Condominium Apartment Housing - Experience from Ethiopia - Leopoldina
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Photo: M.Wiebusch
Condominium Apartment Housing
- Experience from Ethiopia
Dipl. Ing. Monika Wiebusch – urban planner
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung
Wilhelmshöher Allee 22 – 34117 Kassel – Germany
mail@planbar-beratung.de www.planbar-beratung.de Sustainable African Cities – Accra / Ghana - July 4-6, 2018
The Ethiopian Housing Programme
• Ethiopia was the first country in Sub-Sahara Africa, establishing a mass housing
programme in the early 2000s after South Africa
• I was involved in the programme from 2007 – 2009 in the early stages, working
for the Ethio-German Urban Governance and Decentralisation Programme,
• This may allow for a view back
• Towards acknowledgements and weaknesses of the programme
• Towards the sustainability of the programme and its components
• Towards lessons to be learnt
• Towards information for those who think of establishing a housing programme today
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 2
I will talk about
1 The Integrated Housing Development Programme – some facts
2 Some selected aspects for sustainability of a housing programme
3 Summary of lessons to be learnt
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 3
Integrated Housing Development Programme (IHDP)
• Housing situation in AA (S. Delz, ETH Zürich, 2010)
• 2000: backlog of 233,000 units;
app. 70% of stock without adequate sanitation
• 2010: additional need of 223,000 units
• Start of Low-Cost-Housing pilot project in Addis Ababa: 1999
• Start of the IHDP: 2005 (- 2010)
• Goal until 2010: 400,000 houses; 200,000 of that in Addis Ababa
Goal until 2020: 750,000 houses (UN Habitat / HDPO)
• Achievement 2010: 133,000 houses + 9,000 commercials,
AA: 75,000 houses + 5,000 commercials (UN Habitat / HDPO)
Achievement 2017: app. 250,000 houses in total (The Guardian, Dec. 2017)
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 4
Selected aspects of sustainability that I will address
• Mix of different housing and ownership strategies
• Efficient spending of public money
• Large development schemes at the outskirts of the city
– but integrated, with mixed use and job opportunities
• Better understanding of complexity of condominium housing
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 5
Sustainability factor:
Mix of different housing and ownership strategies
Government decided for “Condos-only” strategy
Reasons for this in early 2000s:
• Government wanted a strong, state led programme SME workshop
for door and window
• Not only provision of housing frames
• Development of the construction sector and the (Photo Th. Gross)
labour market (SMEs*) to provide local job opportunities
• Unified design to allow for prefabrication by SMEs
• => strong hold on the programme
• Development of the “modern Capital of Africa”
• 80% of AA was evaluated as slum by World Bank
• To change this, “In situ” rehabilitation was rejected
by the government
View on Addis Ababa, 2007
*SME = Small + Micro Enterprise (Photo M. Wiebusch)
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 6
Mix of different housing and ownership strategies
Government decided for “Condos-only” strategy Kebele House
(Photo M. Wiebusch)
More reasons for this in early 2000s:
• Possible alternative partners:
• Cooperatives mostly in the agricultural sector
and a few on housing:
• Not considered as partner for mass housing
• Rented Housing scheme was not considered:
• Poor reputation of state owned, rented Kebele Houses*
• Housing privatisation in all post-soviet countries
after implosion of Soviet Union
*Kebele Houses:
The socialist Derg Regime had nationalised all not owener-occupied
houses in the 1970s and rented them out to poor people.
The rent did not cover the maintenance and they were overcrowded
and derelict.
The Government did not want to build on this remain of the Derg Regime.
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 7
Mix of different housing and ownership strategies
More reasonable strategy mix possible even in 2000:
Ownership ● New constructions: condominium sites
programme
● New constructions and rehabilitation measures:
Empowerment of
● Empower cooperatives as one step of improvement of construction sector
cooperatives
● State subsidies would stay in the project, not with the individual
In situ rehabilitation ● Defining “short term development areas” (CBD and others) in the Masterplan
based ● Leaving other areas for in situ rehabilitation:
on Masterplan ● With financial support for owners / inhabitants
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 8Sustainability factor:
Efficient spending of public money?
Government approach Unexpected (?) side effects
• Programme goal: • Some people did not even move in
Improving livelihood rather than providing shelter • Financed the house through rent
• Providing access to private property / ownership • Stayed in the precarious former shelters
• Opportunity to rent it out (fully or partly) • => revoked state strategy of slum clearances
• Right to sell after 5 years • Subsidised houses on the “free” market
• No distinction between locations • Units in inner city locations were let at moon prices
• Construction price as basis for condo price • Selling option after 5 years is fuelling condo prices
• Land was provided in lease hold today
• Land value: no consideration in prices • What is the message?
• Various options of public financial support • Earn your living by speculative letting
• Down-payments between 10% - 40% (income-dependent) and selling of subsidised houses?
• Subsidized loans with state guarantee • Public money privatised for individual benefit?
• Additional subsidies for small apartments • Subsidised houses should stay “affordable”
(for single headed families) • Need of models different from ownership model
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 9Large housing schemes at the outskirts of the city –
but: mixed use and job opportunities
• Criteria for sustainable urban growth
• Poly-central urban strategy
• Strengthening of decentral mixed use districts
• Strategic allocation of industrial areas
• Addis Ababa is one of the better practices!
• Programme started with so called “infill sites”
• Small sites with only few houses
• Embedded into the urban fabric
• Project sites are located all over the city
Koye Fetche • Addis still is a very mixed city
• Large sites were developed in mixed use
• Housing, shops, workshops
• With (intended) parallel infrastructure provision
• Allocation of industrial parks
Source: Nigist Goytom, Architect;
Conference on Sustainable Urban Growth September 8, 2015 University Zurich
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 10Sustainability factor:
Better understanding of complexity of condominium housing
Condo site Micky Leland How to prepare a Condo site
App. 4,800 housing units in total
• Define a plot size adequate for self management
App. 20,000 – 25,000 dwellers • < 50 units; max 100 units
App. 40 units / house • Insure all necessary facilities for single plots
(waste management, parking)
• => Accountability for inconveniences
• Define individual and common property
22 houses • Important for later payments, responsibilities in
~800–900 units operational management and maintenance
• Example: communal houses
• Train owners’ associations or cooperatives
• Operational management and maintenance
• Establish housing allowance and reserve funds
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 11Better understanding of complexity of condominium housing
• Communal Houses Condominium with communal house
• Extra facilities for the traditional way of
Ethiopian living:
• Washing, coffee grinding, slaughtering,
cooking, joint meals
• Concept failed due to:
• poor planning, organisation and finance
• Costs were not considered in unit prize
• Owners were expected to rent or buy
=> communal houses stayed unused
• Some were sold or let to businesses
=> without reasonable access, infrastructure
=> conflicts in owners’ association
• Number of communal houses was reduced
and even cancelled
Foto: Monika Wiebusch
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 12Lessons to be learnt for future public housing programmes
• Alignment with general urban development • State subsidies for permanent provision of
strategies “affordable” housing only
• Strategic distribution over the city (land prices) • In the condominium programme
• Urban quarters with mixed use and • Subsidies for owner occupation only
infrastructure (public transport) • No early selling options
• Consideration of land value in the price
• Near by sites for industry, commerce and
production • Include cooperatives into the housing
programme
• Strategic mix of different approaches • Subsidies stay in the cooperative permanently
• Condominiums / owners programmes • Enhance tradition (self organisation, joint operation
• Cooperatives and maintenance)
• In situ rehabilitation • Poor people can contribute in kind, others in
savings
• Reasonable plot size • The “very poor” will need special approach:
• for later self organisation • Depend on joint housing and working opportunities
of cooperatives and owners’ associations
• More self-help opportunities
© Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 13Photo:
Thanks for your attention! Sophos Sophianos
14References • Delz Sascha; Ethiopia’s Low-cost housing program; ETH Zürich, 2016 • Nigist Goytom, Architect; The Addis Ababa Integrated Housing Development Program IHDP; Conference on Sustainable Urban Growth, September 8, 2015, ETH Zurich • The Guardian, Tom Gardner; Addis is running out of space; Dec. 4, 2017 • UN Habitat, Cities Alliance; Housing the poor in African cities; 2015 • UN Habitat; The State of Addis Ababa; 2017 © Dipl.Ing. Monika Wiebusch, planbar – Büro für Stadtplanung und Beratung Sustainable African Cities – Accra / Ghana - July 4-6, 2018 15
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