Towards Inclusive Housing Policy; Khartoum Case Study

Khartoum case study
Khalafalla Omer
Architect and Urban Planner
TOWARDS INCLUSIVE HOUSING POLICY
Member of:
Royal Town Planning Institute (RTPI)

- Urbanization; The challenges and opportunities
TOWARD INCLUSIVE HOUSING POLICY
- Current Housing Policy; The rise and fall of systems and legislations
- Slums & Adequate Housing; The contradiction of definitions
- Why Urban Poor Are Excluded from Accessing Adequate Housing
- Affordable Adequate housing through slum upgrading
- Before and after; The outcome of slum upgrading

Urban growth of Khartoum city
1954 - 2014
Khartoumurbanpopulation(Million)
0M
1M
2M
3M
4M
5M
6M
1954 1964 1974 1984 1994 2004 2014
7
3.63
2.91
1.34
0.78
0.460.26
U R B A N G R O W T H
Source: Blanchon, D. and Garaefe, O. (2012). 'Radical Political Ecology and Water in Khartoum', Cairn International, pp. 35-50, [Online]. Available at: http://www.cairn-int.info (Accessed: 8 October 2016).
Urban growth rate = 12% per annum

68.9%
31.1%
Khartoum City
Other cities
70.0%
30.0%
IDPs
Others
Push forces:-
1- Civil War
1956 - 1972 & 1983 - 2005
Million IDPs forced displaced to urban centers
2- Natural disasters
Thousands affected people
followed to urban centers
3- Rural mass exudes
Thousands farmers followed to urban centers
because of depression of rural ecosystem
Pull forces:-
1- Higher education opportunities
20 out of 40 universities in Sudan are located
in Khartoum
Rate of urban population in Sudan cities
2016
Khartoum urban population = 5,260 M
2016
D R I V E R O F U R B A N I Z AT I O N
Source: Eltayeb, G. (2002). The Case of Khartoum, Sudan. Case Report. University of Khartoum

U R B A N S P R AW L
Source: Eltayeb, G. (2002). The Case of Khartoum, Sudan. Case Report. University of Khartoum
Khartoumurbanarea(Km2)
0
50
100
150
200
250
300
350
400
450
500
550
600
650
700
750
800
850
900
1955 1970 1980 1998
802
228
3017
- High rate of urban growth
- Abundance of ﬂat lands
- Availability of cheap building material (mud)
- Government policy of land allocation to different
community sectors
Reasons behind urban sprawls
Urban sprawl of Khartoum city
1955- 1998
Khartoum Map
Expansion between 1898-1995

U R B A N E X PA N S I O N 1 9 5 6 - 2 0 0 8
Source: UN HABITAT, (2008). The State of African Cities Report 2008. Nairobi, Kenya.
- High rate of urban growth
- Abundance of ﬂat lands
- Availability of cheap building
material (mud)
- Government policy of land
allocation to different
community sectors
Urban Sprawl
250 times in area
Urban Growth
114 times in population
- Civil wars
- Rural-urban immigration
- Natural disaster -
desertiﬁcation and famine
- Natural growth

A L S A F WA P U B L I C H O U S I N G
Source: UN HABITAT, (2008). The State of African Cities Report 2008. Nairobi, Kenya.
L I N K T O
C I T Y ! ?

Urban growth of Khartoum
T H E M I S U N D E R S TA N D I N G O F U R B A N I Z AT I O N A M O N G P O L I C Y M A K E R S
Source: Alnilin. (2014). Dividing Khartoum state; the roots of the problem. Available at: http://www.alnilin.com/1235411.htm/amp, (Accessed: 15 July 2017).
“In order to deal with the obstacles arise from migration to
Khartoum; we have to upgrade periphery states”
Abdel Hamid Musa Kasha, Governor of White Nile state

Source: Assayha. (2017). Rural-urban migration; problems of production reduction .Available at: https://assayha.net/play.php?catsmktba=1993, (Accessed: 15 July 2017).
"We will would develop a recommendations to put an end to the rural-urban migration by
facilitating the return of IDPs to their areas of origin” Ahmed Sameer Gasim,
The President of production and livelihood committee in The National Dialogue Conference

Source: Hajooj Kuka: Arman on poverty (2010) YouTube video, added by hajooj kuka [Online]. Available at https://www.youtube.com/watch?v=D8P1YenoAOQ (Accessed: 15 July 2017).
"The new policies should develop the social and public services of rural areas
because the city becomes a storage of people"
Yasir Arman, Secretary General of SPLM-N

T H E U N D E R S TA N D I N G O F U R B A N I Z AT I O N A M O N G P O L I C Y M A K E R S
Source: Al Rakoba Newspaper. (2017). Mayada Swar El-Dahab, the administrator of return expatriate of KSA taking about state strategic vision to accommodate the returnees. Available at https://www.youtube.com/watch?v=D8P1YenoAOQ (Accessed: 15 August 2017).
"We have to facilitate the access to housing among the return expatriates of
KSA"
Dr. Mayada Swar El-Dahab, Mayor of Khartoum State

T H E U N D E R S TA N D I N G O F U R B A N I Z AT I O N A M O N G P O L I C Y M A K E R S
Source: Hajooj Kuka: Arman on poverty (2010) YouTube video, added by hajooj kuka [Online]. Available at https://www.youtube.com/watch?v=D8P1YenoAOQ (Accessed: 15 July 2017).
"Urbanization is opportunity for urban development "
Wael Al-Ashhab, Head of UN-HABITAT Country Program

U R B A N P R O V I S I O N S
Source: Humanitarian Policy Group, (2011). Citi Limits: Urbanization and Vulnerability in Sudan, Khartoum case study. London, UK.
Khartoum Map
Classes of Neighborhoods

I D P C A M P S
Source: Humanitarian Policy Group, (2011). Citi Limits: Urbanization and Vulnerability in Sudan, Khartoum case study. London, UK.

Source: Beckedorf, A. (2012). Denying Access to Water?, Moral values and commercialization policies in Khartoum governmental water management. Working Paper. University of Bayreuth.
A C C E S S T O WAT E R S U P P LY N E T W O R K
65.0%
35.0%
No access
Have access
Khartoum urban population
and access to water supply
network
2016
Khartoum Map
Water supply network

Source: Beckedorf, A. (2012). Denying Access to Water?, Moral values and commercialization policies in Khartoum governmental water management. Working Paper. University of Bayreuth.
A C C E S S T O WAT E R S U P P LY N E T W O R K

S L U M D E F I N I T I O N - U N H A B I TAT
Definition of slums
UN-HABITAT defines a slum household as a group of individuals living
under the same roof in an urban area who
lack one or more of the following:
1. Durable housing of a permanent nature that protects against
extreme climate conditions.
2. Sufficient living space which means not more than three people
sharing the same room.
3. Easy access to safe water in sufficient amounts at an affordable
price.
4. Access to adequate sanitation in the form of a private or public
toilet shared by a reasonable number of people.
5. Security of tenure that prevents forced evictions.
Source: UN HABITAT, (2007). State of The World's Cities 2006/7. Nairobi, Kenya.

A D E Q U AT E H O U S I N G - U N H A B I TAT
Source: UN HABITAT, (2007). State of The World's Cities 2006/7. Nairobi, Kenya.
1. Security of Tenure: The degree of
tenure has to protect the occupiers
from forced eviction.
2. Availability of Infrastructure: Safe
drinking water, adequate sanitation,
lighting and energy
3. Accessibility: Disadvantages people
and marginalized groups accessibility
to housing to be considered.
4. Affordability: Housing is to be
affordable for without threaten the
enjoyment of other basic needs
5. Location: Housing to be linked with
the accessibility of other social
services, such as health centers,
schools, employment areas, market
and public spaces. As well to be out of
polluted zones.
6. Habitability: Housing to include
adequate space and protection
against threats and climate change
hazards.
7. Culture Adequacy: Housing to take
into consideration the respect of
culture identity.
Housing Adequacy Measurements

K H A RT O U M S L U M S
Source: UN HABITAT, (2014). The State of African, Re-imagining sustainable urban transitions. Nairobi, Kenya.
65.0%
35.0%
No access
Have access
54.0%
46.0%
No access
Have access
Access to water supply
Access to electricity
18.0%
82.0%
No access
Have access
Access to improved
sanitation
10.4%
89.6%
Living in slums
Formal living
Slum households
80.0%
20.0%
No secured land tenure
Secured land tenure
Slum households with
no secured land tenure
28.2%
71.8%Face 2-3 shelter deprivation
Face one shelter deprivation
Slum households face
2-3 shelter deprivation

Source: OCHA (2013). Sudan: Hundreds of Thousands Affected by Heavy Rains and Floods. Report. OCHA.
F L O O D D I S A S T E R S - K H A RT O U M
18,300
Destroyed
houses
18,200
Damaged
houses
60,000
Affected
people

Source: OCHA (2013). Sudan: Hundreds of Thousands Affected by Heavy Rains and Floods. Report. OCHA.
F L O O D D I S A S T E R S
Sudan Map
Flood urban disaster

Source: UN-Habitat Worldwide: Edgar Pieterse - How can we transcend slum urbanism in Africa? (2014) YouTube video, added by un-habitat worldwide [Online]. Available at https://www.youtube.com/watch?v=quhfgiZBfeA (Accessed: 10 July 2017).
S L U M U R B A N I S M A C R O S S A F R I C A
Sudan Map

T H E L O G I C O F S L U M S
Sudan Map

P U B L I C H O U S I N G F I N A N C E P O L I C Y
Source: CAHF (2016). Housing Finance in Africa; a review of some of Africa’s housing finance markets [Online]. Available at: http://housingfinanceafrica.org/app/uploads/CAHF_Housing-Finance-in-Africa-Yearbook- 2016.09.pdf?x77297 (Accessed: 27 July 2017).
- 50% down payment
- 10 years mortgage term
- Repayment installments not to exceed 33% of applicant monthly income
- Annual Salary of minimum 2,420 $
- Formal Employment
- Settled in Khartoum for more than 8 years
Financial requirements to access delivered public housing
Eligibility criteria to access delivered public housing

L E N D I N G P O L I C Y I N A F R I C A N C O U N T R I E S

H O U S E H O L D S I N C O M E A N D H O U S I N G A F F O R D A B I L I T Y

T H E E X C L U S I O N O F U R B A N P O O R
- Most of them work in informal sectors
- 6o% of employers in Sudan work in informal sector
- They earn less than 2,400 $ per year
- Many of them are newcomers to Khartoum
- Many of them lack sufﬁcient collateral for downpayment
- Many of them lives in informal land
- Many rely on remittance to cover they expenditures
WHY URBAN POOR ARE NOT ABLE TO
ACCESS ADEQUATE HOUSING

W H Y F O R M A L B A N K I N G FA I L T O W O R K W I T H T H E U R B A N P O O R ?
1. Lack of solid collateral
2. Lack of stable and verifiable income
3. Lack of adequate banking regulations
4. Low profit margins & high administrative
costs
5. Lack of knowledge on how to develop
financial products that are affordable by the
poor
Source: Stein, A. (2017) ‘Planning with households for housing improvements’, PLAN72072: Best Practice Case Studies in Urban Development Planning in Cities of the South. University of Manchester. Unpublished.

W H Y F O R M A L B A N K I N G FA I L T O W O R K W I T H T H E U R B A N P O O R ?
6. Mortgage lending too complicated
7. Lack of mutual trust: poor people do not go
to where the poor live
8. Housing subsidies usually reach middle
income families that have:-
- Good connection
- Good knowledge of subsidy system
- Capacity of payment

W H AT W O R K S F O R U R B A N P O O R - R E C O N I G I T I O N O F I N F O R M A L I T Y
1) Recognition of land occupancy rights even
if they have not a legal land public document.
2) Recognition of their informal income by
investigating the collective average monthly
amount generated by all household members
3) Creating partnership with urban poor in
housing construction process

W H AT W O R K S F O R U R B A N P O O R - D O I N G M O R E W I T H L E S S
1) Provision and maintenance of basic services
and infrastructure
2) Slum upgrading through incremental
methods
3) Small loans for business activities
4) Community participation
5) Institutional development (Local
governments + MFIs + CBOs).

T Y P E S O F S L U M U P G R A D I N G
1) Construction or substitution of
• Walls
• Roofs
2) Improvement of ﬂoors
3) Construction/improvement sanitary solutions
4) Construction/improvement of additional rooms
5) Construction/improvement of kitchens
6) Connection to service networks
7) Risk mitigation works:
• Protection Walls
• Perimeter fences and defence bars (windows + doors)
• Improvement of terrain conditions
8) Beautiﬁcation of elevations

T O W A R D B E T T E R H O U S I N G P O L I C Y
1) Credit lines or administrative
arrangements between government and
Micro-ﬁnancial Institutions (MFI)
2) Small and repetitive loans from MFI
to families + technical assistance;
3) Market rate interest rates
4) Different type of collateral
5) Short periods of repayment 2-5
years (24-60 months)

H O U S I N G L O A N : A F F O R D A B I L I T Y A N A L Y S I S

S O C I A L D I M E N S I O N O F S L U M U P G R A D I N G

P A R T I C I P A T O R Y H O U S I N G P L A T F O R M
G O V E R N M E N T
M U N I C I P A L I T YM F IU R B A N P O O R
C O M M U N I T Y
BASIC SERVICES
AND
INFRASTRUCTUR
E FOR
(POOR
NEIGHBOURHOO
DS)
ENUMERATION,
MAPPING AND
CONSTRUCTION
SLUM
UPGRADING
FINANCE THAT
WORKS FOR
URBAN POOR
HOUSHOLDS

Source: Google Images
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Towards Inclusive Housing Policy; Khartoum Case Study

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