condominium housing in ethiopia - International Union of Tenants

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the inner city were developed and the periphery of thecapital had been exploited, the city government decidedto focus their efforts on the existing city of Addis Ababa.They began a dialogue to redevelop pockets of the city’sinformal settlements and the Lideta area is the first of fiveoccupied sites to be re-developed by the programme. Itis, therefore, a pilot project for inner city redevelopmentbased on the resettlement of a significant proportion ofthe population. Like much of the city, Lideta did notcontain any formal sewage system or latrines as it wasprimarily an unplanned, densely populated settlement.The 26 hectare site of Lideta contained 1,070 existinghouseholds and up to 6,000 people living within them.Between them, these families inhabited 932 Kebelehouses, 323 privately-owned houses and 55 housingadministration houses. There were also 11 existinggovernment and religious buildings on site, including aprotestant church, which had to be relocated, althoughit was possible to maintain Lideta School on-site. Onsuch a central site as Lideta it was deemed importantto maximize the value of the land and thereforecondominium blocks had to be at least 7-storeys high.The Local Development Plan for Lideta was launched on6 May 2009 and proposed the following site allocation:1 ha of land was specifically allocated to green space forresidents; 2 ha of land were assigned for social services;3 ha of land were provided for allocation to privatehomeowners whose houses had to be demolished; anarea of 5 ha was designated to multi-use facilities; 2 hawere designated to the building of infrastructure; 4 hawere set aside for commercial purposes; and 8 ha wereallocated to condominium development.An assembly took place in March 2009, to give thegovernment the opportunity to meet the community ofLideta and inform them of their plans to redevelop thesite, explaining what was going to happen and how itwas going to be achieved. They also used the occasionto ask current residents to leave their homes in Lidetain exchange for a government-provided residence orplot of land elsewhere. Lideta residents interviewed byUN-HABITAT said that government representativescarried out five rounds of consultations with residentsof Lideta over a period of four months to overcomeresistance to their plans, although according to StateMinister Arkebe, the consultation process betweenLideta residents and Government representatives tookalmost two years to convince those living on-site ofthe benefits that were to come. He declared that “noupgrading programme can be done without the consensus ofthe community. Participation of the community should bethe basis of slum upgrading.”To gain the support of the existing community, the cityadministration had to propose a number of incentiveswhich they presented to residents:Option A: Kebele tenants receive condominium units inLideta or elsewhereThose living in Kebele housing were offered a newcondominium by the government if they could affordthe 20 percent down-payment. 47 percent of Kebeleoccupants made the choice to be relocated to a twobedroomcondominium elsewhere despite the strugglethey anticipated in affording their monthly payments. Tohelp these families with their potential financial burden,the government gave Kebele residents the opportunity topay the 20 percent down payment in three stages.Moreover, the Government approached an NGOcalled the Network of Ethiopian Women’s Associationto request the provision of some form of financialsupport for 200 women-headed-households of Lidetawho could not afford to pay the down-payment for acondominium. Through fundraising, the NGO securedETB 800,000 (USD 61,500) for the 200 women, whereETB 300,000 (USD 23,000) was used for the downpaymentof studios for each woman and the remainingETB 500,000 (USD 38,500) was used as a start-upcapital to help the women set up their own businessesand small-scale enterprises. The women were giventraining in skills they could use to gain employment inthe future, such as brick-making and bread-making, andthe products manufactured from this training were soldback to the construction companies working on Lidetato generate money to pay back to the NGO for the loan.The women were also organised into a cooperative toensure the fair distribution of funds between themselves.This has been the only intervention by an NGO so farfor Lideta.The city government also agreed to pay one year’s rentfor each household that agreed to temporarily moveoutside of Lideta, during the construction of Lideta’scondominiums, as there would be a condominiumproperty available in Lideta for each of these householdsthereafter. According to Mr. Tsegaye, “it is written inlaw that those currently living in inner city areas will begiven a condominium still within the city,” should theybe asked to move for condominium development.In fact, out of the 650 households who were happy toaccept condominium units elsewhere, only 11 havechosen to move back to Lideta, once construction iscompleted.32the condominium housing programme in ethiopia
Option B: Kebele tenants are allocated other Kebele unitswithin the same district420 households could not afford to purchase acondominium unit and have chosen to accept anotherKebele house within the same district. The vacantKebeles offered to such families are assessed in advanceby a technical committee within the HDPO to decidewhether or not they are in habitable condition. If theyare not, they will not be selected for the resettlement ofhouseholds displaced by condominium construction.However, if they are, the houses are registered andreported back to the Kebele Administration so thatthey can be allocated to affected households. A separatelottery draw takes places for the households opting to bere-housed to another Kebele. If selected, a household caninspect the condition of the Kebele house and dependingon its condition, can claim for refurbishment expenses orwait for another kebele unit to become available shouldthey decide that it is not in an adequate condition. Ifthey are happy with the conditions of their new Kebele,the head of household signs a rental agreement with theKebele Administration.Option C: Owners of private houses receive compensationand an alternative plotFor households living in privately-owned houses,the Administration offered to pay compensationequivalent to the value of their residence at the time ofits construction. Residents are also given the option toaccess a free plot of land equal to the size they occupiedin Lideta in an area within Nefas Silk, Lafto, AkakiKality, Bole or Kolfe.Beneficiary representatives drafted a Memorandumof Understanding with the Administration and onceapproved by both parties, it was signed to commenceLideta’s renewal, starting with a 45-day window in whichresidents had to leave their homes.Within this period, residents filled in a series of forms toindicate their preference regarding their compensation,whether it be in the form of a new condominium or theallocation of a plot of land with compensation.A total of 780 households from Lideta moved to Goterasite and Gofa and many others moved to the new subcityof Nefas Silk.The new scheme for Lideta is a mixed-use residentialdevelopment. It encompasses 25 per cent of land forprivate investors, which has been sold through the landleaseauction at prices that will further subsidise theaffordable housing on-site: Awash International Bankwill lease 2,800m 2 of land; Dashen Bank will lease2,696m 2 ; Zefran Plc will lease 987m 2 ; and Dure AbbasMohammed Plc will lease 149m 2 of land. The fifth leaseholder, who has been kept anonymous, is to occupy2,333m 2 of land with a 4-star hotel. All companies havebeen given the minimum requirement to build structuresof at least 4-storeys.The proposal for Lideta, designed by private architecturefirm TELDA Consult Plc, incorporates condominiumhousing blocks of between four and nine storeys; solarpanels; lifts; playgrounds and a number of green spaces.A total of ETB 236 million (USD 18 million) has beenput towards the development of Lideta and new residentsThe problem with the current federal law for homeownersdisplaced by condominium projects lies in the decisionas to whether or not they own the property in whichthey are living. The majority of housing in Addis Ababadoes not have a title deed as the plot size of 50 percent ofprivately-owned houses is below 75m². The governmentoffered these households a new plot of land greater than75m² to enable them to obtain a title deed and gain legalownership of their land. 44 privately-owned householdsopted for a condominium rather than taking the plot ofland.The relocation/resettlement process and the new scheme forLidetaThe five consultation meetings between residents ofLideta and the Kebele Administration were attended byalmost all Kebele residents, and during each meeting theAdministration called out the names of more than 400residents who had been drawn from Lideta’s own housinglottery to receive the next set of available condominiums.Figure 31: Labourers building the foundations forLideta condominiums Lideta, Addis Ababa.© UN-HABITAT/ Katherine HegabCondominium Housing in ethiopia33
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 and 30: Beneficiary financeCondominium unit
Page 31 and 32: popular amongst condominium-applica
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: 2.4 Case studiesTwo case studies ar
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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