Local Development Plans and Implementation

Challenges in Dessie City (2012-2023)

A thesis submitted to Zemen Postgraduate College in partial fulfilment

of the requirements for the Degree of Master of Project Management

By: Asfaw G/Hiwet

Advisor: Desalgn T (Assi Prof.)

April 14, 2024

Dessie, Ethiopia
Declaration
I hereby, declare that this thesis, titled “Local Development Plans and Implementation
Challenges in Dessie City (2012-2023)” is my original research work, with the guidance
of my advisor. The work contained herein is my own except where explicitly stated
otherwise in the text. It has not been submitted in whole or in part for any other degree or
professional qualification.

Asfaw G/hiwet Signature____________________

Date___________

Advisor – Desalgn (PhD) Signature____________________

Date___________

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Thesis Title: Local Development Plans and Implementation Challenges in Dessie
City (2012-2023)

Asfaw G/hiwet ______________ ____________________

(Author) Signature Date

Desalgn (PhD) ______________ ____________________

(Advisor) Signature Date

APPROVED BY BOARD OF EXAMINERS

________________________ ___________________
Examiner 1 Signature Date
________________________ ___________________
Examiner 2 Signature Date

________________________ ___________________

Chair Person Signature Date

ii
Acknowledgement
I would like to express my deepest gratitude to my advisor Desalgn Tesfaw (PhD) for his
insightful guidance on how to proceed with the work. The detail comments on the first
draft report were superb; helped me refine and solidify the paper further.

Dessie city administration and Dessie City Structure Plan Preparation Project Office has
given me access to various empirical data which otherwise they given new structural plan
to give me.

As an Architect-Planner or urban designer the training program was so crucial that it

enlightened me with the project management and the associated parametric consideration
in project planning and implementation. In recognition to this, I graciosity thank Zemen
Postgraduate College, the staffs and visiting the Doctors.

Last but not least, my indebtedness goes to my families and friends,whose technical
support was so immense. My Mother, your care and moral backing was incredible. It’s a
blessing to have you all. Thank you very much.

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 Abstract
Urbanization is not a recent phenomenon in the history of mankind. It encompasses the overall
development in social, economic and physical aspects. Urbanisation in Ethiopia, though
increasing rapidly, it still is one of the least among Sub-Saharan countries. Previously inhabited
cities like Dessie as they continue to grow physically, the usual urban decay is happening in
their nuclei. The once vibrant and highly attractive centers like Arada, Piazza, Areb Genda
areas are now challenged by improvised infrastructure and dilapidated physical condition. As a
strategy to facelift this makeshift at the nucleus, the city administration introduced local
development plans (LDP) in addition to the city-wide structures plan (SP) in 2012 AD. This study
explores the extent to which the introduced local development plan was implemented, results gained
in the socio-economic and physical aspects, the challenges faced during implementing and lessons
seized. The study took ‘North Piazza Areas Local Development Plan’ as a case. It is a sixteen-
hectare neighborhood that stretches from the central roundabout to ‘Etege Menen School’ including
areas like ‘Areb Genda’ and ‘Shell’. A three-level comparison was done; at the neighborhood (LDP
site), sub city (where the neighborhood is belonging to) and city at large with a particular focus on
the socio-economic aspect. The purpose was to examine whether or not having both wide area (SP)
and local area plans (LDP) simultaneously, leads to better outcomes. A detail analysis was
conducted on the spatial transformation and hindrances thereto at the site-specific level. The results
showed that the regeneration attempt did not succeed as envisioned, took place in less than ten
percent of the action area. The implementation challenges were attributed to the quality of
proposed plans, imposed legislations, choice of regeneration approaches and highly constrained
municipal capacity. Poor quality of plans coupled with highly rigid legislations and weak
municipal capacity led to a delay on implementation.
Key words: urbanization, urban decay, urban regeneration, local development plan,
welfare

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Acronyms
BAR Building Area Ratio
CAD Computer Assisted Design
CSA Central Statistics Agency
CBD Central Business District
DP Development Plan
EEPC Ethiopian Electric Power Corporation
FUPI Federal Urban Planning Institute
FAR Floor Area Ratio
GIS Geographic Information System
HH Household
LDP Local Development Plan
MUDHo Ministry of Urban Development and Housing
NUPI National Urban Planning Institute
NDP Neighbourhood Development Plan
SP Structure Plan
UN United Nation
WHO World Health Organisation

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List of Figures and Maps

Figure 1. 1: Organization of the Research ....................................................................................... 5

Figure 2. 1: Dessie City Proposed and Actual Built-Up area (2010-2020) .................................. 19
Figure 2. 2: Population growth and Net density ........................................................................... 19
Figure 2. 3: Relationships of key issues in the study .................................................................... 87
Figure 3. 1: Location of Dessie City ............................................................................................. 21
Figure 3. 2: Spatial distribution of sampled Households on the LDP Site ................................... 23
Figure 4. 1: Location of the Study Area........................................................................................ 27
Figure 4. 2: Percentage share of the existing land use .................................................................. 27
Figure 4. 3: Existing settlement pattern, parcellation and density ................................................ 28
Figure 4. 4: Diagram showing ownership ..................................................................................... 29
Figure 4. 5: Morphology map of the site in 2010 (left) and 2021 (right) ..................................... 37
Figure 4. 6: G+8 new 40/60 Housing complex ............................................................................. 39
Figure 4. 7: North-East Region Telecommunication Head Quarter Building............................... 39
Figure 4. 8: Mixed use Building, G+10 ........................................................................................ 39
Figure 4. 9: ................................................................................................................................... 39
Figure 4. 10: ................................................................................................................................. 42
Figure 4. 11: ................................................................................................................................. 43
Figure 4. 12: Implementation status of the recreational land uses. ............................................... 44
Figure 4. 13: Proposed aerial view vs existing conditions ............................................................ 45
Figure 4. 14: Three level description of socio-economic conditions ............................................ 45
Figure 4. 15: Family size and percentage share (LDP) ................................................................. 46
Figure 4. 16: Age group category ................................................................................................. 47
Figure 4. 17: Education status of Household members ................................................................ 48
Figure 4. 18: Student enrolment and type of schools .................................................................... 49
Figure 4. 19: Types of jobs for the household members ............................................................... 50
Figure 4. 20: Household Monthly income and Expenditure ......................................................... 51
Figure 4. 21: Household size vs income group comparisons at the LDP site level ...................... 54
Figure 4. 22: Lorenz Curve of households in the LDP site ........................................................... 56
Figure 4. 23: Houses and the respective construction materials ................................................... 59
Figure 4. 24: Compliances to the proposed regulations ................................................................ 69

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List of Tables
Table 1. 1: LDPs prepared for Dessie City in 2010 ......................................................................... 2
Table 2. 1: World Bank 2020-21 thresholds in income group classification ................................ 18
Table 2. 2: Dessie City Urban Evolution from 2000 to 2020 ....................................................... 18
Table 4. 1: Parcel areas and land use types ................................................................................... 28
Table 4. 2: Ownership types and the percentage shares ............................................................... 29
Table 4. 3: Summary of Land use categories and Ownership types ............................................. 29
Table 4. 4: Summary of Ownership vs Parcel area ....................................................................... 30
Table 4. 5: Comparison of Existing and Proposed land use and road networks ........................... 33
Table 4. 6: Comparison of Proposals at SP and LDP levels ......................................................... 34
Table 4. 7: Comparison of Existing and Proposed blocks and parcellations ................................ 35
Table 4. 8: Urban Design, Building Height and Building Function Proposals ............................. 36
Table 4. 9: Executed projects and their uses. ................................................................................ 38
Table 4. 10: Comparison of Proposal and Implementation (Overlay maps)................................. 40
Table 4. 11: Land use conversions ................................................................................................ 41
Table 4. 12: Evaluation on the situations of road networks (2010-2021) ..................................... 43
Table 4. 13: Average family size at the three levels ..................................................................... 46
Table 4. 14: Family size distribution ............................................................................................ 46
Table 4. 15: The sex ratios at each level ....................................................................................... 46
Table 4. 16: Age group category and percentage share ................................................................ 47
Table 4. 17: Education level of the population ............................................................................. 48
Table 4. 18: Percentage share of students enrolled in different types of School .......................... 49
Table 4. 19: Employment status across family members .............................................................. 50
Table 4. 20: Monthly household expenditure and monthly income.............................................. 51
Table 4. 21: Income groups .......................................................................................................... 52
Table 4. 22: HH size Vs Income group Summary at the LDP site, Sub-city and city level ......... 53
Table 4. 23: Gini Coefficient values at the LDPs site, Sub-city and Dessie city levels................ 54
Table 4. 24: Deciles and Kuznets ratio (Own tabulation, 2021) ................................................... 55
Table 4. 25: Gini Coefficient at the LDP site (Own tabulation) ................................................... 55
Table 4. 26: Summary of number of rooms per HHs at city and LDP site level .......................... 56
Table 4. 27: Summary of construction materials used for house construction ............................. 57
Table 4. 28: Housing facilities at City and LDP site level ............................................................ 60
Table 4. 29: Power and water sources (own computation, 2021) ................................................. 61
Table 4. 30: Waste removal system .............................................................................................. 61
Table 4. 31: Choice of urban development and preferred housing types ...................................... 62
Table 4. 32: List of projects implemented since the approval of the LDP .................................... 63
Table 4. 33: Types of renewal approaches and developers ........................................................... 64
Table 4. 34: Location of Parcels in reference to streets ................................................................ 64

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Table 4. 35: Ownership status of the parcels before merger ......................................................... 64
Table 4. 36: The chosen renewal approaches and geometry of existing parcels .......................... 65
Table 4. 37: Parcel sizes/areas where the renewal projects took place ......................................... 65
Table 4. 38: Number of parcels merged for the Area-Based renewal projects ............................. 66
Table 4. 39: The Land uses at the base line, proposals at SP and LDP ........................................ 66
Table 4. 40: Building functions/use after development ................................................................ 67
Table 4. 41: Actualised projects and adherences to the planning regulations............................... 69
Table 4. 42: Categorical Variables and the assigned labels .......................................................... 70
Table 4. 43: Corelation of the categorical variables ..................................................................... 71
Table 4. 44: Conformity of land use regulation and its determinants ........................................... 72
Table 4. 45: Parcel level adherence of land use regulation and the LDP proposal ....................... 72
Table 4. 46: two-way table on confirmation of land use regulation and location of parcels ........ 74
Table 4. 47: Sensitivity and Specificality tests ............................................................................. 75
Table 4. 48: Area-Based Regeneration and the determinants ....................................................... 76
Table 4. 49: Summary of proposed buildings and extent of implementation ............................... 78
Table A. 1: Parametric Summary of Executed projects ................................................................ 86

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Table of Contents
Declaration ........................................................................................................................................ i
Acknowledgement .......................................................................................................................... iii
Abstract ........................................................................................................................................... iv
Acronyms ......................................................................................................................................... v
List of Figures and Maps ................................................................................................................ vi
List of Tables ................................................................................................................................. vii
Table of Contents ............................................................................................................................ ix
CHAPTER 1: Introduction .............................................................................................................. 1
1.1. Background ...................................................................................................................... 1
1.2. Problem Statement ........................................................................................................... 2
1.3. Research Questions .......................................................................................................... 3
1.4. Research Objectives ......................................................................................................... 3
1.4.1. General Objective ........................................................................................................ 3
1.4.2. Specific Objectives ...................................................................................................... 3
1.5. Significance of the Study ................................................................................................. 3
1.6. Scope ................................................................................................................................ 3
1.7. Limitations ....................................................................................................................... 3
1.8. Definition of Terms .......................................................................................................... 4
1.9. Organization of the Study ................................................................................................ 4
CHAPTER 2: Literature Review ..................................................................................................... 6
2.1. Urbanization and urban planning ..................................................................................... 6
2.2. Urban Decay .................................................................................................................... 7
2.3. Urban Renewal /Regeneration ......................................................................................... 8
2.3.1. Urban Renewal/ Regeneration approaches ............................................................ 10
2.3.2. Local Development Plans as tools for Regeneration ............................................. 11
2.3.3. Principles of Urban Regeneration .......................................................................... 12
2.3.4. The new Planning Initiatives in Urban Regeneration ............................................ 13
2.3.5. LDP Implementation Process ................................................................................. 13
2.3.6. Stakeholders in LDP implementation .................................................................... 14

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 2.4. Welfare Measurements .................................................................................................. 16
2.4.1. Income versus Expenditure Approach ................................................................... 17
2.4.2. Gini Coefficient ..................................................................................................... 17
2.4.3. Income Group Classifications ................................................................................ 18
2.5. Dessie City and its Evolution since the Millenium. ....................................................... 18
2.6. Conceptual Framework .................................................................................................. 20
CHAPTER 3: Research Methodology ........................................................................................... 21
3.1. Description of the study area and its location ................................................................ 21
3.2. Research Type ................................................................................................................ 21
3.3. Research Design and Sampling ..................................................................................... 23
3.4. Data collection methods and sources ............................................................................. 24
3.5. Method of Data Analysis ............................................................................................... 25
CHAPTER 4: Data Analysis and Presentation .............................................................................. 27
4.1. Brief Introduction to North Piazza LDP Site ................................................................. 27
4.2. The Proposals and Spatial Transformations ................................................................... 30
4.4.1. Proposals at Structure Plan Level .......................................................................... 32
4.4.2. Proposals at Local Development Plan Level ......................................................... 33
4.3. Overlay Analysis as a Measure of Spatial/Physical Transformation ............................. 37
4.4. Description of the Socio-Economic Conditions ............................................................. 45
4.5. Housing Related Analysis .............................................................................................. 56
4.6. Evaluation of the Implementation .................................................................................. 63
4.7. Discussions on the Regression Results .......................................................................... 71
CHAPTER 5: Finding, Conclusion and Recommendations .......................................................... 77
5.1. Finding ........................................................................................................................... 77
5.2. Conclusion ..................................................................................................................... 79
5.3. Recommendation ........................................................................................................... 80
REFERENCES .............................................................................................................................. 83
Appendix ........................................................................................................................................ 86

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CHAPTER 1: Introduction
1.1. Background
Urbanization is not a recent phenomenon in the history of mankind. It encompasses
the overall development in social, economic and physical aspects. In the context of
Ethiopia, urbanisation is increasing rapidly (Amha et al., 2019) yet its level is one of
the least among Sub-Saharan countries. Both emerging and long-established cities are
undergoing evolution these days.
Dessie as a prominent urban center located in north-central part of Ethiopia was
founded in 1882 by Nigus Michael around the current location of Ayteyef Hall. It is
401 km north of Addis Ababa, the federal capital. Its astronomical location is 12 º 47’
(North) Latitude & 39 º 32’ (East) Longitude with elevations between 2470 and 2550
meters above sea level. Since its foundation the city has been serving as center for
administration, services, trade, and culture. Through the years the city has increased
in population, area, and complexity.
The first master plan for Dessie was prepared during the Italian occupation with a
framework of fascist segregation policy that divided the city into two quarters; white
(northern part-today’s Piazza area) and black (southern part). The northern part had
seen considerable growth in terms of physical size, construction activities, and
infrastructural facilities. It contained various shops and cafes. Besides, a number of
houses, hotels like Albergo C.I.A.AO. (today's Ghion Ambassel Hotel), a cinema hall
(Cinema Impero, the today's Dessie Cinema), a printing press (Poligrafio del Impero),
mills, schools, a hospital and a stadium were built along the north of piazza on the
eastern and western sides of Dessie-Mekele road. Starting from the piazza and taking
the eastern main street northwards, there were mixed commercial units (Balcha, n.d.).

In 1942, Dessie was listed as one of the six "Schedule A" municipalities in Ethiopia
and after three years it was put under the jurisdiction of the Municipalities
Department of the Ministry of Interior. Dessie in 1967 was among the forty towns
selected at the national level to be covered by a Grand Master plan preparation
project. It got its third development plan in 2000 which was prepared by National
Urban Planning Institute (NUPI) and in 2010 the city officiated a new structure plan
along with six more local development plans.

1
From the six LDP sites, three were located in the inner city and the remaining three at
the expansion areas. They cover an area of roughly 2200 hectare, nearly 13% of the
total planning boundary. The rationale for the preparation of the LDP proposals were
derived from the national standard which reads, for an area to have local development
plan there should be: 1) Problem pressure: deterioration of social, economic and
physical fabrics, 2) Development pressure: major investment proposals in pipeline,
3) Strategic Location: Potential to trigger further development and 4) Ease of
implementation: availability of adequate infrastructure and services
Nonetheless, their degree of implementation has never been applauded as the case
was during plan preparation and approval.

1.2. Problem Statement

Whenever cities expand there is high tendency that the nucleus decays, turns out to be
slum, packed with improvised infrastructure and sub-standard housing (Roberts and
Sykes, 2000). Urban renewal or urban regeneration is special local development
action aimed at upgrading run-down urban area (Keresztély, 2016). Its primary
purpose is to restore economic viability to a given area by attracting external private
and public investment and by encouraging business start-ups and survival. Local
development plans are important tools to facilitate urban regeneration. However, the
extent at which proposed plans and planning regulations are compromised during
implementation and the associated factors for plan violations are not statistically
explained. More over a lot of low income level people live in this place so it’s
difficult to relocate or demolished this place. The purpose of this research is therefore
to assess the spatial outcomes and analyses the correlations between planning
regulations, location of parcels in reference to parcels and implementation of
proposals

2
1.3. Research Questions

1. What were the physical outcomes of the North Piazza (Around areb genda
mosque) area local development plan of Dessie City?
2. What are the effects of quality of proposals and location of parcels in
reference to streets (Around Arebgenda Mosque) on the
implementation of local development plan?


1.4. Research Objectives

1.4.1. General Objective

The general objective of this study is to facilitate urban development in an integrate

way where the physical and socio-economic aspects are synergized.

1.4.2. Specific Objectives


To Promotion & contract management of the invitation of potential
investors outcomes of the North Piazza Area local development plan.
 To analyse and relocate the effect Land clearance it involves handling of
compensation and relocation issues

1.5. Significance of the Study

The study will fill the knowledge gap regarding implementation challenges in local
development plans. It can be used as source material for practitioners and municipal
administrators to effectively prepare and implement LDPs. Unlike master plans,
structure plans do need preparation of LDPs for ease of implementation as the latter is
a very generalist. It is therefore critical to fill the knowledge and practice gap in the
preparation and implementation of such plans.

1.6. Scope
The study discusses local development plans in general with a focus on
implementations challenges. It assesses the welfare impacts to local community and
physical transformations at the site level. The research is spatially limited to Dessie
city, North Piazza/Areb Genda area. Temporally, it mainly observes the planning
period from 2012-2023.

1.7. Limitations
The major limitation of this study is that it focuses mainly on one particular local
development plan site and it may be tough to drive objective reality de-linked to the

3
context. The lessons learnt and recommendations forwarded may not necessarily be
applicable to other contexts.

1.8. Definition of Terms

The terms and concepts below are defined in accordance to how they are used in
the study.

Parcel/plot: a plot of land where its boundary extent is clearly defined and
demarcated on the ground and drawn upon a map with rights having unique
parcel identification 1

Block: an urban space surrounded by roads and/or natural barriers containing one
or more holdings.

Neighbourhood: a group of urban blocks, with mix of urban land use comprising
a minimum of social services and playgrounds.

Kebele: the least administrative unit comprising multiples of neighbourhoods and a

kebele administration center

Sub city: the second highest administrative unit in the Ethiopian urban governance
system consisting of two or more kebeles.

City: largest in the hierarchy that comes after sub city or sometimes after kebeles
when there is no sub city organogram.

1.9. Organization of the Study

The paper is organized in five chapters. The research problems and its objectives are
stated in chapter one while reviews of related literatures and summaries are presented
in the second chapter. The third chapter deals with descriptions to the study, criteria
used for case selection, sampling techniques employed and methods of data
collection. The major part of the research, that is data analysis and presentation, is
broadly discusses in chapter four followed by summary of findings and conclusions in
chapter five.

1
Model Urban Block Standard

4
Figure 1. 1: Organization of the Research

Research Problem

Research Questions
Theoretical foundations on: - Objectives
✓
Urban decays
✓
Urban regeneration
/renewal
Research Methodology
✓
Renewal Approaches and
emerging discourses
✓
LDP implementations
✓
Spatial transformations
✓ Data Collection
Socio-economic impacts of
urban planning

Discussion and Analysis

Key Findings

Conclusions and
Recommendations

5
CHAPTER 2: Literature Review
2.1. Urbanization and urban planning

The overly simplified meaning of urbanization as put in the oxford dictionary is ‘a

process through which an area becomes more urban’. It implies a shift in the
population setting from rural to urban. The mechanism through which this shifting is
steered is called urban planning. The latter is technical, it has political dimensions, it
pledges to bring about societal welfare, focuses on restructuring the urban
environment in a way to ensure the optimal use of land. As echoed in the UN-Habitat
series of publications, urban planning is identified to be unequivocally important in
guiding the growth of urban areas.

Prior to the advent of the postmodernism, literatures show that planning was assumed
to be a technical activity to be carried out by trained experts with relatively little
involvement of politicians or communities and an endeavour that focuses on the
production of master plans, blueprint plans or layout plans, showing a detailed view
of the built form of a city once it attained its ideal end-state. These days it is
recognised that politics has a rather huge impact on planning; most planning decisions
are in practice taken by politicians (Evans, 2004), (Solesbury, 1974).

Cities and large towns, evolutionary outcomes of urbanization process, are growth
assets, the engines of wealth creation in modern societies (Riddell, 2004). They have
been and will keep being crucibles for transformation. Being the centres of economic
activities, they dominate other areas on productivity and provide an optimum avenue
of optimizing land use. They enable economic provision of social infrastructure and
facilities(Silva and Trono, 2020). Now adays urban areas, mainly of developing
countries, are growing largely at unprecedented pace and rapidity by posing serious
challenges. Since they are places where challenges and opportunities of development
meet, they need to be adequately planned and effectively guided by these plans in
order for enabling their expansion, functional specialization and cultural expression
and above all sustainability (Devas and Rakodi, 1993).

Paul Jenkins (2013) in the book “Urbanization, Urbanism, and Urbanity in an African
City…” noted that Eastern Africa, from Sub-Saharan region, has the highest
subregional population but the lowest urban proportion at 24 percent, rising to 30

6
percent. It is growing fast and rapidly urbanizing. The Sub Saharan region in general
is referred as ‘the last global region to enter the urbanization process’.(Jenkins, 2013).

Ethiopia’s urban population growth is among the highest in the world (Kassahun and
Tiwari, 2012), but still, Ethiopia is one of the least urbanized nations in Sub-Sahara
region (Tegenu, 2010). The country’s urbanization process is accompanied by
increasing poverty, a high unemployment rate, low governance capacities, weak
infrastructure and poor municipal finance in cities.

The major types of plans that have been legally approved and widely practiced in the
current Ethiopian planning system are structural plan, basic plan and neighbourhood
development plans (MUDHC, 2014). Structure Plan (SP) is defined as a legally
binding urban plan that consists of graphic documents along with explanatory texts
formulated and drawn at a level of an entire urban boundary of a given urban centre.
The plan sets out the basic minimum requirements regarding physical development
the fulfilment of which could produce a coherent urban development in social,
economic and spatial spheres. It is a framework plan that guides the development or
redevelopment process of an urban centre in an integrated and holistic
manner(MUDHo, 2018). Previously, there were other types of plans like integrated
development plan, master plan, Development plans etc.

2.2. Urban Decay

Whenever cities expand there is high tendency that the nucleus decays, turns out to be
slum, packed with improvised infrastructure and sub-standard housing(Roberts and
Sykes, 2000). This is exactly what older cities like Dessie are experiencing. The
pioneer settlements, the first known to be inhabited areas like Arada, Segno Gebeya,
Piazza and its surrounding were decaying.

Andersen (2003) defines uurban decay as the sociological process by which a

previously functioning city, or part of a city, falls into disrepair and decrepitude. It
may feature deindustrialization, depopulation or deurbanization, economic
restructuring, abandoned buildings and infrastructure, high local unemployment,
increased poverty, fragmented families, low overall living standards and quality of
life, political disenfranchisement, crime, elevated levels of pollution, and a desolate
cityscape. (Andersen, 2003)

7
 2.3. Urban Renewal /Regeneration
Urban renewal or urban regeneration is broad concept referring to special local
development actions and programs aimed at upgrading run-down urban areas
(Keresztély, 2016). It is the clearing out of blighted areas in inner cities to clear out
slums and create opportunities for higher class housing, businesses, and more (Caves,
2004). Its primary purpose is to restore economic viability to a given area by
attracting external private and public investment and by encouraging business start-
ups and survival.

Urban renewal is of growing importance for two reasons. Firstly, as more of us live in
towns and cities, urban areas become larger and older, so inevitably more and more
renewal of the urban fabric has to take place. Secondly, there is growing concern about
the constant expansion of towns and cities into their agricultural hinterlands, while large
quantities of urban land and buildings are abandoned and left derelict (Couch, 1990). Its
first appearance can be dated back to the early 19th century, the birth of the industrial city
and industrial urban societies. Nevertheless until the end of World War II, one cannot
speak of urban renewal as a typical tool of urban development(Keresztély, 2016). In the
first half of the 20th century, it became dominated by (i) state-led housing clearance and
replacement building; (ii) a general reduction in inner city housing and industrial densities
which facilitated the takeover of those areas close to the city cents by more profitable
office and shopping activities; (iii) redevelopment of city centers as the density of existing
office and shopping areas increased to meet rising demand.

There are three types of urban renewal activities. The first is the continuing market
led activity of adapting urban areas to the changing needs and demands of capital. The
second takes the form of state social expenditure to ensure social harmony and well-
being. The third takes the form of state social physical capital investment and state
regulation to facilitate profitable private sector property development and
redevelopment (Couch, 1990).

Urban renewal recreates neighbourhoods and communities left behind due to

demographic and economic change, by bringing back character and a sense of place.
Effective urban regeneration is of fundamental importance to a wide range of actors and
stakeholders including local communities; city, regional and national government;

8
property owners and investors; businesses; environmental organisations; residents;
and visitors at all levels from the local to the global.

Dilapidated areas can be reinvigorated through land, building and infrastructure

development which allows cities to further their growth. As (Matamanda and Chirisa,
2014) elucidated, owing to the capitalistic nature of contemporary cities, economic
approach was at times adopted in efforts to revitalize inner cities. It has some
limitations though; it only considers the market forces ousting social fabric and the
aesthetics dimensions. A robust inner-city revitalisation requires: 1) the engagement
of stakeholders at all levels in a given locality. It should not be exclusionary. The
citizens, property owners as well as investors often help to outlines their values and
interests that crystallise into the broad revitalisation plan therefore sustaining
development. 2) end to end defined time lines. Timeframes are critical when it comes
to revitalisation initiatives as these provide investors and developers as well as the
council with a sense of urgency and act with deadlines. 3) holistic approach. City is a
complex ecosystem with various organisms within it hence the need to model it
holistically taking into account the various processes that culminate from the
processes and their interaction so as to attain sustainable inner-city revitalisation.

Box 1: Contemporary concerns of urban regeneration. Adopted from (Tallon, 2010)

1. Physical environment: urban regeneration has attempted to improve the built

environment, concerns which have now embraced environmental sustainability.
2. Quality of life: urban regeneration has sought to improve the physical living
conditions, or local cultural activities, or facilities for particular social groups.
3. Social welfare: urban regeneration has endeavoured to improve the provision of
basic social services in certain areas and for certain populations.
4. Economic prospects: urban regeneration has sought to enhance the employment
prospects for deprived groups and areas through job creation or through education and
training programmes.
5. Governance: there has been a shift from government to governance within urban
regeneration, and public policy more generally, which is highlighted by the rise in
importance of partnership, community engagement and multiple stakeholders in the
process and delivery of urban regeneration.

9
The administration of regeneration policy is inextricably bound up with the politicians
at all levels who administer it, with the traditions of the administrations they work for,
and with the investment mechanisms that they operate. Although it would be the wish
of most professionals engaged in regeneration to see the process as a technical one,
usually the process is entangled with the political strategies and personalities in
certain cities (Couch et al., 2003).

2.3.1. Urban Renewal/ Regeneration approaches

Area-wise and plot-wise approaches are the two predominantly practiced approaches
for urban renewal in most Ethiopian cities (Mulugeta, 2005). By area-wise, it means a
particular urban segment is designated for urban renewal/ redevelopment and then
local development plans are prepared in discussion with the respective stakeholders.
Once the preparation is over, it passes the approval process and implementation
begins. The city administration waits for development proposals from interested
developers both for inner city and expansion areas. If it complies with the envisaged
requirements of the local development plan then paying the necessary compensation,
shifting existing residents and clearance follows. Usually, the whole area/block is
expected to develop jointly in collaboration. On the other hand, plot-wise renewal and
urban development endeavours take place on the basis of developers’ proposals, be it
governmental or private, on particular parcels/plots. In parts of the city where there is
no local development plan, it could be handled by the provisions of structure plan
alone and the bureaucracy is less. In other parts where local development plan is in
place, then development efforts should comply with the requirements of the LDP
unless otherwise revised by respective authorised bodies. Renovating the city consists
of eliminating, in part or in full, dilapidated, old and abandoned houses and buildings
and creating space for residential and work purposes (MUDHC, 2014).

Globally, the new agendas in regeneration include a fundamental restructuring of the

economic base, unemployment, social segregation, and environmental degradation,
coupled with the globalised nature of financial markets and the sustainable
development movement (Couch et al., 2003).

Couch, Fraser & Percy (2003) in their case study-based book titled ‘Urban
Regeneration in Europe’, summarised the urban regeneration experiences of some
selected European cities and recommended that regeneration attempts should focus on

10
the following strategies 1) Globalisation and place marketing where the places are
promoted 2) Prestige developments in which high-profile, large-scale developments
are attracted 3) equal attention to be given for the development of cultural facilities,
tourist projects and public art 4) Social inclusion policies whence the aim is to widen
employment and training opportunities, encourage public participation in society, and
build up skills and confidence within the local community 5) New alliances and
partnerships among actors and various interest groups and the last one is 6) Promoting
sustainability that seeks in bringing balancing the environmental, economic efficiency
and social needs.

2.3.2. Local Development Plans as tools for Regeneration

Local Development Plan as described in ‘Local Development Plan Manual’ (FUPI,
2006) is a detail development plan used as a statutory instrument that zooms out the
general and broader proposals of a structure plan of an urban center. In the Ethiopian
Urban Planning System, LDP may be conceived as a detailed urban development plan
of a locality or neighbourhood or part of an urban center. It is a major tool through
which SP is implemented and may have a life span not exceeding that of the SP.
LDPs have two major objectives:

1. To guide a long-term development of a locality by providing tools such as

building permit procedures; design guidelines and brief;
2. To facilitate efficient and effective implementation of projects such as city
center business development, real estate projects, etc by providing detailed
land use and urban design proposals.
A neighbourhood plan is a plan that is prepared for a specific area that has already
been identified in the structural plan and it includes detailed plans that regulate
neighbourhood redevelopment, renovation, city design and city block design
(MUDHC, 2014).

A neighbourhood development plan is a plan of a neighbourhood that is part of a city and

bases itself on the capacity and current situations with regard to the implementation of the
current structural and strategic plans. One structural or strategic plan may have many
neighbourhood plans. A neighbourhood plan displays methods of land management type
and building height, roads, main infrastructures and transport system, housing
development, type of neighbourhoods, green areas, city renovation and

11
reallocation of space, and other environmental issues. It should be prepared and
executed through the active participation of the local population. The neighbourhood
’s council of representatives of residents should openly discuss on the prepared
neighbourhood plan and the plan should be passed by at least a 30% vote from
residents (MUDHC, 2014).

2.3.3. Principles of Urban Regeneration

Fainstein (1991) discussed how market rationality local competitiveness were the
prime goals of regeneration agendas in the 90s. Urban planners were more directly
directly involved in economic development. He exclusively stated that , "market
rationality and local competitiveness have replaced comprehensiveness and equity as
the primary criteria by which planning projects were judged." (Fainstein, 1991)

Roberts and Sykes (2000) while acknowledging the importance of economic success
as a foundation for urban prosperity and quality of life they hinted the significance of
acknowldging dominant social conventions and political forces of the day. the
principal argument was further extended to the extent of incorporating cultural
activities in urban regeneration. Gotham (2001) noted the fact that traditionally urban
theory presumes a division between the economy of cities and their culture, with
culture subordinate in explanatory power to the "work" of the city. However,
categories of production and labor in the urban context have been severely impacted
by post-industrial and globalizing trends; cultural activities are increasingly crucial to
urban economic vitality.(Gotham, 2001).

Box 2: Principles of Urban Regeneration, Adopted from (Roberts and Sykes, 2000)

Urban regeneration should:

• be based upon a detailed analysis of the condition of an urban area;

• be aimed at the simultaneous adaptation of the physical fabric, social structures,
economic base and environmental condition of an urban area;
• attempt to achieve this task of simultaneous adaptation through the generation and
implementation of a comprehensive and integrated strategy that deals with the
resolution of problems in a balanced, ordered and positive manner;
• ensure that a strategy and the resulting programmes of implementation are
developed in accord with the aims of sustainable development;

12
• set clear operational objectives which should, wherever possible, be quantified;
• make the best possible use of natural, economic, human and other resources,
including land and existing features of the built environment;
• seek to ensure consensus through the fullest possible participation and co-
operation of all stakeholders with a legitimate interest in the regeneration of an
urban area; this may be achieved through partnership or other modes of working;
• recognise the importance of measuring the progress of strategy towards the
achievement of specified objectives and monitoring the changing nature and
influence of the internal and external forces which act upon urban areas;
• accept the likelihood that initial programmes of implementation will need to be
revised in-line with such changes as occur;
• recognise the reality that the various elements of a strategy are likely to make
progress at different speeds; this may require the redirection of resources or the
provision of additional resources in order to maintain a broad balance between the
aims encompassed in a scheme of urban regeneration

2.3.4. The new Planning Initiatives in Urban Regeneration

Box 3: The new planning initiatives, adopted from (Riddell, 2004)

• are strategic rather than comprehensive;

• are flexible rather than end-state oriented and fixed;
• are action and implementation oriented through links to budgets, projects and city-
wide or regional infrastructure;
• are stakeholder or community driven rather than only expert driven;
• are occasionally linked to political terms of office;
• contain objectives reflecting emerging urban concerns
• play an integrative role in policy formulation and in urban management by
encouraging government departments to coordinate their plans in space; and
• focus on the planning process, with the outcomes being highly diverse
and dependent upon stakeholder influences or local policy directions.

2.3.5. LDP Implementation Process

As explained by Dejene Mulugeta (2005) there are three critical steps in LDP
implementation process especially when the aim is to renew an old urban center. These
are 1) Land clearance: it involves handling of compensation and relocation issues

13
(onsite and offsite) 2) Infrastructure provision: after the completion of land clearance
along with handling compensation and relocation issues the next phase of
implementation is the planning and provision of the necessary infrastructure to
develop the LDP areas. The main infrastructures to be supplied are road, water, power
and telecommunication. 3) Promotion & contract management: includes the
invitation of potential investors
Neighbourhoods with low-income residents that are undergoing redevelopment often
simultaneously experience displacing the poor(London and Palen, 1984). Responding
to displacement of the poor, community organizations have attempted to influence
policies to balance redevelopment by advocating for low-income housing for the poor
in neighbourhood areas undergoing redevelopment. The intersection where both
planners and communities come together during revitalization efforts is the
neighbourhood (Etingoff, 2017).

Urban design

Physical design for pulling together a socially worthy urban outcome is a challenge
for those managers, planners, engineers, landscapists and surveyors who would plan.
The engagement of good design, along with an acceptable site-utility and land-use
mix, induces the best that constitutes vibrant, wholesome and joyful urban living,
accommodating work-at-home preferences, house-type mixtures and offering social
choices. A difficulty with this emphasis on urban social design is that it works
through as an aestheticism which is sought out, and in effect paid extra for, by those
wealthy enough to afford it; but of course the need for good design is imperative for
poor communities because it induces ‘pride of place’ (Riddell, 2004).

2.3.6. Stakeholders in LDP implementation

Most urban renewal programs are implemented through the cooperation of the two
spheres (public-private partnerships), and cases in which the public or the private sphere
is the sole actor in the renewal of an area are relatively uncommon. Yet there is a third
type of stakeholder in urban renewal: the civil society and NGOs (Keresztély, 2016).
Potentially, participation in planning can empower communities and build social
capital, can lead to better design of urban projects and can allow for participants’
concerns to be incorporated within strategies (UN-Habitat, 2009b).

14
Initiatives in urban regeneration are implemented most successfully when programs
sensitively respond to local people including those with special needs and problems
(Roberts and Sykes, 2000). There is an urgent need for African governments and local
authorities to institute key institutional and infrastructure reforms that will manage the
growing urban sectors in the respective countries (UN-Habitat, 2018b). If a
partnership does not have the leadership capacity and creative skills to engender a
common sense of purpose and develop a shared vision, then it is unlikely to use
regeneration resources well. Political will and support are prerequisites of
effectiveness while the active involvement from senior actors in participating
agencies can demonstrate real commitment.

Without deliberate and informed planning decisions, the new urban dwellers are
likely to reside in slums and informal settlements, with limited access to livelihood
opportunities, a case that will create untenable urbanism and a recipe for urban
chaos(Collier and Venables, 2014)

Limited resources and slow administrative reforms and partial decentralization of

political and administrative roles to local authorities have made small and
intermediate cities unable to operate effectively. Regarding planning, the extensive
use of master plans for most cities has proved to be ineffective in providing direction
on urban growth. Most plans were outdated and never updated, with heavy
connotations of colonial ideals on planning such as exclusive zoning. Land
management in most cities was not largely affected by planning policies but land use
was influenced by political power and customary practices. This led to spatial
fragmentation, speculation and urban sprawl. Despite the challenges posed to
planning practice in Africa, cities have grown and created economic opportunities for
the residents (Silva and Trono, 2020). Despite urban growth outstripping economic
growth of most African countries, laissez-faire urban management has largely
contributed to the poor state of urban areas. Access to adequate health and education
facilities is often limited; insecurity is dominant; organized policing is ad hoc at best;
and employment is mostly informal, insecure and poorly paid. This could be
attributed to planning policies and practices and the national and local level, that if
checked, would result in remedial impacts to the vices befalling many urban areas.

15
The major stakeholders in general are the public sector with administrative role,
developers with financial capacity, land/property owners with possibility of their
property being expropriated, funders/financing organization who may not have direct
interest in projects, builders, development advisors/consultants and the community at
large.
Urban Land Administration: The Federal Democratic Republic of Ethiopian in the
‘Urban Lands Lease Holding Proclamation, Proclamation No. 721/2011’ states that
no person may acquire urban land other than the lease holding system
Article 8 sub article 1 (a-e) of the proclamation clarifies what has to be done prior to
advertising urban lands prepared for tender. Appropriate body shall ascertain that the
lands: a) are free from legal claims of any party; b) are prepared in conformity with
the urban plan; c) have access to basic infrastructure; d) are parcelled, delineated,
assigned with unique parcel identification numbers; e) have site plans and fulfil other
necessary preconditions
And in article 12 sub articles (2) & (3) regarding allotment of urban land, it was stated
that: A person displaced due to urban renewal program shall be entitled to a substitute
plot of land. (3) A lawful tenant of government or kebele owned residential house in a
region or Dire Dawa shall be entitled to allotment of residential plot of land at bench
mark lease price if displaced due to urban renewal program and could not be provided
with access to substitute housing; provided, however that he shall deposit money, as
determined by the appropriate body, in a blocked bank

2.4. Welfare Measurements

It is frequently argued that consumption is better suited than income as an indicator of

living standards, at least in many developing countries. One reason is that
consumption is believed to vary more smoothly than income, both within a given year
and across the life cycle. Income is notoriously subject to seasonal variability,
particularly in developing countries, whereas consumption tends to be less variable.
Life-cycle theories also predict that individuals will try to smooth their consumption
across their low- and high-income years (in order to equalize their “marginal utility of
consumption” across time), through appropriate borrowing and saving behaviour
(Duclos and Araar, 2006).

16
 2.4.1. Income versus Expenditure Approach
Most rich countries measure poverty using income, while most poor countries use
expenditure. The reason is that in rich countries income is comparatively easy to
measure (much of it comes from wages and salaries), while expenditure is complex
and hard to quantify. On the other hand, in less-developed countries income is hard to
measure (much of it comes from self-employment) while expenditure is more
straightforward and hence easier to estimate (Haughton and Khandker, 2009).

2.4.2. Gini Coefficient

The most popular measure of inequality is Gini coefficient. It has a natural interpretation
from the Lorenz curve (Silber, 1999). The coefficient can take any values between 0 to 1
(or 0% to 100%). A coefficient of zero indicates a perfectly equal distribution of income
or wealth within a population. A coefficient of one represents a perfect inequality when
one person in a population receives all the income, while other people earn nothing.
Lorenz curve is a graph depicting the variance of the size distribution of income from
perfect equality (Todaro and Smith, 2010)

Deciles: split the population (by households) into 10 equal parts. Income deciles
show the average income for different income groups in society.

17
 2.4.3. Income Group Classifications
Income is used to classify/categorize individuals as per their income. The major
limitation with this approach is availability and validity of data. At times where the
income data is incomplete or invalid household consumption expenditure plus saving
is used. World bank releases thresholds for income level classifications each year on
July 1.

Table 2. 1: World Bank 2020-21 thresholds in income group classification

Group July 1, 2020 (new) $ July 1, 2019 (old) $

Low income < 1,036 < 1,026

Lower-middle income 1,036 - 4,045 1,026 - 3,995

Upper-middle income 4,046 - 12,535 3,996 - 12,375

High income > 12,535 > 12,375

Source: World Bank 2020-20212

2.5. Dessie City and its Evolution since the Millenium.
The city has experienced both physical expansion and population growths

Table 2. 2: Dessie City Urban Evolution from 2000 to 2020

Built-up Area (covered

Total Population Density
by construction) Planned
Previous
Built-up
Plans Area Growth Area (ha) Growth Person
Projections
(ha) Rate Rate /ha
2000 DP 750 - 2229.6 117,166 3.1 156
2010 SP 3417.23 4.56 8128.12 162,050 3.2 47
2020 SP 4043.98 1.15 8642.32 281,636 4.8 70
Source: Computed based on existing demography study and own computation

The actual area of the city covered by buildings and construction has grown from 750ha
during the development plan preparation in 2000 has grown to 4043 in just two decades.
It grew by nearly 5% in the first decade and 1.15% during the second planning period.

2
https://blogs.worldbank.org/opendata/new-world-bank-country-classifications-income-level-2020-
2021

18
Similarly, the proposed built-up area has grown with a decreasing rate signalling the
shortage of land for horizontal expansions. It was also observed an equivalent
population growth across the planning periods.

Figure 2. 1: Dessie City Proposed and Actual Built-Up area (2012-2023)

8642.32
8128.12
4043.98
3417.23

2229.6
750
In 2000 In 2010 SP In 2020 SP
DP 2000 DP 2010 SP 2020 SP

Source: Development partners’ 2012 proposal and Own computation

Population of the city has increased from 117,166 to 281,636 in two decades with
annual growth rate of 4.8. It grew more than two-fold. Though area increased
exponentially, the trend in density shows a different graph. The agglomeration of
adjoining rural lands in 2012 has significantly reduced the density.

Figure 2. 2: Population growth and Net density

Population Growth Net Density (Person/Ha)

300,000 281,636 200
250,000
150
200,000 162,050 156
150,000 117,166 100
100,000 47 70
50
50,000
0 0
In 2000 DP In 2010 SP In 2020 SP In 2000 DP In 2010 SP In 2020 SP

Source: CSA data and own computation

19
 2.6. Conceptual Framework

Figure 2. 3: Relationships of key issues in the study It is a two-fold analysis

where the spatial /
physical transformations
that resulted from the
proposal are assessed
using an overlay analysis
and the socio-economic
conditions are described.
The spatial changes are
checked against baseline
morphology and the socio-economic results are compared with the sub-city and city
conditions.

Source, Dessie city administration mezgeb bet

20
CHAPTER 3: Research Methodology
3.1. Description of the study area and its location

Dessie city is administratively divided into five sub cities within 18 urban administrative
kebeles and 8 rural administrative kebeles. Based on the population projection conducted
by (CSA, 2020) the town’s population projection for the year July, 2020 is about 281,636
of whom 139,283 are men and 142,353 women; 244,853 or 86.94% were urban
inhabitants living in the City of Dessie and the rest of the population (13.06%) are living
at rural kebeles. The area of the city is 16,800 hectares.

Figure 3. 1: Location of Dessie City

Source: Development Partners Plc. 2012 and Bililign, 2023

3.2. Research Type

The research employed both qualitative and quantitative approaches. The failures for
implementation of the LDP are explained qualitatively while the current status of
households in respect to their welfare status are analysed quantitatively. Due to the
exploratory nature of the spatial issues and the inability to manipulate variables, a

21
qualitative using overlay analysis method is employed as an attempt to examine the
spatial dynamics. When it comes to the socio-economic issues, the study becomes
more of a descriptive followed by multi-level comparisons. It is a descriptive
research. According to Kothari (2004) descriptive research includes surveys and fact-
finding enquiries of different kinds. Its purpose is description of the state of affairs as
it exists at present. (Kothari, 2004)
Criteria for case area selection
During the selection of particular case for the study, the following criteria were
considered.

▪
Location: Strategic location is one factor in the selection process for LDP site.
LDPs located in inner city area have higher potential for representativeness
and experience interesting dynamics. For this study too the same parameter is
considered.

▪
Implementation Status: Since the effective implementation period was the
same for all LDPs, the one that has accomplished a relatively better
implementation was chosen.
▪
Availability and accessibility of Data: least but not last is the convenience for
data collection. LDP site where the probability of acquiring data was highest.
Taking the above criteria into account, the North Piazza area LDP site /Areb Genda
Site/ was selected for the study.

22
3.3. Research Design and Sampling

Data from Dessie City Cadaster shows that there are 413 households in the LDP site.
Most of the parcels are reserved for residence, commerce and services. For a finite
population sample size is determined by the formula shown below.

Where n=Size of the sample, N=Size of populations which is the number of parcels i.e
413 e=Acceptable error (0.05), p=Standard deviation of population (0.1), q=Sample
proportion q= 1-p =1-0.1 =0.9, Z=Standard variant at a given level confidence level

Figure 3. 1: Spatial distribution of The sample size(n) was computed

sampled Households on the LDP Site to be 105. considering 2 %
contingency for non-response,
114 samples were taken. Based on
the equation, more than 25% of
the population are included in the
sample.

Mapping

Once data extraction was done, the

next task was to map the samples
on the LDP site using GIS. It was
to check if the distribution was fair
and whether the sample parcels fall
in the site. The Cadaster data from
Dessie city municipality was used
as a reference.

Triangulation

Validation was done on the data quality and representativeness of the sample using on
site cross-checking and document reviews.

23
3.4. Data collection methods and sources
To get a rich understanding on the subject, both primary and secondary data were
collected from both primary and secondary sources. Dessie city administration,
Dessie City Structure Plan Preparation Project Office, local residents and the site
itself were sources of data. Various methods were used for collection.
A. Interview: unstructured interview was used to collect data from Dessie city
administration planning offices, land administration, building permit,
infrastructure, road authority and key informants. Open-ended questions were
used. Experts and officials, business associations, small and medium
establishments concerned on plan implementation were selected as key
informant.

B. Observation and inventory: transact walk was made through individual

blocks to get the glimpse of overall physical conditions and infrastructure
developments. It was also used as triangulation mechanism to crosscheck
validity of data collected through other methods. Inventory of physical
features was done using checklists.
i. Photograph: Photographing was employed as a main technique for
data recording. The actual morphology of the site including the
streetscape, physical structures infrastructure and the skylines were
recorded for latter comparisons with the urban design proposals and
physical/spatial aspect development.
C. Questionnaire: Questionnaires filled and collected from 16/05/2020 to
27/06/2020 by Dessie city structure plan preparation project office were filtered
and used. From the dozens of questions, the researcher picked only the
important ones in relation to the study. Additional questioners were distributed
to officials. The questioners were meant to clarify issues related to;
✓
Land use conformity to the LDP proposal
✓
Degree of completion of buildings and infrastructure
✓
Urban design issues
✓
Policy frameworks

24
 ➢
Document review/ secondary data: Document review was undertaken to
collect secondary data from documents, proposed plans, maps, satellite
images, text reports, manuals, policies and legislation

3.5. Method of Data Analysis

Descriptive analysis was made to evaluate frequencies and counts of important

variables related to the listed objectives. Figures. Graphs, tables, pie-diagrams and
histograms were used to present descriptive results. The consumption expenditure
data was used to assess the welfare of the community in all the three levels (Site-Sub
city and city) as the income data was incomplete particularly for the site. Most of the
respondents did not fill it properly. Literatures shows that organisations including
World Bank use household consumption expenditure data as a proxy to income.

To examine the welfare situation of the sampled households, the decile ratio and Gini
coefficient were employed. To analyse the shape of the households’ consumption
expenditure distribution within the LDP site, households were categorized into ten
equal size groups ranked by consumption expenditure with decile 1 comprising
households with the lowest consumption expenditure and decile 10 with the highest
consumption expenditure. Another measure is the Gini coefficient which provides a
numerical value of the degree of inequality. The Gini coefficient takes a value
between 0 and 1, where 0 represents the unlikely situation of perfect equality where
all households have the same level of consumption expenditure.

Analysis tools and analytical models

For spatial analysis GIS and AutoCAD are used and for the non-spatial analysis
statistical tools like STATA and excel are employed.

Both descriptive and comparative analysis are employed in the study. The socio-
economic conditions of the households living in the neighbourhood are compared
with the sub city and city where there were no detail local development plans.

25
For the areas that have undergone physical transformations, binomial probit regression is
used to check how far the development confirms to the proposed regulations. Binomial
regressions are used since there are categorical variables which cannot be put in orders
(Garson, 2014). The dependent variables indicate the acceptance of the proposed
regulation or violations. If the developed projects follow the proposal, then 1
otherwise 0.
CHAPTER 4: Data Analysis and Presentation
4.1. Brief Introduction to North Piazza LDP Site

Before embarking on the detail

Figure 4. 1: Location of the Study Area
discussions, the author would
like to lay some foundations on
the historical and physical
conditions of the LDP site at
the base line.

Location: the site covers an

area of 16ha. Starting from the
city center, it stretches up to the
city administration building on
the road to Wollo University
and turns right to the Post
office. Incorporates the urban
blocks in between the two
arterial streets; the Woldia
route and University route.
Existing land uses
The majority of the existing land was developed for residential use (68.5%) followed
by commerce (21%) and mixed use (6.3%). A primary school, child care center and a
grand mosque were among the few social services. The North western part of the site
was dominated by administrative buildings.
Land Use #No. %
Figure 4. 2: Percentage share of the existing land use
Residence 283 68.52
Commerce 87 21.07
Transport 0.24
Others 0.24 Mixed Use 26 6.3
Manufacturing and… 0.24
Administration 1.45 Service 8 1.94
Service 1.94 Administration 6 1.45
Mixed Use 6.3 Manufacturing 1 0.24
Commerce 21.07 and Storage
Residence 68.52 Others 1 0.24
0 20 40 60 80 Transport 1 0.24
Percentage Total 413 100
Source: Own compilation

27
Settlement patterns and parcellation

Figure 4. 3: Existing settlement It is an old settlement dominated by Kebele owned

pattern, parcellation and density
low rise houses and with majority of the people
living in poor living conditions. The settlement
pattern and road network is grid as it looks but
practically the swinging foot paths and sinuous
accesses roots unveils presence of organic patterns.
Multiple story buildings are built along the main
arterial and sub arterial roads. In those areas, the
density is higher. The parcel sizes range from as
small as 12. 5sq.m (residential) to as large as 12,000
square meters in public services. Fragmentation and
geometrical irregularity of plots is a defining feature
of the settlement in general. More than 40% of the
parcels are less than 100 sq. m. Such fragmentation
requires merger of plots and the irregularity needs
geometrical revisions during regeneration efforts for
an optimized usage of land.

Source 2010 SP, Cadastre data, mapped GIS)

Table 4. 1: Parcel areas and land use types

Parcel area (in square meters)

501-
Land Use 0-50 51-100 101-200 201-500 1000 >1001 Total
Residence 59 77 69 46 26 3 280
Commerce 8 21 25 16 12 5 87
Mixed Use 0 4 6 10 2 3 25
Service 0 1 0 0 2 5 8
Administration 0 0 0 1 0 5 6
Manufacturing
and Service 0 1 0 0 0 0 1
Others 1 0 0 0 0 0 1
Transport 1 0 0 0 0 0 1
Total 69 104 100 73 42 21 409
Source: Cadastre data and Own computation

28
Ownership status
Table 4. 2: Ownership types and the percentage shares

Ownership Type Freq. Percent Majority (48.7%) of the parcels are

Kebele Owned 201 48.67 occupied by kebele house, hence kebele

Private Ownership 195 47.22 owned. according to the ownership status

Government 7 1.69 data, private ownership comes in the
Others 4 0.97 second category with 47 % share. The
Public 2 0.48 hypothetical assumption is that when
Religious Institution 2 0.48 urban regeneration proposal is brought to
Rental Housing Agency 2 0.48 areas that are dominated by kebele owned
Total 413 100.00 houses, there would be no compensation
cost and existing structures could easily be cleared for incoming developments.

Figure 4. 4: Diagram showing ownership The houses usually have single or

double rooms. Mostly the
households use the same rooms to
perform additional income
generating activities to support
their livelihood expenses.
Government Kebele Owned
Others Private Ownership
Public Religious Institution
Rental Housing Agency

Table 4. 3: Summary of Land use categories and Ownership types

Land Use Categories
Manufactur Mixe
Ownership Admini Comm ing & d Oth Reside Servi Tran
Type stration erce storage Use ers nce ce sport Total
Kebele Owned 0 20 0 10 0 169 1 1 201
Private 1 62 0 16 0 112 4 0 195
Government 4 2 0 0 0 0 1 0 7
Others 0 2 0 0 1 1 0 0 4
Public 0 0 1 0 0 0 1 0 2
Religious
Institutions 0 1 0 0 0 0 1 0 2
Rental Housing
Agency 1 0 0 0 0 1 0 0 2
Total 6 87 1 26 1 283 8 1 413
Source: Own computation

29
As seen in the above summary table, 84% of the kebele owned houses are registered
to primarily serves for residential purpose. The officially registered commercial uses
from the kebele houses are 10%. Nearly a third of the private houses are used for
commerce while 57.4% are again serving primary residential purposes.

Table 4. 4: Summary of Ownership vs Parcel area

Parcel area (in square meters)

51- 501-
Ownership Type 0-50 101-200 >1001 Total
100 201-500 1000
Government 0 0 0 1 1 5 7

Kebele Owned 45 65 53 7 0 197

27
Others 1 1 1 0 1 0 4

Private Ownership 23 36 46 33 12 195

45
Public 0 1 0 0 0 1 2
Religious
0 1 0 0 1 2
Institution 0

Rental Housing
0 0 0 0 2 2
Agency
0
Total 69 104 100 42 21 409
Source: Cadastre data and Own tabulation

The existing cadastre data shows that more than 55% of the parcels owned by Kebele
are tiny plots covering less than100 square meters. As per the urban development
directions, the minimum lot size for residence in Amhara region is 100 m 2. Nearly a
quarter (23%) of the Kebele owned residential plots do not satisfy the standard.

4.2. The Proposals and Spatial Transformations

Before the consultants stumbled on to the plan preparation task, exploratory studies were
conducted on the physical and socio-economic conditions of the neighbourhood and
communities respectively. Existing land uses, block sizes and connective, road networks
and surface materials, existing structures and housing conditions were among the physical
issues addressed in the physical studies. As per the study, most of the houses [70%] were
identified to be built out of mud and wood with prime purpose being residence. 20% of
the houses did not have toiles and 10% did not have their own electric meters
(Development-Partners, 2010). It was also indicated that most of the heads of

30
the HHs were engaged in private jobs and 28 % were illiterate. Most of the
households’ incomes were lesser than their monthly expenses.

Regenerating the deteriorated condition of the neighbourhood and improving the

livelihoods of the residents were the prime objectives of the local development plan.

4.3 Finding
It is found necessary to remind the research questions here. The very purpose of this
research was to find answers for these questions.

A. What were the physical outcomes of the North Piazza area local
development plan of Dessie City?
B. What are the effects of quality of proposals and location of parcels in
reference to streets on the implementation of local development plan?

Majority of the physical transformations took place at the periphery of the LDP site,
along the arterial streets while the inner parts are yet untouched. The exploratory
study shows majority of the houses in the inner part are below substandard built out of
less durable and flimsy materials. The settlement in general does not fulfil both spatial
and structural requirements of a healthy neighbourhood. The average number of
rooms is 2.27 which significantly lesser than the city average (3.19). The share of
wood and mud as wall construction material is 88.5% which is much higher than the
city figure (51.72%). Cement floors are lesser (34.5%) compared to the city (48.52%).
Not only are the materials less durable they are also in a state of dilapidation.

The developed projects are in one way or another connected to the arterial streets.
Initially it was envisioned that neighbourhood would be redeveloped to a commercial
(mostly of hotels) and mixed hub followed by administration. The research shows that
there was no pure commercial/hotel development in the site, rather a promising figure
was recorded in the land use categories namely administration with government as
sole developer.

Coming to road and infrastructure, it was not progressive especially in the inner parts.
Local roads were not upgraded, surface materials not improved, widths not increased
physical connectivity not fully achieved. An attempt was done to transform a gorge to
a green park.

Regarding building structures, six new buildings (one more in the pipeline) were built
constituting nearly 10 percent of the proposal.
4.4.1. Proposals at Structure Plan Level
a. Land Use
The same consultant i.e Development Partners Plc. prepared both structure plan of
the city (Dessie) and detail local development plan of the neighbourhood/site under
investigation. The structure plan was meant to serve as umbrella for other detail plans.
At the baseline i.e in 2012 B.C. the site was identified as one of the shanty/slum areas
in the city in need of urban regeneration. Pertaining to location which is very close to
the CBD, its historical significance and presence of key infrastructures, the area had
to develop to the fullest of its potential. Cognizant of the enabling factors, the
previous kebele-house dominated residence was overwhelmingly turned to mixed use
at structure plan level. Revolutionary as an approach, the proposal seemed to turn
everything upside down, needed full clearance of significant portion of the site.
Theoretically, mixed development encourages the bringing together of various land
use categories mainly of commerce and residence. They raise value of the land, keep
areas active throughout the day and all week round.

One measure in the quality of in land use proposals is the proportions of land use
categories in respect to the standards. Proposals that maintain given proportions are
referred good. According to the proposal, we have only one dominant type of land use
i.e mixed use. Contemporary planning approaches endorse such mix.

Other than the mixed use and pure residence swapping, the other types of land use
like administration, service, commerce, manufacturing and storage were kept as they
were. Pocket spaces like existing taxi terminals, no man’s lands near and around
gorges were proposed for green and recreation.

b. Road network
Continuity of some of the collector and local roads was hampered by gorges and informal
settlements. The road network was mean to enhance permeability and accessibility. The
physically disconnected blocks were linked with roads. Narrow, dead end, meandering
‘passage ways’ were proposed to be upgraded to the required standard.

c. Building height and Land grading

For the majority of the area, the minimum permitted building height is ground plus four
stories with few areas allowing for ground plus structures. It is one of the highest at city
scale. The site falls in grade one, which means the land value is the highest at city level.

32
Table 4. 5: Comparison of Existing and Proposed land use and road networks

Existing Land use and road network at Proposed Land use and road network for
the base year (2010) the planning period

Source development partners 2012, and own map using GIS

4.4.2. Proposals at Local Development Plan Level

a. Land use
There are discrepancies in the land use proposals at the structure plan and local
development plan levels. In principles the detail plan was meant not to change land
uses but prepare implementation strategies for the realization of the proposal. At the
local development plan level, the land use proposal consists mainly of mixed use,
administration and commerce covering of 4.1 ha, 2.13ha and 2.11ha respectively.

The buffer area was assigned for recreational use. And much of the mixed use was
converted either to administration or commerce. The mix seem diverse but the land
use types like manufacturing and administration are located without considering the
land value.

33
Table 4. 6: Comparison of Proposals at SP and LDP levels
Proposed Land use and road network as per the Proposed Land use and road
SP (2010) network as per the LDP (2010)

Source development partners, 2012, and own map using GIS

There are inconsistencies both in the percentage share and types of the land use
categories at the SP and LDP levels. They contrast each other leaving confusions for
implementers.

b. Road network and Parcellations

In accessible blocks were made accessible. Large blocks were split. Fragmented
parcels with irregular shapes were merged yielding a big, orderly and geometrically
proportional parcel. New local roads were introduced. Meandering paths were
straightened with respective rights of ways widened.

34
Table 4. 7: Comparison of Existing and Proposed blocks and parcellations
Existing blocks, parcels and building Proposed blocks and building foot prints
foot prints (2012) overlayed on the existing parcels (2012)

Source development partners, 2012, and own map using GIS

The fragmented, organic and irregular layouts of existing buildings and the overly
rigid regularity in the proposal resulted in an extended delay for any development
effort. More than 40-50 tiny plots were merged to yield one geometrically ordered
block. The proposal made it mandatory to demolish multiples of buildings at once.
The type of urban renewal approach in such occasions is block-based redevelopment
and not plot-based.

c. Urban Design and Building Heights

The proposed buildings were labelled with specified heights and building functions. Such
proposals though helpful for the development of good urban environments, many a times
they become too rigid for implementers. Developers though they have the interest to
invest they may be forced to obey every detail. There will be no room for

35
flexibility. Flexibility means understanding the temporal and spatial dynamics.
Totally 78 buildings were proposed. Out them, 5 were ‘G+3’, 50 ‘G+4’ and 23 were
G+5. The major building uses were listed as Hotels, Administrations, mixed use and
apartments. The permitted minimum height was G+3 and maximum of G+5.

Table 4. 8: Urban Design, Building Height and Building Function Proposals

Proposed Urban Design (2012) Proposed Building Height (2012)

Source Development partners, 2010, and own map using GIS

36
4.3. Overlay Analysis as a Measure of Spatial/Physical Transformation
An overlay analysis is conducted to study the spatial transformation in two ways. 1)
Using photo-montage where satellite images taken at the base year and a recent
satellite image were overlayed and the changes were quantified. 2) the existing land
use, road network, building height and urban design were overlayed to the proposals
and then spaces that experienced changes were measured.

Figure 4. 5: Morphology map of the site in 2012 (left) and 2021 (right)

C
a
s
e
2

Case
1

Source: Google Image

The morphology map shows that the peripheral areas are spatially transformed while
most of the inner part is left rather untouched. The dotted areas are the ones that have
experienced changes. Though the deadline is overdue, most of the projects are still
under construction.

37
Implemented projects

Table 4. 9: Executed projects and their uses.

S.No Project owner Use Height Ownership
type/Developers
1 North- Eastern Region Head quartet/ 2B+G+5 State actor
Telecommunication Administration
Head quarter
2 Fana Broadcast Branch office / 2B+G+8 Government
Corporate Dessie Administration
Branch
3 W/ro Kalkidan/Ato Mixed use B+G+4 Private
Kebedes
4 Ato Solomon Mixed Use G+10 Private
5 Rental Housing Residence B+G+8 RHA
Agency
6 Mixed use G+4 Private/Cooperation?
Source: Surveys from the site

In the proposal there were twelve mixed use buildings with heights ranging from G+3
up to G+5 and ten apartments for housing purpose. The vast majority were hotels, 19
in number followed by administration buildings, 15 in number. They all were to have
3 – 5 stories above ground level.

Implementation performance falls to 10 percent. More than two -third of the executed
projects did not follow the proposed height regulations.

38
The recently updated land use map when overlayed to the proposed plan from ten
years reveals the belated pace of implementation. Even, the attempted efforts were not
plan led, they don’t comply with the detail proposals in any form. Proposed land uses
were converted, height regulations violated and the urban design proposal not obeyed
including the building geometries. The observed land use conversions were
administration to housing, mixed use to administration and commerce to mixed use.
From the six corners, four have experienced a recorded level of land use conversion;
the rest two were built in line with the proposal.

Table 4. 10: Comparison of Proposal and Implementation (Overlay maps)

Proposed road network, blocks and Areas that are spatially transformed
building shapes (2012) (2023)

Source: Development partners, 2012, and own map using GIS

Regarding building height regulations, 4 out of the six have not followed it. In some
of the projects, height has risen up nearly two times of the proposal, i.e G+10.

40
One of the important areas where we observe significant change both in land use,
building height and urban design is the 40/60 communal housing project which is under
construction by rental housing agency. 1) the proposed land use was converted from
administration to mixed residence, 2) the proposed height limit i.e. maximum G+3 was
upgraded to G+8, 3) the proposed building block layout and ground parking
arrangement was revised.

Table 4. 11: Land use conversions

Proposed Land use and road network as Changes in Land use after ten years
per the LDP (2012) (2022)

Source Development partners, 2012, and own map using GIS

Irrespective of the development efforts in few spots, much of the neighbourhood is

still filled by those shanty structures. The physically transformed area covers no more
than one hectare (less than 6% of the site area). Verified by observation, the
regeneration proposal was not brough to ground in most parts of the site.

41
Figure 4. 10: physical condition of the neighbourhood

Photo by the author, 2023 before new expansion

Infrastructure (Roads) development:

There is none or little attempt for infrastructure development, majorly of road. Few of
the proposed local roads were opened. Surface materials to some roads were upgraded
the rest are suffering from lack of maintenance.

Two collector streets and many more local streets were proposed to be upgraded. Even if
there are some attempts to lay cobbles stones most of the ‘roads’ are below standard both
in surface material and size. The minimum road width was 10m which is a national
standard for local roads. As seen in the image below the condition of roads is worse.

Seven of the thirteen segments (more than 50%) of local roads were not opened.
Though proposed to widen up the right of way to 10m, currently we have only foot
paths less than 2m in width. The dotted marks in the above figure shows most of the
roads in the inner part are still occupied by existing housing structures. Some of the
new developments re-routed the proposed passage ways. The collector roads are
ravaged, their surface materials slashed out, with no upgrading effort undertaking. As
specified in the proposal, infrastructure provision was primarily left for the city
administration, to the road authority. It needs a coordinated effort from other sector
offices like water supply, power, drainage and communication.

42
Table 4. 12: Evaluation on the situations of road networks (2012-2023)

Proposed road network (2012) Roads that were not opened (2023)

Roads still
not opened

43
Green infrastructure and recreational development

The areas around gorge/ season watercourse are developed into mini-gardens through
public private partnership. The idea of having a city park was not brought to reality.

Figure 4. 12: Implementation status of the recreational land uses.

Proposed Recreational areas/ city

park (2010)

Existing status of the area (2021)

Culvert is built covering the watercourse

allowing physical connections to the
previously detached urban blocks.
The houses along the gorge were
supposed to be cleared leaving space for
buffer which in turn would have a dual
purpose, for recreation and environmental
protection.
Source: Satellite image, Development partners, 2010 and the author

Urban Design:

The skyline was to be defined by a maximum of G+5 structure. However, new

structures popped up here and there are exceeding permitted height levels. They
redefined the skyline. According to the urban design proposal, the ratio of built and
voids at block and parcel levels was nearly fifty-fifty. Much of the open spaces were
destined to serve as surface parking. Nonetheless, currently, there is hardly any open
space left for parking purpose.

44
Figure 4. 13: Proposed aerial view vs existing conditions

Proposed aerial view (2010) Current skyline re-defined by G+ 8

and 10 structures (2023)

Source: Development partners, 2010 and Author

4.4. Description of the Socio-Economic Conditions

The socio-economic analysis was conducted at three stages, i.e., Neighbourhood level
(North Piazza Area), sub city level (Hotie Sub city) and city (Dessie) at large. Unlike
Figure 4. 14: Three level the other parts of the city where was only structure plan
description of socio-
this particular area got additional
economic conditions
detail development aimed at regenerating the area and hence improving the
socio-economic conditions of residents. The
hypothesis is that residents must have a better living
condition compared to the city and sub-city averages.
The sub-city and city level data are extracted from
socio-economic surveys of Dessie City structure plan
preparation project office collected in 2020.

45
 A. Demographic Conditions
i. Household Size
Table 4. 13: Average family size at the three levels

Mean Observations Std. error [95% Conf.

LDP site 4.49 114 .1939328 4.107012
(Neighbourhood)
Hotie sub city 4.16 3343 .0349975 4.094408
Dessie city 4.27 10000 .0207345 4.231256
Source: Project office socio economic data and own computation

The average household size is highest at the site level (4.49) and slightly lower at the
sub city level (4.16). The city’s mean family size falls in between the two (4.27)

Majority of the households at the LDP site have three to four family members.

Table 4. 14: Family size distribution

Figure 4. 15: Family size and percentage share
(LDP)
HH size Percent Cumulative
1 3.51 3.51
25
2 12.28 15.79
Percent

3 20.18 35.96 20
4 20.18 56.14
10
5 14.91 71.05 15
6 13.16 84.21
7 7.89 92.11
8 3.51 95.61
5
9 2.63 98.25
10 0.88 99.12 0
12 0.88 100 1 2 3 4 5 6 7 8 9 10 12
Total 100 Family Size
Source: own tabulation

ii. Sex
Table 4. 15: The sex ratios at each level

Male (%) Female (%)

LDP site 47.36 52.64
Sub city 46.62 53.38
City 47.9 52.1

46
Majority of the household members are females at all the three levels. At LDP site,
the ratio of females to males is 1.13 with 52.64 percent of the population being
females. In contrary, majority (56.52%) of the households are headed by males.

iii. Age
More than two-third (68 %) of the population are in the productive age category at the
LDP site level. The figure is slightly lower at the sub city level. Neary a quarter are
children at the site, this figure is higher for the city.

Table 4. 16: Age group category and percentage share

Percentage at Percentage at Percentage at
Age category LDP Site Sb city level City level
0-18 24.76 28.79 31.25
19-64 68.03 63.94 62.14
>65 7.21 7.27 6.61
Total 100 100 100

Figure 4. 16: Age group category

80
70
60
50
40
30
20
10
0
0-18 19-64 >65
Age Category

LDP Site Hotie Sub city Dessie City

B. Literacy
The education status data shows that those with college diploma and first degree
constitute 21 percent while the illiteracy level is less than 7 % at the LDP site. The
city average for the former is 17 percent while the illiteracy at city level is 12%.

47
Table 4. 17: Education level of the population

Certificate/TVET

preparatory11-12

Highschool 9-10
collageDiploma

Readand write

noteligible for
Education
Primary/5-8

Primary/1-4
Degreeand

Illiterate
above

Total
only

KG
Level
%
14.3 7.7 3.9 18.0 19.3 14.9 8.5 3.9 3.4 1.3 4.6 100
LDP
%
15.4 8.9 1.2 12.0 17.0 16.6 4.9 10.1
Sub 8.95 2.4 2.14 100
9 5 1 3 9 1 9 2
City
% 6.9 1.4 20.2 19.6 5.5 4.4 12.0
9.97 8.99 9.91 2.78 100
Dessie 3 3 9 2 8 8 2
Source: Project office socio economic data and own computation

Figure 4. 17: Education status of Household members

Illiterate
not eligible for Education
KG
Read and write only
Primary/1-4
Primary/5-8
High school 9-10
preparatory 11-12
Certificate/TVET
collage Diploma
Degree and above
0 5 10 15 20 25
Percent

% Dessie % Sub City % LDP

Source: Project office socio economic data and own computation

48
 i. Enrolment
The proportion of students enrolled in public schools at the LDP site is higher than
both city and sub city average and those enrolled in private school are proportionally
smaller in size. More than 80 percent of the students are enrolled in public schools.
Private schools charge tuition fees unlike the public ones. Sending children at to
private schools is directly related to the economic standing of households.

Table 4. 18: Percentage share of students enrolled in different types of School

School type Public Private Others

LDP Site 81.31 18.69 0
Sub city 62.62 36.28 1.1
Dessie city 71.11 28.20 0.69
Source: Project office socio economic data and own computation

Figure 4. 18: Student enrolment and type of schools

90
80
70
60
50
40
30
20
10
0
Public Private Others

LDP Site Sub city Dessie city

Source: Project office socio economic data (2020) and own computation
C. Employment

Out of the total population more than 25% are students. The unemployment is higher
at the LDP site (17%) compared to the sub city and the city average which is 10%.
The percentage share of permanently employed workers in government or NGOs is
significantly low, less than 15%.

Students, the unemployed and housewives constitute more than 50 percent of the total
population. Only 35% are participating in income generating activities. Though more
than two-third of the population are in the productive age category, the figure is not
promising when it comes to employment.

49
Table 4. 19: Employment status across family members
Job type LDP site (%) Sub city (%) City(%)
Governmental 7.48 12.03 8.62
NGO 6.98 2.86 1.76
Private 8.23 5.69 3.95
Regular trader 5.49 6.67 5.8
Daily labourer 7.23 4.9 4.46
Student 25.69 26.6 28.17
Unemployment 17.71 10 10.53
Pensioner 2.99 5.96 4.54
House wife 15.96 15.34 16.17
Other 2.24 9.95 16
100
Source: Project office socio economic data (2020) and own tabulation
Figure 4. 19: Types of jobs for the household members

30

25

20

15
%

10

Axis Title

LDP site Sub city City

Source: Project office socio economic data and own computation

50
 D. Household Expenditure and income

Table 4. 20: Monthly household expenditure and monthly income

Mean
Mean Monthly Mean Monthly monthly
household household Household
Observations Incomes expenditure Saving
N=15
LDP Site 114 923.9 5362.7 1640.8
Sub-city N=825
(Hotie) 3343 4955.5 4916.8 1258.7
N=2005
City (Dessie) 10000 4121.9 4407.9 1640.8

Source: Project office socio economic data and own computation

Figure 4. 20: Household Monthly income and Expenditure

6000

5000

4000

3000

2000

1000

0
Income Expenditure
LDP Site Sub-city (Hotie) City (Dessie)

The average monthly household consumption expenditure is 5362.7 Birr whereas the
income is 923.8 for households at the LDP site. The former is exceeding by more than
fivefold. Practically, the income should have been higher or least, equal to the
respective household monthly expenditure. Most of the respondents have responded
with zero. In fact, at all levels when saving is considered, the mean monthly housing
household expenditure exceeded the monthly income. Consequently, income related
computations are renounced and welfare discussions are done based on expenditure.

51
The average monthly household expenditures both at the sub city and city level are
lesser than that of the households at the LDP site.

Those households who are saving, when asked their purpose of saving, more than
40% of them both at city and sub city levels picked ‘for accidental expenses’. It
reaches more than 70% at the LDP site. Those who are saving to build their houses
account less than 10 percent.

Income group categories

According to Word Bank 2020 income group classification, lower income groups are
those earning less than 1036 dollars per annum. And high-income groups are those
whose annual income is over 12,535 USD. Using the same data and household
expenditure, the proportion of each income group in the study area is summarised as
follows. The current exchange rate between birr and USD is 1:0.023. When the sum
of annual expenditure and saving is divided to the household size, the result shows
that more than 96.5 percent of the communities are low income.

Table 4. 21: Income groups

Group (%) World Bank, LDP Site Sub city City (Dessie)
2020 (Hotie)
categories
Low income <1,036 96.5 96.71 96.98
Lower middle 1,036-4,045 3.5 3.32 2.85
income
Upper middle 4,046-12,535 0 0.03 0.04
income
High income >12,535 0 0.03 0.13
Total 100 100 100 100

Income Groups
100
80
60
40
20
0
Low income Lower Upper
middle High income
middle income
income

LDP Site Sub city City

52
Table 4. 22: HH size Vs Income group Summary at the LDP site, Sub-city and city level

Household size
Income group 1-3 4-6 7-9 >10 Total
Low income 37 55 16 2 110
Lower Middle
LDP Site income 4 0 0 0 4
Total 41 55 16 2 114
Household size
Income group 1-3 4-6 7-9 >10 Total
Low income 1264 1602 323 44 3233
Lower Middle
Sub City income 88 20 0 0 108
Upper Middle
[Hotie] Income 1 0 0 0 1
High Income 1 0 0 0 1
Total 3689 5161 1045 105 10000
Household size
Income group 1-3 4-6 7-9 >10 Total
Low income 3449 5105 1040 104 9698
Lower Middle
City income 323 56 5 1 285
Upper Middle
[Dessie]s Income 4 0 0 0 4
High Income 13 0 0 0 13
Total 3689 5161 1045 105 10000
Source: Project office socio economic data (2020) and own computation

Households with few family members are the only ones who joined the upper middle
income and high-income categories both at city and sub city levels. The proportion of
lower middle-income groups with family sizes of three and lower are higher in all
LDP, sub-city and city levels.

53
Figure 4. 21: Household size vs income group comparisons at the LDP site level

60 Low

Number
50 income
30
Total 40

20 Lower
10 Middle
0 income
1-3 4-6 7-9 10-12

Inequality

Monthly consumption expenditure data was used for welfare (inequality) analysis.
The consumption expenditure distribution analysis using the decile ratio is one way of
expressing the degree of inequality among citizens. In spite of its limitation to
describe the degree of poverty or income groups, Gini coefficient is also used to show
the disparity in the distribution of HH consumption expenditure among the given
population. A recent study by (Economic_Development_Study_Team, 2020) at
Dessie City level about Employment Status, Economic Structure and Welfare
computed the Deciles and Gini Coefficients of the city and the sub cities.

Table 4. 23: Gini Coefficient values at the LDPs site, Sub-city and Dessie city levels

Areas LDP site Sub-City (Hotie) City (Dessie)

Gini coefficient 0.3202s 0.3968 0.3816
Source: (Economic_Development_Study_Team, 2020) and computation for the LDP site

Kuznets ratio(Todaro and Smith, 2010) is a measure of income inequality computed by

dividing the incomes received by the top 20% to the income received by the bottom 40%
of the population. The sample households were sorted as per their expenditure and then
categorised into ten equal groups with their respective expenditure tallied. Subsequently,
it was found out that the bottom 10% of household’s expenditure share was just 3.5%. On
the other hand, the top 10% accounts for 25.2% of the expenditure share, more than
seven-fold. The expenditure share of the top 20% is 40% while it is only 20.04 for the
bottom 40%. The Kuznets ratio is 2.

54
Table 4. 24: Deciles and Kuznets ratio (Own tabulation, 2021)

Deciles Households Sum of Expenditure Percentage share bottom 40 and top 20%
1 12 21,111.00 3.5
2 12 26,774.00 4.4
3 12 31,463.00 5.1
4 12 43,153.00 7.1 20.04
5 11 47,828.00 7.8
6 11 53,500.00 8.8
7 11 64,688.00 10.6
8 11 78,310.00 12.8
9 11 90,765.00 14.8
10 11 153,759.00 25.2 40.00
Sum 114 611,351.00 100.00
Source: Own compilation

The other tool employed in this study is Lorenz Curve. Lorenz curve is a graph
depicting the variance of the size distribution of income from perfect equality (Todaro
and Smith, 2010). As seen in the graph below the curve slightly bends away from the
line of equality implying the significance of the inequality issue.
Gini coefficient is an aggregate numerical measure of income inequality ranging from 0
(perfect equality) to 1 (perfect inequality). It is measured graphically by dividing the area
between the perfect equality line and the Lorenz curve by the total area lying to the right
of the equality line in a Lorenz diagram. The higher the value of the coefficient, the
higher the inequality of income distribution; the lower it is, the more equal the
distribution of income (Todaro and Smith, 2010). The graphical computation using
AutoCAD yields a Gini coefficient of 0.32 for North Piazza LDP site.

Table 4. 25: Gini Coefficient at the LDP site (Own tabulation)

HHs % 10 20 30 40 50 60 70 80 90 10 Gini
0 coefficien
t
Expenditur 3.5 7.8 13. 20. 27. 36. 47. 60. 74. 10 0.3202
e Share 0 0 9 6 2 0 8 0

Source: Own computation

The Bottom 70 percent of the households’ expenditure is less than half of the total
expenditure. More than half of the monthly expenditure is shared by the top 30
percent of the population.

55
 Figure 4. 22: Lorenz Curve of
households in the LDP site
(Own production, plotted using AutoCAD)
4.5. Housing Related
Analysis Number of rooms
Table 4. 26: Summary of number of rooms per HHs at city and LDP site level
Number of rooms at LDP Site Level
Number of
Rooms Percent
1 19.5
2 50.6
3 21.8
4 1.15
5 4.6
6 2.3
Total 100
Compared to the other sub cities and the
city at large, in the given LDP site, we
have the least value of Gini-
coefficient. It implies the relative
similarity of households. Nonetheless,
it is impossible to describe economic
class of the households and/or their
level of poverty.
The Gini-coefficient at city level was
0.38 and at sub-city level (0.3967). At
the LDP site level (0.32), it is the
lowest.
Number of rooms at City Level
Number of Rooms Percent
1 14.03
2 24.42
3 21.82
4 18.15
5 15.29
6 2.9
7 1.68
8 0.93
9 0.56
Total 100
56
 60

Percen
30
Frequenc
50
10

t
40 20
y 30
20
10 0
0 01 2 3 4 5 6 7 8
1 2 3 4 5 6 9
Number of rooms Number of Rooms

[95%
Mean Std. Err. Conf.
[95%
No. of
rooms 2.275862 0.116403 2.04446 Mean Std. Err. Conf.
No. of 3.190
rooms 2 0.015957 3.158921

More than 50% of the households at the LDP site have two rooms and nearly 20%
have only one room. At the city level, the figure for the same number of rooms goes
down to a quarter. The mean value at city level is 3.19 rooms while at for LDP site it
is 2.28. The regeneration proposal has not brought the respective communities to the
level of city’s average.

Construction materials used: Wood and mud were widely (88.5%) used for wall
construction while corrugate iron sheet is the only preferred roof material for the
houses at the LDP site. Majority of the houses at the site have their floors made from
soil (37.9%), cement (34.5%) and wood (26.4%) respectively. The share of wood as
wall construction material at the city level is 51.72% and the percentage share of other
durable materials has risen. The widely used floor materials at the city level are
cement (48.5%) and soil (46.7%). An area located to the most significant economic
zone of a city and yet filled by old houses constructed out of wood and mud means it
is a slum settlement with poor living condition.

Table 4. 27: Summary of construction materials used for house construction

Construction materials used at LDP Site Construction materials used at City

Level Level
a. Wall % Wall Freq. %
88.5 Wood 5172 51.72
Wood 1 Others 3,808 38.08
Corrugated Cement 529 5.29
iron 9.2 and stone
Others 1.15 HCB 242 2.42
Cement
and stone 1.15

57
 Corrugated 116 1.16
iron
Wood
Grass 56 0.56
9% Stone and 52 0.52
1% Corruga Mud
1%
ted iron Bricks 21 0.21
89%
Metal Sheet 4 0.04
Others
Total 10,000 100

b. Floor
37.9 Floor Freq. Percent
Soil 3 Soil Cement 4852 48.52
34.4 1%
26% Cement Soil 4,678 46.78
Cement 8 38%
Wood 191 1.91
26.4 35%
Wood 4 Wood Ceramics 153 1.53
Bricks 47 0.47
Ceramics 1.15
Bamboo 45 0.45
Plastics/Tile 30 0.3
others 4 0.04
Total 10000 100

c. Roof

Corrugate Roof Freq. Percent

iron sheet 100 Corrugated
iron 9,842 98.42
Concrete 112 1.12
100 Bamboo 20 0.2
% Others 10 0.1
Grass 9 0.09

Plastic 4 0.04
Asbestos 3 0.03
Total 10,000 100
Source: own tabulation

58
Figure 4. 23: Houses and the respective construction materials

(photo credit internet, 2021)

59
Housing Facilities

Toilet: more than ninety percent of the households use common toiles within the
campus. They don’t have private toilets attached to the main structures. And 2% of the
households don’t have toilet at all.
Shower: 46 percent of the households don’t have shower while 37% of them have
private showers.

Table 4. 28: Housing facilities at City and LDP site level

House facilities at LDP Site Level House Facilities at City Level

a. Toilet Toilet
Type % Type Freq. %
100
Common
Common 90
80 toilet in the
toilet in the 70
campus 91.95 60 campus 6,523 65.23
50
Common 40 Common
toilet air 30 toilet air
20
extraction 3.45 10 extractions 1,506 15.06
0
No toilet 2.3 No toilet 704 7.04
In home
Using water
using water 1.15
outside home 669 6.69
Using
water In home
outside using water 598 5.98
home 1.15 Total 10,000 100

Shower
b. Shower
Type % 50 Type Freq. %
45
No shower 45.98 40 No shower 3,706 37.06
Private 35
30 Private shower 2,541 25.41
shower 36.78 25
20 free space 2,489 24.89
common 15
shower 8.05 10 common shower 1,114 11.14
5 ‘Bathtub’
free space 6.9 0
private 96 0.96
‘Bathtub’
‘Bathtub’
private 1.15
common 54 0.54
‘Bathtub’ Total 10,000 100
common 1.15

60
Drinking water sources and Power/Lighting Sources: Most of the households
have private electric meter. All are getting electricity from the national grid.
Table 4. 29: Power and water sources (own computation, 2021)

Electric Percent
Source Percent meter
1.Pipeline inside compound 88.51 1.Private 86.21
2. Pipeline outside compound 8.05 2.Shared 13.79
3.Pipeline at home and in compound 1.15
4.Pipeline inside and outside
compound 1.15
5.others 1.15

Waste removal system: Half of the population use available open space and gorge as
waste dumping site. Micro enterprises take care of the sorting and transporting for the
solid waste. 21 percent of the households have their discharge lines connected to the
municipal sewer lines. Only 14% of them have septic tanks of their own. Few of them
dump wastes on ditches and drainage lines. The major problems were the untimely
collection of solid waste by enterprises, the haphazard dumping and draining of solid
and liquid wastes in open air causing pollution.

Table 4. 30: Waste removal system

1. Liquid waste Percent 2. Solid Waste Percent

Through MSE
To nearby open spaces 51 (Enterprises) 93.1
Waste collection tank
Connected to the major sewer lines 21 and Enterprises 5.75
In Private septic tank 14 Waste collection tank 1.15
Ditches and drainage lines 6
Septic tanks connected to sewer
lines 2.4
Other 2.4
Sewer line and others 1.2
Septic tank and nearby open
spaces 1.2

61
Choice of urban Development: asked if they welcome urban development efforts in
their respective neighbourhood, nearly 95 percent replied with ‘yes’. They believe their
current living environment needs rehabilitation, or to be exact, urban regeneration.

Table 4. 31: Choice of urban development and preferred housing types

Choice of Urban Development

Choice of Urban Development at LDP Site Level at City Level
a. Urban Renewal/ new development
Urban Urban
Renewal Renewal/new
Freq.
development Freq. %
Yes 94.3
Yes 8,767 87.67
No 5.7
No 1,233 12.33
Total 100 Total 10,000 100

Preference of housing type as compensation

choice of house type Freq. Percent Cum. house type

Build own home 7 53.85 53.85 Freq. %
other 3 23.08 76.92 Build own
have no power to do home 4,040 64.67
any thing 2 15.38 92.31 have no power
Rent Home 1 7.69 100 to do any
Total 13 100 thing 1,236 19.79
other 386 6.18
Condominium
3 bed 337 5.39
kebele house 140 2.24
Rent Home 108 1.73
Total
6,247 100

62
4.6. Evaluation of the Implementation
Developed projects
Since commencement of the LDP implementation, some projects are realised and
some others are under-construction. A survey was conducted on each project to assess
if they conform to the proposals in terms of land use regulations, building height
regulations, block arrangement, regeneration models and the challenges faced. A
checklist was used for the survey.

Table 4. 32: List of projects implemented since the approval of the LDP
Regene
Proposed Land ration
S. Area Location use on the Type of Approa Building
N Project Types (sq.m) (near LDP Developers ch Height
North- Eastern
Region
Telecommunicatio Arterial Governmen Area
1 n Head quarter 5000 street Commerce t based 2B+G+5
Fana Broadcast Arterial
Plot
Corporate Dessie street Governmen
based
2 Branch 234 Mixed use t B+G+8
Arterial Plot
street based
3 Alem Guest House 839 Mixed uses Private B+G+4
Solomon Plot
Multiplex/ Mixed Arterial based
4 Use 373 street Mixed use Private G+10
40/60 Communal Collector Governmen Plot
5 House 7526 Road Administration t based B+G+8
Arterial Plot
6 Mixed use 539 street Mixed use Private based G+4
EEPCO Office Arterial Governmen Area
7* Building 10000 street Administration t based G+10

Source: Own compilation after site survey)

Regeneration approaches and types of Developers:

theoretically, the widely practiced regeneration approaches are 1) Area based renewal
where a complete clearance takes place at wide area level and 2) plot-based renewal
where only a plot is renewed. The former requires merger of parcels hence affecting
multiple HHs while the latter takes place at plot level. It can be developed by plot
owners themselves or transferred to third party. The only developer participated in the
area-based renewal is government while for the plot-based renewal, 75% are from the
private sector.

63
Table 4. 33: Types of renewal approaches and developers
Area-Based renewals Plot-Based renewal
Developer Frequency % Developer Frequency %
Government 3 100 Private 3 75
Government 1 25
Source: Own compilation

Location in reference to streets

Majority (71.43%) of the parcels were originally accessed through local roads and
23.81% of them are accessed via collector streets. They were all merged up so that
they would be accessed from arterial streets. All parcels that were developed through
plot-based renewal were located near arterial streets.

Table 4. 34: Location of Parcels in reference to streets

Renewal approaches Parcels Location Frequency Percentage

1- Area-Based 1=Near Arterial Street 2 4.76
renewal 2=Near Sub-Arterial Street 0 0
3=Near Collector Street 10 23.81
4=Near Local road 30 71.43
2- Plot Based Renewal 1=Near Arterial Street 4 100
Source: Own computation

Location is an ordered categorical variable. The value ‘1’ is assigned for the highest order
street type (arterial street) and ‘4’ for the lowest order type of road, i.e local road.

Ownership of the Parcels: Majority (75%) of the plot-based renewal projects were
stationed on privately owned plots while it’s the other way round for area-based
renewals. More than 65% of the contributors for the merger are kebele owned plots.

Ownership is a categorical variable (1=Private, 2= Kebele Owned and 3=

Government owned).

Table 4. 35: Ownership status of the parcels before merger

Area-Based renewal Projects Plot-Based renewal Projects

Ownership Freq. % Ownership Freq. %
1=Private 12 28.57 1=Private 3 75
2=Kebele
3=Kebele Owned 28 66.67 Owned 1 25
3=Government 2 4.76
Total 15 100 Total 5 100
Source: own computation

64
Shape/Geometry of parcels
Nearly all parcels in the area-based renewal site are irregular while half of the
developed parcels at plot-base renewal site had regular shapes.
Here we have a dummy variable with 0 for irregular geometry and 1 for regular
ergometry
Table 4. 36: The chosen renewal approaches and geometry of existing parcels

Area-Based renewal Plot-Based renewal

Shape Frequency % Shape Frequency %
0=Irregular 41 97.62 0=Irregular 2 50
1=Regular 1 2.38 1=Regular 2 50
Source: Own Computation
Existing Parcel Sizes/Areas

It is related to the area the parcels occupy. It varies from as small as 20 square meters
to as big as over a 1000 square meters. Owing to the need to optimize built-up to void
ratio, the minimum allowable plot size was set to 500 square metres. The logic behind
was to leave enough open space for green areas and surface parking. Majority (85%)
of the parcels are smaller than 500 square meters. Despites this, two projects were
developed on parcels with less than 500 square meter area.

Table 4. 37: Parcel sizes/areas where the renewal projects took place

Renewal Existing parcel area Labels

Frequency Percentage
approaches (Sq.m)
1- Area 0<500 35 83.3 =0
Based >= 500 7 16.7 =1
Renewal Total 42 100
2- Plot <500 2 50 =0
Based >= 500 2 50 =1
Renewal Total 4 100
Source: Own compilations
In the area-based renewal projects, multiple parcels were cleared and merged giving
rise to a large developable parcel. Majority (80.43%) of the parcel sizes fall below
500 square meters.

65
Table 4. 38: Number of parcels merged for the Area-Based renewal projects

1. North- Eastern Region Telecommunication Head quarter

Existing Parcel Total Number of
area/Size (sq.m) Frequency Percentage Parcels merged
51-100 1 7.14
101-200 7 50
201-500 4 28.57
501-1000 1 7.14
>1001 1 7.14 14
2. EEPCO Office Building (Pipe-line project)
<50 2 7.41
51-100 2 7.41
101-200 10 37.04
201-500 9 33.33
501-1000 3 11.11
>1001 1 3.7 27
Source: Own compilation

Existing and Proposed Land uses

Table 4. 39: The Land uses at the base line, proposals at SP and LDP

Existing Land uses in 2010 Proposed Land Uses (SP) Proposed Land Uses (LDP)
Freq Freq Freq
% % %
. . .
1=Housing/ 78. 1=Housing/ 0 0 1=Housing/ 0 0
Residence 36 3 Residence Residence
2=Administratio 2=Administratio 0 0 2=Administratio 34.
n 1 2.2 n n 16 8
3=Commerce/ 13. 3=Commerce/ 0 0 3=Commerce/
Hotel 6 0 Hotel Hotel 1 2.2
4=Mixed Use 41 89. 36.
4=Mixed Use 1 2.2 1 4=Mixed Use 17 9
5=Service 0 0 26.
5=Service 2 4.4 5=Service 12 1
6=Manufacturin 6=Manufacturin 5 10. 6=Manufacturin
g & Storage 0 0 g & Storage 9 g & Storage 0 0
Total 46 100 Total 46 100 Total 46 100

Source: Own computation

It is a categorical variable with the following labels 1= Housing/residential, 2=

Administration, 3= Commerce/Hotel, 4= Mixed use, 5= Service and 6= Manufacturing &
storage.

66
Building Functions/Uses

three mixed use buildings, three administration buildings (one soon to commence)
and one housing projects were developed. Some of them are under construction but
their functions are defined already. They took place on 46 parcels.

Table 4. 40: Building functions/use after development

Land Uses Frequency Percentage

Mixed Use 3 42.9
Housing/Residence 1 14.3
Administration 3 42.9
Total 7 100
Source: Own compilation

Planning Regulations

i) Land Use Regulations: Any development attempt should comply with the
LDP proposal for the respective parcels.
ii) Building height regulation: Similar to the land use proposal, the respective
regulation was to be followed.
iii) Urban Design and Road networks: the block arrangements and road networks
were shown in the proposal. Many of the developed projects followed the given
layouts Regeneration approach: it was recommended to follow area- based
regeneration. However, a plot-based approach was also employed.

To facilitate the implementation various prescriptive planning regulations were

enacted along with the proposed local development plan. The major objective was to
simplify problems faced during implementation.

During plan preparation it was recommended that any development endeavour should
accommodate the interests of local communities. Resettlement was not on table as a sole
option. After exploiting all other option if resettlement becomes the viable option, then
appropriate compensation was to be paid. Households with private ownership status and
whose properties were to be expropriated would be compensated both in monetary terms
and a substation plot of land. And those residing in Kebele owned houses had two
options; they would either be given substitution land or transferred to another Kebele
owned houses if they are economically incapable to build own house.

67
Some of the conversions are critical. Developers had to pass through a tedious process to
convert proposed regulations. It often takes three months to more than a year. The Mayor’s
cabinet is the highest decision-making body based on substantive information provided by
land administration and planning teams. Sometimes when decisions are passed against the
will of developers, their appeals may be forwarded to the regional administration.

68
Table 4. 41: Actualised projects and adherences to the planning regulations

Adhered Violated

Proposals Frequencies % Frequencies %

Building Height Regulation 2 28.6 5 71.4
Land Use Regulation 4 50 3 50
Proposed Building Geometry 0 0 7 100
Road Network 6 85.7 1 14.3
Block Arrangement 6 85.7 1 14.3
Source: Site survey and own compilation

Two-third of the new constructions did not respect building height regulation, half
failed to respect the land use zoning regulation and none have followed the proposed
building geometry. The proposed road network and block arraignments were followed
by over eighty percent of the buildings. The network was revised on the building
projects which developed through area-based regeneration approach.

The compliance of projects to the planning regulations seems more of accidental than implicit.

Adherence to one planning regulations was not a guarantee for others to be obeyed.

Figure 4. 24: Compliances to the proposed regulations

6
5
4
3
2
1
0
Building Height Land Use Proposed Road Netwrok Block
Regulation Regulation Building Arragment
Geometry

Adhered Violated

Source: Own compilations

69
Table 4. 42: Categorical Variables and the assigned labels

A. Geometry of E. Existing land use H. Proposed land use K. Regeneration

existing parcel type type on the LDP Approach
0=Irregular 1= Housing/residential 1= Housing/residential 1= Plot based renewal
1=Regular
2= Area based
[Square or 2= Administration 2= Administration
renewal
rectangular]
B. Plot/Parcel L. Building use
3= Commerce/Hotel 3= Commerce/Hotel
Area 1= Housing/residential
0= <500 4= Mixed use 4= Mixed use 2= Administration
1= >=500 5= Service 5= Service 3= Commerce/Hotel
6= Manufacturing &
4= Mixed use
storage
M. Building Height
D. Ownership F. Location in reference respected the BH
I. Developers
types to road/streets proposal
1=yes
1= Near arterial street
1= Private 1= Private 0=no
N. The Building
2= Kebele 2= Near Sub arterial
2= Government/Public Geometry is as per the
owned street
UD proposal
3= Near Collector
3= Government 3= Partnership 1=yes
road
J. Building use after
4= Public 4= Near Local Road 0=no
development
O. Urban Design
G. Proposed land use
1= Housing/residential (Block arrangement is
type on the SP
as per the proposal)
1= Housing/residential 2= Administration 1=yes
2= Administration 3= Commerce/Hotel 0=no
P. The Development
3= Commerce/Hotel 4= Mixed use respects road network
proposal
4= Mixed use 5= Service 1=yes

6= Manufacturing & 0=no

5= Service
storage
6= Manufacturing &
storage

Source: Own compilation

70
Correlations

Table 4. 43: Corelation of the categorical variables

Buildin Stre
Buildi g Parc Parcel et Road
Height
ng Regulat Regen_ Develo LDP_ Ex_ Owners el Geom typ netw
Use ion App pers LU LU hip area etry e ork
Buildin
g Use 1
Building
Height
Regulation 0.7749 1
Regen_ -0.6908
App -0.8251 1
Develop -0.8072
ers -0.96 0.8559 1
LDP_L -0.0077
U 0.0788 -0.0526 -0.0269 1
Ex_LU 0.1701 0.0946 -0.1369 -0.1988 -0.1839 1
Owners -0.2842 0.104
hip -0.4336 0.268 0.3521 -0.3982 2 1
Parcel_ 0.6311 0.446
are 0.4626 -0.4266 -0.4989 -0.0789 4 -0.0858 1
Parcel 0.8072
Geomet 0.117
ry 0.4524 -0.5434 -0.6434 -0.1186 2 -0.0249 0.544 1
-0.5046 - -
Street_t 0.426 0.538
ype -0.5771 0.7304 0.6252 0.2882 9 0.0834 3 -0.4509 1
- -
Road 0.118 0.104 0.25
network 0.1382 0.141 -0.2041 -0.1747 -0.2494 1 -0.084 4 0.1747 82 1

Source: own production

4.7. Discussions on the Regression Results

Since the variables are categorical with binary outcomes, a discrete binomial model
(Probit) is employed to assess the correlation between the dependent variables
(planning regulations) and the independent variables (existing condition of parcels).

Planning Regulation (Land Use Regulation)

Any development attempt should comply with the proposed legislations. As discussed
above in the regulations were violated in part or as a whole. But the violations or
compliances are not explained in statistical terms. After testing various models with
various hypothesis, the author has finally stumbled on the following model.

Hypothesis: violations to planning regulations particular of land uses, can likely be explained by

the categorical variables a) parcel size ‘parsize’, location in reference to streets ‘Street_type’,

geometry ‘geom’, existing land use ‘Ex_LU’ and proposed land uses ‘LDP_LU’ .

71
Step 1: Testing the significance of the model

The likelihood ratio chi-square of 47.44 with a p-value of 0.00001 indicates that this model as a
whole is statistically significant as it fits better than a model with no predictors. If the proposed
land use on the respective parcel is not violated the outcome will be ‘1’ otherwise ‘0’. The
variables that are found to be significant are the locations of parcels in reference to street types
‘Street_type’a nd the land uses LDP_LU’; the respective ‘p’ values are less than 0.05.

Table 4. 44: Conformity of land use regulation and its determinants

. probit LuRes Parsize Street_type LDP_LU Ex_LU Geom

Iteration 0: log likelihood = -30.301298

Iteration 1: log likelihood = -7.6351142
Iteration 2: log likelihood = -6.6397756
Iteration 3: log likelihood = -6.5828873
Iteration 4: log likelihood = -6.5826644
Iteration 5: log likelihood = -6.5826643

Probit regression Number of obs = 46

LR chi2(5) = 47.44
Prob > chi2 = 0.0000
Log likelihood = -6.5826643 Pseudo R2 = 0.7828

LuRes Coef. Std. Err. z P>|z| [95% Conf. Interval]

Parsize -1.582917 1.853394 -0.85 0.393 -5.215503 2.049668

Street_type -1.016191 .4577238 -2.22 0.026 -1.913313 -.1190686
LDP_LU -1.826248 .5615856 -3.25 0.001 -2.926935 -.7255602
Ex_LU -.3727175 .4689326 -0.79 0.427 -1.291809 .5463736
Geom -.4270028 1.822508 -0.23 0.815 -3.999054 3.145048
_cons 9.56872 3.247513 2.95 0.003 3.203711 15.93373

Source: Own computation

Step 2: Explanatory variables explained

a. Proposed Land Use ‘LDP_LU’: it is a categorical variable with value labels are
1=Housing/ residential 2=Administration 3=commerce/Hotel 4=Mixed use 5= Service

and 6= Manufacturing& Storage.

Table 4. 45: Parcel level adherence of land use regulation and the LDP proposal

Land use Proposed Land use type on the LDP

regulation
adhered Administration Commercial Mixed use Service Total
0=no 1 1 15 12 28
1=yes 15 0 2 0 18
Total 16 1 17 12 46
Pearson chi2(3) = 34.4019 Pr = 0.000

Source: own computation

72
Step 3: Probit model test on sensitivity and specificity
Sensitivity= the percent of actual 1’s correctly predicted. And Specificity=the percent
of actual 0’s correctly predicted.

True
Classified D ~D Total
+ 15 1 16
- 2 15 17
Total 17 16 33
Classified + if predicted Pr(D) >= .5
True D defined as LuRes != 0

Sensitivity Pr( + D) 88.24%

Specificity Pr( -~D) 93.75%
Positive predictive value Pr( D +) 93.75%
Negative predictive value Pr(~D -) 88.24%
False + rate for true ~D Pr( +~D) 6.25%
False - rate for true D Pr( - D) 11.76%
False + rate for classified + Pr(~D +) 6.25%
False - rate for classified - Pr( D -) 11.76%
Correctly classified 90.91%

Step 4: Determining the Marginal effects of land use categories and plotting
. margins LDP_LU, plot(noci)

Adjusted predictions Number of obs = 33

Model VCE : Robust

Expression : Pr(LuRes), predict()

Delta-method
Margin Std. Err. z P>|z| [95% Conf. Interval]

LDP_LU
Adminstration .9375 .0614536 15.26 0.000 .8170531 1.057947
Mixed Use .1176471 .0793541 1.48 0.138 -.0378841 .2731782

Variables that uniquely identify margins: LDP_LU

It is more likely that land use regulation is respected in the LDP proposals for
‘administration’ and more likely that regulation is violated for the ‘Mixed use’.

73
 Adjusted Predictions of LDP_LU

1
.8
.6
.4
.2

Adminstration Mixed Use

Proposed Land use type on the LDP

b. Location in reference to street types: it is also categorical variable with value labels
1=arterial street, 2= sub arterial street, 3= collector road and 4= local roads.
Table 4. 46: two-way table on confirmation of land use regulation and location of parcels

Land use Location of parcels in reference to street

regulation Near Arterial Near Collector Near Local
respected street Street street Total
0=no 2 1 25 28
1=yes 4 9 5 18
Total 6 10 30 46
Pearson chi2(2) = 19.1302 Pr = 0.000

Source: own computation

Since the p value is less than 0.05, the two variables are related. The null hypothesis is
rejected.

Probit model test on sensitivity and specificity

Sensitivity= the percent of actual 1’s correctly predicted. And Specificity=the percent
of actual 0’s correctly predicted.

74
Table 4. 47: Sensitivity and Specificality tests

True Sensitivity Pr( + D) 94.44%

Specificity Pr( -~D) 92.86%
Classified D ~D Total Positive predictive value Pr( D +) 89.47%
+ 17 2 19 Negative predictive value Pr(~D -) 96.30%
- 1 26 27 Pr(
Total 18 28 46 False + rate for true ~D +~D) 7.14%
Classified + if predicted Pr(D) >= .5 False - rate for true D Pr( - D) 5.56%
True D defined as LuRes != 0 Pr(~D
False + rate for classified + +) 10.53%
False - rate for classified - Pr( D -) 3.70%
Correctly classified 93.48%
Source: Own computation

The predicted probabilities of land use regulations being respected for parcels near
arterial streets is 66.7% and at the collector streets it is 90%. The likelihood of land
use respected for parcels near collector streets is higher.

. margins Street_type

Adjusted predictions Number of obs = 46

Model VCE : Robust

Expression : Pr(LuRes), predict()

Delta-method
Margin Std. Err. z P>|z| [95% Conf. Interval]

Street_type
Near Arterial Street .6666667 .1945767 3.43 0.001 .2853034 1.04803
Near Collector Street .9 .0959166 9.38 0.000 .7120069 1.087993
Near Local road .1666667 .0687932 2.42 0.015 .0318344 .3014989

Adjusted Predictions of Street_type

8 1
.
6
.
4
.

2
.

Near Arterial Street Near Collector Street Near Local road

Location in referecne to streets

It is more likely that the land use regulation is respected near the collector streets and
arterial streets. There is high probability that the regulation is violated for parcels
facing the local roads.

75
Area Based Regeneration
It was suggested that the LDP site would redevelop through an areas-based regeneration. If area-based
regeneration is employed then ‘1’ otherwise ‘0’. The statistically significant variable with p’ < 0.05 is
again Location in reference to street. The likelihood ratio chi-square of 21.24 with a p-value of 0.0002
indicates that this model as a whole is statistically significant compared to a model with no predictors.

Table 4. 48: Area-Based Regeneration and the determinants

Probit regression Number of obs = 46
LR chi2(5) = 18.69
Prob > chi2 = 0.0022
Log likelihood = -6.4682056 Pseudo R2 = 0.5910

Area_Based_Regeneration Coef. Std. Err. z P>|z| [95% Conf. Interval]

Building_use -.888982 .8272477 -1.07 0.283 -2.510358 .7323937

Street_type .900757 .3885247 2.32 0.020 .1392625 1.662252
Ownership -1.032031 .952426 -1.08 0.279 -2.898752 .8346892
LDP_LU -.1550099 .4323742 -0.36 0.720 -1.002448 .6924278
Parcel_are .000094 .0002445 0.38 0.701 -.0003852 .0005733
_cons 3.041567 4.125942 0.74 0.461 -5.045132 11.12826

Source: Own computation

It is more likely that parcels around collector streets regenerate though area-based
renewal approach. Those around arterial streets develop by plot-based renewal
approach.
. margins Street_type, plot(noci recast(line) plotopts(lcolor(blue) lpattern(solid) connect >
(ascending)))

Adjusted predictions Number of obs = 16

Model VCE : Robust

Expression : Pr(Area_Based_Regeneration), predict()

Delta-method
Margin Std. Err. z P>|z| [95% Conf. Interval]

Street_type
Near Arterial Street .3333333 .1987616 1.68 0.094 -.0562322 .7228989
Near Collector Street .9 .0979796 9.19 0.000 .7079635 1.092036

Adjusted Predictions of Street_type

1
8
.
6
.
4
.
2
.

Near Arterial Street Near Collector Street

Location in referecne to streets

Source: Own computation

76
CHAPTER 5:Conclusion and Recommendations
In this chapter, the key conclusions are presented. A recommendation is
forwarded for respective institutions, planning bodies and the various actors in urban
regeneration.
The skyline was to be defined by a maximum of G+5 structure but currently there are
buildings with heights reaching G+10. According to the urban design proposal, the
ratio of built and voids at block and parcel levels was supposed to be 50-50.
Table 4. 49: Summary of proposed buildings and extent of implementation
Housing/ Administration Commerce/ Mixed Total
Residential/ Hotel use
apartment
Proposed number 10s 15 19 12 56
of building blocks
Executed number 1 3 0 3 12.5
of building blocks
+ those in pipeline
Performance 10% 20% 0 25% 10.7%
Source: Own computation
Descriptions of the current socioeconomic conditions unveils the fact that having
detail development plan in addition to structure plan was not a guarantee for better
welfares. The unemployment (17.71%) is higher than the sub city (10%) and city
(10.53%) averages, access to quality education is limited (18.69%) weighing a half of
the sub city average (36.28), the formally recorded mean monthly income is lower
than the mean monthly household expenditure, majority (96.6%) of the community
members are in the low-income category, income inequality when measured by Gini
coefficient is lower (0.3202) compared to the sub city (0.3968) and the city (0.3816).

Generally, the planning period is culminating, but the LDP proposal was not fully
realised, not even fifty percent.

Quality of Proposals: More than fifty percent of the implemented projects went against
the proposal implying the failure of the plans to foresee future spatial demands.

Not all the new spatial developments comply with the proposed local development plan.
Proposed land uses were converted, height regulations violated and the urban design
proposal not obeyed including the building geometries. From the seven building projects,
five have experienced a recorded level of land use conversion, five have exceeded the
height limit and non-have respected the proposed building geometry.
 1. The proposed local development plan instead of facilitating regeneration, it
induced extra hindrance, it was seen as bottleneck by various actors.
2. The higher-level plan (SP) and the detail development plan (LDP) contradict
each other.
The major implementation challenges are attributed to the poor quality of plans, the
imposed restrictions, the recommended redevelopment approach, lack of commitment
and political will and financial constraints.

Financial Limitation: According to the consultant, Development Partners (2010) the

monetary cost for social services, infrastructure, compensation,
relocation/resettlements and other administrative issues was to be covered from the
capital budget of the city administration. Hotels, commercial buildings, mixed use
buildings and the likes could be developed by private developers or through
partnership. Total cost of redevelopment was estimated to be 500,000 birr per hectare
resulting 8 million in ten years period. It would be collected from lease, rent and tax.

Legislations: Includes the policies and regulations that affected the implementation
like urban development policy (40:30:30), housing development policy, urban land
lease proclamations. The widely practiced communal housing (condominiums)
development program was replaced by new development schemes like 10/90, 20/80
and 40/60 where part of the cost was to be deposited early and the remaining to be
paid as mortgage. It requires the active involvement of the households. The proposal
was prepared before the housing development scheme was revised. It trashed out the
proposed 10 condominium blocks. The proposed urban blocks were defined taking
into account a wide area clearance. In that sense, the regeneration approach becomes
area-based and it excluded private developers. The study showed that there was zero
participation of private sector in area-based regeneration.

5.2. Conclusion
It could be said that the fate of the proposal was no different from other LDPs in other
parts of the country; it was left on shelves. The plan preparation process though
participatory it seemed, in practice it lacked clear involvement of the stakeholders.
Lack of commitment and political will constrained the development. They focus on ad
hoc cases overlooking most strategic issues. The choice of model of redevelopment
approach and the proposed regulations were among the implementation challenges.

78
Current physical/spatial and non-spatial conditions when compared to the base line,
have shown lesser improvement. Most of the houses are still inaccessible at times of
emergencies. Unemployment is high compared to the sub city and the city. Most of
households’ members are engaged in informal and less secured income generating
activities. Decay and deteriorating physical conditions are characteristic feature of the
neighbourhood.

Prevalence of poverty when measured with welfare parameters like employment

status, physical condition of housing structures, accessibility of houses, availability of
drinking water, waste management the neighbourhood is left behind the sub city and
city averages.

There are confusions in the minds implementing bodies at the city administration
regarding the LDP. some of them slam it at face values, others consider it something
that outlawed the context and in the minds of others it is ambitious. It’s paradoxical,
that some of the incoming developments have surpassed the proposal in many aspects
though.

Generally,

1. The LDPs are seen as planning obstacle which are intrinsically introduced to
hamper growth and reserve urban land for future use
2. The planning regulations have meticulously delayed the effort on physical
transformation as it takes too much time and too much bureaucracy to reverse
them.
3. Majority of the implemented projects were doomed to face those planning
obstacles as the projects did not align with the LDP regulations.

5.3. Recommendation
As summarised in the conclusion, the regimental nature of local development plans and
the associated regulations were obstacles for implementation. It becomes worse when
plans are prepared based on limited information and regulations are imposed arbitrarily.

Plan for the uncertain future: instead of introducing arbitrary regulations it is better to
leave some degree of flexibility for the uncertain future. It helps to accommodate
growing dynamic in urban development and urban renewal activities.

79
The proposal should be easier to understand, clear to interpreted and flexible to
implement. It should not be source of disputes.

Continuous follow ups, monitoring and timely revisions be taken as a culture by

respective implementing bodies. It gives the opportunity to amend serious planning
obstacles that happened redundantly. No need to wait for the planning period to
culminate.

Instead of restricting the regeneration approach to area-based redevelopment, it’s

better to also encourage parcel/plot-based model where a single plot or group of plots
develop together. Encourage mixed parcel and block-based development instead of
forcing only area- based redevelopment approaches. The area-based wholistic
development requires unanimous agreement among multiple developers or clearing
out of wider areas at a time which is costly.

Set time-frames which should be evaluated and monitored on a regular basis to make
sure those events on the ground tally with proposed plans within the specified period.
Strong institution with leading role has to be established to lead, administer and
coordinate the process of LDP implementation with sense of urgency. LDPs that have
primary purpose of regeneration/renewal should be administered differently from
those proposed at expansion areas. Sector offices should work with the sense of
cooperation. Incremental approach or phased development should be entrained with
clearly defined time frame and responsible party for the task.

Road First: the city administration should develop/provide infrastructure mainly road
in the inner part of decayed areas. Most of the spatial transformation took place along
the already developed arterial streets. The study also revealed that location of parcels
was significant in the realization of proposals.

Place Selling, promotion and Prestige: the city administration should pioneer the
construction of prestigious projects at regeneration areas. It should also pull the
development to the heart of the neighbourhoods than sticking to the peripheries only.

The various regulation better have alternatives in that if option ‘A’ fails then ‘B’ or
‘C’ shall be evoked.

80
o Land Use Zoning Regulations: instead of fixing to one type of use only better
to propose multiple options so far as they don’t cause incompatibility
issues. At least the related ones need to be permitted.
o Building Height Regulation: set the minimum, put it in ranges, fix height
restrictions only at areas where there are special interests, like heritage
sites. Introducing unnecessary arbitrary restrictions causes a delay to
implementation.
o Urban Design: Blocks, Parcellation, building area ratios, Setbacks should
encourage the phased development and entertain the various modes of
regeneration approaches at the inner cities.

81
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31. ROBERTS, P. & SYKES, H. 2000. Urban Regeneration: A Hand Book, SAGE
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34. SOLESBURY, W. 1974. POLICY IN URBAN PLANNING

35. Structure plans, programmes and local plans.

36. TALLON, A. 2010. Urban regeneration in the UK
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84
Appendix
Table A. 1: Parametric Summary of Executed projects

A B C D E F G H I J K L M N O

Blockarrangementisaspertheproposa
Buildinguserespectstheproposal
RegenerationApproach

DevelopedBuildingGeometryisaspertheproposal
Buildinguseafterdevelopment
TypeofDevelopers
ExistingPlot/Parcelareas(sq.m)

ProposedLandusetypeontheLDP
Locationinreferencetostreets
OwnershipoftheParcels

ProposedlandusetypesontheSP
ExistingLandusetypes2010

BuildingHeight
Geometryofexistingparcel

respectedtheproposal
Totalnumberofparcelsmerged
N Types

l
S. Project
North- Eastern
Region Kebel Commerc
Telecommunication Multipl e and e and 1 and
1 Head quarter 0 e 14 private residence 4 4 3 2 2 2 0 0 0 0
Fana Broadcast
Corporate Dessie 1
2 Branch 0 233.75 1 2 3 1 4 4 2 2 0 0 0 1
1
3 Alem Guest House 1 839.23 1 1 1 1 4 4 1 4 1 1 0 1
Solomon Multiplex/ 1
4 Mixed Use 0 372.68 1 1 1 1 4 4 1 4 0 1 0 1
40/60 Communal
2
5 House 1 7526.34 1 3 4 3 4 2 2 1 0 0 0 1
6 Mixed use 1 539.26 1 1 3 1 4 4 1 4 1 1 1 0 1
Kebel Commerc
EEPC Office Multipl e and e and 1 and 1
7 Building 0 e 27 private residence 4 2&4 2&5 1 2 0 1 0 1
Source: Own computation

85
A. Geometry of H. Proposed land use type on the
E.Existing land use type K. Regeneration Approach
existing parcel LDP
0=Irregular 1= Housing/residential 1= Housing/residential 1= Plot based renewal
1=Regular [Square or
2= Administration 2= Administration 2= Area based renewal
rectangular]
L. Building use
B. Plot/Parcel Area 3= Commerce/Hotel 3= Commerce/Hotel
1= Housing/residential
0= <500 4= Mixed use 4= Mixed use 2= Administration
1= >=500 5= Service 5= Service 3= Commerce/Hotel
6= Manufacturing & storage 4= Mixed use
M. Building Height respected the
F. Location in reference to
D. Ownership types I. Developers BH proposal
road/streets
1=yes
1= Near arterial street
1= Private 1= Private 0=no
N. The Building Geometry is as
2= Kebele owned 2= Near Sub arterial street 2= Government/Public
per the UD proposal
3= Government 3= Near Collector road 3= Partnership 1=yes
4= Public 4= Near Local Road J. Building use after development 0=no
O. Urban Design (Block
G. Proposed land use type on the SP 1= Housing/residential arrangement is as per the
proposal)
1= Housing/residential 2= Administration 1=yes
2= Administration 3= Commerce/Hotel 0=no
P. The Development respects road
3= Commerce/Hotel 4= Mixed use
network proposal
4= Mixed use 5= Service 1=yes

5= Service 6= Manufacturing & storage 0=no

6= Manufacturing & storage

86
 Excerpts of the questioner that were distributed by Dessie City Structure Plan Preparation Project office for socio-economic study.
1.

2. (Household member Employment status)

13. 14. 15. 16. 17.

? ? ?

1
2
3
4
5
6

87
13 14 15 16 17
1. 1. / 1. 1.
2. 2. 2. 1. 2.
3. 3. / 3. 3.
4. / 4.// 2. 4.
5 ./ 4. / 5.
7. / 5. 3.20 6.
8. 5. 6. 7.
9. 6. 7.// 4.50 8. -------
10. 7. 8.
11. ( 8. --------- 9. 5.
) 10. -------
12. 6.
13. / 7. ----------
14.
15.
16.//
17 --------
3. . (Household Income)

19. ኮኮኮኮ 1 ኮኮ ኮኮኮ ኮኮኮኮኮ ኮኮኮኮ ኮኮኮኮ ኮ----------ኮኮ ኮኮኮ

ኮኮ ኮኮኮ ኮኮኮኮኮ?
ኮኮኮ ኮኮኮ
(ኮኮኮ ኮኮኮ ኮኮኮ ኮኮኮ 0 ኮኮኮ)

1 ኮኮኮኮ (ኮኮኮኮኮ ኮ/ኮኮኮኮ.ኮ ኮ(NGO)ኮኮኮኮ ኮኮኮኮኮ)

2 ኮኮኮ ኮኮኮኮ(ኮኮኮኮ)

3 ኮኮኮ ኮኮኮ

4 ኮኮኮኮ ኮኮኮ

5 ኮኮኮ ኮኮኮኮ ኮኮኮ

6 ኮኮኮኮኮኮ ኮኮኮኮ(ኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮ)

88
 7 ኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮ ኮኮኮኮ ኮኮኮኮ ኮኮኮኮ ኮኮኮ

ኮኮኮኮኮ ኮኮኮኮ ኮኮኮኮ ኮኮኮ ኮኮኮኮኮኮ ኮኮኮ ኮኮኮኮ ኮኮ (ኮኮ ኮኮኮ ኮኮኮኮ ኮኮኮ ኮኮኮኮኮ
8 ኮኮኮኮ ኮኮኮ)

9 ኮኮኮኮ ኮኮኮኮ ኮኮኮኮ ኮኮ(income from safety net program)

10 ኮኮኮኮ ኮኮኮኮ ኮኮ

11 ኮኮኮ ኮኮኮኮኮኮ(ኮኮኮ ኮኮኮኮኮ ኮኮኮኮ ኮኮ)

12 ኮኮኮ ኮኮኮ ኮኮኮ ኮኮኮኮ ኮኮ

ኮኮ ኮኮኮኮኮ ኮኮኮኮ ኮኮኮኮ

ኮኮ

3. ኮኮኮኮ ኮኮኮኮ ኮኮኮኮኮ?(ኮኮኮ ኮኮ ኮኮ 6 ኮኮኮ)1.ኮኮ 2.ኮኮኮ

4. .ኮኮኮኮኮ ኮኮኮ ኮኮኮ ኮኮኮኮኮ?

5. .ኮኮኮኮኮኮ ኮኮ ኮኮኮኮኮኮ ኮኮኮ ኮኮኮ ኮኮ ኮኮኮኮኮኮኮ?

a. ኮኮኮኮኮኮ ኮኮኮኮ ኮኮኮ ኮኮኮኮ

b. ኮኮ ኮኮኮኮኮ
c. ኮኮኮኮኮ ኮኮ (ኮኮኮኮ ኮኮኮኮኮ)
d. ኮኮኮኮኮኮ ኮኮኮ
e. ኮኮኮ ኮኮኮኮኮ
f. ኮኮ---------

89
 4. (Household Expense)
24.ኮኮኮኮ ኮኮኮኮኮ 1 ኮኮ ኮኮኮ ኮ-----ኮኮ 25 ኮኮኮኮ ኮኮኮኮኮ 1 ኮኮኮ ኮኮኮ
ኮ.ኮ ኮኮኮኮኮ ኮኮኮ ኮኮኮኮ ኮኮኮ ኮኮ ኮ------
ኮኮ ኮኮኮኮ? (ኮኮኮ ኮኮኮኮ 0 ኮኮኮ) ----ኮኮ ኮኮኮ ኮኮ ኮኮ ኮኮኮኮ?
01 ኮኮ ኮኮኮ
02 ኮኮኮኮኮ(ኮኮኮ ኮኮ ኮኮ)
ኮኮኮኮኮ(ኮኮኮኮኮኮ ኮኮ ኮኮኮ, ኮኮኮኮኮኮ,
03 ኮኮኮኮኮኮኮኮ)
04 ኮኮኮኮኮኮ ኮኮ( ኮኮኮ, ኮኮኮኮ, ኮኮኮ ኮኮኮኮ)
05 ኮኮኮኮ ኮኮኮ
06 ኮኮኮኮኮኮኮ
07 ኮኮኮኮ
08 ኮኮኮኮኮኮ ኮኮኮ ኮ.ኮ.ኮ
09 ኮኮኮኮኮኮኮ ኮኮኮኮኮኮ
10 ኮኮኮ ኮኮኮኮኮኮኮኮ
11 ኮኮ ኮኮ
12 ኮኮኮኮኮኮ
13 ኮኮኮኮኮኮ ኮኮኮኮ ኮኮኮኮኮ
14 ኮኮኮኮኮ/ኮኮኮኮኮኮኮኮ ኮኮኮኮኮ
15 ኮኮኮኮኮ
ጠጠጠጠ ጠጠጠ

90
 5. (Housing and Locality Related issues)
) /Housing
27. ኮኮኮ ኮኮ ኮኮኮ
26. ኮኮኮኮኮ 28. ኮ ኮኮ/ኮኮኮ 29.? 30. 31.
ኮኮኮ ኮኮ ኮኮኮ
ኮኮኮኮ ኮኮ ኮኮኮ ኮኮ ?
ኮኮኮኮኮ ኮኮኮኮ? (ኮ ኮ.ኮ)?

1 1 ኮኮ 1 1
2. ኮኮኮ
2 2 2
3
3 3
4
4 4//
5. 5
6. 5 6------------------------
7. ----- 6.

33. ኮኮኮኮ ኮኮኮኮ ኮኮ ኮኮኮ

32. ኮኮኮኮ ኮኮኮኮ ኮኮኮኮኮኮ ኮኮ ኮኮኮኮኮ? ኮኮኮኮ? 34. ኮኮ ኮኮኮኮኮኮ ኮኮ ኮኮኮኮ ኮኮኮኮ ኮኮኮ?
›?K?¡ƒ]¡ ›?K?¡ƒ]¡ Sw^ƒ ¾ÓM q×]
c=K=”Å` /u<•Ò´
›?K?¡ƒ]¡ Sw^ƒ

Ÿ?ac=”/’ß Ò´ ŸË’_}` ¾ÓM

ŸcM ŸË’_}` ¾Ò^
ኮ”Úƒ/pÖM/dÒ~^ fL` ›=’`Í=
Ÿ<uƒ/õÓ ó•e/Tj/Ÿ<^´/hT

----------------- ------------------------
----------------------------------------------

35.?
36. 37. ¾u?~ ¨KM u›w³—¨<ŸU”É”
? ’¨<;

ኮኮqa-------------------
- 1 ßn ---------------------------
¢”¡]ƒ/c=T>”„--------- 2 X`------------------------------ 2•
k`ŸH/g”uq-------------- 3 q`qa-------------------------
ýLe+¡/ g^------------- 4 ¾g¡L Ö<w-------------------- 4
X`/c”uK?Ø-------------- 5 É”ÒÓ ßn----------------
›eu?e„e----------------- 6 É”ÒÓ c=T>”„------------
ኮኮ----------------------------- wKAŸ?ƒ ¾}KW’------------- 8
--------------------------
ኮኮ---------------------------------
------
39. ኮኮኮ ኮኮኮኮኮ ኮኮኮኮ ኮኮኮኮ ኮኮ ኮኮኮኮኮኮ
38. u?~ U” ¯Ã’ƒ SìÇÍ ›K¨<? ኮኮኮ ኮኮኮኮ
ኮኮኮኮኮ ኮኮኮ ኮኮ? (ኮኮኮኮ 37 ኮኮኮ 2-6
ኮኮኮኮኮኮኮ)
1 ›ð`------------------------------------- 1
c=T>”„ K=j/c=T>”„ ð["f------- 2
3 k`ŸH/g”uq--------------------------- 3
ýLe+¡ •ÃMe---------------------- 4
5 X”n/ר<L---------------------------- 5
6 g¡L ”×õ------------------------------ 6
c?^T>¡ ”×õ/• U’u[É----------
9 K?L------------------------------------------
40. ኮኮ ኮኮ ኮኮኮኮ ኮኮኮ ኮኮኮኮኮ ኮኮኮ?

SìÇÍ ¾K¨<U--------------------------------- 1 1. --------------------- 1

¾Ñ<ÉÕÉ ¾›¾` Te}”ðh ~x ÁK¨------ 2
2. --------------------- 2
ኮኮኮ ኮኮኮኮኮ ኮኮኮኮ ኮኮኮ ኮኮኮ--------
--------- 3
u¨H ¾T>¨`É SìÇÍ Ÿu?ƒ ¨<Ü------ 4 -------------------- 3
¾Ñ<ÉÕÉ SìÇÍ Ÿu?ƒ ¨<Ü--------------- 5 ¾Ñ”Ç---------------------- 4
93
 ¾Ñ”Ç ----------------------5
KÑL --------------6
) /Waste Managemnt system
41. 42.? 43.
1 1 1
2 2 2
3.
4 3 3
5. 4 4
5 5 5
6 / / 6------------------------------------
7 ……………… 6------------------------------------

) /Local Development and Relocation System

44. 45. 46. 47. 48.
?
1 ?
?
2
1 ? ?
3 1 1
2.
2 2
4.
5. 3 3

4 4
5.-------------------------------------------------------------------
5. 5
6
6--------------------------------- 7------------------------------------

-
50. ኮኮኮኮ ኮኮኮኮ ኮኮኮ ኮኮኮኮኮ ኮኮኮኮኮኮ ኮኮኮኮኮ ኮኮኮ ኮኮ ኮኮኮኮ ኮኮኮኮ
49. ኮኮኮኮኮ ኮኮኮኮኮኮኮ ኮኮኮኮኮ ኮኮኮ ኮኮኮኮኮኮ ኮኮ ኮኮኮኮኮ
ኮኮኮኮኮኮኮ ኮኮ
ኮኮኮኮኮኮ ኮኮኮኮኮኮኮኮ ኮኮ? 1. ኮኮ 2.ኮኮኮ ኮኮ? 1. ኮኮ 2.ኮኮኮ

94
51. ኮኮኮኮኮ ኮኮኮ ኮኮኮኮ ኮኮኮ (ኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮኮ52. ኮኮኮኮ 50 ኮኮ ኮኮኮኮ ኮኮኮኮ ኮኮ ኮኮ ኮኮኮኮ ኮኮኮ ኮኮኮኮ
ኮኮኮኮ ኮኮ? (ኮ 1 ኮኮኮ ኮኮኮ ኮኮኮኮ
ኮኮኮኮ ኮኮኮኮኮኮ ኮ.ኮ.ኮ)ኮኮኮኮ ኮኮኮኮኮ ኮኮኮ ኮኮ? 1.ኮኮ 2. ኮኮኮኮ)
ኮኮኮ(ኮኮ ኮኮኮ 52
ኮኮኮ) ኮኮኮኮ ኮኮኮ ኮኮኮኮኮ ኮኮኮ
ኮኮኮኮኮኮኮኮ ኮኮኮኮኮኮ ኮኮኮ

ኮኮኮኮኮኮ ኮኮኮ ኮኮኮኮ ኮኮኮኮኮኮ ኮኮኮ

ኮኮ-----------------------------------------------------

53. ኮኮኮኮኮ ኮኮኮ ኮኮኮኮ ኮኮኮኮኮ ኮኮ (ኮኮኮኮኮ ኮኮ ኮኮኮኮኮኮ) ኮኮኮኮኮኮኮኮኮ ኮኮ 54. ኮኮኮኮኮ ኮኮኮ ኮኮኮኮ ኮኮኮኮኮ ኮኮ ኮኮኮኮኮኮኮኮኮ ኮኮ
ኮኮኮ ኮኮኮ ኮኮኮኮ ?
ኮኮኮ ኮኮኮ ኮኮኮኮ ?

55. ኮኮኮኮኮ ኮኮኮኮ ኮኮኮኮኮኮ ኮኮኮኮኮኮኮኮኮ ኮኮኮ ኮኮኮ

ኮኮኮ ኮኮኮ? 1. ኮኮ 2 ኮኮኮ