the rationale of slum upgrading: what do we need to know ... the rationale of slum upgrading: what...
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Claudio Acioly Jr. Claudio Acioly Jr. Institute for Housing and Urban Development StudiesInstitute for Housing and Urban Development Studies –– IHSIHS
TheThe NetherlandsNetherlands
[email protected]@ihs.nlnl
wwwwww.ihs..ihs.nlnl
The RationaleThe Rationale ofof Slum UpgradingSlum Upgrading::
whatwhat do do we need to we need to know know when when desiging projects and programmesdesiging projects and programmes
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1.1.
Global & Local Global & Local Efforts to Efforts to Tackle the Problem Tackle the Problem
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Target 11:
By 2020, to have achieved a significant improvement in the lives of at least 100 million slum dwellers,which builds upon the Cities Alliance’s Cities Without Slums Initiative.
Millennium Development Agenda
GOAL 7: ENSURE ENVIRONMENTAL SUSTAINABILITY
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Target 11Target 11 REVISITED (2005)REVISITED (2005): :
By 2020, By 2020, improving substantially the lives of improving substantially the lives of at least 100 million slum dwellers, while at least 100 million slum dwellers, while
providing alternatives to new slums providing alternatives to new slums formation.formation.
Millennium Development Agenda
WHAT DOES IT MEAN IN PRACTICE?
IS IT RELEVANT FOR YOUR COUNTRY?
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Requirements to Meet Goals•• Political will and Continuous Government CommitmentPolitical will and Continuous Government Commitment
•• Financial ResourcesFinancial Resources
•• Civil Society Civil Society Mobilisation Mobilisation and Participationand Participation
•• Policy ReformsPolicy Reforms
•• Institution BuildingInstitution Building
•• Capacity Building and Human Resources DevelopmentCapacity Building and Human Resources Development
•• Attitude ChangeAttitude Change
•• Knowledge and Action ResearchKnowledge and Action Research
•• Creativity and InnovationCreativity and Innovation
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The World Bank is supporting Slum Projects world wide… with nearly $5 Billion US Dollars.
Region # projects value ($Millions)
Africa 18 580
East Asia/pacific 8 1,830
Latin America 6 1,400
South Asia 9 520
Middle east/n. Africa 4 430
Europe/central Asia 0 0
Total 45 $4,770
Source: World Bank, Urban Upgrading data base, March 2001
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WHAT IS IT? HOW DO WE UNDERSTAND IT?WHAT IS IT? HOW DO WE UNDERSTAND IT?
Informal Settlements
?•• process of land occupation process of land occupation
•• different mechanismsdifferent mechanisms of consolidation of consolidation
•• standards and normsstandards and norms
•• laws governing urban space and laws governing urban space and urbanburbanb activitiesactivities..
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•• process of land process of land occupation occupation
•• different mechanismsdifferent mechanismsof consolidationof consolidation
•• standards and normsstandards and norms
•• laws governing urban laws governing urban space and urban space and urban activitiesactivities..
Invasion, commercially subdivided, encroachment
Informal, spontaneous, unplanned,
Precarious, sub-standard, poor quality,
Illegal, unclear land rights, insecurity of property rights
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What is a slum?What is a slum?
Slums are neglected parts of cities where housing and living conditions are appallingly lacking. Slums range from high density, squalid central city tenements to spontaneous squatter settlements without legal recognition or rights, sprawling at the edge of cities. Some are more than fifty years old, some are land invasions just underway. Slums may be called by various names, Favelas, Kampungs, Tugurios, yet share the same miserable living conditions.
SOURCE: www.web.mit.edu/urbanupgrading
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22..The Rationale of The Rationale of UpgradingUpgrading
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SETTLEMENT UPGRADING
WHY?
HOW? HOW MUCH?
WHAT? WHO?
Policy goals & objectives. Costs and benefits
Institutional setting, Organization, Responsibilities, Project & Program Management
Economics & Finance, Cost Recovery, Replicability and Sustainability
Priorities & Program Components: CP, Infrastructure, Roads & Accesses, Housing, Employment, Tenure, Services, etc.
Strategies, Methods, Tools and Techniques
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UPGRADINGUPGRADINGprocess of intervention in the physical, social, economic and juridical structure of an existing human settlement
(0) An empowered local government with a clear policy in place
(1) An institutional and organizational basis
(2) The participation of residents
(3) Partnership between public, private and community stakeholders
(4) Availability of financial resources
(5) Implementation and management capacities
(6) Coordination, planning and management mechanisms
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What is Slum Upgrading?What is Slum Upgrading?from Cities without Slums Action Planfrom Cities without Slums Action PlanSlum Upgrading consists of physical, social, Slum Upgrading consists of physical, social, economic, organizational and environmental economic, organizational and environmental improvements undertaken cooperatively and improvements undertaken cooperatively and locally among citizens, community groups, locally among citizens, community groups, businesses and local authorities. Actions businesses and local authorities. Actions typically include: typically include:
••Installing or improving basic Installing or improving basic infrastructure;infrastructure;
••water reticulation, water reticulation,
••sanitation/waste collection, sanitation/waste collection,
••rehabilitation of circulation, rehabilitation of circulation,
••storm drainage and flood prevention,storm drainage and flood prevention,
••electricity, electricity,
••security lighting, security lighting,
••and public telephonesand public telephones
Source: www.citiesalliance.org
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Upgrading Upgrading -- or slum improvement as it is or slum improvement as it is also called also called -- in low income urban in low income urban communities is many things, but at its communities is many things, but at its simplest it has come to mean a package of simplest it has come to mean a package of basic services: clean water supply and basic services: clean water supply and adequate sewage disposal to improve the adequate sewage disposal to improve the wellwell--being of the community. But being of the community. But fundamental is legalizing and fundamental is legalizing and ‘‘regularizingregularizing’’ the properties in situations the properties in situations of insecure or unclear tenure.of insecure or unclear tenure.
SOURCE: www.web.mit.edu/urbanupgrading
What is upgrading?What is upgrading?
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Policy Formulation Objectives Setting
Selection Criteria Resettlement x Upgrading
Cadastre Beneficiaries SurveysCommunity
Involvement
Setting Program Management Resources allocation
Project Design Public Tendering
Project Planning Preparation
Project Implementation 1
2
3
456
7
8
People’s needs and demands
THE INFORMAL SETTLEMENT UPGRADING CYCLETHE INFORMAL SETTLEMENT UPGRADING CYCLE
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33..What do we know What do we know from 30 years of from 30 years of Upgrading?Upgrading?
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•• On policies?On policies?
•• On Impacts?On Impacts?
•• On results?On results?
•• On limitations?On limitations?
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INFORMAL URBANIZATION
1. OCCUPATION
2. CONSTRUCTION
3. INFRASTRUCTURE
4. PLANNING
Cities growing based on informal logic:
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By the end of 1990s, 60% of the settlement areas in İstanbul are squatter districts.
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Shifts in Policy Doctrines Shifts in Policy Doctrines
Integration+Social Inclusion+Upgrading
The 90’sThe 90’s
Recognition+Improvements+Upgrading
The 80’sThe 80’s
Demolition+Eviction
The 70’sThe 70’s
Different Policies and Approaches.
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•Land Acquisition
•Land banking
•Conventional housing projects
•Land Acquisition
•Land banking
•Conventional housing projects
Policy DoctrinesPolicy DoctrinesResponses to Informal SettlementsResponses to Informal Settlements
• Combined Approaches• Infrastructure
improvement and services + physical & layout restructuring + legalization of land tenure.
• Integration into programs
• Combined Approaches• Infrastructure
improvement and services + physical & layout restructuring + legalization of land tenure.
• Integration into programs
• City wide Policies• Local Governments
- urban management and governance – at the forefront
• urban productivity measures
The 90’sThe 90’s
•Land tenure regularization
•Sites and services
•Finance
•Integrated projects
•Land tenure regularization
•Sites and services
•Finance
•Integrated projects
• Integration to the housing policies
• No large scale programs
The 80’sThe 80’s
•• RR+ EERR+ EE• Repression• Resettlement• Eradication• Eviction
The 70’sThe 70’s
From From ProjectsProjects
to to ProgrammesProgrammes
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1987: Evaluation of the Upgrading Experiences1987: Evaluation of the Upgrading Experiences11 CASES11 CASES: : MetroManilaMetroManila, Jakarta (KIP), Calcutta, Madras, Karachi, , Jakarta (KIP), Calcutta, Madras, Karachi, IsmailiaIsmailia, Lusaka, Managua, La Paz, , Lusaka, Managua, La Paz, GuaiaquilGuaiaquil, ,
KingstonKingston
KEY RESULTS:
•Induced substantial improvements in the quality and quantity of housing
•Led to increased property values
•Gentrification as exception rather than the rule
KEY RESULTS:
•Induced substantial improvements in the quality and quantity of housing
•Led to increased property values
•Gentrification as exception rather than the rule
QUESTIONS REMAINING ABOUT PUBLIC INTERVENTION:
cost effectiveness . 1land tenure . 2
rental housing (house and room renters) . 3program financing . 4
cost recovery options . 5
QUESTIONS REMAINING ABOUT PUBLIC INTERVENTION:
cost effectiveness . 1land tenure . 2
rental housing (house and room renters) . 3program financing . 4
cost recovery options . 5
Skinner,Taylor & Wegelin, 1987.
The Need to Modify Programmes and Projects
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Programme & Project IMPACTSProgramme & Project IMPACTSPublic Investments through Upgrading
Infrastructure, roads, services, community development, building materials credit, etc.
Public Investments through Upgrading
Infrastructure, roads, services, community development, building materials credit, etc.
Generation of private investmentsGeneration of private investments
Housing ImprovementsHousing Improvements
Quality & Quantity of Housing StockQuality & Quantity of Housing Stock
Formal and informal housing markets
Formal and informal housing markets
Institutional and policy reformsInstitutional and policy reforms
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xQuality & Quantity of Housing Stock
Fostering Housing Development and Housing Production at low costs
Long-term Capitalized Costs more expensive than Conventional Housing Programs
ABSENCE
Formal Housing Finance
MechanismsIndividual & private investments
IMPACTS FROM UPGRADING? 44
Housing Improvements
1 2
PUBLIC INVESTMENTS
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44..Some findingsSome findings. . .. . .
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FINDINGS FROM INTERNATIONAL RESEARCHFINDINGS FROM INTERNATIONAL RESEARCHTRENDS IN SEVERAL COUNTRIES TRENDS IN SEVERAL COUNTRIES 19921992--19951995
INNOVATIONSadaptation of existing instruments rather than
creation of new ones
1. More attention to land regularisation and legalization of tenure
2. Searching for sustainability and formulas to finance programs and projects
3. Mechanisms of “home savings” and schemes of community financing
4. Promoting mechanisms to boost real estate market development
5. Gradual but continuous process of supplying basic infrastructure
6. Integration to housing markets, housing production and land supply
7. Strategic Partnerships and articulation among various stakeholders
UMP Working Paper Series, no. 6, 1996.
Regularization and Integration policies becoming integral
parts of city development
strategies
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SOME REGIONAL SPECIFICITY'S IN UPGRADING SOME REGIONAL SPECIFICITY'S IN UPGRADING AND REGULARIZATION OF INFORMAL AND REGULARIZATION OF INFORMAL
SETTLEMENTS SETTLEMENTS
Asia & Latin AmericaAsia & Latin America
• integration to the real estate market
• importance of private operators
• dynamics of community associations
• middle class purchasing plots & housing in clandestine settlements
• incremental land development
Segregation
Africa
• Urbanization and Urban management living side by side with traditional/customary or tribal laws and colonial laws
• Gradual Market Development• Mixture of Government and
Local & Customary laws • Incipient Process of institution
building
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CASE STUDIES (1992 CASE STUDIES (1992 -- 95)95)UMP Working Paper Series, no. 6, 1996
SITUATION SITUATION DETERIORATESDETERIORATES
Economic Crisis
Rural Migration
Absence of the State
Crisis of authority of the State
Mostly inSUBSAHARANAFRICA
SITUATION STABILIZESSITUATION STABILIZES
Accumulation of Capital
Concrete measures towards upgrading & improvement
Tolerance towards the informal market
SENEGAL, INDIA,SRILANKA, PHILIPPINES, BRAZIL (some cities)
SITUATION IMPROVESSITUATION IMPROVES
Political Stability
High rates of economic growth
Setup of programs with intense foreign aid and external assistance
Trends to large scale programs
TUNISIA, THAILAND,MALASIA, INDONESIA, (KIP/IUIDP), MEXICO, CHILE, BRAZIL (some cities like Rio)
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UPGRADING OF INFORMAL SETTLEMENTS UPGRADING OF INFORMAL SETTLEMENTS
Innovations & pilot experiences around usual models
• Structure the market and ease mobility
• Withdrawal of the State from direct intervention
• Encourage partnerships with private sector
• Integrated Projects: spatial restructuring with land regularization & supply/improvement of services + infrastructure.
Limitations of the models utilized during the last decades
1. several objectives
2. goals not well defined
3. fragmented interventions
4. project implemented under only one agency
To guarantee the emerge and development of MARKET procedures
MODEL OF INTERVENTIONMODEL OF INTERVENTION
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5.5.OBJECTIVES OF OBJECTIVES OF
UPGRADINGUPGRADINGWHO’S OBJECTIVESWHO’S OBJECTIVES??
HOW HOW IS IT DEFINEDIS IT DEFINED??
WHOWHO DEFINES DEFINES ITIT? ?
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20 - 80 % of urban growth
&
15 - 70 % of the total population
INFORMAL URBANIZATION in cities of the Development Countries
To create the basic conditions for their integration to the Housing and Real Estate Market
POLICIES OF INTERVENTION
From the 1980’s onwards
Improvement and/or provision of basic infrastructure
Spatial-physical Restructuring
Legalization of Tenure & Land regularization physical social juridical
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GOALS and OBJECTIVES GOALS and OBJECTIVES THE REGULARIZATION & UPGRADING OF THE REGULARIZATION & UPGRADING OF
INFORMAL SETTLEMENTS INFORMAL SETTLEMENTS
1.1. To reduce the shortage of housing and urban services To reduce the shortage of housing and urban services
2.2. To Establish Social Control MechanismsTo Establish Social Control Mechanisms
3.3. To Ease Social TensionsTo Ease Social Tensions
4.4. To integrate the informal housing stock into the To integrate the informal housing stock into the mechanisms of the real estate market and increase local mechanisms of the real estate market and increase local government revenuesgovernment revenues
5.5. To intensify the presence of the State and safeguard the To intensify the presence of the State and safeguard the status quo and the dominant political setting status quo and the dominant political setting
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1.1. Mitigation of environmental hazardsMitigation of environmental hazards2.2. Incentives for community management and maintenanceIncentives for community management and maintenance3.3. Constructing or rehabilitating community facilities such as Constructing or rehabilitating community facilities such as
nurseries, health posts, community open spacenurseries, health posts, community open space4.4. Regularizing security of tenure Regularizing security of tenure 5.5. Home improvementHome improvement6.6. Relocation & compensation for residents dislocated by the Relocation & compensation for residents dislocated by the
improvementsimprovements7.7. Access to health care and education as well as social support Access to health care and education as well as social support
programs to address issues of security, violence, substance programs to address issues of security, violence, substance abuse, etc.abuse, etc.
8.8. Enhancement of incomeEnhancement of income--earning opportunities through training earning opportunities through training and microand micro--creditcredit
9.9. Building social capital and the institutional framework to Building social capital and the institutional framework to sustain improvements.sustain improvements.
Various ObjectivesVarious Objectives
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The First Decision:The First Decision:
• What Policy objective?
• Whose objective?
• How to define it?
• Who defines it?
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6.The legal discourse produces a
new generation of projects
ButBut, , yesyes wewe havehave alwaysalways spokenspoken aboutaboutthethe legalisationlegalisation ofof tenuretenure !!!! !!!!
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VariousVarious Generations ofGenerations of Upgrading Projects Upgrading Projects
FirstFirst GenerationGeneration• Emphasis on
infrastructure improvement
• Pioneering
• Project Unit
• Sector vision
SecondSecond GenerationGeneration•Enphasis on physical plan
•Physical/social survey
•Community discourse
•Project Coordination Group
•Vision of Housing Policy
ThirdThird GenerationGeneration•Enphasis on Integrated Plan
•Vision of integration and social inclusion
•Institutional & Frameworks
•Legal Discourse
•Vision of Programme
Organisational
ProjectProject ProgramProgramInfrastructure Infrastructure ImprovementImprovement
UrbanisationUrbanisationUPGRADINGUPGRADING
RegularisationRegularisationINTEGRATION INTEGRATION
Health Health ImprovementImprovement
LegalisationLegalisation LegalisationLegalisation
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Legal Legal ParadigmParadigm advocatedadvocated by by thethe UN UN Habitat ConferenceHabitat Conference -- HabitatHabitat I I
(Vancouver, 1976)(Vancouver, 1976)
““SecuritySecurity ofof tenuretenure in in favourfavour ofof thetheoccupantsoccupants ofof plotsplots willwill stimulatestimulate privateprivateinvestmentsinvestments in in housinghousing improvementimprovement andandwillwill free free thethe STATE toSTATE to concentrateconcentrate itselfitselfonon thethe investmentsinvestments in in infrastructureinfrastructure andandservicesservices”.”.
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7.But what kind of informality are
we talking about?
FavelasFavelas or loteamentosor loteamentos clandestinos (Brasil); clandestinos (Brasil); JJ settlementsJJ settlementsor Unauthorised Coloniesor Unauthorised Colonies (India); Tugurios (India); Tugurios oror Barreadas Barreadas ((PeruPeru), ), katchi abadis katchi abadis ((PakistanPakistan), ), KampungsKampungs (Indonesia), (Indonesia),
GecekondusGecekondus ((TurkeyTurkey), Piratas (Colombia), Villas miserias ), Piratas (Colombia), Villas miserias (Argentina), (Argentina), bidonvillesbidonvilles ((AfricaAfrica francofonafrancofona), ), YecherekaYechereka betbet
((EthiopiaEthiopia), ), BastisBastis ((BangladeshBangladesh) informal ) informal SettlementsSettlements, , SlumsSlums, , SquattersSquatters, Vecindades, , Vecindades, MocambosMocambos, Conventillos..., Conventillos...
Jhuggi-Jhomprio
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Irregular SettlementsIrregular Settlements1.1. illegal subdivision of privately owned landillegal subdivision of privately owned land
2.2. Process of land occupation “permitted” or stimulated Process of land occupation “permitted” or stimulated by the land developer or land ownerby the land developer or land owner
3.3. Land subdivision undertaken by owners or land holdersLand subdivision undertaken by owners or land holders
4.4. Irregular land titling purely based on transaction or Irregular land titling purely based on transaction or sale/purchase document between owner/vendor and sale/purchase document between owner/vendor and purchaserpurchaser
5.5. A notary registry of transaction A notary registry of transaction -- informal land titlinginformal land titling
6.6. Poor infrastructure servicesPoor infrastructure services
7.7. Not necessarily according to the existing norms and Not necessarily according to the existing norms and regulationsregulations
8.8. Gradual processGradual process
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Illegal subdivision in Campo Grande•Bairro Aurora - 448 plots - 2240 inhabitants
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Loteamento Irregular en Guaratiba llamado Jardin Maravilha - 11,754 parcelas (1720 son ocupadas ) - 5527 habitantes
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SquattersSquattersInformal Informal Settlements Settlements
1.1. Process ofProcess of landland invasioninvasion ((mostlymostly onon publicpublic landland))
2.2. ProcessProcess of land occupation tolerated of land occupation tolerated by by GovernmentGovernment
3.3. Spontaneous process of building and land occupationSpontaneous process of building and land occupation
4.4. Densification is Densification is a a function of government tolerancefunction of government tolerance
5.5. NormallyNormally, 1st , 1st generation generation has no has no document of document of individual individual landland holdingholding
6.6. Often Often out out of building and urban norms of building and urban norms & & regulationsregulations
7.7. Gradual Gradual process of urbanisation and consolidationprocess of urbanisation and consolidation
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8.What type of intervention are we
talking about?
UrbanizationUrbanization, , ImprovementImprovement, , RegularisationRegularisation, , Settlement Settlement Planning, Planning, Urban IntegrationUrban Integration, , Urban Urban
RenewalRenewal, , Urban RevitalisationUrban Revitalisation, , Settlement Settlement UpgradingUpgrading, , Land RegularisationLand Regularisation, ,
LegalisationLegalisation......
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SLUM UPGRADINGSLUM UPGRADINGSettlement UPGRADINGSettlement UPGRADING
Urbanization and Urbanization and Regularisation Regularisation of Informal Settlementsof Informal Settlements
Process of intervention in the physical, Process of intervention in the physical, social, economic and juridical structures social, economic and juridical structures
of an existing human settlementof an existing human settlement
IMPROVE THE QUALITY OF LIFE OF ITS INHABITANTS
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Spontaneous Occupations
Organised or Densification
Land Subdivisions
Guided and/or by Sell & BuyXX
Totally Distinct Solutions, Approaches and Totally Distinct Solutions, Approaches and Intervention Mechanisms Intervention Mechanisms
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Public DomainPublic Domain
Private DomainPrivate Domain
Infrastructure Networks
Urbanization and Urbanization and Regularisation Regularisation of Informal of Informal Settlements Settlements
Phase IPhase I
Phase IIPhase II
Urbanistic Urbanistic & Building & Building RegularisationRegularisation1.1. Law Enforcement Law Enforcement
2.2. Adjusting to current laws, norms and usesAdjusting to current laws, norms and uses
3.3. Limits of Individual Actions Limits of Individual Actions
4.4. Regularization of the constructionRegularization of the construction
5.5. Control Mechanisms on UrbanismControl Mechanisms on Urbanism
Rights, guarantees and obligations to Rights, guarantees and obligations to individuals/families through the title and/or a legal individuals/families through the title and/or a legal document that recognizes land possession and/or document that recognizes land possession and/or
propertyproperty
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SETTLEMENT UPGRADING SETTLEMENT UPGRADING SLUM UPGRADINGSLUM UPGRADING
Process of intervention in the physical, Process of intervention in the physical, social, economic and juridical structure social, economic and juridical structure of an existing human settlement in order of an existing human settlement in order to launch a development process geared to launch a development process geared to fundamentally improve the quality of to fundamentally improve the quality of
life and living conditions of its life and living conditions of its inhabitantsinhabitants
Claudio Acioly, 1997.
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UPGRADINGUPGRADINGSine-qua-non Conditions for Success:
(0) An empowered local government with a clear policy in place
(1) An institutional and organizational basis
(2) The participation of residents
(3) Partnership between public, private and community stakeholders
(4) Availability of financial resources
(5) Implementation and management capacities
(6) Coordination, planning and management mechanisms
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Dimensions & Factors to ConsiderDimensions & Factors to Consider
Juridical Legal
Economic &
Financial
Physical &
TerritorialNatural Environment
Social &Human
Informal SettlementInformal
Settlement
Public Policies
Action PLAN
Planning and Management Methods & Instruments
Execution and Monitoring Techniques
Public Institutions
Civil Society Stakeholders
Interest Groups Decision
Making Processes
Residents
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Fundamental Fundamental Elements to Consider when Elements to Consider when Designing a Slum Improvement Designing a Slum Improvement ProgrammeProgramme
Access to Potable Water
Security ofLand Tenure
SustainableHousing
Adequate Living Space
Accessibility andPublic Space
Access to Employment
Access to Basic Sanitation
Participation in Decision Making
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Phases & Steps in the Conventional Process to Regularise Land Tenure in Informally Developed Human Settlements
Social Mobilisation of Residents
Improvement in Infrastructure
Political Decision
Upgrading & Urban
Restructuring
Land Expropriation if privately owned
Topographic Plotting of Plan
Procedures to legalize plots in favour of residents
1
2
34
5
6
7
Urban/Settlement Plan
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9.
Some conclusions. . .
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Some Basic Conclusions on Upgrading:Some Basic Conclusions on Upgrading:
1. Must involve stakeholders from ground zero;
2. The plan is a process and therefore dynamic;
3. Investments in infrastructure requires a settlement plan defining private & public domain
4. The occupation of land prior to the existence of a plan requiresa process of co-management but this conflicts with the technocratic tradition;
5. Fixed rules of planning & management put residents aside and take away their level of commitment to the post-upgrading
6. Reversing the conventional order – first legalisation then urban regularisation – may eliminate the risk of eviction but it can also make it difficult for infrastructure provision
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Basic Conclusions on Basic Conclusions on RegularisationRegularisation
1. Governments cannot do it by itself;
2. The NGO’s have a fundamental role to play as technical advisors;
3. There is a need to simplify;
4. We must break with the traditions in various levels;
5. We must empower intermediary levels of governments and local actors
6. We just strengthen the capacity of the various actors and stakeholders on the regularisation processes and new procedures
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Weaknesses at Program LevelWeaknessesWeaknesses at at ProgramProgram LevelLevel1.WeakOrganisationalbasis
1.1.WeakWeakOrganisationalOrganisationalbasisbasis
2.Lack of a visionon urbanmanagement
2.2.LackLack ofof a a visionvisiononon urbanurbanmanagementmanagement
6.Weak participatoryprocesses –technocratic tradition
6.6.WeakWeak participatoryparticipatoryprocessesprocesses ––technocratic technocratic traditiontradition
3.Lack ofinstitutionalisation ofprocesses & procedures– institutionalinformality
3.3.LackLack ofofinstitutionalisationinstitutionalisation ofofprocessesprocesses & & proceduresprocedures–– institutionalinstitutionalinformalityinformality
4.Full integration israrely accomplished partly because of complexity of the legal proceedings & procedures related to regularising land tenure rights
4.4.Full Full integration isintegration israrelyrarely accomplished accomplished partly because of partly because of complexity of the complexity of the legal legal proceedings proceedings & & procedures related to procedures related to regularising land tenure regularising land tenure rightsrights
5.Lack of vision & experience withinstitutional management
5.5.LackLack ofof visionvision & & experienceexperience withwithinstitutional institutional managementmanagement