resettlement plan restructuring and reconstruction of...
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Lebanon: Cultural Heritage and Urban Development -
Additional Financing (P116197)
Resettlement Plan
Restructuring and Reconstruction
of the Old Souk – Al Bawaba Square
In Tyre
Report made with the participation of: the Project Management Unit
Technical Assistance Unit/The Old City Administration
2011
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Table of contents
1. Introduction 11 2. Project description 12 3. Potential impacts 13 4. Objectives of the RAP 14 5. Socio-economic studies 14 6. Legal framework 18 7. Institutional framework 20 8. Eligibility 20 9. Resettlement measures 23 10. Community participation 24 11. Grievance procedures 25 12. Organizational responsibilities and implementation schedule 26 13. Monitoring and evaluation 27 Annexes Annex – 1 – Decision of the Resettlement Committee Annex – 2 – Al Bawaba Square Market Field Survey Lists – Tyre (2009) Annex – 2’’ – Al Bawaba Square Market Field Survey Lists – Tyre (2011) Annex – 2* – Municipal Decision on Final Lists Annex – 3 - Representative Committee Election Minutes Annex – 4 – Decision on the trades allowed to be exercised in the new market Annex – 5 – Minutes of the consultative meetings held on 20-27-29 December, 2010 Annex – 6 – List of Complaints Annex – 7 – Site plan of the current public market Annex – 8 – Site plan of the temporary and new public market Annex – 9 – Design plan of the temporary market Annex – 10 – Design plan of the new market Annex – 11 – Models of the market and units Annex – 12 – Table of Units Distribution in the old market Annex – 13 – Table of Units Distribution in the temporary market Annex – 14 – Socio-Economic Questionnaire Annex – 15 – Sample Contract Annex – 16 – Adjusted Matrix of CHUD baseline indicators
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Cultural Heritage and Urban Development Project
Resettlement Plan
Restructuring and Reconstruction of the Old Souk – Al Bawaba
1. Introduction
Before starting the implementation of the second phase of the Cultural Heritage and
Urban Development Project, and given the specificity and importance of the sites which
will be subject to restoration, rehabilitation and restructuring, it was necessary to develop
a resettlement plan to clarify and explain the works related to the city’s public market and
to safeguard the rights of the beneficiaries of the commercial units and vegetable stalls
through their replacement by new facilities pursuant to a strategic plan, designed in
conformity with the Project and Municipality objectives through bestowing a civilized
aspect on this market and embellishing the front entrance of the city, without any
interference with the public interest as well as the interests of the population who will
certainly benefit from its economic, touristic and environmental results, while taking into
consideration the World Bank directions, recommendations and policies with regard to
this subject.
This resettlement Action Plan (RAP) concerns uniquely the Old Market in Tyre. The
public market is located in the northwest past of the city; it extends from Tyre’s
commercial port square to Elissar roundabout and is situated between two main streets:
the main entrance of the city, known as Senegal Street and the old entrance. It hosts
various business activities, namely clothing shops and fresh vegetable market, as well as
some different trades, such as hardware, accessories, butchers, bakeries, and some crafts
and traditional skills, such as sewing and shoemaking, in addition to some sorts of simple
steel industry and others. It also contains several cafes, with kiosks at the square’s
southern entrance, which serve as small rest houses for the customers of the market and
the public transportation hub where passengers are transported to all regions in Tyre and
the neighborhood.
Historical overview of the market creation
Upon the reinstatement of economic life in the city of Tyre following the Israeli
withdrawal in 1985, the problem of securing parking lots for the cars coming to the city
from various southern towns and villages to visit the old souks has become a pressing
need. As a result, in 1986, the public local authorities decided to fill a part of the sea at
the entrance of the old city’s markets, starting from the commercial port of Tyre till the
current Elissar roundabout. This backfilling process was completed in 1988 where the
filled space had been allocated as a parking lot for private cars, transportation trucks and
others. This new square witnessed the first construction works in 1989 when it was
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decided to build 60 shops of stone in order to solve the problem of street vendors who
park at the entrance of the old souk and within its main streets, directly affecting the
commercial activity of the shop owners and impeding traffic. The number of these shops
gradually increased. The square became known as Al Bawaba (Portal) since it was
considered as the main entrance to the heart of the city, the old souk. During that period,
shops had been sold, purchased and their usage modified illegally and without the
consent of the municipality, which led to the chaotic and random layout of the current
market; however, it continued to play an important economic role and became to be
known as the public market and to constitute a main component and vital place in the
city.
2. Project description
The Cultural Heritage and Urban Development Project is co-funded by the World Bank,
the Agence Française de Développement, the Italian Government and the Lebanese
Government. The Council for Development and Reconstruction (CDR) undertakes the
follow up of its implementation and management.
The Project includes the restructuring and reconstruction of Al Bawaba public market and
Hamra Street, as well as the rehabilitation of the Jaafari area.
The Project’s total costs are estimated at 5.008.963.375$; the World Bank contributes
with 4.173.977.6 $ thereof, whereas the Lebanese State contributes with 834.985.77, 00
US dollars. The Council for Development and Reconstruction (CDR) launched a tender
to contract the works out and signed the contract (CHUD – Tyre Old City – Urban
Component Phase II – Rehabilitation of Al-Bawabeh Square, Hamra Road and Jaafarieh
Area) with Water Resources and Development Company (WARD) for this purpose;
works were started on 30/6/2009. There had been delay in works which were supposed
to be completed 18 months following their beginning, mainly because of the amendment
of the market and the adjacent square designs following the objections made by the
traders and the City’s representatives on the previous designs.
The Project aims at the conservation of the cultural and civilization heritage of the city,
through four components:
Restoration and management of the archaeological sites in order to support
touristic activity
Rehabilitation and restoration of historic buildings and public spaces in the city,
giving them a development functional role aiming at increasing the cultural level
and standard of living of the local population and creating job opportunities
Rehabilitation and improvement of infrastructure and vital facilities in both
residential and commercial areas adjacent to the Project in order to improve the
living conditions of the residents and attract tourists
Support institutions and public administrations, competent and responsible for the
management and protection of archaeological sites and traditional buildings in the
city
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The implementation of this project in Tyre is designed to address environmental and
urban degradation in the old city and improving the living conditions of the population,
through:
Creating a cultural promenade between the city's archaeological sites and the old
city and restoring some historical buildings while creating some functions thereto
Rehabilitating Al Bawaba area, restructuring its public market and establishing a
parking lot
Rehabilitating Hamra Street given its importance in linking between certain
sections of the city and the archaeological sites, as well as the old city
Rehabilitating and upgrading the services for the western waterfront of the city
Rehabilitating the fishermen port and restoring the facades of the opposite
buildings
Restoring two khans and five historical buildings and creating usages that would
lead to the development of tourism and economy.
There are no RAP related impacts associated with each of these components except for the
rehabilitation of the Old Market. The main bodies responsible for the project
implementation, the Municipality, the Council for Development and Reconstruction
(CDR) and the consultant responsible for the designs, are extremely vigilant and cautious
since this Project concerns the public market of the city which has a great multi-level
importance. Thus, regular meetings and various gatherings with representatives of traders
and vegetable sellers in this market led to changing the market’s design in accordance
with the beneficiaries’ wishes and in a way to dispel their concerns.
3. Potential impacts
The main activity of the project that gives rise to the resettlement of the vendors in the
temporary market is the rehabilitation and reconstruction of the Old Market. The land of
the Old Souk is owned by the Municipality. The vendors of the market are going to move
to a temporary market nearby (at a distance of 50 meters) the Old Souk till the end of the
rehabilitation of the Old souk. The construction process of the new market will be
completed in eight months. During this period the vendors will be working in the
temporary market.
There will be no adverse impact such as loss of income due to the following reasons:
1. The relocation will be in the same location. The distance is less than 50 meters from
the initial souk. The customers of the old souk will spontaneously go to the “Temporary”
market.
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2. The temporary market will follow specific regulations concerning hygiene and security
standards which will make it a better place to shop. The shops in the Old market lack
minimal environmental and hygienic requirements due to their close proximity to each
other, their lack of clean toilets and the narrow lanes between them if any. They also
suffer from problems of ventilation, lighting, illogical distribution of trades, as well as the
lack of basic services such as periodic maintenance and lack of potable water, telephone
and other services.
4. Objectives of the RAP
The resettlement plan aims at replacing the old public market with a new one that meets
the aspirations of the city and residents, takes into account the full environmental
specifications and aesthetic components, provides the users and visitors with additional
facilities and contributes significantly to the promotion of local economic growth.
The municipality is committed to the resettlement of the affected vendors as per the
provisions in the project design, based on several principles:
1 - Each user has the right to one unit in the new market, in the section which suits the
activity based on the design, with the exception of trades that are to be excluded as it
was agreed upon and where the rights holder may change the nature of his business in
line with the market regulations or is free to waive his investment right to a third
party against a financial compensation. Before the project gets completed, a time limit
will be set to prevent any waiver to other person.
2 – A new lease contract will be signed by each tenant currently on a leased property
from the municipality in order to be able to use a new unit in the market against an
acceptable rent. The contract includes penal provisions that might amount to the
business unit’s restitution if the tenant fails to pay the rent, based on a clear
mechanism provided for in the contract or for non-observance of the environmental
conditions observed in the contract clauses.
3 - Those who refuse to be relocated, specifically the ones whose trades have been
declared inappropriate for the new market, will be subject to all the terms of the
decisions documented in Annex 4 (decisions on the trades allowed to be exercised in
the new market).
5. Socioeconomic studies
The current occupants of Tyre souk are divided into 2 groups:
- Group 1: Basic rights holders who are not vendors in their units, but who sublet their
unit to other users (91 right holders).
- Group 2: the users of the units(113 vendors): which can be divided into 3 sub-
groups:
Sub-group a: Basic rights holders who work in their own units
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Sub-group b: Basic rights holders who, in addition to their investment in
their own units (they are vendors), they rent additional units from other
rights holders in order to expand their business.
Sub-group c: Users who rent the "units" from basic rights holders.
The initial survey for the market was undertaken in June 2006. It is considered the cut-off
date. A socioeconomic survey was undertaken in January 2011 to update the information.
The interviews were made with members of group 2; the users of the units (refer to the
socio-economic questionnaire in Annex 14).
Economic characteristics of the users of the units:
There are 168 units in the souk. This mismatch between the total number of users and
the total number of units is due to a number of users investing in more than one unit.
There are 3 types of units, and in every type of units we have several commercial
activities.
The first type of units includes the shops that are made of stone and covered as one
small unit with an area of (2.75 * 2) square meters and a height of around 2,40 m (but
certain tenants have more than one unit, with some of them destructing the joints and
some expanding their units by taking over a part of the corridor). The total number of
these shops, in their current status, is // 60 // units (see Annex 2). The activities that
are related to these stone shops consist of one poultry shop, one butcher shop, one
“manakish” and pastries bakery; plumber, shoemaker, barber and tailor, restaurant,
grocery and dairy products. Some of them sell plastic items, paper, toys and
household appliances, and others practice industrial occupations such as
manufacturing iron tools and keys and selling hardware and electrical supplies.
The second type of units includes the stalls where fresh vegetables are sold. It
consists of a display table for vegetables, including two parts which constitute a right
angle. The small unit has an approximate area of 2.30 square meters for vegetables
display and sale. The market includes a closed section of 32 non-leased units by the
municipality. Some people have taken over them and use them as warehouses. The
section that is rented includes // 64 // sixty-four units (see Annex 2).
The third type of units consists of an alley including shops, half built of stone and the
other half of iron with display racks where textile, clothing, fabrics, accessories and
toys is sold. Each unit has an area of (2.00 * 2.12) square meters, with a rough height
of 2.40 m, all occupied. The total number of these units is currently // 32 // thirty two
units (see Annex 2).
Social Characteristics of the users of the units:
The average size of the household is 7 persons including the parents.
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The majority of the users of the units are men. There are 91 men and 22 women
vendors.
In the market, there are 5 non-Lebanese vendors:
- 3 Palestinians:2 men and one woman
- 2 Syrians:2 men
Characteristics of the 21 Lebanese women: among the 21 women included in the
survey, there are: 1 woman aged between 15 and 24, 8 women aged between 25 and
39, 11 women aged between 40 and 54, and 1 only aged above 55. 9 of them are
married, 7 are single, 2 are divorced and 2 widows (there is one woman who did not
declare her age). The income of 3 of these women is less than 500 000 Lebanese
pounds, 17 of them earns between 500 000 to 1 million Lebanese pounds, and 1 of
them earns between 1 million and 1.5 million Lebanese pounds.
Characteristics of the 87 Lebanese men: among the 87 Lebanese men included in the
survey, there are 9 men aged between 15 and 24, 12 men aged between 25 and 39, 38
men aged between 40 and 54, and 26 aged above 55 (there are two men who did not
declare their age). 69 of them are married, 10 are single and 1 divorced (there are 7
men who did not declare their marital status). The income of 11 of these men is less
than 500 000 Lebanese pounds, 43 of them earn between 500 thousand to 1 million,
13 of them earn between 1 million and 1.5 million Lebanese pounds, 13 earns from
1.5 million to 3 million Lebanese pounds, and 3 from 3 million to 6 million Lebanese
pounds (4 men did not answer the question concerning the income).
The Non-Lebanese users rent units from Lebanese rights holders. Three of them (1
Palestinian woman, 1 Palestinian man and 1 Syrian man) rent each two units. The
Palestinian woman works in the field of accessories sale within 2 units in the clothing
market. One Palestinian man invests in two units in the vegetable market, whereas the
Syrian man invests in a unit in the textile and clothing market where he sells shoes.
As for the 2 Syrian men, they invest in warehouses in the crafts stone shops.
Characteristics of the non-Lebanese users: 3 of the non-Lebanese users (a Palestinian
woman, a Palestinian man and a Syrian man) belong to the age category 40-45, while
the two others (a Palestinian man and a Syrian man) belong to the age category 25-39.
All of them are married, with the exception of the Palestinian woman who is
divorced. Those who stated their income are the ones working in the sale of shoes,
vegetables and accessories; and this income ranges between 500 thousand and 1
million Lebanese pounds.
The educational level of the users :
Among the users 27% do not read and write, 14% read but do not write, 27% have
completed elementary education, 22% have completed primary education, 6% have
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completed secondary education, 3% have a university degree and1% has completed a
technical degree.
The vulnerable group in the public market of Tyre:
The vulnerable group includes the following categories:
The tenants that are dependent of the rights holders
Based on the survey results and interaction with the vendors in the market it was
found that the most vulnerable are the tenants as they are subject to the whims and
fancies of the rights holders. The right holders determine the rent and, whenever they
want, evacuate the tenant in order to sublet the unit for a higher price, whereas right
holders pay nominal rent to the municipality.
These vendors became more vulnerable when the project became known and
everyone hoped that the market will witness economic, environmental and hygienic
improvements. The rights holders wanted to restore their units for investment or
more gain. Some of the examples are listed below:
- Dressmaker: The market includes one woman dressmaker who rented a unit
from a rights holder who owns three units, one in his own name, another one
in his wife’s and a third one in the name of his son and he himself sells
household wares. The dressmaker used to benefit from the customers of the
clothing market. Having heard about the project, the rights holder evacuated
her so that he would remain the sole beneficiary, and the dressmaker had to
move to the vegetable market and work on a stall.
- Beans seller: The beans seller who is in the market for more than 5 years is
now wondering what would be his fate in the new market. He’s head of a
family that traveled from one country to country and eventually settled in
Lebanon. The relocation from the market will lead to loss of customer base
and thus loss of income and livelihood..
- An old and partially disabled vegetable seller supports a large family faces a
similar situation as the beans seller..
In order to alleviate the fears of vendors in the market, particularly of the vulnerable
category, , a clause was added to the contract, where basic right holders will have to
rent out their units at least for three years from the date of signing the new contract.
During this period, the user who rents units from the municipality undertakes
consultations with the tenant and this three years period will be considered as an
advance notice to the tenant. Three years is a sufficiently long period for the tenant to
go for an alternate livelihood or lease another place to practice his trade.
Another cause was also added to the new market regulations preventing the stall
owners in the new market from increasing the rent during this period.
The women vendors:
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There are 22 women.
The poor population:
The vendors that are earning less than 500 000 Lebanese pounds per month are
considered as vulnerable (11 men and 3 women)
6. Legal framework
The legal frameworks applicable to this project include World Bank’s OP 4.12 and the
mechanism created for this project as described below:
Operational Policy 4.12: The World Bank's Operational Directive OD 4.30 (June 1990), which remained the Bank's policy
statement on R&R all these years, is now replaced by Operational Policy (OP) and Bank
Procedure (BP) 4.12 (December 2001) put together. This OP and BP apply to all projects for
which a Project Concept Review takes place on or after January 1, 2002, when there is
involuntary land taking in any project.
The objectives of the Bank's policy on involuntary resettlement are as follows:
Involuntary resettlement should be avoided where feasible, or minimized, exploring all viable alternative project designs.
Where it is not feasible to avoid resettlement, resettlement activities should be conceived and executed as sustainable development programs, providing sufficient investment resources to enable the persons displaced by the project to share in project benefits.
Displaced persons should be meaningfully consulted and should have opportunities to participate in planning and implementing resettlement programs.
Displaced persons should be assisted in their efforts to improve their livelihoods and standards of living or at least to restore them, in real terms, to pre-displacement levels or to levels prevailing prior to the beginning of project implementation, whichever is higher.
World Bank issued some guidelines, as available in the handbook on resettlement and
rehabilitation for the task managers of the Bank (1996), for implementation of resettlement and
rehabilitation component in Bank projects. Some of the points specifically related to income
restoration are as follows:
The standard of living of PAPs be restored to pre-project levels, or be improved In areas where PAPs were living below the poverty line prior to project implementation,
post-project living standards be brought unto the poverty line. Preparation of income restoration programs under R&R should proceed exactly as it
would for any other economic development program It may be important to design income restoration programs with reference both to the
poverty profile of the affected villages and to that of prospective host communities To be effective, income restoration planning should begin no later than 2 years before
PAPs are to be relocated
It also proposed that the following information related to income restoration would be part of a
RP:
Existing PAP skills and host area activities/ demand patterns Feasibility analysis of menu of IR restoration options including assessment of time/cost of
access to previous urban employment Training needs of PAPs
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Strategy or activities broken down by PAPs category and range of options Timetable and budget for activities Institutional responsibilities for design and implementation Provisions for handing over programs from the project to local authorities
Committee formed by Municipality to oversee resettlement issues
The institutions which oversee the process of resettlement are the Municipality of Tyre
and the Council for Development and Reconstruction (CDR). Upon the completion of
works, the Municipality will be responsible for the management of the rehabilitated souk.
It has prepared, in consultation with the souk’s representatives and the legal authorities a
contract to be signed with the rights holders in order to address their concerns (refer to
contract in Annex 15).
To ensure the proper implementation of the project and guarantee the rights of the tenants
and users, and to resolve all issues that might arise during the implementation, the
Municipal Council of Tyre created a special committee to follow up on the resettlement
issue. (Annex 1: Copy of the decision). Upon the election of the new municipal council, a
new committee was appointed to follow up on issues related to the public market,
representing all political parties.
The users of the public market do not have a trade union to protect their rights and
interests; govern the relations between them and the municipality, requirements and
needs. Some among them were authorized to coordinate and attend meetings with the
municipality in order to learn about the new project and understand its mechanisms, but
they only play the role of facilitators and do not have the right to make decisions. For this
reason, the municipality called for elections to choose a representative committee of the
users in the public market, including all sectors. This committee coordinates with the
municipality all decisions and views on the market, solves the majority of pending issues
before referring them to the group of users in the market in open meetings and dialogues.
(Annex 3: Minutes of the election meeting of the Representative Committee)
As per the Tax Collection Office, many of the basic right holders have not paid rent to the
municipality ranging from for about 10 months to a year and most of the users do not pay
the rent on time at the beginning of each month despite repeated warnings by the
municipality. Therefore, a new collection plan was adopted so that users pay their taxes
in installments.
There are also several transfer operations from tenants to users which do not show in the
municipal records based on the reports sent by the Technical Assistance Unit. There are
also units that were sold through notaries, based on “lease premiums”, and which were
notified to the municipality after a plan was developed to obtain the final names. (These
processes are documented in Annex 2)
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7. Institutional framework
In order to speed up the resettlement process and reaching the desired result, a special
committee has been established and mandated by virtue of decision of the municipal
council. It comprises of representatives of the stakeholders as detailed below:
1- The Committee shall consist of the President of the Municipality of Tyre
(Chairman), two members of the Municipal Council - one responsible for the social
component and the other for the economic and legal matters - two members of the Project
Management Unit in the Council for Development and Reconstruction and two
representatives of users and beneficiaries of the public market.
2 – The role of the Committee includes managing the resettlement process and addressing
any problem that could arise during the process of relocation. It also undertake, in
coordination with the Municipality’s lawyer, the preparation of lease contracts to be
signed by the beneficiaries, which will include a clear commitment to abide by the
payment of investment and legal fees, pursuant to applicable laws.
3 - The Council of the Municipality of Tyre is the first and last body to resolve any
dispute resulting from the resettlement process, taking into account the recommendations
of the above-mentioned Committee.
The mechanism to distribute units in the new market will adopt the same criteria
currently applied; i.e. the unit facing the road will be at the entrances or exits of the
market, as well as the neighbors will remain the same.
The municipality, in order to facilitate the resettlement process and mitigate its negative
effects, will be in direct contact with users and beneficiaries through continuous
consultations to clarify all the project components, implementation mechanism and
impact on the city in general and the users in particular.
8. Eligibility
Trades considered as polluting and contrary to the concept of an open public market:
Some of the activities practiced in the units are inconsistent with and damaging to other
market activities; for example, gases and odour emissions from barbecues, the presence
of certain steel fabricating industries with all the noise they produce, poultry
slaughterhouses and generated waste and odour,etc. Such trades are considered as
polluting and they will not be included in the new market.
According to the studies and principles of multi-activity public markets establishment,
and following several meetings with the municipality and the Project Management Unit
and direct coordination with the main actors and representatives of the city (deputies of
Tyre and political actors) as well as the relevant trades’ owners, the municipal council
reached a decision (Annex 4: a copy of the decision attached) approving the replacement
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of some of these trades, such as steel industries, sale of meat and chicken, bakeries and
restaurants with the possibility for them of staying back based on certain terms and
conditions.
The responsibility for taking such a decision is to be borne with all its consequences by
the Municipality of Tyre which undertook by virtue of a decision issued by its council,
the commitment to adopt criteria related to harmless and pollution free trades.
In this decision, the Municipality of Tyre stated that it is fully committed to the
components of the new market design and construction, as well as the subsequent
maintenance and promotional works through new activities associated with its location at
the entrance to the old city and the importance of transforming it, with the tenants’
consent, to a traditional market, without compromising the tenants freedom to exercise
their activity within applicable rules and laws.
The municipality of Tyre has ensured the acceptance of tenants to modify their trades (26
units). All of them agreed on the new regulations of the market.. They will maintain the
same activity but apply additional norms (the meat slaughtery for example will uniquely
sell packed meat)
Activities around the public market
Parallel to the public market, there are some kiosks; each kiosk consists of a small rest
house or coffee shop that serves coffee and refreshments to customers of the public
market, transportation hub and passers-by. There are 8 kiosks authorized by the
municipality, distributed within the hub and on the borders of the market (textile and
clothing market). There is also an additional kiosk for the operation of electrical
generators. Some kiosks have encroached upon the government land.
Contravening activities around the market
There are three forms of contravening activities:
1. Extension of the nine existing vegetable stalls and display of goods by ten stone
shops
2. The presence of fourteen street vendors carts that have become permanent in the
vicinity of the market; eight of them will be included in the market and four of them
will not be included because they came after the cut-off date.
3. Three kiosks or buses converted into coffee rooms that are transferable given their
social role
4. Ten stone shops used as warehouses.
The transfer of these activities and their legalization will be made through a contract
signed between the municipality and the users which will increase the number of the
kiosks to be moved from 8 to 13 (refer to annex 15).
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Technical Specifications of the New Public Market Project
The consultant who undertook the architectural design worked in coordination with all
partners: the Project Management Unit at the Council for Development and
Reconstruction, the municipality, the main actors in the city who were represented in all
meetings that occurred in the city along one year and a half of preparation for the design
of the project. The final agreement was as follows (Annex 10: The new market design):
The open market consists of two separate sections in the shape of “L“
The first new section is the new vegetable market, which will be almost built in its
current location. It will consist of a rectangle, with a width of 19.5 meters and a
length if 47 to 54 meters. //64// Sixty-four tenants will be relocated to this new
market with a separating distance between the stalls of nearly 2.6 meters in the
main lines and 1.6 meters in the sub-lines.
The second section is also larger than the current market. It also consists of a
rectangle, with a width of 18 meters and a length if 84 to 74 meters. //92// ninety-
two tenants will be relocated to this new market with a separating distance
between the stalls of nearly 2.6 meters in the main lines and 1.1 meters in the sub-
lines.
The choice of the stalls’ size and shape in the second section was made according
to the specifications developed for the project and its principles with the consent
of all partners, and after it was submitted several times for discussion with the
stakeholders.
These two markets have a roof with a height of 7 meters, and all materials used
are of steel
They have also been equipped with sun shades made of processed steel mixed
with “teak" wood, installed on the steel structures at a height of four meters.
Each market has a room for the market management and restrooms (3 toilets and
2 sinks)
After all the developments known to the Bank and all relevant parties, it has been agreed
on four types of units: Full closed - semi closed - L shape - vegetable stalls. The total
number included 8 stalls, and thus became equal to 170 units.
The commercial activities which will be distributed to the L shape units are the
following: clothing, telephone, sewing, cobbling and warehouses.
The commercial activities which will be distributed to semi closed units are: perfumes,
accessories, phones, toys, shoes, cassette and CDs, accessories, bakeries, Lotto office,
dairy products, house hardware, paper products and warehouses.
The commercial activities which will be distributed to the full closed units are: butchers,
coffee, bakery, barber, poultry, plumber and electronics. (For the shape of the units, see
Annex 11)
Finalization of list of beneficiaries
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The project team and the municipality conducted an initial survey in the year 2006 of all
the units in the market, distributed by the type of activity and the names of the rights
holders.
The survey’s outcomes had been updated and ratified by the municipality in 2009, and
they were included within the resettlement plan of the public market.
Data were therefore updated in January 2011.
Following the disclosure of the rights holders’ names lists at the entrances of both the
market and the municipality, some rights-holders submitted certain objections to correct
their status by submitting legal evidence, such as contracts or rent receipts to prove their
right in the market. The final lists have been corrected, finalized and ratified by the
municipality through its decision issued on 14.09.2011. Annex 2.
Some differences were found in the names of the unit holders during the survey because
of (i) sale of the rights of the units by the tenants against financial compensation and
agreements certified by a notary; (ii) change of the unit user; and
(iii) hereditary transfer of property.
To confirm and ensure that the names won’t be changed after the municipal decision, the
municipality has set a deadline after which no sale or waiver of rights will be allowed.
The basic principle of the establishment of the market is to allocate one business unit to
every tenant from the municipality through a contract and for rent. Each unit owner in the
market will be allocated one unit in the new market. .
9. Resettlement Measures
In preparation for the relocation process, the contracts have been prepared by the
municipality in coordination with the main actors of the city and representatives of the
market, and they will be signed before moving to the temporary market.
The resettlement process will consist of two stages:
Phase I: Upon the completion of the construction of a temporary market in the western
part of the area, the users will be transferred for a period of about 8 months until the
construction of the new market in the old market site.
Phase II: Upon the completion of the current users’ relocation from the current market to
the temporary one, it will be immediately destroyed to prevent any of the street vendors’
carts that are active in the vicinity of the market to seize any parts of the market. The
timeframe for the new market establishment is about 8 months, during which users will
pursue their business in the temporary market.
Relocation to the new market will be easier since all legal issues and contracts will be
accomplished and resolved before the first stage of the resettlement process to the
temporary market. Each user will be given his unit’s number and location. The units will
be allocated in consultation with the current unit owners and other users.
23
A preparatory meeting will be held with the rights holders before the relocation in order
to remind them of their duties and their rights, as well as the new market regulations and
its maintenance.
Immediately after the completion of the relocation process, the temporary market will be
demolished for the rehabilitation of the Western square according to the designs.
10. Community participation
The parties responsible for the management of the new market project from the
municipality and the Council for Development and Reconstruction were keen on
conducting periodic meetings to explain the project and designs, as well as consultative
meetings to explore the views, demands and concerns of the affected population.
In addition to daily meetings with users in the market, public meetings were held with all
the users.
In the last week of December 2010, all affected parties were invited to participate in
meetings held at the city House (Al Mamlouk) through personal invitations. These
meetings aimed at:
- Explaining how the new market will be managed in order to ensure the success of its
economic goal, increase the number of visitors and present the new market
regulations clauses.
- Mitigating the negative impacts of the project on the beneficiaries.
- Explaining the new market designs and discussing the requirements of the affected
population.
- Confirming the municipality’s promise to resolve the issue of the carts surrounding
the market which adversely affect its economic benefit.
- Explaining the relocation plan to the temporary and then permanent market
On 20/12/2010, the first meeting was held with the vegetable vendors whereas the second
with the clothing vendors.
On the following day, the tenants of semi closed shops were invited.
On the third day, a meeting was held with the owners of stone workshops and polluting
trades.
(For more details about the meetings, refer to the relevant report in Annex 5).
One of the most important outcomes of these meetings was to agree on a formula to
resolve the issue of polluting trades. Meat vendors were persuaded not to slaughter the
animals inside the market and to use refrigerators to display the meat.
It was also agreed with poultry vendor not to sell chicken inside the market and secure an
alternative slaughterhouse, as well as the display in refrigerators.
24
The baker got a unit on the edge of the market for the technical impossibility of installing
a furnace chimney.
Following the meetings and presentation of the new market designs, the dream of a new
high standards market became closer to reality and users started to worry about losing
their livelihood in case the tenants from the municipality refused to renew their contracts
once they obtain their unit in the new market; A debate was started on the contract which
is under preparation by the municipality.
Consultative meetings held with the rights holders of tenants and users in April 2011; that
lasted for five days, in order to discuss the main contract clauses, such as rent, the
contract duration and the reasons for termination.
It was an appropriate opportunity to remind of the market regulations and explain the
relocation mechanism to the temporary and permanent market. The division of the market
by occupation was also discussed as well as units’ distribution. A special meeting was
held with the tenants who did not pay their dues to the municipality, although they have
concluded profitable investment agreements compared to what they pay to the
municipality. Warnings were issued that they would lose their right to a stall in the new
market.
11. Grievance Procedures
The key institutions involved in the implementation and procedures for grievance redress
are 1) the Municipality of Tyre (MOT); and 2) the Council for Development and
Reconstruction (CDR).
A committee composed of the Mayor, TAU member, lawyer of the municipality is
handling the grievance redress mechanism.
The procedure for handling grievances is as follows:
Announcement from MOT to declare the final eligible names of beneficiaries
according to the final census and municipal resolution to resettle beneficiaries from
the old market. Any objection on the draft list can be brought to the notice of MOT
within 10 days
Invitation from MOT to beneficiaries for contract signing;
The affected person files his/her grievance in writing, to the Municipality of Tyre.
The grievance note is signed and dated by the aggrieved person.
In case the aggrieved person is unable to write, s/he obtains assistance from the
municipality and the Technical Assistance Unit (TAU) to write the note and mark the
letter with his/her thumbprint.
The Municipality responds within 14 days during which meetings and discussions are
held with the aggrieved person who will present all necessary documentation during
the discussions.
25
If the aggrieved person does not receive a response or is not satisfied with the
outcome within the agreed time, s/he lodges her or his grievance to CDR which will
refer them to the PMU unit and the Grievance Redress Process.
The municipality in Tyre received 34 objections. (Annex 6: List of objections). The
procedure was handled at the local level. In fact, the Municipal office and technical
support team stayed in constant touch with the market investors, closely following the
changes in the names of users and tenants and trying to collect legal documents for
contracts and units waiver.
Following the survey, the final list of names, including the persons found to be entitled to
rights in the market, as tenant and users, through legal papers and receipts, had been
displayed. Rights holders were given ten days to make any claim or objection and prove
their right by submitting the necessary documents.
Each objection was filed at the Municipality’s Registrar. The complaint was registered in
the book of complaints especially developed for the rights holders’ objections. The
petitioner obtained a receipt bearing the complaint’s number and date to enable him to
make any necessary review.
The municipality followed up, with the technical support team, on the complaints and
verified their validity before correcting the lists.
If the objection was found valid, , petitioner’s name was corrected in the lists; and a
written notification was prepared informing the petitioner of the decision.
All objections submitted to the municipality have been solved amicably, with one
exception, where the petitioner submitted his objection to the Municipality’s lawyer, M.
Adnan Abu Zeid, who convinced him of the invalidity of his complaint.
This mechanism enabled the municipality to prepare a complete file including all rights-
holders who have a legal status in the market.
12. Organizational responsibilities and implementation schedule
The CDR and the Municipality of Tyre are in charge of the Project.
The temporary market has been built. The vendors of the market will move to it as soon
as the RAP is disclosed locally and in the Bank’s infoshop.
The construction of the new market will require 8 months. The users of the new market
will be able to move to their new shops afterwards.
26
13. Monitoring and evaluation
The purpose of the resettlement monitoring in Tyre will be to verify that:
The two phases of the resettlement process of the vendors are implemented
correctly. The first phase includes the RAP from the old market to the temporary
market and the second phase consists of the RAP from the temporary market to
the new market.
Eligible affected people receive their unit in the temporary market and afterwards
in the new market within agreed terms in the contract, design and timeframes.
The PAPs improve or at least restore their income and lifestyle.
The following indicators will be monitored and evaluated:
Standards of living: throughout the implementation process the trends of living
standards will be observed and surveyed to ensure that they are at least restored if
not improved, and any potential problem in the restoration of living standards will
be reported.
The perceived degree of involvement by the beneficiaries
Level of PAPs satisfaction: the level of satisfaction of PAPs with various aspects
of the RAP will be monitored and recorded.
Grievances: what types of grievances have been identified after the
implementation and what were the outcomes.
The CHUD project will start the monitoring work as soon as the RAP has been approved.
The PMU/CDR will undertake regular monitoring of the RAP implementation.
Monitoring will be undertaken starting the relocation date to the temporary market till
one year after the resettlement of the vendors to the new market.
Progress with regard to safeguard implementation will be monitored at different levels.
The Project Management Unit, the Municipal Implementation Unit at Tyre and the
Technical Assistance Unit at the Municipality of Tyre will be responsible for monitoring
the Project. The World Bank will review regular updates on RAP implementation
through the reporting of the PMU and its missions.
Finally, at the end of the project an independent monitoring should be carried out as the
findings would be valuable for any further cultural heritage/urban development
interventions.
The Adjusted Matrix of CHUD Baseline Indicators (Annex 16) has been reviewed and
will include specific indicators to monitor implementation of compliance with the social
safeguards. Component 2 of the Matrix “Improved conditions for enhanced quality of
life” would be modified to take account of the qualitative nature of the process. It will
now include: (i) the perceived degree of involvement by the beneficiaries and (ii) the
degree of satisfaction after resettlement. Both indicators will be graded on a scale from 1
to 5." The PMU at the CHUD Project in coordination with the TAU will conduct the
27
social survey relevant to these two indicators. A questionnaire will be prepared for this
purpose. In addition focus groups will be conducted with the beneficiaries to assess their
needs, identify problems and identify their level of satisfaction with the project.
The CHUD Project will as well identify any issues or cases of hardship resulting from the
resettlement process and it will follow up with grievances in the implementation process
and see that appropriate corrective actions have been undertaken and that outcomes are
satisfactory.
CHUD Project will submit the findings of the periodical monitoring in its quarterly
progress report.
The report will contain:
Data on the progress of the project resettlement implementation
Report progress on the follow up of problems and issues identified
Results of studies (standards of living, level of satisfaction of the beneficiaries, degree of
involvement of beneficiaries).
42
The professions that exist in the popular souk and stall distribution
profession Number of units category
Clothing 27 B1
Perfumes 1 B2
Accessories 2 B2
Telephone 2 B1+B2
Toys 3 B2
Shoes 1 B2
Vegetables 70 A
Butcher 10 C
Coffee shop 2 C
Cassettes and CDs 1 B2
Beans seller 1 C
Dressmaker 2 B1
Bakery accessories 3 B2
Shoe maker 3 B1
Bakery 3 C
Barber 1 C
Poultry 8 C
Loto office 1 B2
Diaries 1 B2
Carpenter 1 C
Home appliances 1 B2
Plumber 3 C
Electronics 1 C
Stationery 2 B2
Warehouse 9 B1+B2 (8)
Closed 7 B2
Key maker 2 C
Total 168
Number Category
B1: L shape 34
B2: Semi closed 32
C: Full closed 32
Total 168
43
Imam Sadr Square/ Tyre: Clothing Shops
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the technical support
unit survey on 13/1/2011
Current user according to the technical support
unit survey on 13/1/2011
Occupation/tr
ade category
1 1 Imad
Fakhouri Imad Fakhouri
Wassila Ahmad karshat
Clothing B1
2 22 Moussa Mhanna
Moussa Mhanna Ali Khalil Abbas Clothin
g B1
3 2 Khadijeh
Muhammad Abdallah
Khadijeh Muhammad
Abdallah Ali Khalil Abbas
Clothing
B1
4 21 Ahmad Moussa Mhanna
Ahmad Moussa Mhanna
Wassila Ahmad karshat
Clothing
B1
5 23 Kamel Saad Kamel Saad Muhammad Nemr
Wehbe Clothin
g B1
6 20 Mahmoud
Abbas houweila
Mahmoud Abbas houweila
Maryam Suleiman Qassem
Perfumes
B2
7 24 Wajiha
Mhanna Wajiha Ahmad
Mhanna Wajiha Ahmad
Mhanna Accessories B2
8 3 Boushra
Bazzi Boushra Bazzi
Khadijeh Hassan Amer
Clothing B1
9 19 Muhammad
Aydibi Muhammad Aydibi Muhammad Aydibi
Clothing B1
10 4 Lamya Ziab Lamya Ziab Anise Mahmoud
Abdallah Clothin
g B1
11 5 Salam Hassan
Salam Hassan Khadijeh Abbas El
Hajj Clothin
g B1
12 6 Ali Darwish Ali Darwish Khadijeh Abbas El
Hajj Clothin
g B1
13 18 Muhammad
Ahmad Aydibi
Muhammad Ahmad Aydibi
Yasser Faysal El Youssef
Shoes B2
14 9 Faten Ali
Jibahi Faten Ali Jibahi
Ahmad Saleh Meselmani
Clothing B1
15 7 Fahd Khalil
Baz Fahd Khalil Baz Fahd Khalil Baz
Clothing B1
16 8 Khadije Abbas El
Hajj
Khadije Abbas El Hajj
Fahd Khalil Baz Clothin
g B1
17 17 Ali Mhanna Ali Mhanna Najah Ibrahim
Duheini Clothin
g B1
44
18 25 Lina
Ghadban Lina Ghadban Lina Ghadban
Clothing B1
19 16 Aya Halabi Aya Youssef Halabi Aya Youssef Halabi Clothin
g B1
20 26 Zahra Halabi
Zahra Halabi Zahra Halabi Clothin
g B1
21 27 Ibrahim
Saad Ibrahim Saad Ibrahim Saad
Clothing B1
22 28 Hala Saad Hala Saad Hala Saad Clothin
g B1
23 15 Wehbe Ziyab
Wehbe Ziyab Wehbe Ziyab Toys B2
24 29 Mira Nahim
Ibrahim Mira Nahim
Ibrahim Mira Nahim
Ibrahim Clothin
g B1
25 32 Zaynab Ismail
Zaynab Ismail Douha Riad Hanafi Clothin
g B1
26 30 Alieh Fadl
Ajami Alieh Fadl Ajami Alieh Fadl Ajami
Clothing B1
27 14 Sayyed Qamshi
Sayyed Qamshi Hanadi Riad Hanafi Clothin
g B1
28 31 Mahmoud
Safa Mahmoud Safa
Ruqaya Hussein Ezzeddine
Clothing B1
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the technical support
unit survey on 13/1/2011
Current user according to the technical support
unit survey on 13/1/2011
Occupation/tr
ade category
29 10 Muhammad
Shehab Muhammad
Shehab Randa Khalil
Suleiman Clothin
g B1
30 13 Ali
Noureddine Ali Noureddine Ali Noureddine
Clothing B1
31 11 Hasan
Hammoudi Hasan Hammoudi
Randa Khalil Suleiman
Clothing B1
32 12 Zaynab
Noureddine Zaynab
Noureddine Zaynab
Noureddine Clothin
g B1
45
Imam Sadr Square/ Tyre: Vegetable Stalls
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the
technical support unit survey on
13/1/2011
Current user according to the
technical support unit survey on
13/1/2011
Occupation/tra
de category
33 97 Khalil
Hammoudi Khalil Hammoudi Khalil Hammoudi
Vegetable
stalls A
34 98 Nasser Abu
Zeid Nasser Abu Zeid Khalil Hammoudi
Vegetable
stalls A
35 99 Hussein
Saleh Hasan Saleh Ahmad Hammoudi
Vegetable
stalls A
36 100 Khodr Saleh Khodr Saleh Ahmad Hammoudi Vegeta
ble stalls
A
37 127 Ikhlas
Houmani Ikhlas Houmani
Youssef kamal Shahtu
Vegetable
stalls A
38 128 Ikhlas
Houmani Ikhlas Houmani
Youssef kamal Shahtu
Vegetable
stalls A
39 117 Hassan Badawi
Hassan Badawi Jihad Fadel el
Jamous
Vegetable
stalls A
40 118 Ahmad Badri
Ahmad Badri Ahmad Badri Vegeta
ble stalls
A
41 101 Hassan Zorkot
Hassan Zorkot Hassan Zorkot Vegeta
ble stalls
A
42 102 Ali Zorkot Ali Zorkot Ali Zorkot Vegeta
ble stalls
A
43 103 Fatmeh
Ghazzawi Fatmeh Ghazzawi
Hayel Khaled Abdel Rahman
Vegetable
stalls A
44 104 Sabra
Hassan Sabra
Sabra sabra Hayel Khaled
Abdel Rahman
Vegetable
stalls A
45 105 Fadi Nazzal Fadi Nazzal Hussein Nazzal Vegeta A
46
ble stalls
46 106 Hani Shour Hani Shour Mustafa Naim El
Hajj hassan
Vegetable
stalls A
47 107 Suleiman
Shour Suleiman Shour Suleiman Shour
Vegetable
stalls A
48 108 Muhammad
daher Muhammad
daher Youssef Rida Najdi
Vegetable
stalls A
49
92
Fadi Nazzal Fadi Nazzal House
Hardware
B2
50 Ali zeidan Ali zeidan Hussein Moussa
Nazzal
House Hardwa
re
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the
technical support unit survey on
13/1/2011
Current user according to the
technical support unit survey on
13/1/2011
Occupation/tra
de category
51 111 Ramez
meselmani Ramez meselmani
Hasan Samih dayekh
Vegetable
stalls A
52 112 Khodr Shour Khodr Shour Khodr Shour Vegeta
ble stalls
A
53 115 Hussein Shaalan
Hussein Shaalan Ghassan Ahmad
Dalbani
Vegetable
stalls A
54 116 Hussein Shaalan
Hussein Shaalan Ghassan Ahmad
Dalbani
Vegetable
stalls A
55 137 Muhammad
Qotaysh Muhammad
Qotaysh Ali Hasan Zorqot
Vegetable
stalls A
56 138 Khalil
Hassan Skayki
Khalil Skayki Ali Hasan Hassan Vegeta
ble stalls
A
57 139 Hassan Ahmad hadraj
Hassan hadraj Hassan hadraj Vegeta
ble stalls
A
58 140 Mustrafa
Hadraj Mustrafa Hadraj Hassan hadraj
Vegetable
stalls A
59 141 Salah Skayki Salah Skayki Khalil Skayki Vegeta
ble A
47
stalls
60 142 Salah Skayki Salah Skayki Khalil Skayki Vegeta
ble stalls
A
61 119 Ali Skayki Ali Skayki Ali Skayki Vegeta
ble stalls
A
62 122 Hussein Skayki
Hussein Skayki Khalil Skayki Vegeta
ble stalls
A
63 121 Abbas Skayki
Abbas Skayki Abbas Skayki Vegeta
ble stalls
A
64 120 Saleh Aqil Saleh Aqil Ibrahim Ahmad
Hammoud
Vegetable
stalls A
65 123 Hasan
Hobballah Hasan Hobballah Ali Safieddine
Vegetable
stalls A
66 124 Ali
Hobballah Ali Hobballah Hussein Ezzeddine
Vegetable
stalls A
67 129 Hasan
Mannah Hasan Mannah
Hasan and Rami Sobhi Saleh
Vegetable
stalls A
68 113 Ali El
Noueiri Abdallah Dib
Hasan and Rami Sobhi Saleh
Vegetable
stalls A
69 114 Ismail Dbouk
Ismail Dbouk Muhammad Fadl El
Noueiri
Vegetable
stalls A
70 147 Muhammad
Noueiri Muhammad
Noueiri Hasan Abed
Vegetable
stalls A
71 143 Taysir
Bawwab Taysir Bawwab Kamal Bawwab
Vegetable
stalls A
72 144 Kamal
Bawwab Kamal Bawwab Kamal Bawwab
Vegetable
stalls A
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the
technical support unit survey on
13/1/2011
Current user according to the
technical support unit survey on
13/1/2011
Occupation/tra
de category
73 126 Abbas salim
Skayki Abbas Skayki Darwish Noueiri
Vegetable
stalls A
74 125 Abbas Salim Abbas Skayki Darwish Noueiri Vegeta A
48
Skayki ble stalls
75 131 Ali Bahr Ali Bahr Ali Bahr Vegeta
ble stalls
A
76 132 Khalil Bahr Khalil Bahr Khalil Bahr Vegeta
ble stalls
A
77 130 Ahmad
Khayrallah Ahmad
Khayrallah Darwish Noueiri
Vegetable
stalls A
78 148 Aqil Moussa
Moussa Aqil Moussa
Moussa Aqil Moussa
Moussa
Vegetable
stalls A
79 110 Walid
Kaawar Walid Kaawar
Shadi Nasser Houweila
Vegetable
stalls A
80 109 Hussein Noueiri
Hussein Fadl Noueiri
Shadi Nasser Houweila
Vegetable
stalls A
81 133 Muhammad
Mannah Muhammad
Mannah Muhammad
Mannah
Vegetable
stalls A
82 134 Qassem Mannah
Qassem Mannah Qassem Mannah Vegeta
ble stalls
A
83 135 Moussa Nazzal
Moussa Nazzal Moussa Nazzal Vegeta
ble stalls
A
84 136 Muhammad
Nazzal Muhammad
Nazzal Muhammad Nazzal
Vegetable
stalls A
85 153 Moufid El
Rahi Moufid El Rahi Ali Hani Zamat
Vegetable
stalls A
86 154 Mustafa El
Rahi Mustafa El Rahi Ali Hani Zamat
Vegetable
stalls A
87 155 Ahmad Darwish Noueiri
Darwish Noueiri Ali Abed Vegeta
ble stalls
A
88 156 Darwish Noueiri
Vegeta
ble stalls
A
89 158 Mustafa Noueiri
Mustafa Noueiri Mustafa Noueiri Vegeta
ble stalls
A
90 157 Hussein Nasser
Hussein Nasser Hussein Nasser Vegeta
ble A
49
stalls
91 152 Ali Qoteish Ali Qoteish Vegeta
ble stalls
A
92 151 Qassem El
Samra Qassem El Samra Hasan El Samra
Vegetable
stalls A
93 146 Hasan
Moussa Daher
Hasan Moussa Daher
Hasan and Ali Nasser
Vegetable
stalls A
94 145 Hussein Maana
Hussein Maana Hasan and Ali
Nasser
Vegetable
stalls A
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the
technical support unit survey on
13/1/2011
Current user according to the
technical support unit survey on
13/1/2011
Occupation/tra
de category
95 150 Ismail Mousa Badawi
Ismail Mousa Badawi
Ismail Mousa Badawi
Vegetable
stalls A
96 149 Muhammad
Qazan Muhammad
Qazan Ismail Mousa
Badawi
Vegetable
stalls A
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
51
Imam Sadr Square/ Tyre: Stone workshops
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the technical support
unit survey on 13/1/2011
Current user according to the technical support
unit survey on 13/1/2011
Occupation/trade
category
129 87 Hassan Shahine
Hassan Shahine Ali Shahine Butcher C
130 88 Ali Shahine Ali Shahine Ali Shahine Butcher C
131 89 Kamal Tefla Kamal Tefla Ali Shahine Butcher C
132 90 Ababs Zeidan
Ismail Ali Shahine Ismail Ali Shahine Butcher C
133 63 Salah
Darmasis Salah Darmasis Ghazi Darmasis closed B2
134 93 Muhammad
Shouayb Muhammad
Shouayb Muhammad
Shouayb closed B2
135 50 Abdallah
Khalil Abdallah Khalil Rabih Badawi
Warehouse
B2
136 51 Abdallah
Khalil Abdallah Khalil Rabih Badawi
Warehouse B2
137 82 Khalil Yahya Khalil Yahya
Rabih Badawi Coffee shop C
138 91 Enaam Awad Enaam Awad
Rabih Badawi Coffee shop C
139 79-78-96-95 Adnan El Sharqawi Adnan El Sharqawi Adnan El Sharqawi Poultry C
140 80 Yahya Awad Yahya Awad Yahya Awad Butcher C
141 81 Itidal
Shahine Itidal Shahine Adnan Awad Butcher
C
142 85 Adnan Awad Adnan Awad Adnan Awad
Butcher C
143 86 Kamal
Shahine Kamal Shahine Adnan Awad Butcher
C
144 83 Mohsen
Jaafar Mohsen Jaafar Adnan El Rahi فوال C
145 84 Nazih El
Zein Nazih El Zein
Warehous
e B2
146 64 Yassine el
Ashkar Yassine el Ashkar Hamida Muhammad
Toulam Dressmak
er B1
147 65 Fatmeh Mustafa Fatmeh Mustafa Yassine el Ashkar
Bakery accessorie
s B2
148 66 Fadi el Ashkar Fadi el Ashkar Fadi el Ashkar
Bakery accessorie
s B2
الصعيدي خليل 49 149 الصعيدي خليل الصدقات صندوق Warehous B2
52
e
ذياب انعام 67 150 ذياب انعام علي احمد حسن Cobbler B1
شاهين ديب 68 151 شاهين ديب شاهين ديب
CDs and Cassetes B2
عوض غسان 69 152 عوض غسان عوض غسان
Manakish Bakery C
شغري الهام 70 153 شغري الهام عوض غسان
Manakish Bakery C
Unit No. according to
the Municipal
records
Unit No. in the
temporary market
Basic right holder
according to the
Municipal records
Basic right holder according to the technical support
unit survey on 13/1/2011
Current user according to the technical support
unit survey on 13/1/2011
Occupation/trade
category
154 71 Ahmad Shahine Ahmad Shahine Ghassan Awad
Manakish bakery C
155 72 Ali Shehab Ali Shehab Ali Shehab barber C
156 60 Khalil
Roumieh Khalil Roumieh Ibrahim Roumieh poultry C
157 73 Fatmeh
Rifai Fatmeh Rifai Moussa Naboulsi Loto B2
158 74 Zuheir Awad Zuheir Awad Leila Meshaal Toys B2
159 75 Bilal Awad Bilal Awad Leila Meshaal
accessories B2
160 94 Hasan Awad Hasan Awad Hasan Awad Butcher C
161 76 Hasan Rifai Hasan Rifai Hasan Rifai
Dairy products B2
162 77 Raef
Qarouni Raef Qarouni Raef Qarouni Butcher C
163 56 Muhammad
Moussa El Ahmad
Muhammad Moussa El Ahmad
Muhammad Moussa El Ahmad Cobbler B1
164 40 Zaynab Dahi Zaynab Dahi Zaynab Dahi closed B2
165 41 Zaynab el
Halabi Zaynab el Halabi Muhammad Sheghri Cellular phones B1
166 42 Nadia
Mohsen Nadia Mohsen closed
B2
167 57 Ali Roumieh Ali Roumieh Ali Roumieh Poultry C
168 58 Hassan
Roumieh Hassan Roumieh Hassan Roumieh Poultry C
169 59 Muhammad
Roumieh Muhammad
Roumieh Muhammad
Roumieh Poultry C
170 44 Ali Bahr Ali Bahr Ali Bahr
Warehouse B2
171 43 Haidar Bahr Haidar Bahr Ali Bahr
Warehouse B2
172 62 Hamad Khalaf Hamad Khalaf Hamad Khalaf
Paper products B2
173 47 Yasser Saad Yasser Saad
Adnan Salim El Ashkar Plumber C
53
174 48 Yasser Saad Yasser Saad
Adnan Salim El Ashkar Plumber C
175 45 Youssef Hodroj Youssef Hodroj Youssef Hodroj
Electronics C
176 46 Rida El Ashkar Rida El Ashkar Rida El Ashkar Plumber C
177 52 Ahmad
Hamoudi Ahmad Hamoudi Ali Maksoud Carts
carpentry C
178 33 Douha Hanafi Douha Hanafi
closed B1
179 61 Mahmoud
Khalaf Mahmoud Khalaf Mahmoud Khalaf Paper
products B2
180 34 Ali Akil Ali Akil
Abdel Rahman Muhamamd Alawi Toys B2
181 35 Abdallah
Srour Abdallah Srour closed
B2
182 36 Hussein Harkous Hussein Harkous
Mummad Walid Dalawaty
Warehouse B2
183 37 Isaaf Kahil Isaaf Kahil
Mummad Walid Dalawaty
warehouse B2
184 38 Wahideh
Ajmi Wahideh Ajmi Wahideh Ajmi dressmak
er B1
185 39 Kamal
Dalbani Kamal Dalbani closed
B2
186 53 Jawad
Safieddine Jawad Safieddine Jawad Safieddine keys C
187 54 Souha
Muhammad Bahr
Souha Muhammad Bahr Jawad safieddine keys C
188 55 Hanan and
Wafa Nasser
Hanan and Wafa Nasser
Hussein Moussa Nazzal
warehouse B2
57
Technical Assistance Unit – Municipality of Tyre
Cultural Heritage and Urban Development
Council for Development and Reconstruction
No.:
- Minutes of the election of representatives of rights holders and
users in the public market located in Imam Sadr Square (Al
Bawaba(
In the framework of the Cultural Heritage Project, funded by the World Bank and the
French Agency for Development, specifically the second phase which includes the
rehabilitation of Imam Sadr Square through the creation and reorganization of parking
lots, the establishment of transportation and buses hubs, rehabilitation, restoration and
reorganization of the old public market, establishing public restrooms and other vital
services which meet the health and environmental requirements and preserve the
aesthetic shape of the main entrance to the old city.
In preparation to initiate the restoration work and the organization of the public market
in the framework of the project above;
And as an implementation of the resettlement plan of the tenants of commercial units
on the market in question prepared by the Technical Assistance Unit in coordination
with the project management unit of the Cultural Heritage Project;
And with a view to communicate directly and discuss constructively with the Project
beneficiaries in order to achieve the desired goals, especially following the visit of Mrs.
Gloria Lakava, the social expert at the World Bank and the interviews she conducted in
person with them;
And at the request of the Council for Development and Reconstruction through the
Project Management Unit in order to create a formal channel of communication with
the beneficiaries, within the framework a general strategic communication plan which
will be prepared at the level of the Project Management Unit and the Technical
Assistance Unit of the Municipality of Tyre;
58
And based on its mandate to prepare nominal lists of elected persons and
representatives of the beneficiary groups, the Technical Assistance Unit of the
Municipality of Tyre undertook with the following:
First: review the file of the tenants and users of Al Bawaba public market prepared by
the Cultural Heritage Project Management Unit at the Council of Development and
Reconstruction, where three categories of beneficiaries were found, according to their
business unit’s nature and place of investment. These are successively:
The tenants of the stone market, where the commercial units are built of stone and
concrete, located to the north east of the public market. It hosts various heterogeneous
commercial activities.
The tenants of the vegetable market which is located in the middle of the public market.
It consists of open-sided stalls , shaded by one common roof, used to sell fruits and
vegetables.
The tenants of the clothing market which is located at the end of the public market, to
the south-west; it is mainly used to sell garments and linens.
Second: direct coordination with the Head of the Municipality’s Tax Collection office,
Mr. Nasser Najdi, in charge of collecting the rent from users in the popular market for
the benefit of the municipality, in order to prepare elected lists of rights holders
according to the categories mentioned in the previous section, to coordinate and
officially follow-up with the supervising, monitoring, funding and beneficiary bodies of
the project.
Third: the preparation of matrixes with the names of the representatives of the Project’s
beneficiaries in the public market on 23/ 3 / 2010, after granting them one week of
consultation to elect who will represent them during the meetings to be held in the
future, whether with the Council for Development and Reconstruction or with the
Municipality of Tyre to take decisions on their situation and the fate of some of the
professions within the market.
Whereas it was agreed unanimously, through written signatures, on the assignment of
each of the following names contained in the tables below as legal representatives, with
the mandate of carrying out all the discussions and decision-making processes with
stakeholders.
59
Tyre, 23 March, 2010
Technical Assistance Unit – Municipality of Tyre
Cultural Heritage and Urban Development Project
Council for Development and Reconstruction
Position Committee of the owners of stone shops
(various trades)
President Ali Rounieh
Member Ismail Shahine
Member Jawad Safieddine
Member Ghassan Awad
Member Ali Shehab
Position Committee of the owners of clothing stalls
President Muhammad Mahmoud Aydibi
Member Ahmad Saleh Meselmani
Member Weheb Muhammad Diab
Position Committee of the owners of vegetable stalls
President Hussein Nazzal
Member Ali Hani Zamat
Member Muhammad Mannah
Member Khalil Hamoudi
67
COUNCIL FOR DEVELOPMENT AND RECONSTRUCTION CULTURAL HERITAGE AND URBAN DEVELOPMENT PROJECT MANAGEMENT UNIT
Report on the Consultations meeting with the vendors of the
public Market of Tyre
4 public hearing held on 20, 27 and 29 December 2010
January 2011
68
A. What are the issues on which there need to be consulted?
The target of the first round of consultation with the people who are affected by the market project and to inform them about positive changes that could affect them.
The spoken language is the Arabic, with simple terminology.
Several main messages constitute the aim of these consultations meeting:
- Operating successfully the public market to provide economic opportunity and to increase the number of visitors to the market and the public space.
- Minimizing the negative impact on the stakeholders and the affected people by the project
- Showing the plans of the new market and define his role.
- Explaining the municipality will to resolve the chaos caused by the street vendors.
- Defining the market manager who will be responsible on operating the market and enforcing the regulations of the market
- Introducing the steps of resettlement to the temporary and later to the new market.
B. Who are the key stakeholders who needed to be consulted?
The project affected people i.e. the vendors expected to relocate to the new market, that have been listed in the census before the cutoff date. Persons occupying the project area after the cutoff date are not eligible for compensation and/or resettlement assistance. The first day consisted of 2 sessions held on Monday 20/12/2010. The first session was for the individual vegetables vendors expected to relocate to the new market area while the second meeting was for the clothes vendors. 19 vendors attended the meeting; 3 of them are from the syndicate, they represented the missing vendors. Most of those who attended the meeting operate several places and represent their relative. 33 clothes vendors’ attended the second sessions. The third meeting was for the semi closed places (professions stalls). 32 vendors attended this meeting.
69
The fourth session (the third day) was conducted on Wednesday 29/12/2010 with 9 negatively affected people (closed places) who may loss their income if they don’t obey the new regulations like the butcher since that slaughtering will not be allowed in the new market for hygiene reason, the chicken vendors since no live animal are allowed in the market and the steel worker since that he will have to move his workshop from the market and use his space only for exposition.. A representative of the dominated political party in the city who is known to have views on issues being addressed by the project assisted in the conversation and he had a small intervention in explaining the concern of the entire group in charge of implementation the new market including the municipality, the representative of the city, the CDR, the Contractor for the benefit of the vendors and the city… the party he represent can play an important role in shaping the views of some of the directly affected stakeholders, or in otherwise influencing project implementation.
Pic.1 The representative of the dominated political party in the city promising the vendors that the market project will be implemented as seen in the presentation and that the execution will be start as soon as they give their commitment to the project.
4 Representatives from the municipality attended the first meeting; one of them has found the opportunity to know the details of the new market and to be informed of the project’s objectives and activities. In the fourth meeting 3 representatives participated
70
and they were involved in the discussion and guarantee the realization of the new market after moving to the temporary market. Also representatives of media assisted to the meetings, participated in the conversations and they were interested in having the presentation. The days following the consultations session, they wrote positive article concerning the consultations meetings and the design of market.
C. What form did the consultation take?
The TA/PMU organized 3 consultation days with different stakeholder groups. The scope of these sessions varies from one audience to another. These sessions are divided to 4 public hearings depending of the audience, in addition to the daily one-to-one information. The vendors in each group were informed personally orally and by a written invitation and signed a delivery certification.
71
Pict.2 sample of the invitation to the consultation that will be held on the 20/12/2010 signed by the trader of the stall number 58 on 17/12/2010, stating that he confirm the receipt of the invitation to the house of the city to discuss the resettlement plan and the new stalls.
Pict.3 sample of the invitation to the second consultation day (27/12/2010) sent to city representative (representative of the Project-affected people)
72
D. Where the consultations are held?
The consultations are held in the “Mamlouk house”. The choice of this location is justified by two reasons:
o The “Mamlouk house” is restored buy the CHUD project and have been a place of cultural meetings and exposition. It’s known by the entire city as the “house of the city”. It’s well known location reduce the possibility of confusion on the location of the consultations
o It’s location near the actual market (place of work of the directly affected stakeholder) avoid the need of transport facilities.
o The meetings are held in a big hall where all participants are seated comfortably, where everyone can listen, watch the presentation and participate in the discussions.
E. When the consultations are conducted?
The first day of consultation consisted of 2 sessions held on 20/12/2010 with the vegetables vendors and the clothes vendors. The second consultation was supposed to be held on 22/12/2010 but it was postponed to the next Monday 27/12/2010 for 2 reasons:
The lack of time to inform in written all the vendors
To give the opportunity to the CHUD team to have a meeting to evaluate the first sessions and to discuss the improvement of the presentation.
The third consultation day was held on 29/12/2010.
To ensure that all stakeholders are given an opportunity to attend, vendors from different groups were allowed to participate in any other meeting session if they couldn’t attend their scheduled meeting for any reason.
F. Documenting and disseminating the results:
Copies of minutes of the consultation to record the issues discussed and the agreements reached will be available in Arabic with the TAU and the municipality.
Photos were taken during the consultation and an attendance sheet was signed by all the audience.
73
At the end of the consultation meeting the participant were informed by the project team that they can have access the record of consultation at the TAU offices that, with the municipality, are ready to answer all the clarifications raised by the vendors who can also check their places in the new market in the plans. The team suggested that any complain or question raised by stakeholders, after these information meetings, should be registered in written in the TAU office.
The consultation minutes: Due to late arrival of the vendors, the first session started on 11:30am. And the second session started at 12:20am . Before the beginning of the sessions, an attendance sheet was signed by all the audience.
Pict.4 sample of the attendance sheet which was signed by the vendors in each session
The sessions started with a presentation and were completed by an open discussion. The presentations included the followings:
Importance of the market considering his location and his economical benefits.
74
A briefing of the actual market situation accompanied by photos : bad ventilation, lack of lighting, the chaos, the waste, the small walkway, the electrical cables, the bad smell, the lack of sanitary condition, the extension of some stalls to the parking, the competition of the fly market and a commentary on their negative impact on the market.
Exposure of the old design and explaining how the concern of the financier, the municipality and the PMU to take into consideration the anxiety of the vendors and the resolution of all the actual negative issues, have lead to the new design of the market even thought it caused the delay of the project. Followed by brief justification of the aim the CHUD project and its objective to succeed the public market to attract new life to the old city and ameliorate the economical situation.
Presentation of Plans and perspective of the new market during which the team explained and clarify details and methodology that reach to this final outcome solving the problems such as joining the 2 parts of the market so that both parts can profit from all visitors, the entrances, the height of the roof (which provide a good ventilation and a better illumination), the stalls, the materials used, the width of the walkway, repartition of the vendors… the perspective plan of the market was very useful to calm the anxiety of the vegetable vendors. They agreed on the shape and the size of the stalls.
Explication of the rules and guidelines for compensation distribution of the pitches and the methodology applied consistently throughout the resettlement plan.
Briefing of some Promotional and Marketing ideas and activities that can be performed in the market or the public area and which will help revitalizing the neighborhoods and the market and will increase the visitor’s number.
At the end of the presentation, the resettlement to the temporary market was discussed and agreed by the vendors.
After the presentation, the consultant explained the schedule of implementation of the new market
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Pic.5 All questions raised by the audience were answered seriously. All vendors were treated fairly.
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G. Reflecting the results of consultations in project design and
implementation
Recommendations of the first consultation day can be divided into 5 categories:
1- Issues that can be addressed through changes in project design: some dresses vendors asked to exchange their places in the new market. Friends or relative wanted to use adjacent places to be able to alternate their presence. Promises were given to these ladies to take into consideration their demands after passing to the TA office to study the availability of these places.
2- Issues that can be addressed later on during or after the project implementation:
Some vendors asked to increase the working hours in the market for 2 reasons:
The dresses vendors and the bakers asked not to limit the working hours since that the new public space next to the market will attract audience to unlimited time during the day and night.
The vegetable vendors commented that the late working vendors will protect the market specially that some unpleasant actions are actually happening in the dark after closing the existing market during the night.
The PMU, after explaining that the new market will be illuminated and secured during the night, promised to discuss this issue with the municipality who is the decision maker in the market.
An important issue was raised by must of the vendors (of all trades); they have concerns that after moving to the temporary market, the new market project will not be executed and that they will have to leave their actual places. The absence of the municipality representative in the second consultation day confirmed their concerns. Before the third meeting the CHUD team urged the mayor to be represented to relieve their anxiety and to proof the involvement of the municipality. 3 members of the municipality attended the fourth meeting (3rd consultation day) and they promised to deliver each vendor a memorial from the municipality stating the actual number of each stall (a running number was given to each kiosk), it’s number in the temporary market (as a reference to know the location in the new market in the drawing) and it’s expected location and pitch number in the new market.
3- Issues that are beyond the scope of the project and are better addressed through alternative projects: none of these issues were raised in these consultations. Vendors were well informed about the consultation reason.
77
4- Issues that cannot be addressed by the project due to technical, jurisdictional or excessive cost-associated reasons:
2 family related clothes vendors asked to open/remove the partition between their adjacent places to enlarge the selling space. The team was very strict by answering these kinds of questions; the regulation is clear: the municipality is the owner of all pitches “no erection or change in the structure of the stall is allowed” and that the regulations will be firmly and equally applied specially that some vendors thought that their political leader or their representative in the municipality will give them special treatment.
A couple of vegetables vendors suggested to be compensated by money during the implementation works of the new market and avoid moving to the temporary market. The team explained that the World Bank as being the project sponsor has collaborated with the city municipality in the distribution of compensation which will be stall-for-stall compensation.
5- Issues raised and answered during the consultation that have been already solved by the design or related document such as the regulations of the market or the operation plan: Concerns were raised by the vegetables vendors concerning the identity of
the market manager and the procedure to hire him. The anxiety of the vendors was calmed down after explaining that the municipality will assign that person and he will be responsible to administer the market.
The vegetable vendors urged to have firm regulations to protect their
business and the market especially from the street vendors; the regulations of the market were briefly explained to release the fear of the vendors and to show that the chaos will not be allowed in the new market.
Questions related to the selling area assigned to each vendor were asked
by all vendors, the dimension of each stall, width of the walkway between the stall, the methodology used when assigning the places. The discussions were easier with the vegetable vendors and harder with the clothes vendors who were seeking for a wider displays area. After a detailed explanation from the consultant who gave the dimensions of the stalls, they were satisfied.
Concerns of loosing the clients of the market after the relocation of the
market. These concerns were minimized after explaining that the New Market will be constructed in the same land of the old market after displacement of all traders to a temporary market constructed for this issue accordingly the market will not loose its potential numbers of clients.
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The vendors preferred if the displacement to the temporary market was avoided by exploring alternative projects design. The CHUD team explained that the displacement to a temporary market is unavoidable, due to the change in the design requested by the stakeholders, the municipality and the city representatives to keep the intended location as an open public space.
6- Issues on which explicit agreement has been reached between stakeholders and
municipality (and the CHUD team): Before the fourth session, One-to-one informations were held with the negatively affected operator (polluted operator), who will have to abide to the new market regulations, to decrease the pressure in the forth meeting.
5 Butchers (3 for meat and 2 for chicken) were informed that live animals and
slaughtering in the new public market is forbidden for sanitary reasons and that all meat entering the market must be properly covered to avoid contamination. Moreover barbecue is not allowed in the new market. Since that a municipal decision forbid slaughtering in the whole city, it’s allowed only in
the municipal butchery, it was easy to convince the 3 butchers to abide to that law. The butcher Hassan Awad used to grill meat in the middle of the old market. After that he attended the third meeting (even though he wasn’t invited, his turn was the fourth meeting), he was able to see the design of the new market and the location of his place, he was convinced that the new market and his place at the sea side entrance next to the parking will attract more customers. We were surprise that it was very easy to convince him not to grill in his new place.
An electricity provider located since 1993 was paying rents to the
Municipality. His name is Kassem Hassan Ahmad. His generator used to produce heat, noise and bad smell in the market. His used to provide electricity to the neighborhood and to the municipality. During the preliminary design of the market, the municipality agreed with him to facilitate his displacement from the market to another area. Now, he is the biggest electricity provider in the Hosh area in the north side of the city. (he moved before the census agreed by the municipality).
Ghassan Awad is a “manakish’ baker. In the new market, he will get a
closed place on the sea side of the market. After the individual meeting with him, we agreed to give him a place on the border so that a small shaft can be fixed fixing on the roof.
Hairdressers were given closed shop at the sea side because they need
special infrastructures and they were satisfied about their location.
The negotiation with the steel worker is still ongoing. In the existing market, he operates three adjacent places; he extended his workshop to benefit
79
from an extra area from the parking. It’s hard to convince him that all his goods shall be contained within his licensed pitch area and shall not be projected beyond. The municipality decided that his place will be a selling place not a workshop. The negotiation between the municipality and the forger is still ongoing to reach an agreement. One of the solutions suggested by the municipality is that he keeps two places in the new market and from the rent amount of the third place he can rent a workshop in the industrial zone. In the meeting of 29 December, he showed a positive attitude about negotiating the municipality.
After these individual meetings with the negatively affected operators, the meeting of 29 December 2010 passed smoothly without objection.
At the end of the consultation, promises were given to the vendors to take into consideration their suggestions. The last note was that the municipality and the TAU are ready to answer all the clarifications of the vendors who can check their places in the new market in the plans with the TAU. Before leaving the vendors were asked individually if they are satisfied after the session, and the surprise was that the vendors began to ask about dates of the resettlement to the new market. The consultations provided the audience with a clear understanding of how the project and the changes it will bring about will have an impact on them. The target of the consultation was reached, and the audience/vendors confirmed to corporate with the implementation group of the new market (municipality, TAU/CDR, Contractor). Actually and after days of the consultations, the vendors are following the day to day planning of the market; they are convinced that the new market will be executed for high-quality specifications and that the resettlement will provide opportunities to improve their business and increase their turnover and that the distribution of places is adequate.
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Pic.6 The audience of the 2nd communication day (3rd session) .
Pic.7 The audience of the 1st communication day (2rd session)
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Table of the objections and complaints concerning the public market from 01/06/2011 to 08/06/2011
Transaction Number
Number Date Name Unit
Number Subject of Complaint Current Situation
Previous Situation
Recommendation Decision Comments
710 710/1 1/6/2011 Asmahan Youssef Mehanna
5 Change the tenant’s name by virtue of a waive contract
Asmahan Youssef Mehanna
Kamel Saad N/A Modify the name
710 710/2 1/6/2011 Hoda Sayed Mohammad Bahraini Qamsh
6 Change the tenant’s name by virtue of a waive contract
Hoda Sayed Mohammad Bahraini Qamsh
Mahmoud Hoila
N/A Modify the name
710 710/3 1/6/2011 Bushra Bazzi 8 Error in the name instead of Khaled Bazzi by virtue of a receipt
Bushra Bazzi Khaled Bazzi N/A Modify the name
710 710/4 1/6/2011 Ahmad Amin Aidibi
14 Change the tenant’s name by virtue of a waived contract
Ahmad Amin Aidibi
Ahmad Saleh Mesalamani
N/A ........
710 710/5 1/6/2011 Ali Qasim Mehanna
17 Change the tenant’s name by virtue of a waived contract
Ali Qasim Mehanna
Mohammad Nimer Wehbi
N/A Modify the name
710 710/6 1/6/2011 Aya Youssef AL-Halabi
19 Change the tenant’s name by virtue of a waived contract
Aya Youssef AL-Halabi
Eva Ghadban
N/A Modify the name
710 710/7 1/6/2011 Mira Naeem Ibrahim
24 Change the tenant’s name by virtue of a waived contract
Mira Naeem Ibrahim
Ahmad Ali Hmoudi
N/A Modify the name
710 710/8 1/6/2011 Mohammad Ali Hmoudi
27 Change the tenant’s name by virtue of a waived contract
Mohammad Ali Hmoudi
Sayed Qamshee
N/A Modify the name
710 710/9 3/6/2011 Ali Mahmoud Zarkt
42 Change the tenant’s name by virtue of a waived contract
Ali Mahmoud Zarkt
Hassan Mahmoud Zarkt
N/A Modify the name
710 710/10 3/6/2011 Hussein Moussa Nazal
50 Change the tenant’s name by virtue of a waived contract
Hussein Moussa Nazal
Ali Zaidan N/A Modify the name
710 710/11 3/6/2011 Hassan Samih Dayekh
51 Change the tenant’s name by virtue of a waived contract
Hassan Samih Dayekh
Ramez Meslamani
N/A Modify the name
710 710/12 4/6/2011 Ali Hani Zamat 85 Change the tenant’s name by virtue of a waived contract
Ali Hani Zamat Moufid Al Rai
N/A Modify the name
84
Transaction Number
Number Date Name Unit
Number Subject of Complaint Current Situation
Previous Situation
Recommendation Decision Comments
710 710/13 4/6/2011 Hani Ali Zamat 86 Change the tenant’s name by virtue of a waived contract
Hani Ali Zamat Mostafa Al Rai
N/A Modify the name
710 710/14 6/6/2011 Darwish Fadel Nueiri
87 Change the tenant’s name by virtue of a waived contract
Darwish Fadel Nueiri
Mohamad Darwish Nueiri
N/A Modify the name
710 710/15 6/6/2011 Hassan Dahir 93 Change the name of the tenant
Hassan Dahir Hassan Ali Ghzayel
N/A Modify the name
710 710/16 6/6/2011 Hassan Dahir 94 Change the name of the tenant
Hassan Dahir Safi Hassan Ghzayel
N/A تعديل االسم
710 710/17 6/6/2011 Ghazwan Moussa Badawi
95 Change the tenant’s name by virtue of a waived contract
Ghazwan Moussa Badawi
Ismail Moussa Badawi
N/A Modify the name
710 710/18 6/6/2011 Sherif Hejazi 128
He invested in a stall in the vegetable
market and use it to work as a cobbler
Sherif Hejazi Sherif Hejazi N/A
Give him a shop in the new market
(B1)
His name was
mentioned in the 2008 statistics and has
been practicing
the profession of cobbler
710 710/19 7/6/2011 Hassan Ali Shahine
129 Change the name of the tenant
Hassan Ali Shahine
Nabil Hemoudi
N/A Modify the name
710 710/20 7/6/2011 Ali Hassan Shahine
130 Change the name of the tenant
Ali Hassan Shahine
Hussein Hamoudi
N/A Modify the name
710 710/21 7/6/2011 Fadi Yassin Alashar
148 Change the name of the tenant
Fadi Yassin Alashar
Yassin Reda Alashar
N/A Modify the name
710 710/22 7/6/2011 Zainab Dahi 164 Change the name of the tenant
Zainab Dahi Abbas Awad N/A Modify the name
710 710/23 8/6/2011 Ahmad Ali Hemoudi
177 Change the tenant’s name by virtue of a waived contract
Ahmad Ali Hemoudi
Ibrahim Hussein Skiki
N/A Modify the name
710 710/24 8/6/2011 Doha Riad Hanafi
178 Change the tenant’s name by virtue of a waived contract
Doha Riad Hanafi Adnan Salim Alashar
N/A Modify the name
710 710/25 8/6/2011 Sayel Khaled Abdul Rahman
43 - 44 Error in writing the name
Sayel Abdul Rahman
Hayel Abdul Rahman
N/A Modify the name
85
Transaction Number
Number Date Name Unit
Number Subject of Complaint Current Situation
Previous Situation
Recommendation Decision Comments
710 710/26 8/6/2011 Hassan Haballah
123
There is another investor for his unit his name is Hussein Ezzeddin
Hassan Haballah Ali Safieddine
N/A
Contact Ali Safieddine and make sure that he willingly left the unit
710 710/27 8/6/2011 Atif Ali Ghzayel 96 He invests in the stall 96 with Ismail Moussa Badawi
Atif Ali Ghzayel Ismail Moussa Badawi
N/A
Add the name of Atef Ali Ghzayel because he pays the tax to the municipality
710 710/28 8/6/2011 Hamad Moussa Hamoud
113
His name is not mentioned on the municipal lists, and Hamida Kelm invests his stall
Hamida Kelm Hamida Kelm
N/A
Cannot give him a stall because his name is not mentioned on the table of 2008 statistics
710 710/29 8/6/2011 Mohamad Meghniyeh
115 His name is not mentioned on the municipal lists
N/A
Cannot give him a stall because his name is not mentioned on the table of statistics 2008
710 710/30 8/6/2011 Ismail Ali Shahine
132 Change the tenant’s name by virtue of a waived contract
Ismail Ali Shahine Abbas Zaidane
N/A Modify the name
710 710/31 8/6/2011 Yehya Awad 141 Error in registering the name of the investor
Yehya Awad Adnan Awad N/A Modify the name
710 710/32 8/6/2011 Ibrahim Roumiyeh
156 Error in registering the name of the investor
Ibrahim Roumiyeh Khalil Roumiyeh
N/A Modify the name
86
Transaction Number
Number Date Name Unit
Number Subject of Complaint Current Situation
Previous Situation
Recommendation Decision Comments
710 710/33 8/6/2011 Hanan and Wafaa Nasser
188
Someone from Kassab family is investing in it instead of Hussein Moussa Nazal and he is using it to sell meat
Hanan and Wafaa Nasser
Hussein Moussa Nazal
N/A
Make sure if Hussein Nazal was expelled from the unit and in case they agreed together that this place cannot be used to sell meat because it is classified as a Semi closed warehouse
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Council for reconstruction and development CHUD Project
Technical Assistance Unit – Municipality of Tyr
Socio-economic questionnaire for users of the popular market Resettlement Action Plan of the Market
1. Questionnaire number ----------- 2. Commercial unit number ----------- 3. Location ----------- 4. Type of commercial activity ----------------------- 5. Surface of the commercial unit (m²) ----------- 6. Height of the ceiling ----------- 7. Characteristics -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Part I: 8. Name -------------- 9. Nationality -------------- 10. Phone number -------------- 11. Address ---------------------------------------------------------- 12. Age group
□ 15-24 □ 25-39 □ 40-54 □ 55 and above 13. Marital status
□ single □ married □ divorced □ widow □ separated 14. Full name of the right holder ------------------------ 15. Remarks -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Part II: Socio-economic information 16. Type of commercial activity ----------------------- 17. Date of beginning of work ----------------------- 18. Value of monthly rent (paid to the municipality) ----------------------- 19. Value of monthly allowance (paid to the right holder) ----------------------- 20. Working hours in the unit ----------------------- 21. Number of persons working in the unit (Lebanese or other nationalities) -----------------------
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22. Monthly income: □ less than 500 000 Lebanese pounds □ between 500 000 Lebanese pounds and 1 000 000 Lebanese pounds □ between 500 000 Lebanese pounds and 1 000 000 Lebanese pounds □ between 500 000 Lebanese pounds and 1 000 000 Lebanese pounds □ less than 500 000 Lebanese pounds
23. Educational level:
□ does not read and does not write □ read and does not write □ academic or technical studies □ does not read and does not write □ completed elementary studies □ completed primary studies □ completed secondary studies □ completed university studies □ completed advanced studies
24. Household size including mother and father: ----------------- 25. Do you have a social security scheme? □ yes □ no Part III: Socio-economic information concerning the wife and children 26. Does the wife work outside the house? □ yes □ no 27. If the answer is “yes” what is her job? -------------------------------- 28. Does the wife work inside the house? □ yes □ no 29. If the answer is “yes” what is the type of her job? -------------------------------- 30. How much does she earn per month? ---------------------------------- 31. Socio-economic data concerning the children
Child Age Enrolled at school
technical Not enrolled in school
Type of work
Income per month
1
2
3
4
5
6
7
8
9
113
32. Proposed activities to enhance the socio-economic situation of the family: -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 33. Remarks: -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
115
LEASE CONTRACT
AMONG THE UNDERSIGNING PARTIES
First Party: Tyre Municipality – represented by the Mayor engineer Hassan
Mohammed Toufic Dbouk
And
Second Party:
Introduction to the contract
- Since the first party is managing the property number /2363/ of the Tyre region real estate, which consists of a land of 16740 square meters now includes an old popular market and an empty area called “sahat al Kassam” to the entrance of Tyre’s port.
- As the second party is running in the popular market a commercial shop. - As the Municipality is in the process of developing and improving the aforementioned
property and the replacement of the current market with a new advanced one according to plans and drawings that have been observed and approved by the Second Party, and the municipality presented to the second party to move to a temporary market located in the northwest corner of the property in question pending the demolition of the old market and the construction of the new market in its place by when the second party a shop in return of the old one according to the terms and implications of this contract.
So it was agreed in satisfaction and mutual acceptance between the two parties on the
following:
First: The introduction with all its parts is considered as an integral part of this
contract and complementary to it.
116
Second: Both parties agreed that the second party will evacuate the shop in the current
market (the old) and move to the temporary market described in the
introduction, specifically to the shop, which holds no.- ..........- for a period of up
to seven months from the date of relocation pending within the deadline
specified replacement of the old market building with a new own, and lastly
handing over to the second party in the final new market the shop no.- ..........-.
Third: the term of this contract is fifteen years, renewable for the written consent of
both parties and for a period agreed upon at the time.
Forth: The monthly rent agreed upon between both parties to be Paid from the second
party to the first party for the occupation and use of the facilities, is the amount
of one hundred thousand Lebanese pounds from the date of delivery of the
shop in the new market; the second party vows to pay it in advance at the
beginning of each month at the Municipality and that the failure to pay of two
installments consecutive will lead to termination of this contract and on his
responsibility; It is also agreed that the rent specified above shall be subject to
the same value of the increase occurring to the minimum wage increase and
accordingly increase with the same percentage.
Fifth: The usage of the above mentioned shop is only for the sale of....................
Sixth: The second party vows to preserve the shop handed over to him and maintain
at his own expense in order to keep it always in good condition and suitable for
use in accordance with the allocated usage without any modifications of any
kind.
Seventh: The second party vows to preserve the cleanliness of the shop and the
cleanliness of the market, and display items in an orderly manner without
exceeding the boundaries of the said place and keep the pedestrian corridor
without any encroachment or surpasses by him.
117
Eighth: It is not allowed for the second party assignment of this contract in whole or in
part, to anyone in any way, for only one exception where the second party may
grant the right to invest the said shop to a third person for a limited period of
maximum up to three years, after obtaining the written consent of the first
party, and increase the monthly rent due for the latter by 25% of the base rent
set out in the investment right signed between the second party and the third
person. The second party vows to grant the current investor Mr.
............................. the right to invest the shop subject of this contract for a
period of three years from the date of receipt of the new shop in the new
market and for a monthly investment rent of............................ .... only.
Ninth: It is agreed between the two parties that a special management system for the
new market will be placed by the municipality, and the second party vows to
abide by it, provided that the system in question does not prejudice sections
"III" and "IV" of this contract.
Tenth: It is agreed between the two parties that any duties or taxes or fees, including
fees and cost of private water and electricity, or the cost of goods or wages of
workers or permits and permissions and licenses necessary or consequences as
a result of work of the second party, are the sole responsibility of the later.
Eleventh: It is agreed that the rights granted to the Second Party under this contract is
transferred to his inheritors for the remaining period of the contract and they
will take his place in this contract for all conditions and obligations.
Twelfth: It is agreed between the two parties that if the second party exercise his right to
grant investment of the shop in accordance with section "VIII" of this contract,
the third party is limited to its relationship with the second party only and the
latter remains liable to the municipality for payment of rents and compliance
with the conditions described in this contract and in the management system of
the market, and therefore the third party violations as a breach of the second
party and assumes full responsibility with all legal outcomes and contractual
obligations to the municipality.
118
Thirteenth: The Municipality guarantees the maintenance of public and common sections in
the new market and the delivery of water and electricity to it, and provides it
with sanitation and public toilets and public lighting, and the provision of
security in order to maintain it always in good condition, all in accordance with
the management system of the market.
Fourteenth: It is not allowed for the second party the closure of the shop in question for a
period of more than two months, and is not permitted in any way to use it as
warehouse.
Fifteenth: The prejudice of the second party in any provision of this contract will lead to
the breach of the contract on his responsibility.
Sixteenth: It is granted that the two parties agreed that this contract and the market
management system referred to above governs the relationship between the
two parties, and can not be invoked in any other text that opposes its
provisions.
Seventeenth: Any dispute arising from this contracts, both in terms of implementation,
interpretation or proves conditions, will be considered exclusively to the civil
judge in Tyre.
This Contract is printed in two copies and signed by the two Parties on .../.../...... and each
party received its own copy.
The first party The second party
120
Baalbeck Saida Sour Byblos Tripoli
BC - 2008 28 58 67 65 43The average number of chairs per café or restaurant in each city. Example: On average a café or restaurant in
Baalbeck has 28 chairs
BC - 2008 671 2,346 2,995 2,469 641The total number of chairs in each city. Example: There are 641 visible chairs in all the cafes and restaurants in Tripoli
which were part of the census.
High season BC - 2008 2.9 3.6 3.6 5.5 1.6
Low season BC - 2008 2.9 2.4 3.3 3.4 1.4
High season BC - 2008 6.8 17.1 10.4 6.9 8.2
Low season BC - 2008 2.4 8.6 5.7 3.4 1.0
High season BC - 2008 8 70 75 97 31
Low season BC - 2008 5 24 44 27 12
Arab tourists BC - 2008 5% 6% 9% 18% 5%
Non-Arab tourists BC - 2008 5% 3% 14% 26% 4%
Internal tourists BC - 2008 22% 22% 20% 25% 49%
Residents BC - 2008 69% 70% 56% 31% 41%
6 BC - 2008 34% 47% 36% 50% 16%The percentage of heritage and tourism related enterprises out of all enterprises in the census. Example: 34% of the
enterprises in Baalbeck are heritage and tourism related
7 BC - 2008 11% 41% 45% 56% 29%The percentage of enterprises having a commercial registration. Example: 11% of all surveyed enterprises in
Baalbeck have a commercial registration
8 BC - 2008 3% 4% 44% 30% 16%The percentage of enterprises having a VAT (Value Added Tax) registration. Example: In Tripoli, 16% of all surveyed
enterprises have a VAT registration
9 BC - 2008 2% 10% 0% 12% 8%Percentage of enterprises which have made investments over the past 12 months. Example: In Baalbeck, 2% of all
surveyed enterprises have made investments (capital, stock, physical) over the last year
10 BC - 2008 26% 65% 57% 27% 47%Percentage of enterprises which expect that their turnover will increase thanks to the CHUD project. Example: 26%
of the enterprise owners in Baalbeck think that CHUD will improve their business when its completed
11 BC - 2008 96% 53% 66% 43% 92%Percentage of enterprises who have heard of the CHUD project in their city. Example: 92% of the enterprises in
Tripoli know about CHUD
Overall OS- 2006 2.08 2.87 2.90 2.92 2.20
Resident OS- 2006 2.01 2.80 2.70 2.82 2.02
Business OS- 2006 1.98 2.92 2.94 2.88 2.27
Visitor OS- 2006 2.41 2.98 3.32 3.22 2.52
1 CHUD team 20080 3000 10125 32790 10350
2 CHUD team 3 2 3 5 0
3 CHUD team 1 0 0 1 0
4 CHUD team
5 CHUD team
6 CHUD team
7Number of Public Hearings Healh about CHUD
CHUD team
8 OS - 2006 2.22 3.55 4.16 3.19 2.93The overall rating ( from 1 to 5) of the impact of CHUD works on the quality of life in the city. Higher ratings indicate
more positive impact of the CHUD works as perceived by the respondents.
9 OS - 2006 2.08 3.11 4.03 2.57 2.58The overall rating (from 1 to 5) of the impact of CHUD works on traffic regultation. Higher ratings indicate
satisfaction with the CHUD works related to traffic regulation
1 CHUD team 15 6 30 8 12
2 CHUD team 2 10 8 7 7
3 CHUD team 14 30 18 44 68 It is the cumilative numver of permits given between 2006 and 2008
4 OS - 2006 2.78 3.45 3.79 3.9 2.39The overall rating (from 1 to 5) of the management of archaeological sites. Higher ratings indicate better
management according to the respondent opinions
sale price BC - 2008 449 473 929 1,200 261
rent price BC - 2008 25 22 45 58 18
sale price BC - 2008 2,750 5,125 7,406 1,763 288
rent price BC - 2008 163 189 261 178 189
1 CHUD team 5 5 9 12 4
2 CHUD team 0 1 0 0 13 CHUD team CHUD team should clarify this
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tco
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s
1 OS - 2006 2.5 3.46 3.7 4.2 2.36The overall rating (from 1 to 5) of the management of the old city. Higher ratings indicate better management
according to the respondent opinions
1- Implementation of the MIUs
CR
I O
utp
uts
Number of staff in charge of maintenance of old city Number of Operation Contracts Approval of landmark conservation laws
ADJUSTED MATRIX OF CHUD BASELINE INDICATORS
6-Equipment installed and operational
7- TA to DGU delivered; implementation and operation of PMU
PA
D
The median sales and yearly rent prices of business units per square meter in US dollars. Example: The median
selling price per sqm of business units in Baalbeck was $2,750, and the yearly rent price per sqm was $163
4: C
apac
ity
bu
ildin
g an
d in
stit
uti
on
al
stre
ngt
he
nin
g
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tpu
ts
Number of employees in DGA dedicated to arch. Sites
Rating management of old city
Business units prices
(USD per sqm)
3 :
Imp
rove
d c
on
serv
atio
n a
nd
man
age
me
nt
of
Leb
ano
n's
bu
ilt h
eri
tage
5
6
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s
Rating management of archaeological sites
Residential units prices
(USD per sqm)
6- Square meters of rehabilitaed historic buildings in public use per resident of protected perimeter
7- Amount of financial support leveraging private housing rehabiliatation
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tco
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s Impact on the resident’s quality of life
Impact on traffic regulation
5- UNESCO expert reports
The median sales and yearly rent prices of residential units per square meter in US dollars. Example: The median
selling price per sqm of residential units in Baalbeck was $449, and the yearly rent price per sqm was $25
2- Training and TA delivered to municipalities
3- GIS implemented
4- Delivery of TA program to DGA
Rating of CHUD works
2- Length of pedestrianized street network in protected perimeter
2- Recoginition by residents and tourists of improved benefits
3- Cities market a wider range of services, tourism and investment opportunities
2 :
Imp
rove
d c
on
dit
ion
s fo
r e
nh
ance
d q
ual
ity
of
life
Area of pedestrian public squares/spaces sqm
Number of recreational events in public squares
Public parking (not done by CHUD)
Number of households and individuals resettled
4- Square meters of green space per resident in protected perimeter
Percentage share of tourists according to their nationalities, where they are divided into Arab and non-Arab tourists
and residents from the same area or a different region in Lebanon (internal tourism). Example: 5% of tourists in the
high season in Baalbeck are Arab, 5% are non-Arab, 69% are residents of the same region and 22% are residents
coming from other parts of lebanon
Awareness of CHUD in city
Number of archaeological projects
Number of rehabilitation permits for historical properties
Investing enterprises
Expectations of increased turnover due to CHUD
5- Increased real estate values per sq.meter of sold and rented residential and commercial property in historic city centers
5- Rehabilitated open public spaces (including harbor, coast, port) as % of total protected perimeter
3- Number of controlled parking spots per resident in protected perimeter
Average rating from 1 to 5 (5 being the best) of CHUD works by different groups during the 2006 opinion survey.
Example: In Baalbeck, the overall rating of CHUD was 2.08. Residnets rated it at 2.01, businesses at 1.98 and visitors
at 2.41
The average number of employees in heritage and tourism enterprises during the high and low seasons. Example: In
Tripoli, there are on average 1.6 workers in heritage and tourism related enterprises during the high season, and 1.4
during the low season
Average monthly turnover in thousand US dollars in high and low seasons in heritage and tourism related
enterprises. Example: The average monthly turnover in Baalbeck is $6,800 in high seasons and $2,400 in low seasons Monthly turnover in H&T (Thousand USD)
Average number of daily customers in H&T related enterprises in high and low seasons. Example: Heritage and
tourism related enterprises in Tripoli had on average 31 customers in high seasons and 12 in low seasons Average number of daily customers in H&T
Average number of employees in H&T
SourceOutcome/Output indicators (from PAD, AM and CRI) What does this indicator mean?Baseline (2006 -08)
PA
D
4
5
3- Archaeological studies launched and completed
4- Increased number of rehabiliation and repair permits by 3% by mid-term and by 5% by end of project
1 - Square meters of rehabilitaed street network and public spaces, coastal zone, harbor areas in protected perimeter
Total number of seats in cafes and restaurants
1- Exposed archaeological structures and artifacts on project sites catalogued and inventoried by end of the project
2 - Archaeological structures and atrifacts protected against stuctural and surface damage by end of project; site presentation plan implemented
PDO components
PA
D
Ou
tpu
ts
3
12
2
PA
D
Number of relocated vendorsNumber and type of local community development activities conducted per
year
1 :
Imp
rove
d c
on
dit
ion
s fo
r in
cre
ase
d lo
cal e
con
om
ic d
eve
lop
me
nt
1- Provision of services at municipal level to increase employment in services and tourism related activities
Average number of seats in cafes and restaurants
Distribution of clients during the high season
VAT regisration (percentage)
1
Heritage and tourism related businesses (H&T) (percentage)
Commercial registeration (percentage)