squatter settlement of the kathmandu...

Dr. Bijaya K. Shrestha

President, S[settlement-society-sustainability]3 Alliance: Development forum for habitat Kathmandu, Nepal, Mobile: 9841-347-187, Email: [email protected]

SQUATTER SETTLEMENT OF THE KATHMANDU VALLEY: Looking through the Prism of Land Right and Tenure Security

Urban LandMark Conference – Rethinking emerging land markets in rapidly growing southern African cities, 31st Oct. – 3rd Nov., 2010, Johannesburg, Gauteng, South Africa

Aim To analyse the squatter settlements of the Kathmandu valley from the perspective of land right and tenure security with fourfold objectives

Objective I To present urban poverty situation in Nepal, analyses the government’s poverty alleviation efforts and presents the growing number of squatter settlements in the Kathmandu valley ;

Objective II To analyse the existing slum and squatter settlements focusing on land tenure and property right and their numerous implication

Objective III to critically review the land development and housing construction trend including squatter improvement works, carried out in the valley

Objective IV To present an alternative solution for land right and tenure security for squatter settlements and proposes some key strategic recommendations


Bijaya K. Shrestha

S [settlement-society=sustainability] 3 Alliance

Global/local search

Questionnaire survey

Field visit

Stakeholders consultation

Stud

y M

etho

dolo

gy

Case study [Characteristics of phenomenon]

Ethnography [culture of urban poor]

Phenomenology [meaning & values of culture]

Grounded theory [theme & pattern in data]

  Limited information and scattered among different organisations & individuals   Littler experiences on slums & squatter housing   Concept of social housing is not apparent


Bijaya K. Shrestha


0 2 4 KM Lalitpur

Lalitpur City

Kathmandu

N N N N N N

Nepal China

India

0 2 4 KM Lalitpur

Lalitpur City

Kathmandu

N N N N N N

Nepal China

India

  Total Pop = 25 million [approx];   Total area = 147,187 sq. km.   GDP = US$278 in 2003-’04;   Urban growth of 6.6% highest in Asia and Pacific region;   Variation in income, climate, culture and geographical

landscape from west to east & from north to south.


Bijaya K. Shrestha


Attempt Activities Constraints

Policy & program formulation, implementation and decision making through government bureaucrats

  Pprograms and campaign: ‘small farmer development program,’ ‘go back to village campaign,’ ‘develop your village by yourselves,’ ‘integrated rural development,’ during the 1970s and ‘80s.

  Scattered among various ministries, departments with little coordination and coherence of policies at sectoral level;

  Ineffective mechanism, poor participation, political instability;

  Lack of urbanisation policy and ignorance of urban housing

Involvement of NGOs, UN & bilateral & multilateral agencies

  With technical supports from donor agencies: ‘the poverty alleviation project’ in Western Terai region (1997-2004), third livestock development project,’ (1996-2004), ‘community ground water irrigation sector project’(1999-2007)in 1990s & 2000.

Poverty alleviation fund 2003/Tenth development plan

  udle - integrated poverty reduction and social inclusion strategies in thirty different towns of Nepal;   The Tenth Period Plan (2002-2007) as a Poverty Reduction Strategy has been founded on an inter-related four-pillar development strategy


Bijaya K. Shrestha


1976 1985 1995 2002 2006

33% 41% 42% 38% 31%

Poverty line is calculated using the ‘head-count measure’ : NRs. 7,696 per person per year: NRs 7,901 for urban areas and NRs 11,057 for Kathmandu [US$ 1 = NRs. 73.5]

  The ‘Gini Coefficient’ (poverty indictor) of 0.34 in 1995-‘96 rose to 0.41 in 2003-’04 clear indicates the growing gap between the rich and poor;

  Reduction of poverty is mainly due to remittance from abroad


Bijaya K. Shrestha



Bijaya K. Shrestha


Particular Extra population

Dwelling required (units)

Dwelling unit for Urban poor

Land required (ha)

Housing deficit till 2001

2,42,724 48,545 1,602 809

Extra housing from 2001 -2011

7,39,153 1,47,831 4,878 2,464

Extra housing from 2011- 2021

10,76,788 2,39,286 7,896 3,589

Huge housing deficit in the valley

Rapid urbanisation [rural-urban migration]

High land & building cost

Domination of owner-built housing

Squatter settlement in Kathmandu: 12-13% per year, two times faster than urban growth


Bijaya K. Shrestha


Case study areas SSS PBSS RISS SDK Location Shankamul, Ward

no. 10, Kathmandu Thapathali, Ward no. 11, Kathmandu

Baudha, Ward no. 6, Kathmandu

Dhaukhel, Ward no.14, Kathmandu

Established > 20 years (old) < 5 years (new) > 2 decades (old) > 2 decades (old) No. of household 120 366 127 26 Total population 660 2,196 749 Not available Ethnic groups Mix of different

ethnic group Mix of different ethnic group

Mainly Gurung & Rai caste

Mainly Khadgi & Sahi caste

SSS – Shankhamul Squatter Settlement; PBSS – Paurakhi Basti Squatter Settlement; RISS – Ramhiti Improved Squatter Settlement; SDK – Slum at Dhaukhel

Migration Except for SDK dominated by locals, the rest comprises of squatters migrated from surrounding districts and Terai

Family structure Majority still living in joint family

Real squatter Except for PBSS, some of them admitted that their family members have property in other parts of Nepal

NGO & donor support

Lunamnti supported toilet construction, water provision and pavement of pedestrian lane


Bijaya K. Shrestha



Bijaya K. Shrestha


Informal land tenure

Long period of staying [old settlements]

Provision of amenities by NGOs, donor & public

agencies

Large nos. of households with strong community

organisations

Housing condition & physical infrastructures

Interior & outdoor spaces to suit the lifestyles

Indi

rect

legi

timiz

atio

n


Bijaya K. Shrestha


Owned, purchased or rented houses Age of shelter in the case studies

SSS PBSS RISS SDK Urban LandMark Conference – Rethinking emerging land markets in rapidly growing southern African cities, 31st Oct. – 3rd Nov., 2010, Johannesburg, Gauteng, South Africa

Bijaya K. Shrestha


Renovation work Physical problem


Bijaya K. Shrestha


Indirect legitimisation of illegal settlements

Water tank Hand pump Community toilet


Bijaya K. Shrestha


Incremental planning and flexible space – self construction


Bijaya K. Shrestha



Bijaya K. Shrestha


  Similar expenditure pattern: food, education and cloths and health

  Suffering from various diseases

  Household concern with education of their children


Bijaya K. Shrestha


Urbanisation in Nepal

Census year No. of towns Urban pop [million] % of urban pop Avg. annual growth [%]

1954 10 0.238 2.9 -

1961 16 0.336 3.6 1.65

1971 16 0.462 4.1 3.23

1981 23 0.857 6.3 7.55

1991 33 1.696 9.2 5.89

2001 58 3.28 13.9 6.65


Bijaya K. Shrestha



Bijaya K. Shrestha


Kathmandu

Lalitpur

0 1 2 Km

1769

1971

1981

1991

Urban Growth

N

Core

Core

Bhaktapur

1,200

1,000

800

600

400

200

0 1952/54 1961 1971

1981 1991

2001 2011

Kathmandu

Lalitpur

Year

Pop

ulatio

n (‘000)

Rapid urbanisation of Kathmandu valley [annual 7% against the national growth of 2.3%], accommodating 30.9% of total urban population of Nepal

0

500

1000

1500

2000

2500

3000

3500

4000

1971 1981 1991 2001 2011 2021 2031 0

10

20

30

40

50

60

70

80

KV population ('000) Squatter settlement growth ('0) Vehicle registration in Bag. zone ('00) Building permit in Kathmandu ('0)

Urban area (% of total valley area) Agri. area (% of total valley area) Developed lands (hac) ('0) No. of devel. Plots & dwel. unit ('00)

1976 1989 2001 2009

Kathmandu valley’s settlement TRIPLED between 1979 and 2001 and build up area expanded FIVEFOLD between 1955 and 2000 Urban LandMark Conference – Rethinking emerging land markets in rapidly growing southern African cities, 31st Oct. – 3rd Nov., 2010, Johannesburg, Gauteng, South Africa

Bijaya K. Shrestha


Land pooling benefitted only local landowners at the cost of government’s efforts [human resource &

provision of infrastructure]

Private sector developed apartment affordable to those elite group who buy houses for future

speculation

The financial market available is not accessible to urban poor due to lack of collateral and low

monthly income

National Shelter Policy 1997 and Poverty Alleviation Fund yet to be benefited housing for

urban poor

National Building Code 2005 and Building Permit System – No meaning for slums & squatters

The

exis

ting

land

and

hou

sing

dev

elop

men

t tr

end

igno

res

hous

ing

for

urba

n po

or


Bijaya K. Shrestha


Info

rmal

hou

sing

[O

wne

r-bu

ilt h

ouse

s]

Form

al h

ousin

g

[Priv

ate

sect

or b

uilt]

Land People Infrastructure Building

Land People Infrastructure Building


Bijaya K. Shrestha


Hou

sing

sec

tors

in

Kat

hman

du

valle

y 1970s 1980s 1990s

Site and services: Kuleswore & Dallu housing

Guided Land Development & Land pooling

Private housing

Land acquisition Act 1973 Town Development Act 1988

Joint Apartment Act 1997

Planners/providers Provider Enabler/facilitator


Bijaya K. Shrestha


Design of street patterns & open spaces NEITHER attract the residents NOR engage them in multiple activities.

KHP GLP SRH MST Urban LandMark Conference – Rethinking emerging land markets in rapidly growing southern African cities, 31st Oct. – 3rd Nov., 2010, Johannesburg, Gauteng, South Africa

Bijaya K. Shrestha



Bijaya K. Shrestha


Housing development

Booking rate Total cost (NRs. ’00,000)

Cost per sq. ft. (NRs. )

Economic status

Comfort housing (I) 100% in 9 months 32 - 43 1772 Higher

Civil homes 31% in 2-3 months 22-31 2164 Higher

Mount view residency (II)

80% expandable units in 2-3 months

16.5 (expandable) 30-34.5 (individual)

2010 (individual)

Higher

Paradise home 56% in 1 year 24.5 – 26.5 2004 Higher

Mount view residency (I)

- 21 – 30.5 1905 Higher

Sunrise homes 93% in 7 months 33 – 38% 1931 Higher

Mount view residency (II)

- 10.5 - 20 1594 Upper middle

Sunrise homes 50% in 7 months 13 - 28 1465-1698 Upper middle

Kathmandu residency

100% in few months 9-18 1600 Upper middle

Stupa colony 90% in 9 months 6-8.5 1730 Middle

Oriental colony (I) 100% in 6 months 7-10.5 1513 Middle

Grace apartment 36% in 2-3 months 35-52 3399 Upper higher

Name of bank

Everest bank Nepal investment bank

Kumari bank ACE finance Development credit bank ltd.

Purpose of loan

Purchase/construction/renovation





No. of loans 1036 31 250 - 35 Loan size (minimum)

15 yr. 15 yr. 15 yr. 20 yr. 15 yr.

Interest rate 9 -9.75% 11.5% 11% 10.5-11.5% 10.5-11.5% Percent financed

75% 70% 60% 70% Upto 90%

Guarantee Collateral, personal guarantee

Collateral, personal guarantee




Loan type Equal monthly instalments (EMI)

Equal monthly instalments (EMI)




Criteria Monthly savings should be twice of EMI

Certificate of salary disposable income of at least 25% more than EMI

Monthly savings should be twice of EMI

Certificate of salary

Certificate of salary


Bijaya K. Shrestha


Rental housing available

 About 33.1% of housing is available for rental purpose in valley

Supplier   Rental housing entirely supplied by private and individual owners and serves the housing need of 25% of total urban population

Size & density  Average family size of 4.8 share a single room of 120 sq. ft whereas 5 daily wage workers one room of 110 sq. ft.

Poor condition  Traditional houses in the historic core and urban centres – slums with poor light and ventilation, dampness, and problem of solid waste disposal


Bijaya K. Shrestha


Public housing   Public protest/miss the target group/delay in implementation/cost overridden, etc

Land poling   Size & scale of land pooling inadequate;   No integration with building construction;   Poor in terms of urban design – layout, monotonous environment, inconvenient for daily activities and low density   Benefitted only landowners

Individual land broker

  Unscientific way of subdivision and street network;   No socio-emergency amenities

Private housing   Gated community – people buy lifestyle along with house;   Housing conflict – urban service management, maintenance and operation, land ownership issue, etc.   High rise apartments – vulnerable to earthquake and fire;   Affordable by high income group only


Bijaya K. Shrestha


Kirtipur Squatter Resettlement project Contextual background Success part Weaknesses

44 nos. of TWO sotrey houses in 6 Ropani

Urban community support fund [UCSF]: KMC, NGO, [inter]national agencies

Poor layout plan and interiors space design

Monthly payment of NRS. 2000 over 15 year period

Involvement of various agencies for infrastructure provision

Location away from city centres

Rain water harvesting and water filter

Active participation of squatters and NGO

Neighbors yet to accept this new comers

Landownership with UCSF Poor maintenance and operation of water tank/septic tank


Bijaya K. Shrestha


Alternative solution and recommendations

Genuine squatter settlements

Vulnerable squatter settlements

Fake squatter settlements

Upgraded Relocated Removed/Cleared

Community, trust, long lease and rent to purchase

Community, trust, long lease and rent to purchase

Temporary occupation certificate till clearance

  Fencing of property along with signposts, land used for some purposes rather than left unattended, early occupation and adequate policing of acquire land will help to prevent encroachments and illegal occupation;   For ultra urban poor, recognition of housing is better than land right and tenure security;   Integrated policy at national level for linkages of poverty alleviation, urbanization and urban housing, decentralization of activities from the valley;   Partnership building among the concerned agencies for provision of low-income housing for urban poor;   Strengthen cooperation and coordination among the concerned agencies


Bijaya K. Shrestha


Thank you

Terima Kasih

squatter settlement of the kathmandu...

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