNOWLEDGEMENTSTABLE OF CO
Page 6: list of figuresFigure 1: Bole Gerji
Page 10 and 11: Figure 2: Addis Ababa’s rising fr
Page 16 and 17: THERE IS MASSIVE DEMAND FORSERVICED
Page 18: skim concrete or compacted earth fl
Page 22: Figure 13: The collosal condominium
Page 25 and 26: The upkeep of walls and features in
Page 27 and 28: Through the firm’s involvement in
Page 29: Beneficiary financeCondominium unit
Page 33 and 34: Figure 20. Condominium Block Typica
Page 35 and 36: Figure 22. Condominium sites includ
Page 37 and 38: currently living in an inner-city a
Page 39 and 40: Figure 25: Lideta site being cleare
Page 41 and 42: 2.4 Case studiesTwo case studies ar
Page 43 and 44: Option B: Kebele tenants are alloca
Page 45 and 46: Box 4: Forced eviction and the pres
Page 47 and 48: ProgrammePerformance3.1 Anticipated
Page 49 and 50: Figure 33: View from a communal cor
Page 51 and 52: SEVERAL PROBLEMS HAVE BEENRAISED RE
Page 53 and 54: one million tonnes of cement and ir
Page 55 and 56: conclusions4.1 Key lessonsThe Ethio
Page 57 and 58: IN LIGHT OF ETHIOPIA’S PREVIOUSLY
Page 59 and 60: Ministry of Works and Urban Develop
Page 61 and 62: 27 Ibid., p. 71.28 Mulugeta, S., op
Page 63 and 64: 10 Ministry of Works and Urban Deve

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