`

MARCH, 2014 EC

GESUBA
CHAPTER ONE
1. INTRODUCTION
1.1. Background
Urban planning is one of the most important tools of urban management. It guides the socio-
economic and spatial/physical development of a given urban center. Hence, urban development
effort without the guidance of urban planning is like walking blindfolded.

Ethiopia is not only least urbanized but also most urban centers in the country are predominantly
unplanned. A naked eye observation on current urban morphologies suffices to retrace the
minimal role of planning in the Ethiopian urbanization process. This predominance of unplanned
development in Ethiopian urbanization poses a substantial need for re-planning in all urban
centers of the country. The re-planning involves an extensive land-use readjustment,
fundamental reorganization of infrastructure networks as well as revitalizing run down urban
fabrics. In this respect, NDPs play key roles, since wholesale interventions are both unfeasible
and unadvisable in built up urban areas.

NDP is a lower level urban plan, which is prepared within the framework of a structure and
strategic plan. It is detailed and focuses on specific locality of an urban center for immediate
implementation. It is, therefore, an important tool for implementation of structure plan proposals.
Also NDP is a planning instrument that facilitates implementation of the structural and strategic
plan by focusing on selected areas.

The needed for NDP is:

 To guide specific development activities in the town;

 To guide the provision of infrastructure in the town;
 To facilitate implementation of the strategic plan.
TVET site of Selam and Biruh Tesfa kebele Hibret ketena in Gasuba town is one of the strategic
social and economic investment areas identified and prioritized under the strategic plan of the
town. For social, economic, and cultural development of the town; any action or decision
towards urban development should be guided by rationally stated and clearly stipulated plans to

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make that development sustainable. The need for the preparation of neighborhood development
plan (NDP) of TVET site emanated from these perspectives.

1.2. Conception, General provisions and Considerations

According to Mathews (2006, 14) NDP is a detail development plan of a detail locality. NDP is a
statutory instrument that zooms out the general and broader proposals of structure plan of an
urban center. It serves as the transition between a structure plan and projects in the process of
implementation of urban plans.
The key elements of NDP include, detail land use plan of the area (two and three dimensional);
proposals of major infrastructure network; proposals of key socio-economic measures;
implementation strategies; regulations; standards and norms.
NDP is an element and integral part of an urban system of an urban center. System of urban
planning refers to a set of policies, laws, statutory plans, norms and standards as well as
institutional and financial frame works placed in particular urban center for preparation,
approval, implementation, monitoring and evolution of urban plans.
Hence, if NDP is to fit into such a system, it needs to a linked with other urban planning
components in the system. NDP of a given locality of a City should stem, first of all, from the
City structure plan, and needs to fit in to existing urban planning and development policies, laws
and regulations (both federal and regional) and be linked and integrated with other development
programs and strategies set by government of the respective City.
A neighborhood developmental deals with local issues (physical, social, economic) which refers
to a definite spatial unit whose boundary may or may not coincide with the formal administrative
boundary. The size or geological limit of an area to be covered in NDP can vary from one case to
another depending on the level and complexity of urban center. In this regard, it seems important
to note that the size of a geographical unit to be covered in an NDP would be wider in urban
centers with less complex urban set ups than in cities or large Cities where local issues are more
complex.
The content of NDPs needs to cover physical, social, economic and social fabrics of an urban
area. The scope of the plan should also include a brief presentation of existing situation,
development proposals for the area in question, implementation strategies for the proposed
development actions, mechanisms for monitoring and evaluating the implementation process.
1.3. Statement of the Problem
Currently the federal government of Ethiopia intended to bring overall development in national
as well as local urban government. Due to these, cities are the main target to achieve the national
development. That means the urban economy is undoubtedly an important factor influencing the
overall economic development. Therefore, urban land is one of the most important elements to
be considered in the concept of urban development. The shortage, inaccessibility and poor
management of urban land, inadequate infrastructure provision, prevalence of informal
settlement, lack of open spaces, greeneries and playground and in appropriate allocation and
misuse with incompatible activities can therefore have very negative impact on the development
of the action area. Moreover, social and economic improvements are seriously affected and also
have influence on environmental quality. Unless these problems are solved, the role of the NDP
site in the economic development of itself as well as in the City as a whole will be in danger.
Therefore, the NDP team believes that, these problems will be addressed through implementation
of this planning intervention by participating all stakeholders in order to realize the significant
role of the site in the overall economic development of the City and for wellbeing of the society.

1.4. Vision
To see the TVET site of Gasuba town is accessible, livable, and active mixed use center in 2022
EC.

1.5. Goal
To achieve attractive residential and commercially active area by creating permeable and mixed
use neighborhood. Appling planning principles.

1.5.1 Planning Principles

To bring harmonized development in terms of economically, socially and environmentally
through.
Following land use and road model
Keeping building arrangement
Keeping road hierarchy
Having accessible pedestrian walk way
Keeping compatible land use

1.6. Objective of the Study

1.6.1. General Objective
The main objective of this Project is to provide a block level detail plan for development area at

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TVET site of a Selam and Biruh Tesfa kebele in Gasuba Town.

1.6.2 Specific Objectives

 To establish a base for the implementation of strategic plan of the town;
 To create a compatible urban land use development;
 To Provide road network at the planning and action area;
 To enhance financial capacity and management;
 To utilize the existing potentials and resources effectively;
 To make the area legible, accessible and permeable;
 To regularize informal settlers;
 To address the infrastructure problem of the area such as water supply, electric, drainage
and telecommunication service;
 To provide green areas, open spaces and playground.
 To create commercially active neighborhood.
 To create a compatible urban land use development
 To enhance compact and sustainable housing development
 To promote efficient land provision and land management system

1.7. Methodology
The approach of the working team to prepare the final document was passed through
reconnaissance /observation, house to house survey of the whole households and field surveying
data collection methods. During the preparation of the NDP of the Town, has adopted a
participatory approach in all its processes, from assessment to proposals. The concerned
stakeholders have been involved and their opinions accordingly considered.

1.7.1. Data Sources

The study team has applied different data collection, compiling and analysis methods.
Accordingly, primary data collection is undertaken through interview, questionnaires, field
observation and recording, preparing the base map using ortho-photo, satellite-image and ground
survey and reviewing the base map and updating and inventory of the SP land use and road
network, and public and stakeholders consultation.
1.7.2. Data Gathering Tools
Both primary and secondary sources were employed for gathering the necessary data. Primary
data was collected using door-to-door survey through structured questionnaires. The
questionnaire prepared for households was designed to capture information regarding
demographic and socio-economic characteristics of the study area, key informant interview to
acquire information about the historical background/naming of the site and reconnaissance/direct
observations was used to collect data about physical features of the area. The inputs of the
discussions forum and consultative meetings were also included in the socio economic analysis.

1.7.3. Data Analysis

The analysis techniques for the study used was both qualitative and quantitative method. In
analysing the collected data, descriptive statistics such as percentages, averages and etc. were
used. These analyses were demonstrated in terms of tables, figures, graphs, charts and photos for
a simple interpretation of the data. Furthermore, to facilitate non- spatial and geographic/spatial
data analysis excel, GIS and AutoCAD applications were used.

1.8. Scope of the Study

1.8.1. Spatial Scope
The scope of this study is limited to preparation of Neighborhood Development Plan to TVET
site and it’s surrounding for the implementation of strategic plan prepared for the town in the
year 2012 EC.

Scope of the project: Spatial scope of the project refers to 59 hectares of land that falls within
the NDP action area, as well as the surrounding planning areas that have strong influence on
development of the action area. Sectorally, the plan covers social, economic,
physical/environmental development aspects of the area as well as the institutional, financial and
legal frameworks which implementation of the forthcoming NDP calls for.

1.8.2. Thematic Scope

Thematic scope of this study is to prepare block level detail plan for the action area by collecting,
analyzing and interpreting both socioeconomic and spatial data.

1.9. Significance of project

Strategic plan by its nature is major land use classification that does not go beyond block level
and hence neighbourhood developmental plan (NDP) tends to be mandatory to act as the
implementation tool of general land use plan. And hence, this project is envisaged to be a tool to

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implement strategic plan on the ground by depicting: implementation strategy, yearly breakdown
working plan until the implementation period of 5 years. It shows the vision of the community
and town administration that they are willing to attain the image of the town on NDP site at the
end of implementation period. On the other hand this project is anticipated to be a pilot project
for another NDP projects as it is happening for the first time by its nature in the town.

1.10. Limitation of the project

 Inadequate material and finance hindered continuous progress and hence lagging of the
job observed.
 Shortage of some institutional secondary data.
 Burden of office works.
 Absence of budget allocation for NDP project.

1.11. The Advantage and Disadvantage of NDP

Advantages
 Helps to directly implement the vision of the strategic plan
 Helps to attract investors to the area.
 Increase the land value
 Improve land management
 Easy to provide infrastructure
 Create job opportunity
 Improving basic infrastructure
 Removal or mitigation of environmental hazards
 Absence social bond breakage
 Constructing or rehabilitating community facilities
 Safe and secured environment
 Competitive and well organized
Disadvantages
 High initial investment
 High cost for infrastructure provision
 Cost for services & infrastructure provision is high
  It is time consuming because it consists of incremental package of improvement for
implementation.

1.12. Organization of the paper

 This project paper is categorized in five chapters: Introduction, General description of
the study area, situational analysis of NDP site, neighbourhood developmental plan
proposal, and implementation strategy.
1.13. Experts who participated in the preparation of Neighborhood
Development Plan

A. Base Map Preparation (Surveying) team

1. Mhiretu Zekariyas from Zone Urban Plan Study and Research Directorate conducted base
map preparation.
B. Socio-Economic Study Team
1. Yoseph Anamo and mengistu mulatu: – conducted the socioeconomic data collection and
analysis.
C. Land use Planning Team
1. Million Shoya:–Conducted land use inventory and planning and road network planning,
urban design, drainage network planning and urban infrastructure data collection and analysis
part from Zonal Urban Plan Study and Research Directorate.
D. CAD and GIS team
2. Mhiretu Zekariyas:-From Zonal Urban Plan Study and Research Directorate.

E. Text Edition and Compilations

1. Yoseph Anamo and Mengistu Mulatu

F. Coordinator
1. Asfaw seta

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CHAPTER TWO
2. GENERAL DESCRIPTION OF THE STUDY AREA
2.1. Location of the study area

Wolayita Zone is one of the Zones found in Southern Nations Nationalities and Peoples Regional
State and which holds 16 weredas & 7 town administrations. Astronomically Wolayita zone lies
between 6.51oN----7.35oN North latitude and 37.23o E---38.44o East longitudes. The relative
geographical location Wolayita Zone is located in one of the most central part from the southern
region and is divided into 16 woredas and is located about 330 km south west from Addis Ababa
via Hossana and 295 km via Butajira Halaba. From regional capital Hawassa the City is locted
south west at a distance of 186 km.

Relatively, the zone is bordered:-

 In the Northby Hadiya and Kembata Tembaro Zones,

 In the North east Oromiya region, In the east Sidama Zone,
 In the south Gamo and Gofa Zone

 In the west Dawuro Zone and also bordered by Bilate River and Lake Abaya in
the east and southeast respectively.

From the southern region, wolayita Zone is one of the most central and accessible by roads, thus
it is a transport center and in turn it has benefitted the zone as well as the town as economic
center of the region. It has good connectivity by roads with:Hadiya (Hossana-Addis Abeba),
Gamo (Arbaminch), Halaba, Shashemene, Hawassa to Addis Abeba, Goffa-Sawella, Kambata
Tembaroa and Dawero,Waka-Jima.

Ofa Woreda is one of the 16 Woreda’s found in Wolayta Zone. It is located at a distance of 29 Kms south
west of the Zonal capital town Wolayta Soddo. Relatively, the Ofa Woreda is bordered by Gamo zone in
the South east and Humbo woreda in the South east, Bayera Koyesha woreda in the Northwest & Soddo
zureia woreda in the north. According to Wolayta Zone Finance and Economic Development
Department, total area of Gasuba woreda wereda consists 22482.391 hectares. The total population of
the Wereda in 2014 is 157,612 & Population density of the wereda is 701 peoples per K.m2 which is the
denser than regional average 163.9 peoples per K.m2.

2.1.1. Absolute Location: -

Astronomically, Gasuba town lies between 6o 54’ 58’’ N----7o00’ 10’’ N latitude and 37o 49’ 31’’
E longitude.

2.1.2. Relative geographical location: -

Relatively, the Gasuba town is bordered in the north by Busha kebele and Mancha rural kebele
in South, Galako in the west; in the east Sere Esho kebele respectively. Gasuba town is located in
Wolayta Zone Offa Woreda on the way to Saula road about 29 kms far away from the zonal
capital Wolayta Soddo town. It covers the total area of 3,100 hectares including the planning
boundary. The town has almost regular shape with elongated feature following the Wolayta
Soddo- Saula road.

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 Fig:-2.1. LOCATION MAP

ETHIOPIA

GESUBA TOWN INFLUENCE AREA OF GESUBA TOWN

 2.2 Topography Gasuba Town
Gasuba town has different relief features mainly mountains, undulating plain, gorges etc. these is
due to the result of geological process (tectonic activities) that occurred during tertiary periods.
The very purpose of the physiographic study of the region during urban planning is to analyze
the impacts of topography on different economic activities & infrastructure development which
play essential role in linking the region with the planning urban center. The lower ground in
Gasuba town is found in the gorge around north western parts which is 1840 meters above mean
sea level. The altitude of Gasuba town is between 2900 &1840 meters above sea level.
2.3Climate
2.3.1 Agro-ecology
Agro-ecology is categorized in to two. These are Dega and Temperate (Kola).
2.3.2 Temperature of Gasuba Town
Temperature is the measure of hotness or coldness of an air/object. Temperature influences every
human activity negatively or positively. According to the information obtained from the Town
Agricultural Development Office, average annual temperature range from 150c---240c.
2.3.3 Rainfall of Gasuba Town
Rainfall is one of the elements of climate that influence human activities. The formation and
distribution rainfall at a place largely depends on the nature of topography, prevailing wind
direction; the amount of temperature occurs in the area, etc. The study region varies in all these
aspects so that it characterizes differently in the amount and formation of rain, thus, the study
town receives different amounts of rainfall during different seasons. The main rainy season of
the influence area is summer (June, July & August) & the second important rainy season is
spring (March, April & May).Summer is major rain season and having between 800-1600 mm
per year which is sufficient rainfall for different activities.
2.4Rivers and Drainage
Surface water resource is among the basic necessities for both rural and urban society since it is
the main source for potable water supply and irrigation etc. The study area is drained by two
major drainage basins namely, Omo river drainage and, Rift valley drainage basins.

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The main rivers of the study area include Walacha, Chorake etc. There are also several
intermittent rivers in the study area that dry-up during dry months.
Rivers Chorake, Walachaand Bilate discharge in to Lake Abaya. Most of the rivers originate
from mount Damota and flow in different directions. Due to rugged topography most of streams
and rivers of the influence area have less importance for irrigation.
2.5 Vegetation

There are different vegetation types in regional study which have different economic and
environmental values. They grow in different altitudinal ranges. The dominant high land forests
are covered by Wanza, Zigba, Koso, Dokema and Bisana trees. The density of trees are
diminishing from year to year due to factors like increasing demand of agricultural lands,
grazing, forest fire, increasing of the urban population, cutting of trees for different purposes and
absence of alternative energy sources. The decreasing of these forests caused observed
environmental changes like increasing in temperature, drying away of springs; rain fall
distribution /reliability/ is not preserved, decreasing in the volume of rivers and soil erosion. In
order to preserve the environment hazards, various activities are undertaken by different
stakeholders. Accordingly, water shade development programs, giving awareness creation
orientation to the community, preventing illegal deforestation and marketing and reforestation
programs are carried on.

2.6 Soils of GasubaTown

Soil forms the thin surface layer to the earth crust. It provides the foundation for plant and
consequently animal and human life on land. Examining the type of soil helps for agricultural
activities and while observed from urban study point of view for engineering structures.

The Soil description for the study area is adapted from soil map of the southern region and from
concerned zonal and woreda Agricultural office.
The types of soil distribution of the study area are:-
i. Nitosols / Red Basaltic soil/ -
The Soil has: -
 Stable structure and mature soil formation
 High moisture storage capacity.
  Potentially good for agricultural activities and are soft, loose and easy to work.
The soil is best for coffee, inset and cereals growing.
ii. Vertisols / Black Basaltic Soil/ - The soil has following characteristics:-
 Clay content
 Sticky and has poor drainage and water logging nature.
 Difficult for farming but used for grazing. If the water drained from the soil, since it
has high nutrient value the agricultural potential is high.

2.7. Action and Planning Area Description

2.7.1. Action Area Description

This Neighborhood Development Plan is studied for TVET site of Gasuba town a part included
in the town strategic plan. The area is located in northern direction along two sides of the Gasuba
soddo road about 1 km away from the center of the town. TVET site includes TVET and
Hospital sefers. It covers the total area of 244 hectares including the planning boundary. The
town TVET site has almost regular shape with elongated feature following the Hibret Kalehywot
Office to Rula River.

This area is also bounded in north by cooperative houses, in south by Primary and high school to
Rula river road, in east Rula River and in west by Hibret Kalehywot Office and Mehal Gesuba
kalehywot church. Its area covers about 244 ha. The total population of Gasuba town TVET site
incorporated with in the planning area accounts for 1154 people, of which 588 (51%) are males
and 566(49%) are females. The driving force for the preparation of Neighborhood Development
Plan for this site is the need of a planning for the provision of infrastructures like water,
telephone and drainage, to formalize informal settlers and to improve land and property tax
collected from the site. Not only this but also, improving the living conditions of the residents
near and around the study area are also the other major considerations.

2.7.2 Planning Area Description

The planning area of this study is located in similar location of the action area with the area
coverage of 244 ha. This area is used to integrate physical infrastructures and social services of
action area with it. It comprises both physical and social infrastructures which influence the

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function of the study site. The major services found in planning area 2 kindergarten (kidanmehirt
and kalhiwet), 2 primary school ( Government and Bettibebat primary school), TVET, 1 private
clinic and 1 primary Hospital, 13 Government institutions(Omo micro finance, Finance, Water
and sanitation, Culture center, Youth and sport, Cooperative, Public service, Court, plan
commission, Educational office, Agricultural office, Womens and child office and Spokesperson
office, 1 NGO (INTERAID), 3 religious institution found on the site which are 1 Orthodox, 1
kalhiwot and 1 Hiwotkhal churchs located on the site.
 Urban planner should propose two kindergartens, one guliti and one health post for
the action area.
CHAPTER THREE

3. SITUATIONAL ANALYSIS OF NDP SITE

3.1. Demography
According to the survey result, there are nearly about 191 HHs in the NDP action area. Among
these households, 175(91.6%) hhs are male headed and 16(8.4%) hhs are female headed with
average family size of 5 persons per households. The NDP action area’s (Part of selam and Biruh
Tesfa kebele Hibert ketena) population is 1154 and from which 588 males and the rest are are
566 are females. That means 51% are males and 49% are females.

3.2. Age category

The survey result reveals that the age of population is categorized into three .this classification of
population includes:
a) Between 0-14 years old
b) Between 15-64 years old
c) Greater than 64 years old
From the total population of the project area, 445 and 595 number of populations is between 0-
14 and 15-29 years old respectively. And 4 population numbers are >64 years old respectively.
Table 1population’s classification in NDP area

Age Dependency
No Frequency Percent/%
classification ratio
1 0-14 445 42.6 74.7
2 15-64 595 56.9 -
3 > 64 4 0.5 7
Total 1044 100 81.7
Source: House to house survey

The Demographic analysis above reveals how the dependent and independent structure of the
project town TVET area is categorized in terms of age. It also shows the dependent and
independent ratio or it states productive and non-productive people in the TVET area. This
means, it agrees with the general discussion that the old age population of the town TVET area is

16
lesser than the population at later ages. Young age is an age group that are found between 0-
14years (young dependent) is calculated to be 445(42.6 %) of the total population. The
productive age group (15-64) is calculated to be 595 (56.9%) of the total population and the old
aged population is 65 + or old aged dependents is calculated to be 4(0.5%) of the total
population. So dependent ratio is calculated to be 81.7 such kinds of dependent and independent
ratio is categories are supported by productive age groups.

3.3. Housing condition

3.3.1. Uses of houses (building function)
Based on the field survey, there is three type of houses in the project area. There are residential,
mixed with informal business and mixed with formal business housing units in the site.
Table 2 Existing use of houses
No Uses of houses Number of houses Percent (%)
1 Residential 168 100
2 Mixed with informal business 13
3 Mixed with formal business 10
Total 191 100

Source: House to house survey

3.3.2. Building material & Types of Buildings

The survey result reveals that the houses built up of 2 types of materials. These materials are
corrugated iron sheet and hatched.
Table 3 Building material
No of buildings Percent
No Construction materials
constructed by (%)
1 Corrugated iron sheet 170 89
2 Hatched 21 11
Total 191 100
Source: House to house survey

3.3.3. Shops of MSE (micro and small scale enterprise)

There are no shops of MSE (micro and small scale enterprise) on the site.

3.3.4. Floor finishing of houses

The survey result reveals that the larger numbers of housing units i.e. 35 housing units FF (floor
finishing) are earthen floor, 152 housing unit is cement concert and 1 is ceramic. This survey
result indicated that the housing condition of the TVET area is somewhat sub-standard houses
are found to be exist.
Table 4 Floor finishing of houses
No of buildings Percent
No Construction materials
constructed by (%)
1 Earth mud 35 18.3
2 Cement concert 152 79.6
3 ceramic 4 2.1
Total 191 100
Source: House to house survey

3.3.5. Building Height

The existing building height of project area is G+0, and G+2 buildings. And which illustrated in
the following table.
Table 4 Building height
No Building height Number of Buildings Precent
1 G+0 191 99.5
2 G+2 1 0.5
Total 192 100
Source: House to house survey

3.3.6. Tenure
The primary data reveals that 157 housing units are owned privately and 34 housing unit is
owned by rental.
Table 5 Tenure
No Ownership Number of owned houses by Precent (%)
1 Private 157 82.2

2 Rental 34 17.8

191 100
Source: House to house survey

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3.4. Economic
3.4.1. Income level
With regard to their income level, many are earning income below 1500 birr. About 15 hhs are
earned their monthly income within the range of 100-500 birr per month 501-1000 birr per
month are 20 hhs. HHs earning their monthly income that range 1001-1500 birr per month and
above 1500 birr per month is 45 and 111 hhs respectively.
Table 6 Income level of hhhs
No Income level (Birr/Month) Number of hhh(in number) Percent (%)
1 100-500 15 7.9
2 501-1000 20 10.5
3 1001-1500 45 23.6
4 Above 1500 111 58
Total 191 100
Source: House to house survey
3.4.2 Saving Condition of Households
Table 7 Saving Condition of Households
No Saving Institution Number of hhh(in number) Percent (%)
1 Bank 101 52.8
2 Equb 78 41
3 No saving 12 6.2
Total 191 100
Source: House to house survey
According to the survey result, 101 are accustomed to formal saving way which is known as
Bank. Those who have Equb and No saving are about 78 and 12 respectively.
Identified Issues
 Income of the study area’s societies are low,
 There is no certain income generation,
 Grate share of the study area’ societies are under poverty line.
 Some of people has no the culture of saving at all;
 Low income level has contributed to no saving culture.
• Banking service is a great solution for this problem.
3.4.2. Employment
According to the survey result 28.4 hhs earn income from Government employee.
Table 8 Employment status
No Occupation related to hhh Frequency Percent (%)
1 Government employee 54 28.4
2 Agrarian 39 20.4
3 Merchant 58 30.4
4 Daily Wage 25 13
6 Unemployed 6 3.1
7 In other way 9 4.7
Total 191 100
Source: House to house survey

3.5. Social
3.5.1. Education attainment
According to the survey result, there is 4 Educational services on action area.
Table 9 Education attainment condition in NDP action area.
No Education attainment Frequency % present

1 Illiterate 56 25.2

2 Read & write 60 27

3 Primary 91 41

4 Secondary 4 1.8

5 Diploma 3 1.4

6 Degree & above 8 3.6

Total 222 100

Source: House to house survey

3.5.2. Marriage Condition

As the primary data disclose that from 42 HHS, 29 hhs heads are currently married, 5 are not
married (single) 1 hh is divorced, and 7 are widowed.
Table 10 Marriage condition in NDP action area.
No Marriage condition Frequency % present

1 Married 29 69

2 Single 5 11.9

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3 Divorced 1 2.4

4 Widowed 7 16.7

5 Other case - -

Total 42 100
Source: House to house survey
3.5.3. Crime Condition
The survey result discloses that 181 hh heads were telling about their environmental and
neighbourhoods are safe and secured in crime condition and the rest 10 hh heads were telling
moderate in crime condition.
Table 10 Crime condition
No Crime Condition Frequency % (Percent)
1 Safe 181 94.8
2 Moderate 10 5.2
3 Difficult - -
Total 191 100
Source: House to house survey

3.6. Spatial Analysis

3.6.1 Location of NDP site
TVET site is located in Gasuba town, Selam and Biruhtesfa kebele, Hibert ketena which is
shown in the following map. The selected site does have an area of 158.5ha, which means 5.2%
of the whole town (3010 ha).
`
Figure 1 Location of NDP site

WolaitaSodo
PUNIDUNIA-2 NDP SITE

SCALE 1:250000
SCALE 1:7500

3.6.2. Criteria Used for the Selection of NDP Area

The selected site is prioritized because of the following reasons:
 The site is at the expansion area of the town and as the result there is less compensation
cost in the area
 The site is suitable for different residential typologies.
 The site is anticipated to make strong social bondage in that area
 Located at the periphery
 Absence of infrastructure.
Identified problem
 Lack of environmental protection and management.

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  Inadequate housing provision and management.
 Inefficient urban land use and poor management.
 Poor financial management.
 Inadequate provision and management of infrastructure.
Prioritization criteria
Urgency
Requiring immediate action or attention.
The desire for the plan to be done quickly.
Stakeholder’s interest
The general level of interest shown by the stakeholders toward the plan preparation.
Multi-dimensionality Having several aims that can solve problems by
Integrating the core problems.
Extent
The area at which the existing core problem is covered.
Policy friendly
Relevance in context to national and regional policy frame work.
Feasibility
The level of achievement on economic, social, financial, technological, environmental,
technical
Major Problems According to Criteria
Inadequate provision and management of infrastructure. Unemployment.
Inefficient urban land use and poor management.
Inadequate housing provision and management.
Poor financial management.
Lack of environmental protection and management.
Inappropriate road transportation system.
Implementation Strategy
Provide serviced land and give fair compensation for private house owner.
Joint venture and public private partnership has to be encouraged.
Establishing strong coordination and integration among implementing agencies; improve rules
and regulations.
Improving the existing rules and regulation related to land.
Special credit scheme has to be facilitated to support the redevelopment.
Open space and Greeneries
Open spaces are provided so as to give maximum psychological, physical, and social fulfillment
& satisfaction.
Identified Issues

 There are two developed formal greeneries in all parts of the action areas;
 Most unplanned eucalyptus tree species is there;

Planned greeneries, open spaces and play grounds should be proposed within the residential
areas, the dwellers should promoted to grow tree species like fruit type and urban friendly type
of trees. Degraded parts the action area should be filled and used for development purpose.

Open space and greeneries are provided regarding to the block and its interior area
Then the recreational areas / greenery for each activity have been proposed around the mixed
land use and residential areas.
Finance sources
The major financial sources considered:-
 Central government grant
 Local government revenue
 Active community participation
 NGOs
 CBOs

3.6.3. Planning Area and Action Area

In planning the site inevitably, it is mandatory to identify planning and action area of the site.
This is why, the influence of planning area on action area and vis-versa are in avoidable urban
characteristics. In this regard it is tried to illustrate in the following map to show planning and
action area of the NDP site which is considered in future plan proposal.

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Figure 2 Planning and action area map
3.6.6. Agreement and disagreement with structure plan analysis
Figure 3 SP Proposal land use of Site

Figure 4 Parcel Based Land use proposal plan on the site

26
Table10 Land use proposal plan on the site in percent
No Land use Area In Hectare Coverage%
1 Special Function
2 Service
3 Commerce
4 Residence
5 Recreation and formal Green
Total 100

According to the map and chart shown above the plan intended to implement on the ground
based on structure plan is not yet executed.
3.6.7. Linkages to other major services
Figure 5 NDP site linkages to other major services

Munici Zonal
Public
pality Ad.
Hall
Mayor
Office Bus Tele
station Office Hospital
Cemetery Univ Marke
ersity

Slaug
hter
Cemeter
y
Industry
zone

Play
3.6.8. Soil Condition
The soil condition of the NDP site is dominated by Red soil in its colour. The experience that
gathered from this site, up to now it is known that the soil by its nature too strong to bear high
rise buildings.

3.6.9. Environmental Impact Analysis (EIA)

Based on the slope the site is suitable for planning any urban issues.

3.6.10. Block and Plot shapes

There is no existing block and plot shapes on the site due to the site located in expansion area.

3.6.11. Infrastructure and Services

NDP site is consisting solid waste disposal transfer site and Social Service. And nearby
educational facilities (private KG & primary, government Second and preparatory school), health
facility (health post & health center) 1- 3 km away from the site.
3.6.12. Transportation and circulation
There is no traffic congestion on the site due to the site is located far from the center of the town.
It located on expansion area. And also there is no existing formal road network on the site but
only one road pass through the site/ Boditi- Wolayta Soddo asphalt road.
Figure 6 Existing road network

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3.6.13. Existing utility (electric, telecommunication and water) line

There is no existing utility (electric, telecommunication and water) line on the site due to the site
located in expansion area.

3.7. Legal Framework Analysis

3.7.1. Planning Regulation
According to Federal Negarit Gazeta No.29, 16 th May, 2008 the following regulation identified
as the major ones:
 Types of plans recognized are; city wide structure plan and neighborhood developmental
plan (page 4071).
 A neighborhood developmental plan is legally binding plan depicting medium term,
phased and integrated urban upgrading, renewal and expansion activities of an urban area
with the view of facilitating the implementation of the structure plan by focusing on
strategic areas (page 4072).
 Urban centers at all levels shall have the power and duty to prepare and review or cause
the preparation and review of their respective structure and neighborhood developmental
plans by certified private consultants or public institutions (page 4073).
  The process of plan approval shall be preceded by public hearings to be conducted at
convenient location (page 4073).
 The final draft of neighborhood developmental plans of urban centers shall be deliberated
up on and approved by their respective councils and communicated to the concerned
regional of federal authorities (page 4074).
 Urban redevelopment shall, under this proclamation, encompasses urban renewal,
upgrading and land reallocation with the view to alleviate urban problem, improving
living standards and bringing about urban dynamism and efficient land utilization (page
4079).

3.7.2. Compensation and regulation

According to Federal Negarit Gazeta-No 43, 15th July, 2005:
 A woreda or urban administration shall, upon payment in advance of compensation in
accordance with this proclamation, have the power to expropriate rural or urban
landholdings for public purpose where it believes that it should be used for a butter
development project to be carried out by public entities, private investors, cooperative
societies or other organs, or where such expropriation has been decided by the
appropriate higher regional of federal government organ for the same purpose (page
3126).

3.8. SWOT Analysis

Strengths
 The presence of structural plan and the experience of planning practice for the last two
decades.
 Active participation of the community in development activities
 Presence of large open market and economic linkage with the surrounding Cities
 It helps to create good social bondage and close ties among diversified community
groups in the town.
 The existence of different administrative institutions that are easily accessed by the urban
residents

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  Exercising decentralized system of the government structure that enables to resolve local
problems by own initiation and mobilization.
 Presence of skilled man power
 Absence of compensation payment
 High opportunity to private developers
 Existence of small industries in that area
 Attempts have been made to improve the municipal services and different government
offices through intensive implementation of the programs like BPR and BSC
Weakness
 Expansion areas are poorly serviced in provision of infrastructure like water, electric and
telephone services,
 Increasing unemployment as a result of in-migration mainly from the rural areas
 The general market area is congested, not well structured and furnished.
 Shortage and poor management of water,
 Challenging topography of the town
 Lack of integration and cooperation among concerned stakeholders during provision of
infrastructures
 Spatially some of the social services are unevenly distributed (e.g. church, schools ,public
taps,
 Some social services like, recreational services, youth center, slaughter houses are not well
developed, protected and furnished,
 Absence of financial institutions like bank, micro finance institution in the area
 Absence of hotels, motels, bars fuel station nearby the NDP2 area
 Shortage of infrastructure
 Absence of proper disposal site for both solid and liquid wastes
 Shortage of recreational places
 Inadequate provision of like street lights, traffic signs and traffic posts and also roads have no
cumber (speed reducer),
 Shortage and inefficient ditches to drain the storm water,
 Less Public awareness & reluctance towards urban redevelopment land use as well as land
grading.
 Less awareness and attitude of the society on environmental management

 Poor land management and administration system

 Poor liquid and solid waste disposal system

 Gap between demand and supply of land and housing

 Inability to promoting cultural and tourist attraction sites

Opportunities

 Conducive government policies in the fields of urban development and governance

 The centrality and connectivity of the town with the surrounding Cities.
 High opportunity to private developers
 Citizens readiness to participate in the change
 Urban development policies, rules and regulations
 Presences of different NGO activities on environmental, social and economic issues.
 The presence of 24 hours hydropower supply and sub-station that has capacities.
 The presence of potential ground water, surface and sub-surface water sources.
 The rapid and continuous change of urban areas,
 Peace and stability prevails in the town.
 The availability of cheap labor force.
 High investment potential
 Increment of different products that have been supplied for national market and speed up the
town market exchange
Threats

o The topography of the town may increase susceptibility to the flood hazard
o Prevalence of may cause social and economic problem.
o Limited revenue allocation of the town to expand the desired infrastructure services.
o Presence of high tension line in all direction
o Market instability Financing the neighborhood developmental plan
o Large proportion of the in-migrate people from the surrounding region, rural and urban areas.
o Presence of a high tension electric line passing through the town.

32
o Illegal settlement may increase to the urban peripheries and affect the regular population
growth trend and town development
o The low economic condition of the household in the town to maintain houses major problem.

Chapter Four
4. Neighborhood Development Plan Proposal
4.1. Planning principle
Gasuba town connecting one asphalt roads and three gravel roads and hence facilitates the
linkages of federal and regional urban areas to zonal and woreda Citys and also there are
significant through pass roads being exist. This linkage inevitably tends the town to be
commercial center. Because of this the selected site more convenient if it is proposed to
residencies dominated area of the town. Therefore, the planning principles mainly focused in this
regards: permeability, legibility, robustness, safety and security, sustainable city and diversity.
Having these principles as the leading elements the plan proposal is prepared in such a way that
the site will accommodate good building images to enhance the profile of the town as a future
business center, entertainment and tourism destination.

4.2. Vision
The vision of structure plan of a Gasuba is to make the town planned, beautiful, conducive,
residential, commercial and industrial center which delivers efficient services & being model
City of the region and as well as of the country.
To realize this vision of the whole town the share of neighborhood developmental site is very
significant. Based on this stand point and other influential elements the vision of neighborhood
developmental site shall be:
A center of residence, commerce, entertainment and tourism that steps on balanced spatial,
economic and environmental development.

4.3. Objectives
The objectives of the NDP site of Pate as follows:

4.3.1. Spatial objectives

 To increase accessibility of the site
  To encourage effective use of land by vertical expansion and other physical
infrastructures
 To increase aesthetical value of the town.

4.3.2. Environmental objectives

 To promote and enhance environment friendly residence, commerce, tourism and
neighborhood development

4.3.3. Economic objective

 To increase land value so that government revenue maximized
 To broaden economic opportunities like safeguarding existing jobs and creating range of
new job opportunities in sustainable manner.

4.3.4. Social objectives

 To reduce poverty and disadvantages of the area
 To improve urban fabric

4.4. Road network proposal

NDP action area is suffering from road access and it needs to done on the dimension and
layout. The road that starts from Ethio-Keniya high-tension through Sodo-ansomegembela
gravel Road made to be widen (60m) and to be strait. There is a good road network proposed
according to the following map.
Figure 73 Proposal road network

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4.4.1. Road width
According to the following map the least dimension of the road is 10m and the great dimension
is 40m.
Figure 8 Proposal road width

4.4.2. Road Surface Proposal

NDP action area is bordered with asphalt road and also a considerable asphalt and cobble road
within the site. However there are additional asphalt and cobble stone road proposals according
to the following chart illustration and the map on the figure.

Figure 9 Road surface

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4.5. Land Use Plan Proposal
In land use planning great emphasis is devoted to walkway provision on the side of every road,
complex building, commerce activities and pension. Here regarding to land use plan the
following table, chart and map shows the details.
Table 11 Land use plan proposal
LAND USE ENUMERATION IN BOLCK AREA (M2)
Commerce
Special Function
Residence
Service
Solid Waste transfer site
Recreation And Green Area
Road
Total

Chart 1 Land use plan proposal in percent

 Area in Percent %
Commerce; 8.63

Road ; 36.13 Special Function; 9.963

Residence; 23.62
Solid Waste transfer site;
0.46
Recreation And Green
Area; 3.93

Service; 17.27

Figure 10 Proposal land use

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Figure 11 Proposal land use Parcel Level

4.6. Planning and design regulation

The following are planning and design regulation proposal of the neighborhood developmental
plan. The proposal considers the community’s design needs and objectives for development.
1. Pedestrian access, safety and comfort: All portions of the development are along road
sides are provided by comfortable system of pedestrian facilities. The design of buildings
should obey pedestrian way by excluding from parking service of the buildings.
2. Road, pedestrian way and frontage building set back regulation:
Table 12 Road, pedestrian way and frontage building set back regulation
Road width (m) Frontage building set back(m) Pedestrian way dimension(m)

10 4 1.5
12 4 1.5
14 4 1.5
16 4 1.5
20 4 2
24 4 2
30 6 4
60 6 5

4.6.1. Recommended design regulation:

Table 13 Building design regulation
BUILDING HEIGHT IN BUILT UP AREA PLOT SIZE (M) REMARK
FLOOR (%)
Min Min Max Min Max
G+1 0.5 0.65 200 1000 Excluding the public
G+2 & above 0.5 0.65 200 1000 spaces and services
G+3 & above 0.5 0.65 200 6000

40
4.6.2. Building height regulation:

Figure 12 Building height regulation

4.7. Financial cost estimation

Table 14 Financial cost estimation
COST REQUIRED FOR UNIT UNIT TOTAL COST(BIRR)
COST(BIRR)
Min Max Min Max
To rearrange existing house holds 64 20,000 120,000 1,280,000 7,680,000
To construct both road and walkway 177118.6 20 40 3,542,372 7,084,744
Beautification of green area inter the 19,274.8
15 20 289,122 385,496
proposed block 2
Total 5,111,494 15,150,240
Chapter Five
Implementation Strategy
5.1. General Direction
Implementation of this NDP proposal should be followed by the approval of SNNPR urban
development bureau. The approved development proposal is expected to be implemented directly
with little modification if needed with regarded to detail design of projects at parcel level. And
again in road network design curves and ditch alignments may be modified without compromise
in dimension of the roads. In implementation of NDP proposal, conversional the first step is
preparatory works such as: identification of various actors and their roles, detail action plan
preparation and awareness creation, promotion, co-ordination and fund raising. Secondly,
implementing the physical infrastructure as per the development proposal follows. Monitoring
and evaluation should be done periodically as per needed.

5.2. Financial source

This is NDP project proposal requires huge amount of fund that to come from the private
investors, government (zonal and city administration), local NGOs (WDA), NGOs (ULGDP),
community and other development partners. The financial need of public and community based
project minimum estimation is 78.58 million birr and tends to be 119.64 million birr in
maximum estimation. City administration and municipality are mainly expected to mobilize
financial resources as well as promote efficient and effective utilization of the resources. Citizens
are the prior ownership of neighborhood development.

5.3. Rules and Regulations

The prior activity here is having an endorsement from the community and the city council of
people representatives. Because, the process of plan approval shall be preceded by public
hearings; particularly, to the kebele council and community based organizations (Federal Negarit
Gazeta No 29. 16th May, 2008, page 4073-4074).
The final draft of neighborhood developmental plan delivered up on and approved by SNNPR
urban development bureau. City administration shall, in accordance with the regulation be
responsible for the implementation of neighborhood developmental plan.
In implementation of the plan, city administration shall have powers to:
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  Inspect and stop any development activities if they are against the neighborhood
developmental plan.
 Dispossess urban land holdings against paining compensation.
 Coordinate to the extent necessary for the implementation of the plan, the activities of
government offices, development enterprises service rendering institutions, private under
takings and other stakeholders operating within the area (Federal NegaritGazeta No 29.
16th May, 2008, page 4074). Recruit

5.4. Monitoring and evolution

Monitoring and evaluation is an essential activity to measure the performance of development
efforts and also helps whether the need of the community are met or not.
Urban planning of the City is expected to take the responsibility of monitoring and evaluating the
implementation process in integrating closely with the city and local area monitoring and
evaluation steering committees that incorporate officials, technical experts, community leaders
and other private and nongovernmental stakeholders.
The key performance indicators to be used for monitoring include:
 Road network design
 Pedestrian walkway
 Building set back
 Building height
 Rules and regulation
 The extent of relocation
 The extent of employment opportunity
 Public participation
 The extent of plantation along road median and road side
 The extent of implementation according to the action plan in general
 Etc.

5.5. Implementation plan

The main target of implementation is categorized in five consecutive years. The work to be
implemented in each year should be managed by preparing action plan for each year. Here is the
major classification of works anticipated to be performed in each Year.
 Table 15 Implementation plan
ACTIVITY RESPONSIBLE OUTCOME COST IN BIRR TIME
BODY
Rearrange existing households Town Rearrange existing 1.28-7.68 million
on the site & administration households
Land transferring to developer Municipality Development started 2012/2013
by kebele admin.
Community

To construct both road and Town 233816m2 3.54-7.1 million

walkway administration compacting by 2012/2013
Municipality selected material
Sub city admin.
Community
`Beautification of green area Town Successful 289,122-385,496
inter the proposed block administration completion 2012-2014
Municipality
Sub city admin.
Community

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