JUNAIJO TOWN AKHTAR COLONY
URBAN OPEN SPACE DESIGN
URBAN STUDY
FALL 2018
INDUS VALLEY SCHOOL OF ART AND ARCHITECTURE
URBAN OPEN SPACE DESIGN JUNAIJO TOWN AKHTAR COLONY KARACHI, PAKISTAN
STUDY AND DESIGN PROPOSAL
UNDERTAKEN BY: Hamza Mandviwala Mahjabeen Ali Mohsin Yar Khan Yousufi Roohal Laraik Saad Khan Mandokhail Sumaira Mehmood
THE STUDY WAS CONDUCTED FOR URBAN OPEN SPACE DESIGN COURSE UNDERTAKEN IN EIGHTH SEMESTER OF BACHELORS OF ARCHITECTURE AT INDUS VALLEY SCHOOL OF ART AND ARCHITECTURE.
Acknowledgements: The authors are highly indebted to their professors, Sumaila Palla and Ira Kazi for their guidance, support and this opportunity. The authors would also like to acknowledge the residents of Akhtar Colony and Junaijo Town for being supportive of this study and for providing the immense wealth of information that made this endeavour possible.
Table of Contents SUMMARY
6
SECTION ONE |PROJECT BACKGROUND & RESEARCH HISTORY BOUNDARY OF AREA INDICATORS
8 9 10
STAKEHOLDERS PROJECT OVERVIEW PROJECT OBJECTIVES
16 18 18
POPULATION BREAKDOWN HOUSING AND REAL ESTATE RELIGION AND ETHNICITY INCOME AND EMPLOYEMENT CRIME AND EDUCATION COMMUNITY ACTIVITY
SECTION TWO |EXISTING CONDITIONS LANDUSE INFRASTRUCTURE UTILITIES
22 23 24
SECTION THREE |DESIGN PROPOSAL CASE STUDIES POLICY PROPOSAL
26 28 30
SUMMARY Junaijo Town and Akhtar Colony is a nexus of an urban and natural node. It hosts the point of intersection of three axis, all of which culminate at the canal (nala). Both localities define an area that is a socio-cultural, mixed-income communal hub for migrants coming from all over Pakistan to Karachi. The Nala which is an important point of focus begins at the base of the Malir river adjacent to The City School PAF Chapter, (a majority of which is covered and is exposed from the point of intersection chosen by us); It gradually grows in width as it flows further south from our point with 3 bends, through DHA Phase 5 and up until it flows into the Gizri Creek. It connects the two chosen locales of Junaijo Town and Akhtar Colony not only to each other but to the different strata of the city as it flows through its path. Furthermore the chosen acreage around the Nala highlights the marriage of planned and unplanned, of formal and informal settlements that are the unique marker of the city of Karachi prospering side by side. This report analyses the data from the comprehensive analysis of the BOA of its existing conditions to further explore the possibilities and opportunities of housing and recreational activity integration at different levels of the existing society as different Stages of interventions and Proposals within the area in focus. The proposed developmental scenarios were based on our study of the district’s zoning and housing laws, as both a tool and a challenge to better inform the needs of the residents of the specific area in an effort to come up with a designbased social and architectural spatial solution to the rising requirement of such spaces in the urban-scape of Karachi. This acts as a two-fold strategy of adapting modules so as to better the immediate area and in time its surrounding neighborhoods through different stages of governmental intervention. 6
SECTION ONE
PROJECT BACKGROUND & RESEARCH
7
Junaijo town and Akhtar Colony (sector E) are situated in the larger locality of Jamshed Town, which is situated in the East District of Karachi. The area is adjacent to Defence View on the southwest side and connected to Manzoor Colony on its north-east side. The two communities are separated by a large open Nala, which was essentially designed as a storm water drain for the area. Junaijo town and Akhtar Colony are part of Union Council (UC) 1, along with Jamshed Town. With a population of about 140,000, the area is predominantly residential, with diverse communities living together, and limited commercial markets dispersed throughout its vicinity
HISTORY
The town was named ‘Junaijo’ to honour the former Prime Minister of Pakistan, Muhammad Khan Junaijo who commissioned Junaijo Town as a Welfare Scheme for widows in 1985 to 1986. During his regime, the town was planned as a Welfare Scheme Project for the widows of the area and 385 plots were allocated to the widows and 560 plots of 60 square yards along with 40 plots of 80 square yards, given to the Karachi Development Authority (KDA). Akhtar Colony emerged as response to the growing 8
population of Junaijo Town and catered to the increasing number of renters that could not afford the comparatively bigger houses of Junaijo Town. The area was inhabited as soon as it was possible for the residents to move in and over time both Junaijo Town and Akhtar Colony became host to a wide variety of migrants primarily from but not limited to Punjab. This resulted in a very diverse ethnic resident/ user base and the formation of many spontaneous microcommunities with mixed financial, religious and ethnic; making the area of
focus one of the most diverse neighbourhoods in Karachi. This was reflected in the survey statistics with a majority of the residents identifying as Punjabi or Hindko while Urdu and Saraiki became the minorities of the area. Furthermore, it is important to note that since Junaijo town was planned as a residential zone (as previously stated) with no inclusion or indication of a commercial district; the existing commercial activity is primarily a locally driven initiative.
However, the effect of such activity growth has resulted in a plethora of urban planning issues that find their roots in the fact that only half of the plots were leased, with the last plot being awarded a lease status in 1995. Therefore,
up till now one of the primary problems of this town has been the issue of leasing and the lack of a free and open public space. On the other hand, Akhtar Colony is a completely organic, unplanned settlement
with both residential and commercial activity scattered throughout the Colony as a response to the housing needs’ and rapid population growth of the area.
BOUNDARY OF AREA The following provides insight as to why the specific region was chosen. In terms of the impact the users have on this zone, with respect to its strengths, weaknesses, opportunities and threats, that are further elaborated in their respective chapters. The selected zone is a nexus of an urban and natural node. It hosts the point of intersection of three axis, all of which culminate at the canal (nala). The nala is a strong natural resource which also serves as one of the natural storm water drains of Karachi. It is surrounded by neighborhoods that were built in close proximity to the canal’s edges. And while the North-eastern axis of the
canal has been covered with slabs and acts as an unpaved (katchi) street, the open canal starts at the southern edge of Azam Basti and intersects with the northeastern axis. The Nala begins at the base of the Malir river adjacent to The City School PAF Chapter, (a majority of which is covered and is exposed from the point of intersection chosen by us); It gradually grows in width as it flows further south from our point with 3 bends, through DHA Phase 5 and up until it flows into the Gizri Creek. The edge formed by the canal between Junaijo town and Akhtar Colony Sector E is about 625 feet in length. This is the point where both areas are
not only unique but also where they are in closest proximity, it is an interesting nexus to understand the pattern and activity relationship between both settlements. Junaijo Town is a planned area with typically orthogonal scaled streets and main roads, while Akhtar Colony is an unplanned settlement with a relatively higher organic planning pattern. We noticed that our specified BOA somewhat serves as the back side to Akhtar Colony while being the frontage of Junaijo Town. So how do these patterns correspond to the resulting street culture and activity in the respective settlements?
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INDICATORS This section provides the analysis and results of surveys conducted in Junaijo Town and Akhtar Colony. It comprises of the housing, land use, and socio-economic information of the study area (BOA). The data, in this section, is divided into different components: population breakdown, religion and ethnicity, income and employment, crime, education, and community activity. This data has been collected and organized from a survey of approximately 100 people residing in the specified BOA.
Population Breakdown In the East District of Karachi, Junaijo Town and Akhtar Colony are two small towns located in Jamshed Town. They comprise of a population of around a hundred and forty thousand people, which is approximately 11 percent of the total population of Jamshed Town. Jamshed Town in turn, lies in the East District, which comprises about 19 percent of the Karachi population. Both Junaijo Town and Akhtar Colony are areas that have experienced a rapid population growth after the Welfare scheme was allotted. The town started to fill in the plots left to the Karachi Development Authority (KDA) and people from various communities and
Karachi Jamshed Town
backgrounds started to move in after migrating from nearby provinces. After the housing in Junaijo Town proved insufficient Akhtar Colony was
Karachi East Junejo Town + Akhtar Colony
organically formed to cater to the immediate housing needs of the people
Housing and Real Estate Most people in Junaijo Town are the owners of their residences. In the survey conducted we discovered that approximately 57% of the people own homes and the remaining 43% are renters. The majority (90%) of privately-owned residences are owned by middle income families, whereas rented residents comprise of lower income households (which 10
are 10 %). It is important to note that among the residents in Junaijo town, most families live in a joint family system, which constitutes about 52 % of the residential area. The remaining families either live with their immediate families (35 %), or live alone (13 %). During our site survey, we noticed that most of the houses were in a decent condition and the area well
planned. However, almost 5 to 6 feet of public thoroughfare area was encroached upon in the street fronts of each house. In addition to our own observations we also asked the residents to rate the housing conditions of Junaijo town on a scale of 1 to 5 (with 1 being representative of poor and 5 of good).
Most people voted a 4 or 5 which demonstrates their satisfaction with the overall quality and living conditions of Junaijo town and validates our initial site observations as well. However in Akhtar Colony the majority of the people
were renters (74 %) and only 26 % were homeowners. Furthermore when surveyed most residents of Akhtar Colony were unhappy with the quality of their residences and voted between the numbers 1-3 which highlights their dissatisfaction with their living
Ownership
conditions. This was further authenticated by our site visits that confirmed smaller, denser and compressed housing with insufficient infrastructure and a higher population density per square foot.
Housing Conditions 16 14
43%
12 10
57%
8 6
13%
Owned
4
Rent
2 0
Living
1
52%
2
3
4
5
35% Joint Family Immediate Family Alone
Religion and Ethnicity Hindko Punjabi-speaking Ethnically diverse.
Muslims, Hindus and Christians living together in harmony.
Hindus 5%
majority
Urdu and Saraiki-speaking population also inhabit this area.
Government and NGOs provide
no resources
Christians 40%
Muslims 55%
Resources
provided by
Clergy to their own people, hence strong connection
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The increase in population of both areas has a diverse community with different religious and ethnic backgrounds. Hindko and Punjabi speaking are the majority of the people living here, in which mostly people are migrated from Punjab and other provinces. There are also different
religious factions within the community, in which the majority is of Muslims and Christians, with Hindus as the minority. Around 55% of Muslims, 40% of Christians and 5% of Hindus live in this town, of which very few are recently migrated to this area. Muslims, Christians and Hindus are living in harmony, peacefully
practicing their religion. There is a lot of interaction among these communities, they are well aware of each other and also have get-togethers frequently. Among them, very few people dissociate themselves from the other religious communities.
(30 %) with a minority of middle class (10 %) and no upper-middle class residents. Most of the people prefer government jobs because of the benefits it provides (for example medical, retirement etcetera). Some people also have their own businesses, such as utility stores, mechanic shops, and furniture shops, tandoors etcetera usually set up within the boundaries of Junaijo Town and/or Akhtar Colony. Both men and women work.
Some men also work in different daily wage jobs; as cleaners, drivers, church pastors, gardeners, shop owners, IT technicians, and electricians etcetera. However, most women work either as nurses or as teachers in governmental institutions. Some women also work in the government offices, and as cleaners and beauticians. Around 30 percent of the women are working and 70 percent are house wives whereas all able men work.
Financial Breakdown The area in focus is a very diverse community, as they comprise of lower to upper-middle class people. Statistically, around 50 % of the community is lowermiddle, 25 % is of middle, 10 % is of lower and 5 % is of upper-middle class in Junaijo Town. Therefore, majority of the population comprises of lower-middle class, and then is the middle class. However, in Akhtar Colony most of the majority is lower (60 %) and then lower-middle
Men and Women both work
lower
Lower 10%
lower
Upper middle 5%
middle
Financially diverse
Middle 25%
middle
upper middle
They prefer government jobs for the
benefits
they provide. 12
Lower-middle 50%
Monthly income
30,000 - above
10,000 -20,000 30,000 - above
10,000 - 20,000
20,000 - 29,000
6,000 – 9,000
20,000 - 29,000 6,000 – 9,000
Junaijo Town
Akhtar Colony Survey Results show that most of crime, happening, is of
Crime Crime Instances in Junaijo Town and Akhtar Colony are relatively lower than those recorded in the neighbouring towns; with most crime statistics based on minor petty crimes. This was reflected in the survey results which quantatively showed that most of the crimes that have occurred up till now, are primarily burglary, robbery and pick-pocketing. With no instances reported of rape, murder or kidnappings. Furthermore, Akhtar Colony that had a more integrated community dependence system than Junaijo Town showed a lower instance of crime altogether. The survey also revealed that the crime rates have decreased over the last ten years with a significant decrease in petty crimes since the 2018 Elections.
PickPocketing, Robbery and Burglary
Crime
There has been a
decrease in crime rates since elections
Rape
Murder
Kidnapping
Mugging
Burgalary
Robbery
Pick Poecketing
0
2
4
6
8
10
12
13
Education Through our research it was seen that both Junaijo town and Akhtar Colony have a lack of proper and formalised schools or college. People go to the neighbouring communities (Manzoor Colony) for their educational needs. The schools and colleges within Junaijo Town and especially Akhtar Colony are mainly Islamic based institutions (madrassas) or church workshop spaces for
Christians. But as mentioned before there are no recognised standardised educational institutes within the BOA. Due to this lack of quality educational institutes, people have no or poor educational backgrounds. Statistically, around 40 percent of the people have no education, 13 percent have completed a basic primary schooling, 21 percent have achieved Matric certification, 5 percent
have achieved Intermediate certification and 20 percent have attended or are attending University. However due to the strong presence of religious institutions in the area most people are more inclined towards and have received religious education and emphasize on achieving religious education above any other form of education.
Education Intermediate 5%
Metric 21.7%
SCHOOLS
No Education 39.1%
People send their children to
University 21.7%
Manzoor Colony School 13%
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Average qualification
religious education is emphasized.
Community Activities 4%
Junaijo Town
• • • •
22%
Cricket Street Culture Pray on Sundays Indoors
Yes
74%
Where they go for recreation?
Akhtar Colony
• • • •
No Sometimes
Parks Street Cricket Street Culture Jummah Prayer
12% 16%
Distant areas
Community activity primarily occurs in the streets of each mohalla itself. Residential areas’ streets are more active when compared to the outer streets, which connect to commercial areas and main roads. Residents are more comfortable and interact more with the people living in closer proximity within their Mohallas than with people of other communities. During the afternoon and evenings, some streets are informally activated by children playing and adults chatting and communing outside their houses; creating very organic and subjective public activity patterns through the streets of Junaijo Town
• With friends • Clifton • PAF Museum
and Akhtar Colony that is entirely dependent upon their immediate users. However at the same time, a considerable number of residents aren’t comfortable with their children playing in the streets; therefore, very less public activity in relation to the number of residents takes place in these towns. Children are mostly advised to be indoors. Through the survey it was found that a large part of the people’s leisure time was spent playing cricket, or at picnics in nearby parks or they went to public spaces outside of their immediate locale to Sea View, parks in Clifton among other spaces.
72%
Yes No Sometimes
This is important to note because it highlights a severe lack of adequate open public spaces in Junaijo Town and Akhtar Colony. Furthermore every Wednesday, a Bachat Bazaar also takes place on the main roads of Junaijo town. People; from nearby colonies and Junaijo town use this as an opportunity to access relatively cheaper household items and groceries. These wide streets are hence activated during this day, creating an avenue for weekly festivities and recreational activities for the entire family.
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STAKEHOLDERS The following section details specific feedback obtained from stakeholder outreach: Saeed Ghani, PPP elected candidate: Source: Mohammed Bilal Nasir, resident Junaijo Town Also contacted: Saeed Ghani, elected candidate PPP The elected candidate is responsible for the development and overseeing implementation of policies for the welfare of Junaijo Town. The stormwater drain being a strong aspect of Junaijo Town’s urban plan being the only open space left, Saeed Ghani through government resources initiated the clean-up of the drain, however because of no follow through the trash recollected within and around the stormwater drain. Representatives from PPP’s office also handle infrastructural complaints and are in charge of directing funds where ever required (for e.g. Road repairs, water schedules, the development of Shaheen Park etc). However, neither PPP nor Saeed Ghani has taken any active initiative for the development of any recreational spaces or clean-up mechanisms for the stormwater drain. People of Akhtar Colony: Source: Jamil Mumtaz, resident Akhtar Colony resident The area of focus selected is inclusive of a block of Akhtar Colony which currently faces a housing shortage. The designed module works with the idea of demolishing selected houses and giving them air rights. As owners of the land and property the residents need to approve and be informed of any developments of the area. People of Junaijo Town: Source: Mohammed Tariq shop owner and resident Junaijo Town The source provided the information that people require a space for community engagement and leisure since the Junaijo Town is devoid of any. This information along with the survey helps in allocating programmatic initiatives and community inclusion. The source also stated that a level of safety needs to be ensured for the revitalization of any space within or around Junaijo Town. Karachi Development Authority: KDA is responsible for the development of Karachi under the approved city and district plans. In the case of Junaijo Town however no such town plans officially exist in KDA’s records and the area has been largely ignored by all governmental bodies including KDA. Karachi Police: Source: David Souza, government contractor and resident Junaijo Town Being the only on-site government implementation authority, the police are directly affiliated with all onsite work to ensure security and implementation of any schemes and/or developmental projects that are undertaken by the government or the private sector.
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Others: Source: Father Phillip Bhatti As a religious head of community, Father Phillip was able to provide information on the stronghold of the religious heads over the communities of Junaijo Town. He provided information that all people attend their respective religious events on a daily basis and most religious institutions act as community and learning centers for the people of their area, with multiple churches and mosques scattered throughout the area of focus. The religious clergy also plays the role of administration by resolving local issues and establishing communal bodies in order to achieve common goals. An example is the medical camp organized by local Christian community in order to provide free medicines and care to the neighborhood.
Interviews Philip Bhatti (Junaijo Town)
Lack of co-ordination between different communities Land grabbing issues Masjid and Madrassas made on plots illegal occupied
Water Issue: took responsibility and cleaned the drainage lines themselves Garbage collection in street: Piled sand and pebbles in their streets
Needs
Lack of leadership
Solution
Issues
−Church Pastor
Educational Institutes – schools Medical facilities – clinics pharmacy More interaction among communities
Encroachments in plots and commercial areas Commercial areas are illegal Garbage collection on streets Bazaar spillover on streets
Name
Lower and lower middle income residents
Sewearage Vehicular Parking No Parks No government support
Nalla as only link to Junaijo colony
No proper infrastructure
Bridges, on Nalla, link to Junaijo Town
Strong religious hold
No segregations in community Link to Korangi Road beneifts commute
Religious heads influence in problems
Needs
No Bungalows, only flats
Issues
Information
−Iftikhar Hasan (Akhtar Colony Sector E) Facilities that make community to prosper Vocational facilities Recreational and educational interventions Unity among community residents
Land grabbing issue Encroachments
Literacy Rates gradually increasing
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Project Overview Junaijo town and Akhtar colony are two highly residential areas with small pockets of commercial activities present inside them. While Junaijo town was born as a result of direct government intervention in form of a KDA scheme, Akhtar Colony on the other hand had a conventional katchi abadi origins with informal settlers erecting their houses. Inherently, Junaijo Town and Akhtar colony suffer from a similar set of problems. Plagued by issues of sanitation, accessibility and ownership, the residents of these two vicinities consider themselves neglected in the city of Karachi. Junaijo town residents are a bit better than their counterparts in Akhtar colony, owing to a proper grid planning of the town, but several years of neglect, lack of funds and
general mismanagement has brought in on par to Akhtar colony. The two towns ae separated by a storm water drain, nala, which is dumping ground for trash and acts as a major sewerage drain. Junaijo town, which serves as the main focus of this study, continues to face uncertainty in terms of its legality meanwhile the living conditions in this area seem to deteriorate with every passing day. Unsanctioned buildings are erected with dangerous modifications being made in order to meet the demand of housing in this area. Owing to its location in the city, Junaijo Town is one of those housing settlements in the settlement which would be considered ‘prime property’ by a lower income group, forcing prices up. Pairing it up with the existing problems in the area, the situation is bound to
get worse, forcing people to live in the absolute worst of conditions. This study aims to document, analyse and provide solutions to the situation in Junaijo Town and the adjacent Akhtar Colony. By documenting the existing conditions, patterns and issues the study hopes to preserve a valid account of the situation on the ground. Through the analysis, the study aims to dissect the underlying issues which caused the current conditions to develop and foster, this will help in understanding the complexity of the issues faced by Junaijo Town and similar neighbourhoods all over the study. The final part of the study will be a proposal based on the findings and analysis of the study which will aim to address and resolve the issues of the neighbourhood to the best degree possible.
Project Objectives The objectives of this study are categorized in two categories. The first are the policy objectives and the second are the design objectives. 1. Policy Objectives: The policy objectives aim to resolve issues of the subject areas through proposing modification in political and institutional framework. These include solutions pertaining to legalities, rights and laws.
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1.1 Leasing solution: By proposing an effective leasing solution, the study aims to deal with the issue of land and property rights while regularizing the property prices in the area. Due to informal systems of acquiring property and no legal rights protecting majority of the residents, the
neighbourhood suffers from uncertainty about their future. This eventually leads to seeking stability by aligning themselves with political parties and other players in order to gain assurance and ensuring the existence of their neighbourhood.
A comprehensive leasing solution will allow the residents to ensure their homes remain their property and the fear of eviction is eliminated. Formalizing ownership and the status of the neighbourhood will also enable government sanctioned development to take place by providing the neighbourhood with necessary infrastructure. Leasing solution will also curb the soaring property prices and exploitation of lowincome groups present in the neighbourhood by curtailing the influence of the qabza mafia. 1.2 Density per area: In line with the SBCA by-law, which limit population density in any given area based on the zoning, the study will explore the feasibility and implementation of such a limit in the neighbourhood as well. By imposing such a limit, the reckless construction that takes place in order to accommodate more people in as small a space as possible can be controlled. This will also ensure proper infrastructure be developed in the area and the infrastructure not be overwhelmed by the demands of a disproportionately high population. The limit will be derived based on the existing local and international trends considering the factors of the current population number in the area. 2. Design Objectives: These objectives are aimed at resolving issues through implementation of design
solutions. By rethinking current spatial and infrastructure situation in the neighbourhood, the study will propose solutions more in line with the demands of the local thereby aiming to improve their daily lives and the general atmosphere of the area. 2.1 Create programmatic interventions which promote social interaction: Through implementations of small-scale programs around the neighborhood opportunities for social interaction can be created. Due to non-availability of any such space in the neighborhood, the residents are usually confined to the four walls of their house and are deprived of any chance to interact with the neighborhood at large. By creating such interventions, these interactions can be promoted and eventually fostering a sense of community in the residents. This can be a critical success as currently the neighborhood severely lacks any form of a communal space thereby hindering the ‘communal growth’ of the area. 2.2 Maintain the informal networks: Building on the objective 2.1, this objective focuses exclusively on sustaining and providing a better environment for the informal networks in the neighbourhood. These informal networks in the neighbourhood are critical to the survival of the residents. These networks range from financial, relation and communal in nature.
Understanding their workings and ensuring that there are allowed to embed themselves in the future proposals, will result in solutions which are more implementable and effective for the locals. The residents have built these networks over many years and any proposal that disrupts these networks will create new issues in the neighbourhood. Therefore, for any comprehensive solution to emerge it is essential that these informal networks are acknowledged and maintained. 2.3 Adaptability and flexibility of the space for the user: The spaces in these neighbourhoods are highly organic. Due to non-existence of any governing body, the locals freely modify their dwellings as they see fit. This allows them to respond to changes in their socioeconomic lifestyle. This flexibility becomes a key reason why people continue to live in informal settlements regardless of the conditions. Creating design frameworks which are inherently adaptable in nature will allow the model to be successfully accepted by the users. Understanding that the neighbourhood caters to an extremely diverse group of people in terms of socio-economic and religious backgrounds, all with varied needs and demands, it is important to acknowledge the spaces be highly malleable, responding to the needs of it’s in real time.
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A one-size-fits all solution will fail due to the rigidity which it will enforce in the area thereby disrupting an essential characteristic of the local live. A framework for the houses instead of stringent guidelines should be developed which responds to the unique nature of each of its users will therefore prove to be better. 2.4 Efficient vertical growth: Directly linked to objectives 1.2 and 2.3, this objective ensures that the construction of homes doesn’t endanger lives of the people in and around
the structure. Non-existence of any rules or guidelines has led to ceaseless building of homes, many of them in dangerous ways. Low quality materials and insufficient planning has created rows of houses which are dangerous to occupy or be around. Any natural disaster, or calamity will wreak havoc on the neighbourhood resulting in immense loss of life. In order to ensure safety, an efficient way of allowing vertical growth needs to be designed. Vertical growth in the neighbourhood allows for easy expansion of space and is favoured by
the locals. The pitfalls of the current manner of vertical growth are many, thereby introducing a more efficient way of vertical growth which resolves the current issues can improve the lives of the locals and ensure their safety.
Communities’ Response to
Nalla being redesigned? 8% 8%
84%
Yes No Maybe
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SECTION TWO
EXISTING CONDITIONS
21
LANDUSE In 1985-86, under the Welfare Scheme, 385 plots were allotted to the widows of this area (Junaijo Town). The left plots, which were 560 of 60 square yards and 40 of 80 square yards, were given to Karachi Development Authority (KDA). Lease of plots were given to half of the plots and other half are still not leased. The last plot in this area was awarded a lease status in 1995. Therefore, the major problem of this area is that, almost half of the plots are still not leased and illegal.
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Land use (Junaijo Town) leasing
breakdown 40
385 560
Leased
Non-Leased
Widows
60 sq. yd. (KDA)
80 sq. yd. (KDA)
INFRASTRUCTURE After the increase in population in 1986, when plots were allotted to widows and remaining to KDA, people started to reside in and built according to their needs and requirements. They started their small businesses in the areas in front of the houses or built their shops in the front layer of housing, towards the street. They started to encroach towards the front areas of houses to set up their small businesses or shops. This encroachment started to add commercial activity to the streets of Junaijo Town.
This encroachments and commercial areas were illegal as these areas were neither planned previously nor taken permission from government. This encroachment led to narrow streets in Junaijo Town. In Junaijo Town, some streets are still not formalized in the residence areas. Due to not formalized or less underutilized streets, water and garbage collects in these streets, making them unhygienic for the community. Garbage is thrown in the empty plots and underutilized streets of Junaijo Town.
Irritated and affected by the garbage collected in streets, people living nearby started to place piles of sand and gravel to overcome the problem of garbage dumped in their areas. Waste furniture, wood and other waste products are also dumped in the empty plots or in the corners of the streets. Huge amount of waste products was dumped in the empty plot in the centre of Junaijo Town. These plots also have rickshaws parked inside.
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UTILITIES Utilities, such as Electricity, Water and Sewerage, Garbage collection and Hospitals, are discussed in this section. Junaijo town had suffered extreme load shedding, where electricity was taken 3-4 times a day for about 1-2 hours. People have been suffering this load shedding for many years. During the survey, people told us about current situation, in which they didn’t have any problem with electricity. After the Election 2018, load shedding is not happening currently and people of this area are very happy with this current situation. Water and Sewerage problem has also been resolved from quite some time. They haven’t experienced any water shortage or problem, since the last couple of years. Sewerage problem happens very rarely, which doesn’t resolve by complaining or asking for help from government, therefore they solve this problem themselves whenever it occurs. Garbage collection has been the problem of Junaijo town, as some people throw garbage on streets and in empty plots. There is a garbage collection system in Junaijo town, where every household have to pay 150-200 Rupees per month for garbage collection on daily basis. Those people, who don’t pay for garbage collection, they throw the garbage on the underutilized streets, empty plots or Nala. For the garbage on streets and empty plots, Garbage collector truck comes 24
to clean up that garbage from streets and plots, but they throw this garbage in the nala nearby. The garbage is thrown excessively in nala, which is collected from Junaijo town and other nearby communities. This has led to nala being filled with garbage and in some areas, it has dried out with the excessive garbage thrown. Due to this garbage problem, many incidents have occurred in this nala area, where children fall into nala because of excessive garbage on streets and areas around the nala.
Load Shedding
In Junaijo town, there are no proper hospitals or clinics. The small clinics in Junaijo town have unqualified doctors and staff, therefore people of Junaijo town are not comfortable in getting medical facilities from these clinics. They prefer going to proper nearby clinics or hospitals or they mostly go to Saddar area or government hospitals for better medical facilities in less money spent. Very few people seem satisfied with the medical facilities given in the small clinics in Junaijo town .
Water and Drainage
12%
4% 4%
24%
8% Yes
56%
No
Yes
92%
Sometimes
No
Not now
Garbage Collection 8%
16%
40%
60%
60%
16% Yes No
Daily collection
Outside street
Nallah
Far
SECTION THREE
DESIGN PROPOSAL
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CASE STUDIES Aranya Community Housing Overview Aranya is located 6 kilometres from Indore, India. Aranya was designed to house a total population of 60,000 in dwellings of around 6500, in the net planning area of 85 hectares. This project was, designed by Architect Balkrishna V. Doshi, VastuShilpa Foundation, around a central commercial lane/ spine comprising of business district. Six sectors were placed in the east and west of the spine and were diagonally bisected by a linear park. Ten houses, with a courtyard in the back, forms a group of clusters that opens up to a street. This community housing project accommodates a variety of income groups. Poorest was placed in the middle of each six sectors, while the betteroffs were placed along the peripheries of each sector and the central spine.
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Objectives of the Community Housing • Vitality: To support sociophysical aspirations of the community. • Image ability: Marking identity and increasing sense of belonging amongst inhabitants. • Equity: Creating a community of equal qualities and opportunities for all. • Efficiency: Optimizing natural materials as well as human resources to the advantage of the user group. • Feasibility: To ensure development within given legal laws. • Flexibility: To absorb progressive growth and change as part of the natural development process.
Arrangement of Spaces In this housing, one house plan comprised of two rooms and a living area, with a kitchen and a lavatory. This module was constructed between the space for front extension and a multi-use backyard. Most of the houses were provided with an additional access at the back, which can be used for back access, vehicles or animals. Front extension space was given for people to extend/built whenever it is feasible for them, giving the streets diverse and unique facades according to the residents.
Baburail Canal Restoration Project Overview
Objectives
Baburail Canal located in the south end of Bangladesh, in the city, Narayanganj. Long ago, Baburail Canal was one of the essential canals, which carried goods and passengers towards the city’s heart, as it connected Shitalakhya and Dhaleshwari Rivers. Now, canal is disconnected from the Shitalakhya River due to the earth filled in the east side of the canal. In the west side of the canal, it has become a narrower into a drain, but it is flowing, carrying the waste water and garbage to the Dhaleshwari River. Due to these transformations over time, canal is no longer navigable.
• Restoration of water flow through this canal to the river Dhaleshwari • R e e s t a b l i s h i n g navigability between Shitalakhya and Dhaleshwari Rivers, by having cleaner water flowing which is now highly polluted. • Re-excavation works will open up opportunity for plying of boats in side of the canal area • Revolutionize urban public realm implementation concept in Bangladesh and bring positive focus into territorial cities other than the capital. Catering to the community needs, connecting bridges
were added to connect the two sides of the canal. Importance to recreational facilities was given in the periphery of the either sides opening towards the Canal. Pedestrian walkways, viewing docks and connecting bridges were kept in mind, while designing the periphery of the Canal on either side. Making this canal as a recreational hub and restoring the importance of canal as being a connector, was the main aim of this Restoration Project. Baburail Canal Restoration Project construction is in process in Narayanganj, Bangladesh.
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Policy 1. Density limit at 500 Persons/acre Establishing a density limit at 500 persons/acre in order to control the influx of people in to the area. The limit will be a floating limit, revised after a period of every 2 years by consultation of relevant stakeholders. Furthermore, we propose that the policy be incentivized by the government and other relevant bodies so as to encourage the communities to implement it and regulate it themselves thereby increasing the autonomy of locals in the area.
SBCA Residential Density Limits
< 80 sq. yds.
80 < 120 sq. yds.
500 People / Acre
300 People / Acre
Source: SBCA By-laws, Policy 20-3.2
Controlling Density Social/Cultural Value.
The initial density limit of 500 persons/acre has been derived from Sindh Building Control Authority (SBCA) by-laws thus removing the hassle of creating an entirely new set of laws and regulations.
Proposal Incentive - Based
Floating Limit
Communal Participation
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Spatial Standards
Density
Economic Growth of Area
Family Structure
Pitfalls in implementation
• Electrical Subsidies • Property rights
• Revision after every 2 Years • Proposed figures are a result of population growth in the area
• Muhalla bodies vote on approval of limit
Ineffective Administrative bodies
Conflict
Disruption of existing area
2. Community Land Trust
Community Land Trust (CLT) are non-profit, community based trust entities which own the land collectively and lease it out to to people wanting to build a land. CLTs remove the cost of land from a potential house thereby making it more affordable for the lower stratas of the society. They also help control property prices buy removing ‘speculative’ land from the market.
arif HASAN • “they are willing to move in and build on un-serviced land provided the cost is low, water is available, and there is the possibility of acquiring other services incrementally over the years” – on PP & HDA’s Khuda Ki Basti • easy access to land, credit and technical assistance
Stakeholders in CLT Local Residents
NGO
CLT
Government
Financing Bodies
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PROPOSAL Scenario Context Nala, passing between Junaijo Town and Akhtar Colony.’ The Nala, between, Junaijo Town and Akhtar Colony, gives an opportunity to strategically develop this currently misused garbage dump, sewage pit, and underutilized Nala area to create a recreational space which hosts connections between both areas. In this scenario the parameters to redevelop the BOA are as followed, the geography of the area, development and process, and the laws which have been passed for the roads, encroachments and greenways by the government have been considered.
Development & Process The redevelopment program is to develop the BOA as a connector between the two communities, which would be environmentally sustainable, and to encourage people to take ownership of the open space i.e. around the nala. Firstly, the encroached areas around the nala are removed and allocated spaces in the new proposed design of Akhtar Colony (mentioned later in this section). As the major issue of this area was the Nala being used as a garbage dump and sewerage pit, which has created foul odors for residents and become an eyesore to the people of the city. The proposed design is to make this underutilized area into an integral, recreational
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space and a connecting space for both the communities. The proposal by the KMC for the new development around the ‘Nala’ is to have a 40 feet width consistent canal, with the adjacent vehicular road of 20 feet width on both sides of the canal. In the proposed development, the function of the canal would only be to work as one of the city’s storm water drain. The issue of the nala being used as a garbage dump, can be solved if the garbage will be collected on certain collection points in the streets around the neighborhood at a micro scale and alongside the nala on the main road to collect garbage as a macro scale, clearing a scaled and
distributed garbage collection system. Garbage collection will be conducted with small trash collecting vans and/or chingchis, which will collect garbage from the collection points of the ‘Weekly Bazaar’, the streets of Akhtar Colony and alongside the channel of proposed design, to prevent garbage being dumped in and around the ‘Nala’. This will be beneficial in creating a healthier environment of both communities. The redevelopment of the Nala is for the betterment for the community and to provide a better eco-system for the upcoming generations. The proposed design and its strategies will be elaborated forthcoming.
Existing Situation of the Context The existing storm water drain works as sewerage drainage and a garbage dumping area, where commercial activities have encroached over the Nala area and where people living around this area dump. Coupled with illegal construction around the Nala and building of commercial market spaces. On the Akhtar Colony side of Nala, strip of houses has encroached the strip alongside the Nala, which is now proposed for a road to be developed on by the KMC. Neighboring communities, Akhtar Colony and Junaijo Town, does not have proper open public spaces and provide no amenities for the betterment of the society.
Land-grabbing & Encroachment on the Nala • Religious factions overtake amenity plots by making madrasas. • The site itself had a church and a mosque on both side.
Opportunities
Rapidly increasing population density with no open spaces for public/communal activites.
Strength
• Diverse ethnic and financial background • Self-initiative for betterment of community • No water problems
Increasing ublic activity that is not catered to by any infrastructure
Weakness
Individual effort to create recreational open spaces can be seen in multiple small scale efforts.
Akhtar Colony
• No infrastructural support from the government or NGOs • No proper trash disposal
SW O T A n a ly s is
Threats
• Encroachment of amenity plots and other open spaces. • Strong hold of religious institutions. • Land-grabbing
Opportunity
• Connection to Shaheede-Millat Expressway. • Existing Nallah • Carpentry byproducts and disposed wood can be reused. • University campus nearby
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Change of Scenario The proposed design will first be initiated with the changes of the existing scenario, where removal of the encroached houses of the Akhtar Colony and the commercial shops built over the Nala will take place. To create space for the KMC proposed road. This redevelopment program
will also cater to the Weekly Bazaar, which takes place every weekend, on the streets of Junaijo town, the informal vendors, such as chai wala, bun kabab wala, juice wala and hawkers will be incorporated in the space being created around the Nala to remove the bazar from the streets and
outside of doors of houses and primary space for both areas. Increasing economic turnover and removing hinderance caused to residents when the bazar takes place.
Design Development The proposed design will be catering to the problems identified in the first two chapters of this report, which were the cause of Nala being unhealthy and eyesore for the environment and people living around this area. Providing Nala as the connector and a public recreational space of both neighboring communities, the proposed design will also cater to the change of the existing scenario, with also providing spaces for the Weekly Bazaar and vendors. This proposed development is designed for a five-year plan, with steps divided for the process of redevelopment. First step: In this first step of proposed design, the Nala will be completely cleaned in the one-year plan. Simultaneously with the cleaning of Nala, the removal of encroachments alongside (on the side of Akhtar Colony) and on the Nala will take place. This removal is necessary as the development plan of Nala have a 20 feet wide vehicular road on both 32
Second Step: sides of Nala, where on the Akhtar Colony side there is no vehicular road left due to encroachments, therefore this removal of houses is necessary for the redevelopment program. The encroachments on the Nala, of commercial market spaces, are also illegal as no completely covering can be done on the Nalaâ&#x20AC;&#x2122;s water flowing area.
The vehicular road will be formalized in this step, with also providing green public spaces for neighboring communities. The vehicular and pedestrian bridge connecting the two communities will be built across the Nala, providing better connection and good traffic flow across the neighboring communities.
These vehicular and pedestrian bridges will also provide both communities with the ease to commute to and from their communities, for accessing amenities they need. The green open spaces will also act as a connecting node for the two communities to interact and engage with each other, also providing both communities recreational space for children. Third step: As a retrofitting solution we thought of puncturing the built fabric of Akhtar Colony in order to create pockets of openings to cater to the social needs. In order to lay out how these pockets would be spaced out. The areas density per acre was measured. The aerial images were taken via satellite images from google and one house assumed to have 8 â&#x20AC;&#x201C; 10 people, derived from empirical data collected during site visits. This information brought the areaâ&#x20AC;&#x2122;s density to about 45-50 households per acre. Resulting in about 500 people per acre which is in compliance with SBC standards of housing density for plot sizes of 80 square yards or less. Our intervention in Akhtar colony was then decided to be spread out as vacating two plots per acre, one being no smaller than 800 square feet (0.02 acre) adding up to having about 1600 -1800 square feet of open space per acre. This created a basis for our plot selection parameters which are; both plots had to be connected onto a street and adjacent to one another, the existing built structure to be either ground or ground plus one, and its closeness to the center of our overlaid acre division grid. Then to solve the issue of relocation that will be cause by the vacation of plots on the ground, we propose prefabricated modular housing units to be placed on the roof tops of surrounding structures.
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That helps people relocate with a minimum change in their physical address. And also helps in controlling the vertical growth that takes place in the area as there will be a limit to how much the pre-fab units would be able to be stacked vertically. The pockets themselves designed as simple spaces to gather and small recreation interventions such as swings entertain children and adults alike. Also, in order to avoid the spaces becoming a dumping ground. A solution we deemed was that if necessary, circulation is spread out around the pockets that will prevent trash accumulation. The retrofitted stairs leading
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to entrances of new pre-fab housing modules also help in distribution of circulation over floor of the void. And spacing around the entrance to be smaller than what a car or Suzuki pickup could fit through to prevent it from becoming a an adda. Each of these urban pockets would also help in sustaining the neighborhood as becoming trash collection points for surrounding households, hence its proximity to the streets. Fourth step: Garbage collection points will be made in the Akhtar Colony and alongside the
Nala, from which garbage will be collected by small garbage collection vans. The spaces alongside Nala will accommodate the Weekly Bazaar and vendors that were removed from the streets of Junaijo Town, which will provide revenue to maintain the open spaces proposed. These vendors and weekly bazaar will also provide as a social and interactive node for the people of both communities to come together and engage with each other. Ore green spaces and buffer spaces in between functions will be provide in this step, to create seating and provide kids playing area.
Fifth step: Introducing the intervention of a net garbage collector, underneath the vehicular and pedestrian bridges, will collect garbage from the flowing water of Nala and collect in the net. These garbage collecting nets will be placed on the alternative punctures underneath the bridges, to prevent collection of garbage in the Nala and provide better flow of water with no blockages. These net garbage collector will be cleaned on the weekly bases, so that garbage would not clog other parts of the Nala nor the garbage would collect in the corners of the Nala, which could lead to further problems or blockages in the water flow of the Nala. Sixth step: This entire proposed design will be extended to other areas, such as Manzoor Colony and Defence areas, from where the Nala passes through. The program of the proposed spaces will be provided as per requirements of the area
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