Continent: Africa

Makoko Neighborhood Hotspot

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Makoko Neighborhood Hotspot

Mismatches Services Vulnerable groups
Urban Design Quality Liveability
Promotion and production Favelas/Slums

Main objectives of the project

The Makoko Neighborhood Hotspot, developed by FABULOUS URBAN from 2013 to 2017, is a vital infrastructure hub in Lagos' Makoko slum, providing essential services like biogas-linked community toilets, biogas production, water treatment, and farming pipes. Serving as both a business incubator and community empowerment center, it supports roughly 200 people and aims to inspire similar initiatives in other low-income areas. Managed by the Makoko Neighborhood Hotspot Multipurpose Cooperative Society Limited, the Hotspot exemplifies decentralized, low-cost interventions that address critical infrastructure needs while promoting sustainable development and community resilience.

Date

  • 2017: Construction

Stakeholders

  • Architect: FABULOUS URBAN

Location

Continent: Africa
Country/Region: Lagos, Nigeria

Description

Housing is so much more than brick-and-mortar solutions. Above all, housing policies must provide infrastructure to a community. In the context of urban slum settlements, facilities like the Makoko Neighborhood Hotspot are of paramount importance, serving as a beacon of hope and innovation for communities often neglected by conventional urban development plans. Between 2013 and 2017, FABULOUS URBAN developed and implemented the Makoko Neighborhood Hotspot as part of the broader Makoko Urban Design Toolbox and the Makoko/Iwaya Waterfront Regeneration Plan. This initiative aimed to provide both technical and social infrastructure to one of Lagos' most well-known slum settlements, Makoko.

The Makoko Neighborhood Hotspot functions as an infrastructure hub, delivering essential urban services such as biogas-linked community toilets and serving as a business incubator promoting waste-to-energy principles. Moreover, it acts as a community empowerment tool and learning center, enhancing the social fabric and economic opportunities within the community. Despite the challenging decision-making processes faced by the underserved Makoko residents during the conceptualization and building phases, the Hotspot emerged as a carefully and ambitiously designed structure, symbolizing more than just an architectural feat.

In December 2015, following the completion and inauguration of the structure, the project entered its second phase, culminating in the formation of the “Makoko Neighborhood Hotspot Multipurpose Cooperative Society Limited” in 2016. Officially registered with the Lagos State Department of Cooperatives, this body now manages the operational and administrative functions of the Hotspot. With 20 members and a 7-strong management committee, the cooperative is responsible for hiring, payment, and supervision of employees, supported by three business plans designed to ensure sustainable operations.

By December 2017, the end of the third project phase, the Hotspot began providing critical infrastructure to approximately 200 people, including biogas-linked community toilets, biogas production, water treatment, and farming pipes. During the pilot phase, 10 families received cooking gas, refilled at the Hotspot with specially designed biogas rucksacks. As a business incubator, the Hotspot serves as a prototype for replication in other parts of the community and similar slum or low-income settlements in Lagos State.

Facilities like the Makoko Neighborhood Hotspot demonstrate a model for addressing the severe lack of infrastructure in many underserved communities. They embody decentralized, strategic, yet low-cost interventions that not only meet immediate needs but also inspire long-term solutions and governmental action. By empowering local residents and fostering sustainable development, such initiatives play a crucial role in transforming slum settlements into vibrant, self-sustaining communities.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Reconstruction plan for Precious Seeds, Oworonshoki

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Reconstruction plan for Precious Seeds, Oworonshoki

Mismatches Functional adequacy Services Diversity Vulnerable groups
Policies and regulations Local policies Planning Global frameworks Governance
Urban Design Liveability Inclusion Equity
Promotion and production Favelas/Slums

Main objectives of the project

The reconstruction scheme for Precious Seed in Oworonshoki focuses on simplicity, affordability, and modularity, promoting sustainable community rebuilding. With features like a one-room house with a veranda, vertical farming elements, and Mobile Dry Diversion Toilets (MDDT), the project emphasizes protection, efficient use of limited resources, and community empowerment. The large roofs provide essential shelter, creating a blend of private and public spaces. The initiative, costing around 1,120 US$ per house, fosters community cohesion, particularly through the formation of a women's group to lead the reconstruction based on local building codes, highlighting values of resilience, inclusivity, and strategic, incremental development.

Date

  • 2024: En proceso

Stakeholders

  • Architect: FABULOUS URBAN

Location

Continent: Africa
Country/Region: Lagos

Description

The reconstruction scheme for Precious Seed, a community in the Oworonshoki neighborhood severely impacted by state and local king-led demolitions, is marked by its simple, affordable, and modular design at all levels.

A one-room house with a veranda, vertical farming elements, and the well-tested Mobile Dry Diversion Toilet (MDDT) was developed. These houses can be combined into larger units depending on funding availability and plot size.

A key feature is the large roof, offering protection from the sun and rain in Lagos' year-round hot and humid climate. The roofs and stoops together create a graduated yet flowing space between private and public areas, maximizing the use of limited resources, including poverty constraints and small plot sizes.

Each house can be constructed for approximately 900 US$, the MDDT for about 200 US$, and the vertical farming mesh for 20 US$.

In 2024, the next steps involve establishing a strong, cohesive women's group dedicated to developing and implementing a strategic plan for community rebuilding, based on the guidelines from the Oworonshoki Local Building Code Project. Initially, a prototype house will be built, serving as a capacity-building tool for women. As the women's group becomes more established and additional funds are secured, the community will be incrementally reconstructed.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Star Homes, Tanzania

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Star Homes, Tanzania

Mismatches Services Cultural suitability Vulnerable groups Climate change Pandemics
Urban Design Liveability
Promotion and production Private promotion Participatory processes Innovation

Main objectives of the project

Addressing the severe housing and health challenges in rural Tanzania, the Star Homes Project delivers 110 innovative, low-cost homes designed to reduce disease and improve living conditions. The project's emphasis on sustainability is evident through its use of energy-efficient materials and designs, significantly lowering embodied carbon and construction costs. By sourcing all materials and labor locally, the project strengthens community ties and builds local capacity. This interdisciplinary effort not only enhances the health and well-being of families but also serves as a model for sustainable development in similar regions.

Date

  • 2024: Implementation

Stakeholders

  • Architect: ingvartsen
  • Ifakara Health Institute
  • Mahidol Oxford Research Unit
  • University of the Philippines – Manila
  • London School of Hygiene and Tropical Medicine
  • Durham University
  • CSK

Location

Continent: Africa
Country/Region: Mtwara, United Republic of Tanzania

Description

The Star Homes Project has been under development for over a decade, aiming to create novel, low-cost, comfortable, and insect-proof housing to improve health in rural areas of Sub-Saharan Africa. This initiative involves constructing 110 identical, single-family "Star Homes" across 60 different villages in Mtwara, one of Tanzania's most underdeveloped regions with high incidences of malaria, respiratory tract infections, and diarrhea. These houses are part of a trial designed to provide robust data on whether improved housing can enhance family health.

Both upgraded and traditional house styles in Sub-Saharan Africa seem to predispose residents to vector-borne, enteric, and respiratory diseases. Unlike most rural Tanzanian housing, the prototype house is two stories high, reducing the area of the foundation and roof, which are typically the most expensive and material-intensive components. This design approach optimizes resource use, reducing embodied energy and construction costs. The prefabricated light gauge steel (LGS) frame can be manufactured and erected in under three days; walls are solid but hollow, with two thin layers of cement render on wire mesh. The house features passive cooling, solar lights, USB chargers, and rainwater collection, resulting in a home that uses 70% less concrete than typical concrete block designs and has 37% less embodied carbon.

The prototype windows are screened with strong netting instead of glass, keeping indoor temperatures approximately 2.5 degrees lower than comparable local houses. Thick walls absorb heat during the day and radiate it at night, deterring the use of bed nets and increasing malaria risk. Ground-level bedrooms have higher mosquito densities, raising the risk of vector-borne infections. Cooking on open fires within poorly ventilated spaces can lead to respiratory health issues, especially for women and children. Compacted earth surfaces are hard to clean, and combined with open pit latrines, inadequate water supply, and minimal sanitation, they leave families vulnerable to diarrhea and other enteric infections.

These health issues are most severe in rural regions like Mtwara, where access to public health services is limited. After completing the construction of all 110 Star Homes in June 2021, families moved in and began participating in a trial to monitor children under 13 years old for episodes of malaria, acute respiratory infections, and diarrhea over three years. A team of architects, entomologists, and social scientists will evaluate the house design's performance and acceptability using in-depth interviews, focus group discussions, house walk-throughs, and surveys. Light traps will be used to collect mosquitoes and flies in both the Star Homes and control homes to measure the number of malaria-carrying mosquitoes entering the houses.

The Star Homes project also aims to build capacity and sustainable communities in some of the world's poorest areas by providing affordable housing and teaching new construction skills. Each house and latrine costs between $6000 and $8000 to build and can be constructed in under four weeks. Occupants receive electricity and water throughout the house's 30-year predicted lifespan, with no operational or maintenance costs. This saves time and resources, which can be used to strengthen rural communities and lift families out of poverty. All components and labor are sourced from within Tanzania, enhancing local construction capacity.

Designed by an interdisciplinary team of architects, public health specialists, and entomologists, the Star Home incorporates various design interventions to improve family health. A detailed selection process was undertaken to choose the recipients and locations for the Star Homes. In 2019, before construction began, a survey of rural villages in Mtwara was conducted. Households wanting to participate and meeting the study inclusion criteria (such as having children under 13 years old) could enter a lottery to win a Star Home built on their land. The lottery was conducted openly and transparently to select the recipients. The study is expected to be completed by 2024.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Johannesburg Housing Company

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Johannesburg Housing Company

Mismatches Location
Policies and regulations Local policies Public-private initiatives
Financing Supply subsidies
Promotion and production Public-private partnerships Private promotion Favelas/Slums

Main objectives of the project

When addressing informal settlements and the relocation of their residents, the common solution often involves outskirts due to their affordability. Typically, a large proportion of slum dwellers gravitate towards the outskirts of cities. However, Johannesburg has adopted a different approach. In efforts to rejuvenate its downtown area, the city has embraced an alternative strategy. Through the utilization of a non-profit institution, Johannesburg has implemented social housing initiatives within its city center. By repurposing abandoned or deteriorating buildings, the city has not only revitalized its downtown core but also provided much-needed social housing options.

Date

  • 1995: Implementation

Stakeholders

  • SHRA
  • Promotor: JHC

Location

Continent: Africa
Country/Region: Johannesburg, South Africa

Description

In South Africa, a significant portion of tenants reside in informal settlements, with over 400,000 housing units constructed on unauthorized land lacking basic services and vulnerable to environmental hazards like floods and fires. Between 2001 and 2011, the number of shacks erected in the backyards of existing dwellings surged by 55%, totaling more than 700,000 units. Despite the existence of the Social Housing Policy since 1994, the establishment of the regulatory authority (SHRA) in 2010 marked notable progress. The Minister of Human Settlements pledged the delivery of 1.5 million new housing opportunities by 2019.

Social housing projects are financed through a blend of government funds, debt, and up to 10% from for-profit private capital. The national government, via the SHRA, subsidizes up to 65% of capital costs and allows subsidized units for tenants meeting specific monthly family income thresholds. These subsidized units must constitute between 30% and 70% of all mixed projects.

Investment opportunities include the Social Housing Institution (SHI) model, where non-profit entities or owners undertake projects inclusive of social housing. Currently, around 83 SHIs have been established, delivering approximately 33,000 units nationwide. However, while the number of institutions is on the rise, the rate of unit development hasn't matched, leading to financial challenges for many. Only six out of the 83 institutions are financially stable, with an additional 25 potentially viable.

In Johannesburg, two SHIs have demonstrated remarkable success. One such entity is the Johannesburg Housing Company (JHC), founded in 1995, which has pioneered an innovative affordable housing model with efficient building management and exemplary customer service. It has facilitated the development of over 4,293 rental housing units, providing homes for more than 19,478 individuals. JHC's efforts have played a pivotal role in revitalizing downtown Johannesburg, transforming dilapidated or abandoned buildings into modern architecture units. The company utilizes two components of the rental housing policy: urban restructuring zones declaration and the Inner City Property Scheme (ICPS), formerly known as the Bad Building Program.

Initial funding provided to JHC enabled it to establish a solid capital base necessary for large-scale social housing development in the downtown area. By the late 2000s, JHC had a portfolio comprising nine renovated buildings and two new construction projects. The organization's cost management strategy ensures each building covers its operating costs, including interest on operating income.

Contrary to traditional urban regeneration strategies focused solely on economic growth, JHC's approach emphasizes building improvements, renovations, and new constructions to increase the city's housing stock by approximately 10% while rejuvenating rundown structures to provide affordable rents and decent housing. However, the future of social rental housing faces challenges, particularly regarding the diminishing availability of affordable land in restructuring zones.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Amui Djor Housing Project, Ghana

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Amui Djor Housing Project, Ghana

Mismatches Financing Functional adequacy Services Vulnerable groups
Policies and regulations Local policies Governance Public-private initiatives
Financing Savings systems Indirect opportunities Public-private collaboration
Urban Design Services and infrastructure Environments Quality Equity Public-private initiative
Promotion and production Self-promotion Cooperatives Favelas/Slums
Ownership and tenure Shared ownership

Main objectives of the project

Since 2017, the Ghana Federation of the Urban Poor (GHAFUP) has been at the forefront of community organization efforts, establishing numerous groups across cities and towns. One notable success is the Amui Dzor Housing Project in Ashaiman, Greater Accra, where GHAFUP collaborated with partners to construct affordable housing for 36 families. This project, managed by a community cooperative, not only provides housing but also integrates commercial facilities and public spaces, illustrating a grassroots approach to addressing housing needs.

Date

  • 2017: Construction

Stakeholders

Location

Continent: Africa
Country/Region: Accra, Ghana

Description

Ghana faces a significant affordable housing challenge, particularly in urban areas, due to inefficient land markets, lack of affordable credit, and poor planning. The country needs to build at least 500,000 homes annually to address the deficit, which doesn't even account for population growth. However, past housing schemes, both government-led and market-driven, have often failed to meet the needs of the urban poor. For example, projects like the Ayigya scheme have resulted in abandoned properties occupied by squatters. Government provision is expensive and lacks scalability, while market-led strategies are unaffordable for the urban poor due to high interest rates and low wages. This institutional dysfunction leaves the majority of Ghanaians without access to affordable housing.

Since 2017, the Ghana Federation of the Urban Poor (GHAFUP) has been actively involved in community organization, having established 338 groups across 25 cities and towns. Notably, in Ashaiman, Greater Accra, GHAFUP collaborated with partners to construct the Amui Dzor Housing Project, catering to 36 families. Managed by a community cooperative, this project integrates low-cost housing with commercial facilities and public spaces.

GHAFUP's approach revolves around mobilizing communities into savings groups, fostering collective capacity and financial resources through daily savings and weekly meetings. In Ashaiman, members formed the Amui Dzor Housing Cooperative, initiating plans for a housing development for 32 families. Leveraging their collective efficacy, GHAFUP forged a partnership with UN-Habitat Slum Upgrading Facility, securing a long-term mortgage from a commercial bank and loans from Slum Dwelling International (SDI). This financial support enabled construction to commence.

Throughout the project, GHAFUP played a pivotal role, negotiating land acquisition with the traditional council and formulating a relocation strategy for displaced individuals. Collaborating with Tekton Consultants, they designed the structure, sourced materials, and engaged in construction activities. Moreover, GHAFUP facilitated community involvement in beneficiary selection and liaised with local authorities for support, fostering goodwill with the Ashaiman Municipal Authority.

Named the Amui Dzor Housing Project, this social housing endeavor features a three-story structure with commercial units, one and two-bedroom apartments, and a public toilet managed by the cooperative. The cooperative subsidizes housing costs through visitor fees to the public bathrooms, ensuring well-maintained sanitation facilities. Architectural design incorporates a traditional spatial idiom, promoting communal living and efficient resource utilization. Thus, it incorporates the traditional way of living in Ghana for a low-income population.

Post-construction, the community explored opportunities for renewable energy integration, capitalizing on the Energy Commission of Ghana's subsidy program for rooftop solar PV. The project not only reduces energy tariffs but enhances resilience to tariff increases and outages, setting a precedent for future low-income housing developments.

The Amui Dzor Housing Project has gained recognition as a pioneering model for affordable housing provision. In 2010, it received the prestigious "Best Social Innovative Housing Project" award for its targeted approach to serving the urban poor and low-income individuals. Similarly, Tekton Consultants received acclaim for their role in designing the project, earning the "Best Designed Architectural Concept for a Mixed Use Development in Social Housing for the Urban Poor" award.

The enthusiasm for scaling up the project is palpable among stakeholders such as the Ashaiman Municipal Authority and the Traditional Council. Their support is crucial, given that over 80% of land in Ghana is under the ownership of traditional chiefs. Collaborating closely with them is imperative for any affordable housing strategy seeking to expand significantly.

However, achieving this milestone was far from straightforward. The project encountered numerous challenges, including lengthy consultations spanning over 8 years. These consultations involved various parties such as the local government, UN-Habitat, landowners, the traditional council of chiefs, GHAFUP, and the Peoples Dialogue. Additionally, the project's timeline spanned different political regimes, highlighting the complexity of housing initiatives amidst political transitions in Ghana. Despite these hurdles, the project persevered, ultimately achieving its goal of providing sustainable and affordable housing solutions to the community.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Cement Block Banking in the Gambia

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Cement Block Banking in the Gambia

Mismatches Financing Vulnerable groups
Financing Financial actors Supply subsidies Sustainable development financing Progressive financing

Main objectives of the project

Gambia's financial market is underdeveloped, offering limited financial products, particularly in the affordable housing mortgage sector. The majority of households face exclusion from mortgage opportunities due to high interest rates and stringent screening requirements, compelling them to undertake self-built housing projects. Recognizing these gaps and acknowledging the potential business and social benefits, Amiscus Horizon (AH) commenced operations in June 2014. AH introduced a pioneering initiative known as "Cement Block Banking" to address the affordability of housing for all Gambians. This innovative "Cement Block Saving Scheme" operates on a "pay-as-you-go" model, allowing clients to save and purchase cement blocks on a monthly basis. These accumulated blocks serve as a form of savings and act as a simple hedge against material price inflation, offering households a gradual means of accumulating building materials while incrementally constructing their homes.

Date

  • 2013: Implementation

Stakeholders

  • Amiscus Horizon (AH)

Location

Continent: Africa
Country/Region: Gambia

Description

The Gambia, with its small land area of 11,000 km² and a population of approximately 1.9 million, stands as one of West Africa's smallest and most stable countries. However, like many African nations, it grapples with a significant shortage of affordable housing, estimated at over 50,000 units. High poverty rates render privately developed housing out of reach for the majority, leading to widespread self-construction of homes. About 52% of these residences are built using semi-permanent materials, highlighting the country's housing challenges. Moreover, the financial market in Gambia remains underdeveloped, with limited offerings, especially in the affordable housing mortgage sector. High interest rates and strict screening criteria further exclude many households from accessing mortgage opportunities.

Recognizing the gaps in Gambia's affordable housing market and the potential business and social benefits, Amiscus Horizon (AH) was registered in November 2013 and commenced operations in June 2014. AH introduced the innovative concept of cement block banking to make housing more affordable for all Gambians. Their "Cement Block Saving Scheme" operates on a "pay-as-you-go" model, allowing clients to gradually accumulate cement blocks through monthly savings. These blocks serve as both savings and a hedge against material price inflation, providing households with a means to construct their homes incrementally.

Initially, AH procured blocks from a factory on a monthly basis, benefiting from bulk order discounts. However, due to high demand, the company transitioned to in-house block production within its first year of operation. This move allowed AH to closely monitor block quality, ensuring adherence to industry standards. Clients are guaranteed a refund if blocks fail to meet required standards. The blocks are stored in AH's secured depots, equipped with 24-hour security.

AH employs a full-time construction engineer to provide technical guidance to clients. While technical advice is currently limited due to resource constraints, AH offers standard housing plans and packages for various home sizes and fences, which have been well-received by customers.

Most of AH's clients are low- to middle-income earners seeking to build new homes or fences around their properties. Only a small percentage have access to home finance at the start of the construction phase. AH's approach involves allowing customers to select their desired block package, complete an application form, and commence monthly contributions. Default rates are relatively low, with AH incentivizing regular payments by offering 8% interest on total blocks banked for a year without defaulting.

Innovative solutions like AH's cement block banking model are crucial for addressing Africa's affordable housing shortage. As housing sector stakeholders increasingly engage with affordability challenges in creative ways, pioneering business models have the potential to make significant strides in resolving the continent's housing shortfall.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Habitat for Humanity Egypte (HFHE)

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Habitat for Humanity Egypte (HFHE)

Mismatches Price Financing Vulnerable groups
Policies and regulations
Financing Financial actors Supply subsidies Sustainable development financing Progressive financing

Main objectives of the project

Since 1989, Habitat for Humanity Egypte (HFHE) has effectively assisted more than 25,000 impoverished households across selected rural and urban areas by offering interest-free loans for essential housing improvements, renovations, and new construction projects. Within Egypt's developing microfinance sector, HFHE stands as the sole provider of micro loans dedicated solely to housing-related endeavors. These short-term loans, averaging EGP 7,000 (US$ 890) each, are repayable over a 24-30 month period in monthly installments, with the first payment due a month after loan receipt. All loans are structured without profit or interest, but include an inflation adjustment to safeguard HFHE's loan capital value and support the operational costs of partnering NGOs.

Date

  • 1998: En proceso

Stakeholders

  • Habitat for Humanity

Location

Continent: Africa
Country/Region: Cairo, Egypt

Description

In Northern Africa, addressing the housing sector's challenges, particularly in financing projects for low and medium-income families, remains a significant issue. Despite having homes and support from NGOs, non-profits, or the government, many struggle to secure financial assistance for refurbishment or reconstruction while maintaining their autonomy. This is where Habitat for Humanity Egypt (HFHE) steps in. Habitat for Humanity is an International NGO. Yet, has a great implementation in Egypt. Since 1989, HFHE has effectively aided over 25,000 impoverished households across selected rural and urban communities by providing "no-profit, no-interest" loans for essential housing improvements, renovations, and replacement home construction.

HFHE functions as a national intermediary NGO, abstaining from directly disbursing loans. Instead, it offers loan capital, technical assistance, training, and oversight to partner NGOs and participating community-based organizations (CBOs), which assume direct responsibility for loan management. In FY2015 alone, this decentralized network of independent non-profit entities disbursed 2,393 HFHE loans, totaling EGP 20.2 million ($2.6 million USD) to needy families in 22 rural and provincial urban communities. The process is straightforward: HFHE allocates loan capital exclusively for housing microloans to its NGO partners, who, in turn, supervise local CBOs and loan committees to administer and oversee these loans. HFHE provides training and technical support to partner NGO staff responsible for these loans, as well as to participating CBOs and loan committee members in each community.

HFHE operates autonomously from the financial system. It has never sought loan capital from Egyptian banks and maintains no microfinance relationship with local banks. Egyptian banks typically refrain from extending banking or home improvement loans to HFHE's clientele—poor and low-income households—due to their unregistered homes and lack of property ownership documents. Consequently, Egyptian banks and HFHE are not seen as direct competitors, with HFHE clients eschewing Egyptian banks as alternative lenders. Meanwhile, the annual interest rates on personal loans from Egyptian banks, ranging between 10.5% and 12.5% since 2008, far exceed the 7% annual inflation adjustment applied to HFHE microloans.

The lending approach of HFHE consists of three main strategies: normal lending, wholesale lending, and home improvements for the poorest households. In normal lending, HFHE partners with NGOs for an indefinite period, sharing the risk of bad loans. The loans have no end-date, with an average size of EGP 7000. In wholesale lending, a pilot initiative with CEOSS, loans are disbursed for five years, with the partner NGO bearing all risk. Higher fees are charged, and the repayment period is defined. Both approaches have identical loan terms and conditions. Home improvements for the poorest households are charitable initiatives, targeting those unable to repay loans. The improvements aim to enhance living conditions and are funded through various means, including donations and partner NGO commitments.

The majority of borrowers additionally benefit from complimentary engineering technical services for their intended home improvements. Notably, the expense is not incorporated into the loan amount for repayment; instead, HFHE covers the entire cost of these engineering services from its own budget. Skilled and trained engineering graduates are engaged on a part-time basis to support CBOs and loan applicants in defining construction requirements, creating engineering designs (if necessary), assessing actual costs for planned home renovations and new construction, and inspecting completed projects. These engineering graduates are engaged on an annual basis, with HFHE currently maintaining contracts with four part-time engineering graduates.

HFHE imposes specific criteria for borrower selection, categorized into three areas: the need for adequate shelter, ability to repay the loan, and willingness to partner. Eligible borrowers must be homeowners within the community, with no discrimination based on demographics. To qualify, households must lack adequate shelter, demonstrate low income, and exhibit financial stability. They should also display willingness to contribute to home improvement costs and participate in related activities. The organization gives priority to vulnerable groups like orphaned children, widowed women with dependents, and married couples with dependents.

The loan application process of HFHE involves several steps. First, applicants submit a one-page Loan Request Form to the CBO loan committee, providing personal and project details. Then, the committee reviews the form and contacts an engineer for a home inspection and cost estimate. Together with the applicant, they complete a Loan Request Review Form gathering financial and household information. The committee periodically meets to approve loans, determining sizes based on their discretion. Disbursements occur in two installments, contingent on satisfactory completion of construction work. Repayment typically starts 30 days after the first tranche. Finally, an HFHE engineer inspects completed work for quality assurance. Loan documents are maintained by the partner NGO for audit, while CBOs keep records for active loans. Additionally, the average cost per loan includes engineer fees for initial visits and inspections.

With this simple scheme, HFHE provides finance resources to the communities and the poorest homeowners in Egypte. Thanks to it, and without the burden of the financial system, people can have an affordable and decent housing.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Oukalas Project in Tunis

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Oukalas Project in Tunis

Mismatches Segregation Vulnerable groups Demographic/Urban growth Vacant housing
Policies and regulations Global frameworks
Urban Design Liveability Inclusion Equity Segregation
Promotion and production

Main objectives of the project

Tunis grapples with intricate migration dynamics, serving as both a destination and a transit point for international migrants bound for Europe. Additionally, internal migration has significantly shaped the city's demographic landscape since gaining independence in 1956. Drawn by employment prospects, a large influx of internal migrants settled in Tunis, particularly in the historic center known as the Medina. This area saw an increase in vacant housing units as former residents moved to suburban areas seeking modern accommodations. In response to the housing challenges faced by these migrants, many from economically disadvantaged backgrounds, makeshift living arrangements called Oukalas emerged within the Medina. While these Oukalas provided affordable housing, they often lacked basic amenities, were overcrowded, and posed safety hazards due to deteriorating conditions. To address these issues, the Municipality of Tunis launched the Oukalas Project in 1991 with dual objectives: to improve living standards for residents, many of whom were internal migrants, and to preserve and restore historic structures within the neighborhood. This initiative, which concluded in 2012, positively impacted over 3,000 households in the Medina.

Date

  • 1991: Implementation
  • 2012: Rehabilitación

Stakeholders

  • Tunis Municipality

Location

Continent: Africa
Country/Region: Tunis, Tunisia

Description

Tunis experiences a significant influx of migrants, although the city does not undertake specific projects tailored exclusively to address their needs. Instead, the municipality incorporates migrants into existing social and cultural initiatives aimed at enhancing the overall quality of life for all residents of Tunis. One such initiative is the Oukalas project, which ran from 1991 to 2012. Focused on inhabitants of the Medina, including a substantial number of internal migrants, the project aimed to offer suitable housing and essential services while simultaneously preserving and revitalizing this historic area. Consequently, the project serves as an illustration of government-led revitalization efforts aimed at improving housing conditions for Medina residents, many of whom are internal migrants.

Oukala refers to an urban caravanserai, resembling a hotel where rooms are rented for short periods like days or weeks. Following the expansion of the city and shifts in demographics within the Medina, numerous private residences and historical landmarks in the old city were converted into multi-family dwellings. They were "oukalaised". These transformed dwellings accommodated multiple households, often those facing economic challenges, in substandard living conditions. Deterioration of buildings, compounded by inadequate rental regulations, rendered oukalas precarious residences for low-income families, with some buildings experiencing partial or complete collapse over time.

The oukalas project constitutes a multifaceted intervention strategy aiming to enhance living conditions and restore the aesthetic appeal of the Medina. By implementing appropriate technical, legal, and financial protocols, its overarching goal is to address the housing challenges within the Medina while preserving its cultural heritage.

Initially, the project aimed to improve the housing conditions of 3,000 households residing in the Medina's 600 oukalas through demolition and subsequent reconstruction. The program's broader objective focused on ameliorating the precarious living situations of the oukalas' occupants, encompassing several key components:

Re-housing: Identified 256 oukalas accommodating 1,296 households in severe disrepair for demolition. To accommodate these occupants, three new residential areas were established in Tunis' western suburbs—Douar Hicher, El Agba, and Sidi Hassine Séjoumi. New residents were offered 25-year sale-by-rent plans with affordable monthly payments.

Reconstruction: Sites of demolished oukalas were either sold through public auction or reclaimed by former owners. Municipality-led or private and public developers were tasked with new construction in accordance with existing land use regulations within the Medina.

Rehabilitation: Identified 404 oukalas housing 1,600 households requiring renovations to meet standards. This rehabilitation effort encompassed both privately and municipally owned housing stock. Private owners were offered a 15-year loan with a 5% interest rate and complimentary technical assistance.

Restoration/Adaptive Reuse: Thirteen buildings of significant historical or architectural value were identified for restoration and adaptive reuse for public purposes, with specific projects devised to facilitate their transformation.

In addition to ensuring secure housing and restoring historical edifices, the project extended social support to vulnerable residents of the Oukalas. These initiatives comprised various interventions, including the construction of 76 residences tailored for elderly individuals living independently, facilitation of loan access for 220 elderly individuals lacking familial or social support networks, provision of assistance for twelve disabled children encompassing education and healthcare expenses, allocation of 60 scholarship grants to local students pursuing higher education, and seasonal aid for vulnerable groups to address expenses related to religious observance and school year cycles.

The nature of the project evolved across its phases. In earlier stages, residents from central Oukalas were relocated to peripheral districts, prompting significant considerations regarding the impact of such relocations on residents' social connections and employment prospects. However, in the final phase, Oukalas inhabitants were offered housing opportunities within the Medina itself, in buildings constructed over the sites of previously demolished structures deemed unsafe in earlier phases. Residents were presented with the option to rent or purchase these new apartments at discounted rates, with residents covering expenses equivalent to construction costs, supplemented by contributions from the municipality and the national government.

The Oukalas is one of the major transformations of the city center in Northern Africa.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Al-Darb al-Ahmar Housing Rehabilitation Programme (ADAA HRP), Cairo

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Al-Darb al-Ahmar Housing Rehabilitation Programme (ADAA HRP), Cairo

Mismatches Financing Segregation Functional adequacy Cultural suitability Vulnerable groups Demographic/Urban growth
Policies and regulations Local policies Planning Data and monitoring Public-private initiatives
Financing Financial actors Supply subsidies Public-private collaboration
Urban Design Urban fabrics Environments Liveability Public-private initiative
Promotion and production Public-private partnerships Private promotion

Main objectives of the project

The district of Al-Darb al-Ahmar in Cairo holds significant historical importance, yet its approximately 100,000 residents are among the most economically disadvantaged in the city. Despite being home to numerous Islamic landmarks, the area suffers from inadequate infrastructure and services, leading to a high prevalence of health issues among its inhabitants. In response, the Housing Rehabilitation Programme (HRP) was initiated to enhance both the quality and quantity of housing while adhering to health standards and preserving the district's architectural heritage. Launched in 2004 with a goal of rehabilitating 200 houses by the end of 2009, the programme has since continued with ongoing efforts, reliant on the involvement of local communities and contributions from various donors. The HRP is committed to improving housing conditions sustainably by addressing the root causes of deterioration through a collaborative, multidisciplinary approach involving all stakeholders. The goal is to change the “Action Areas” and the surrounding of monuments into vivid communities.

Date

  • 2004: Rehabilitación

Stakeholders

  • Promotor: Aga Khan Trust for Culture
  • Aga Khan Agency for Microfinance
  • Ford Foundation
  • Cairo Government

Location

Continent: Africa
Country/Region: Cairo, Egypt

Description

The Greater Cairo Region, with a population exceeding 18 million, confronts substantial challenges, notably over half residing in informal settlements. The Cairo Governorate alone hosts over 7 million inhabitants, positioning Cairo as one of the Arab world's most populous cities boasting a rich Islamic architectural heritage. Over the past century, urban management policies have grappled with the region's burgeoning population and associated issues such as informal housing proliferation, overcrowding in historic areas, and the deterioration of ancient urban fabrics due to transformations and gentrification.

Less than two centuries ago, al-Darb al-Ahmar epitomized wealth in Cairo. Today, its 100,000 residents, living within a historic district spanning 1.2 square kilometers, rank among the city's poorest. Despite its central location, historical significance, and vibrant community, living conditions have steadily deteriorated, resulting in a 50% population decline since the 1970s. Contributing factors include infrastructure neglect, low incomes, and the degradation of monuments and private housing. Outdated planning regulations, coupled with tenure insecurity and unrealistic rent controls, exacerbate the situation. Nonetheless, al-Darb al-Ahmar maintains social cohesion and architectural authenticity, necessitating interventions meeting varied needs while upholding health standards. Thus, the Housing Rehabilitation Programme emerged, advocating against neighborhood demolition while enhancing housing quality and quantity, preserving original architectural elements.

In 1999, a survey in the Aslam Mosque neighborhood kick-started efforts to identify planning and housing strategies for area-wide preservation and development. Subsequent baseline surveys in 2003 revealed alarming deficiencies, with 22% of dwelling units lacking private lavatories, 51% deprived of consistent water sources in kitchens, and 32% suffering from non-ventilated rooms. Despite declining living conditions, 86% of residents expressed a desire to remain in al-Darb al-Ahmar.

The Aga Khan Trust for Culture spearheaded redevelopment post-survey, focusing on physical upgrades and socioeconomic development. By 2004, completion milestones included 19 community-owned houses, a health center, a business center, school building restoration, and reconstructed minarets. Additional housing rehabilitation projects ensued, supported by microcredit programs. Subsequent phases targeted broader infrastructure enhancements and private investment facilitation. Emphasizing local engagement and capacity-building, the project ensured staff recruitment from the al-Darb al-Ahmar community, foreseeing self-sustaining credit services and envisioning microcredit activities evolving into a formal microfinance bank.

The policy targets the residents, businesses, and social groups within the district. The proposed urban improvement program by AKTC necessitates coordinated physical, social, and economic efforts sustained over an extended period. It also emphasizes the importance of institutional capacity-building, including supporting the establishment of local NGOs across various domains until they can operate with reduced assistance. Additionally, a public/private Development Corporation has been set up as an overarching entity in Al-Darb al-Ahmar, tasked with coordinating ongoing activities, generating income from restored facilities and services, and ultimately overseeing a self-sustained rehabilitation process. Furthermore, there is a focus on promoting community awareness and self-governance as a means of restoring the traditional Muslim city feature in residential areas and enhancing cultural awareness among residents.

Resource types, roles, and team players are diverse. It has financial resources from the Social Fund for Development, Aga Khan Trust for Culture, and Ford Foundation grants; residents’ direct financial and in-kind contributions (cost share 30% to 50% of rehabilitation costs); and Aga Khan Agency for Microfinance’s housing loans to support different income levels. The technical expertise in rehabilitation comes from the Aga Khan Trust for Culture and the Community Development Corporation; partners at different levels ranging from Cairo Governorate, municipal authorities, community-based organizations, to communitymembers; and local HRP staff providing administration and technical support. And, as we stated, there is Microenterprises, suppliers, and small contractors in Al-Darb al-Ahmar providing construction and finishing works.

To bolster physical rehabilitation efforts, the Housing Rehabilitation Programme (HRP) has enlisted a social housing team. This team aids in procuring the necessary legal documentation for building rehabilitation, mediates among stakeholders, and ensures that all non-physical conditions are addressed prior to the commencement of physical rehabilitation. Once a preliminary agreement is reached with residents of earmarked buildings, an independent credit team evaluates the creditworthiness of individual families. Consequently, microcredit loans are allocated based on each family's earnings. This microcredit scheme serves both tenants and property owners while ensuring secure tenure. Notably, through negotiations with tenants, property owners, and public authorities, approximately 285 households facing eviction due to deteriorating structural conditions were granted secured tenure status. These households were part of the housing stock at risk of demolition, and their rehabilitation allowed tenants to retain their residences.

The Housing Rehabilitation Programme catalyzed policy shifts, influencing demolition regulations and urban planning practices to prioritize community needs and conservation. Notable outcomes include a decree protecting existing housing stock near monuments and a revised conservation plan fostering community involvement. In summary, the program safeguarded residents' tenure, established national planning norms acknowledging community needs, and circulated a significant percentage of rehabilitation costs within the community, fostering job creation and supporting local businesses.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Dzivarasekwa Slum Upgrading Project, Zimbabwe

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Dzivarasekwa Slum Upgrading Project, Zimbabwe

Mismatches Vulnerable groups Demographic/Urban growth
Policies and regulations Local policies Planning Governance Evictions Participatory processes
Financing Savings systems Public-private collaboration
Promotion and production Favelas/Slums

Main objectives of the project

The Dzivarasekwa Slum Upgrading Project, situated in Dzivarasekwa Extension, is a significant component of the broader Harare Slum Upgrading Project. Spearheaded by the Zimbabwe Homeless People's Federation and the Dialogue on Shelter for the Homeless Trust, in collaboration with the City of Harare and the central government, this initiative marks the first instance of city authorities partnering directly with slum communities in such a manner. This innovative partnership model empowers residents to actively participate in all aspects of the upgrading process, ensuring that improvements align closely with their needs and priorities. Additionally, residents receive training across various fields, including construction, fostering skills development and community involvement. Commencing in 2011, construction efforts remain ongoing, with 480 families poised to benefit as primary recipients of land for housing development, leading to enhanced tenure security and the provision of essential services such as water and sanitation facilities.

Date

  • 2011: Rehabilitación

Stakeholders

  • Promotor: City of Harare
  • Promotor: Zimbabwe Homeless People’s Federation
  • Promotor: Dialogue on Shelter for the Homeless in Zimbabwe Trust
  • Bill and Melinda Gates Foundation
  • Slum Dwellers International (SDI)
  • Selavip Foundation

Location

Continent: Africa
Country/Region: Harare, Zimbabwe

Description

Following independence in 1980, Zimbabwe witnessed a significant influx of rural residents migrating to urban areas, resulting in the rapid proliferation of slums throughout major towns and cities. However, the lack of housing development exacerbated this issue. In response, the government launched a nationwide slum clearance campaign in 2005, displacing thousands and demolishing their homes. During this campaign, slum dwellers were relocated to holding camps, including the one in Dzivarasekwa Extension in Harare, where basic services were lacking. Two years later, the government allocated land to upgrade the settlement, aiming to prevent further eviction and displacement. In 2010, a memorandum of understanding was signed between the Dialogue on Shelter for the Homeless in Zimbabwe Trust, Zimbabwe Homeless People’s Federation, and the City of Harare, focusing on city-wide slum upgrading initiatives, marking a radical shift in approach where city authorities collaborated directly with slum communities.

The Dzivarasekwa project aimed to enhance living conditions for residents, promote inclusive local government practices, and serve as a model for upgrading other slums under the Harare Slum Upgrading Project (HSUP). The project's implementation involved distinct roles for various organizations. The Dialogue on Shelter for the Homeless in Zimbabwe Trust and the Zimbabwe Homeless People’s Federation were responsible for documentation, labor provision, community mobilization, and construction, while the City of Harare oversaw infrastructure installation, technical expertise provision, and project supervision. A project management committee, comprising community, alliance, and city representatives, supervised the upgrade project. Funding for the project was sourced from savings by beneficiaries, waivers from the City of Harare, and contributions from partners like the Selavip Foundation, SDI, DFID, and the Bill and Melinda Gates Foundation.

Community engagement was integral to every phase of the Dzivarasekwa initiative to ensure improvements aligned with residents’ needs. Community members participated in data collection, mapping, inventorying, service upgrading, and housing planning and construction. Architectural designs for new homes were developed through community consultations, leading to the adoption of a semi-detached design to reduce construction costs. Residents contributed to trench digging, pipe laying, and house building, while artisan training programs produced teams of plumbers and bricklayers. Housing beneficiaries were selected based on household employment status and income, with priority given to vulnerable households led by children, elderly, or women. The average cost per 24 square meter house was $2,400 USD, financed through resident loans from savings groups.

Since commencement in 2011, approximately 2,050 residents have obtained secure land tenure, 336 homes have been constructed, and 1,344 people have been housed. Sanitation facilities have been upgraded, solar-powered water and lighting systems installed, and roads tarred. Slums like Dzivarasekwa are now recognized as integral parts of the city, aligning with its broader development agenda. This integration fosters community inclusion and secures housing rights and access to basic services. The project contributed to the formulation of the Harare Slum Upgrading Strategy in 2012, enhancing residents' understanding of city processes, rights, and obligations. This initiative established a precedent for constructive engagement between local authorities and slum communities, contrasting previous adversarial relations marked by evictions and demolitions. Lessons learned from the Dzivarasekwa project are being applied in other HSUP initiatives across Harare and beyond, such as in Masvingo, where the city council has supported the construction of 1,000 eco-san toilets.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España