Nairobi - planning a livable and sustainable neighborhood

NAIROBI planning a liveable and

sustainable neighbourhood

camila cabral | clara cardoso | gustavo konrad | lais valieris | mauricio storchi | natalia baeta | renata steinberg | steven baumgarten

image source: Google Earth (2016)

LOCATION

image source: Google Earth (2016)

RNGC

image source: AirPano (2016)

image source: Google Earth (2016)

LOCATION

RNGC

image source: Google Earth (2016)

LOCATION

RNGC KIBERA SLUM

image source: Google Earth (2016)

LOCATION

NAIROBI CITY CENTER 4.5 KM

RNGC KIBERA SLUM

7.5 KM

INDUSTRIAL AREA

VISION The development of a new sustainable neighborhood, in the heart of Nairobi as an opportunity for economic growth and increased social equality, inducing improvements on the surrounding areas and integrating the city and its inhabitants.

OBJECTIVES Legal framework

Strategic urban planning

Urban design and housing

Improve the legal framework for urban development to provide better instruments to manage urban development processes and to guarantee the right to the city of all inhabitants of Nairobi.

Design a sustainable neighbourhood improving the already existing connections with the city, making the new development as a link between the different parts Nairobi inducing the urbanization of the surrounding areas, since the provision of infrastructure (transport, water supply, energy supply, waste collection) and amenities in a green way.

Provide housing development which aims to improve living conditions by integrating future inhabitants of the project area, focusing on tackle the existing deficit for affordable housing.

OBJECTIVES Legal framework

Strategic urban planning

Urban design and housing

Improve the legal framework for urban development to provide better instruments to manage urban development processes and to guarantee the right to the city of all inhabitants of Nairobi.

Design a sustainable neighbourhood improving the already existing connections with the city, making the new development as a link between the different parts of Nairobi inducing the urbanization of the surrounding areas, since the provision of infrastructure (transport, water supply, energy supply, waste collection) and amenities in a green way.

Provide housing development which aims to improve living conditions by integrating future inhabitants of the project area, focusing on tackle the existing deficit for affordable housing.

OBJECTIVES Legal framework

Strategic urban planning

Urban design and housing

Improve the legal framework for urban development to provide better instruments to manage urban development processes and to guarantee the right to the city of all inhabitants of Nairobi.

Design a sustainable neighbourhood improving the already existing connections with the city, making the new development as a link between the different parts Nairobi inducing the urbanization of the surrounding areas, since the provision of infrastructure (transport, water supply, energy supply, waste collection) and amenities in a green way.

Provide housing development which aims to improve living conditions by integrating future inhabitants of the project area, focusing on tackle the existing deficit for affordable housing.

OBJECTIVES Legal framework

Strategic urban planning

Urban design and housing

Improve the legal framework for urban development to provide better instruments to manage urban development processes and to guarantee the right to the city of all inhabitants of Nairobi.

Design a sustainable neighbourhood improving the already existing connections with the city, making the new development as a link between the different parts of Nairobi inducing the urbanization of the surrounding areas, since the provision of infrastructure (transport, water supply, energy supply, waste collection) and amenities in a green way.

Provide housing development which aims to improve living conditions by integrating future inhabitants of the project area, focusing on tackle the existing deficit for affordable housing.

PROJECT PHASES

Legal framework

Strategic Urban Planning

Urban Design and Housing

PROJECT PHASES Pilote project Legacy to Nairobi suggestion for the city masterplan Legal framework

Strategic Urban Planning

Promote changes and improvements in other areas of Nairobi

PROJECT PHASES

Legal framework

Strategic Urban Planning

Urban Design and Housing

LEGAL FRAMEWORK STEP 01

Hire an advisory service of urban professional (e.g.

IHS)

STAKEHOLDER: Municipality of Nairobi 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK? STEP 01

STEP 02

Hire an advisory service of urban professional (e.g.

IHS)

Adequate Nairobi’s master plan with new urban parameters

STAKEHOLDER: Municipality of Nairobi + Advisory service 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK? STEP 01

STEP 02

STEP 03

Hire an advisory service of urban professional (e.g.

IHS)

Adequate Nairobi’s master plan with new urban parameters

Define the RNGC area as an Urban Operation Area

STAKEHOLDER: Municipality of Nairobi + Advisory service 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

It is an area in the city that has potential for urban development

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

why?

It is an area in the city that has potential for urban development

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

Close to the city center Government-owned land Deficit in adequate housing in Kibera Open market runned by Kibera citizens

It is an area in the city

close by.

that has potential for urban development

Young population living in Kibera Preserved green area Potential museum Diversity of high-level institutions in the surrounding area (attractive for students)

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

How does it happen on a

leased land

1st year

2nd year

3rd year

?

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

How does it happen on a

leased land

?

STAKEHOLDER: Municipality of Nairobi 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

How does it happen on a

leased land

change the land use

?

STAKEHOLDER: Municipality of Nairobi 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK

right to develop

URBAN OPERATION

How does it happen on a

leased land

change the land use

?

use certificates

STAKEHOLDER: Municipality of Nairobi 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK

right to develop

URBAN OPERATION

How does it happen on a

leased land

change the land use

?

use certificates

STAKEHOLDER: Municipality of Nairobi 1st year

2nd year

3rd year

4th year

5th year

aditional

right to build

potential to build 6th year

7th year

8th year

9th year

10th year

LEGAL FRAMEWORK URBAN OPERATION

ADDITIONAL POTENTIAL TO LEASING : RIGHT TO BUILD

BUILD (CEPAC)

it is a contract

it is a title

linked to the land

linked to the building

standard right to built

extra right to built

pay for the leasing monthly

pay once

a long the contract years BOTH CAN BE SOLD IN THE MARKET

LEGAL FRAMEWORK URBAN OPERATION

ADDITIONAL POTENTIAL TO LEASING : RIGHT TO BUILD

$ 1st year

$ $

Maintain and subsidise social housing along the years

2nd year

3rd year

BUILD (CEPAC)

4th year

$

$ $

5th year

6th year

7th year

Infrastructure buildings and amenities

8th year

(with a public and /or social character)

extended perimeter

9th year

10th year

PROJECT PHASES

Legal framework

Strategic Urban Planning

Urban Design and Housing

STRATEGIC URBAN PLANNING STEP 01

Urban Operation Area Management Team

STAKEHOLDER: Municipality of Nairobi 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING STEP 02

STEP 01

Urban Operation Area Management Team

Consolidation and publishing of the Urban Operation Area master plan

STAKEHOLDER: Municipality of Nairobi + Urban Operation Area Management Team 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING Urban Operation Area Management Team

STAKEHOLDERS: RNGC, Municipality of Nairobi, Local Communities, NGOs, CBOs, Educational Institutions, Interested Parties

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING Urban Operation Area Management Team

Make every stakeholder be a player in the decisionmaking process Build trust between stakeholders Define the urban parameters in the area: density, uses, priority of investments.

STAKEHOLDERS: RNGC, Municipality of Nairobi, Local

Participatory approach

Communities, NGOs, CBOs, Educational Institutions, Interested Parties

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING Negotiation about the land with RNGC

Define and elaborate urban strategies and parameters for the urbanization

Consolidation and publishing of the Urban Operation Area master plan

1st year

2nd year

3rd year

4th year

Define the priority of the CEPAC resources

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING Negotiation about the land with RNGC

Define and elaborate urban strategies and parameters for the urbanization

Consolidation and publishing of the Urban Operation Area master plan

1st year

2nd year

3rd year

4th year

Define the priority of the CEPAC resources

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC Urban Operation Area Management Team

RNGC, Municipality of Nairobi, Local Communities, NGOs, CBOs, Educational Institutions, Interested Parties 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC Urban Operation Area Management Team

Negociations with RNGC, Municipality of Nairobi,

Members of RNGC

Local Communities, NGOs, CBOs, Educational Institutions, Interested Parties 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC

Government could New site for a golf club

Urban Operation Area Management Team

Negociations with RNGC, Municipality of Nairobi,

Members of RNGC

Local Communities, NGOs, CBOs, Educational Institutions, Interested Parties 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC

Government could New site for a golf club

Urban Operation Area Management Team

Give CEPACs for the members sell it in the market

Negociations with RNGC, Municipality of Nairobi,

Members of RNGC

Local Communities, NGOs, CBOs, Educational Institutions, Interested Parties 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC

Government could New site for a golf club

Urban Operation Area Management Team

Give CEPACs for the members sell it in the market

Negociations with RNGC, Municipality of Nairobi,

Members of RNGC

Local Communities, NGOs, CBOs,

Give rights to built for the members sell it in the market

Educational Institutions, Interested Parties 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC

Give rights to built for the members sell it in the market 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC

50 % of the mixed income area

TO THE RNGC MEMBERS Give rights to built for the members sell it in the market

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC 30 years of discount in the building leasing

50 % of the mixed income area

TO THE RNGC MEMBERS Give rights to built for the members sell it in the market

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING negotiation with RNGC 30 years

Compensation for the land

of discount in the building leasing

Turn them players in the new development Free to sell those leasings in te market Attractive for investors

50 % of the mixed income area

TO THE RNGC MEMBERS Give rights to built for the members sell it in the market

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING Negotiation about the land with RNGC

Define and elaborate urban strategies and parameters for the urbanization

Consolidation and publishing of the Urban Operation Area master plan

1st year

2nd year

3rd year

4th year

Define the priority of the CEPAC resources

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING URBAN PARAMETERS

5

PRINCIPLES FOR

SUSTAINABLE

URBAN PLANNING

according to UN-HABITAT (2014)

STRATEGIC URBAN PLANNING URBAN PARAMETERS

5

Adequate space for streets and an efficient street network. at least 30% of the land

PRINCIPLES FOR

SUSTAINABLE

URBAN PLANNING

according to UN-HABITAT (2014)

STRATEGIC URBAN PLANNING URBAN PARAMETERS

5

Adequate space for streets and an efficient street network. at least 30% of the land

High density

PRINCIPLES FOR

SUSTAINABLE

URBAN PLANNING

according to UN-HABITAT (2014)

at least 15 00o/km2

STRATEGIC URBAN PLANNING URBAN PARAMETERS

5

Adequate space for streets and an efficient street network. at least 30% of the land

High density

PRINCIPLES FOR

SUSTAINABLE

URBAN PLANNING

according to UN-HABITAT (2014)

at least 15 00o/km2

Mixed land-use

at least 40% of floor space for commerce

STRATEGIC URBAN PLANNING URBAN PARAMETERS

5

Adequate space for streets and an efficient street network. at least 30% of the land

High density

PRINCIPLES FOR

SUSTAINABLE

URBAN PLANNING

according to UN-HABITAT (2014)

at least 15 00o/km2

Mixed land-use

at least 40% of floor space for commerce

Social mix.

at least 20% of the residential for low cost housing

STRATEGIC URBAN PLANNING URBAN PARAMETERS

5

Adequate space for streets and an efficient street network. at least 30% of the land

High density

PRINCIPLES FOR

SUSTAINABLE

URBAN PLANNING

according to UN-HABITAT (2014)

at least 15 00o/km2

Mixed land-use

at least 40% of floor space for commerce

Social mix.

at least 20% of the residential for low cost housing

Limited land-use specialization.

Single function blocks should cover less than 10% of the neighbourhood.

STRATEGIC URBAN PLANNING URBAN PARAMETERS - AREAS 33%

streets

20%

mixed use

25%

mixed use

08%

social housing

01%

industrial

01% 12%

upper middle development middle income and affordable housing

student housing

amenities parks

pedestrian commercial street

STRATEGIC URBAN PLANNING URBAN PARAMETERS target group floor area ratio maximum height

Upper middle class Services/commerce 50% 12 floors

land use

mixed use

density

0.021 hab/m2

40% of this area for commerce

STRATEGIC URBAN PLANURBAN PARAMETERS target group

Middle and low income 20% of aptos - social housing

floor area ratio

70%

maximum height

05 floors

land use

mixed use

density

0.13 hab/m2

40% ground floor for commerce

STRATEGIC URBAN PLANNING URBAN PARAMETERS target group

Low income Students

floor area ratio

70%

maximum height

05 floors

land use

mixed use

density

0.082 hab/m2

40% ground floor for commerce

STRATEGIC URBAN PLANNING Negotiation about the land with RNGC

Define and elaborate urban strategies and parameters for the urbanization

Consolidation and publishing of the Urban Operation Area master plan

1st year

2nd year

3rd year

4th year

Define the priority of the CEPAC resources

5th year

6th year

7th year

8th year

9th year

10th year

STRATEGIC URBAN PLANNING CEPACs PRIORITY OF INVESTMENTS DURING THIS TIME: The land will be tottaly leased for different developments Housing and comercial buildings will be developing in parallel by private developers and investors

1

2 3 4 5 6

Building the factory of organic bricks, recycle center, water treatment center and biogas energy generation plant Streets and sewage, water and energy supply Parks and CEU Social housing and realocation o 80% people in risk area Linear park with sports facilities near the railway security fence line and its infrastructure. New streets on expanded perimeter, connecting Kibera Connection of public transportation

STRATEGIC URBAN PLANNING CEPACs RESOURCES

$ $ $ $

*CEPAC value = 10% land value on Nairobi city

$

gross income CEPAC* 74 millions dollars

$

66,6 millions

$

Industry - 1,6 millions Roads and infrastructure - 5 millions Amenities - 16 millions Social Housing - 44 millions

7,4 millions dollars

PROJECT PHASES

Legal framework

Strategic Urban Planning

Urban Design and Housing

URBAN DESIGN AND HOUSING 1

Building the factory of organic bricks Recycle center Industrial

Water treatment center Biogas energy generation plant

$

CEPACs 1.6 MILLIONS

R

STAKEHOLDER: Trash is Cash+Makiga Machines+Afrisol+Halcrow 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING

RECYCLE CENTER AND ORGANIC WASTE BRICK FACTORY

Waste as a big issue in Kibera

URBAN DESIGN AND HOUSING

RECYCLE CENTER AND ORGANIC WASTE BRICK FACTORY

Waste as a big issue in Kibera

RECYCLE CENTER

URBAN DESIGN AND HOUSING

RECYCLE CENTER AND ORGANIC WASTE BRICK FACTORY organic and human waste RECYCLE CENTER

Waste as a big issue in Kibera

TRASH IS CASH

solid waste

profit-driven communityrun solid waste management and recycling program as an economic opportunity

URBAN DESIGN AND HOUSING

RECYCLE CENTER AND ORGANIC WASTE BRICK FACTORY organic and human waste RECYCLE CENTER

Waste as a big issue in Kibera

TRASH IS CASH

solid waste

profit-driven communityrun solid waste management and recycling program as an economic opportunity

URBAN DESIGN AND HOUSING

RECYCLE CENTER AND ORGANIC WASTE BRICK FACTORY organic and human waste RECYCLE CENTER

Waste as a big issue in Kibera

TRASH IS CASH

solid waste

profit-driven communityrun solid waste management and recycling program as an economic opportunity

40 % cheaper than the normal brick

60 % less sand

40 % less cement

organic waste

URBAN DESIGN AND HOUSING ENERGY

KIBERA

NEW DEVELOPMENT

URBAN DESIGN AND HOUSING ENERGY

KIBERA

NEW DEVELOPMENT

+

SEWAGE SYSTEM CONNECTED TO A WASTE GRID TO PRODUCE ENERGY

BIOGAS ENERGY

URBAN DESIGN AND HOUSING ENERGY

KIBERA

NEW DEVELOPMENT

+

SEWAGE SYSTEM CONNECTED TO A WASTE GRID TO PRODUCE ENERGY

BIOGAS ENERGY

URBAN DESIGN AND HOUSING WATER

Interlocked blocks

Water treatment

32% of the field is permeable Reuse rainwater in the buildings

URBAN DESIGN AND HOUSING Solve part of the waste and sewage problem in Kibera Capacity building Sustainable infrastructure and resources Use existing initiatives Reduce the cost with building materials Reduce the cost of the households for water and energy supply

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING 2 $

Streets and sewage, water and energy suply infrastructure

CEPACs 5 millions

R 1st year

Organic waste bricks

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING

CYCLE PATHS SEPARATED connection with Kibera and future cycleway project

ZONE 30 STREETS inner block level traffic-calm street

URBAN DESIGN AND HOUSING

CYCLE PATHS SEPARATED

ZONE 30 STREETS

connection with Kibera and future cycleway project

inner block level traffic-calm street

URBAN DESIGN AND HOUSING

3

Parks and Unified Educational Center Park

Cultural center

street market

Space for reunions and ateliers

Museum

2 schools Library

Protected area

$

Community center

CEPACs

STAKEHOLDER: NGOs, CBOs, Educational Institutions, Municipality, Museum

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING

Unified Educational Center in Sao Paulo - Brazil

URBAN DESIGN AND HOUSING

Street market Kenyata - Nairobi

URBAN DESIGN AND HOUSING 4 Health care Social care

$

CEPACs

STAKEHOLDER: NGOs, Police department , Municipality 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING 5

Socail housing - Realocation of 80% of people in risk area of Kibera

Kibera

$

Social Housing

MAINTAINING THE EXISTING NEIGHBOURHOOD RELATIONS IN THE REALOCATION

CEPACs

STAKEHOLDER: NGOs, Municipality, Social Care center

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING 5

Realocation of 80% of people in risk area of Kibera

Kibera

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING 5

Realocation of 80% of people in risk area of Kibera

Kibera MAINTAINING THE EXISTING NEIGHBOURHOOD REALTIONS IN THE REALOCATION

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING 5

Realocation of 80% of people in risk area of Kibera

Maintain the neighbourhood relations Increase the social cohesion and Social Housing Kibera

The sense of belonging in the new development

MAINTAINING THE EXISTING NEIGHBOURHOOD REALTIONS IN THE REALOCATION

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

VILA APARECIDADA

SOCIAL HOUSING

55 m2 possibility of expansion housing space up to 65 m2 modular architecture

project by Cristina Muller, Diogo Jeremias, Maria Luiza Bratti, Mauricio Storchi and Victor Giuliano

ALVENARIA

50-60 m2 project by Fala Atelier

HELIOPOLIS

SOCIAL HOUSING

50-50 m2

project by KATCHBORIAN Arquitetos + Biselli

URBAN DESIGN AND HOUSING 5 fence in the railway

Linear park with sports facilities and security

Skate park

Park

Sports facilities

Pedestrian overpass connecting the church

$

CEPACs

STAKEHOLDER: Sport NGOs, Church 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING 5 with the existing main streets of

Connect the new neighbourhood Kibera

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING 6

Public transport 3 bus stops in the area

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

URBAN DESIGN AND HOUSING

1st year

Museum

Pedestrian comercial street

Park

Industrial

Protected area

Connection with the church

Police office

Cultural center

Skate park

Space for reunions and ateliers

Sports facilities

2 schools

Health care

Library

Social care

Community center

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

SOCIAL AND STUDENT HOUSING social housing

studend

15.693 0,082 2615 233 inhabitants

hab/m2

dwelings

dwelings

*+ 40% COMMERCE USE IN GROUND FLOOR

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

UPPER MIDDLE DWELINGS

5765 0.021 1441 inhabitants

hab/m2

dwelings

*+ 40% COMMERCE USE

1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

MIXED INCOME DWELINGS

36449 0.13 5189 inhabitants

hab/m2

SOCIAL HOUSING- 20%

dwelings

7289

1037

inhabitants

dwelings

*+ 40% COMMERCE USE IN GROUND FLOOR 1st year

2nd year

3rd year

4th year

5th year

6th year

7th year

8th year

9th year

10th year

43 610 inhabitants

0.056 hab/m2