Resettlement in Urban Transport Planning Learning session Friday March 30, 2007, Transport Forum, Washington, DC 1
Contents R&R a necessity? Integrating urban development/redevelopment with resettlement Project planning : good examples Project Planning : some recommendations 2
Unplanned Growth Unplanned City Rapid rural to urban migration Lack of long-term vision Inefficiencies in urban land markets Inadequate land use planning Result in Housing deficit / land deficit / high land prices Proliferation of slums 3
Slums proliferate in many developing cities Illegal settlements: in Mumbai, Bogota 50% of the neighborhoods have had illegal origins Thailand: 5500 low income communities live in 300 cities, most of them in informal housing Slums are associated with health & services issues, environmental damage. Slums dwellers are not always poor Slums might represent generation old communities 4
Therefore. Land acquisition for infrastructure = Resettlement 5
Urban Development Policy : Bogota Objective: To apply urban planning instruments such as partial urban development plans to prepare in advance (3 4 years) the areas where the projects will be developed in order to: Prevent new illegal settlements Provide legal titles to current settlements Promote construction of housing and businesses for future displaced population in the project s area 6
Project planning good examples Bogota Bangkok Tianjin 7
Bogota : Resettlement Strategy Transport projects affect individual social units (families and business) rather than communities It is difficult to find land for new settlements (for water and sanitation projects, and disaster prevention program), and There are an active real estate market in the city. A strategy of assisted resettlement was considered the most appropriate 8
Bogota : Main Components of Assisted Resettlement Compensation for affected property at market value Compensation for economic losses related to involuntary displacement that the law does not recognize; such as titling, taxes, moving, loss of income (3months for landlords, up to 6 months for business). Additional factor related to the vulnerability degree (age, degree of economic dependence of affected property, years living in the affected property) Housing subsidies for people without legal titles (part of a national Program) (This became an incentive for private builders) 9
Bogota : Main Components of Assisted Resettlement (continued) 5. Assistance on accessing real estate market (database on the existing stock of used or new houses; legal and technical analysis) 6. Legal assistance to sell the affected property to the agency responsible of the project, and to buy a new property 7. Social assistance to restore access to education, health services, and social networks 8. Training and assistance for restoring income 10
Bogota : Solution for Street Vendors Municipality provides new areas for resettlement (land belong to the municipality), or If vendors want to buy a property, municipality support them to find and adapt new areas Programs to support vendors in their organization and improve their businesses They become legal 11
Bangkok Community participation driven resettlement Slum rehabilitation method: land sharing agreements, resettlement near slums, up-gradation of slums. Community of PAPs were invited to be pro-active in the planning of their relocation sites, which led sometimes into original more community oriented. A Government agency (CODI) coordinated the program, and disbursed the funds allocated by the Government. Community driven resettlement process empowered slum dwellers and reinforced community unity. This process is being replicated in many cities in Thailand 12
Tianjin Using market choices WB funded urban project in 1992 involved resettlement of 4050 slum households The area was densely populated with less dense areas 4-5km away closer to jobs Houses offered for resettlement were 2-3 times larger and businesses better located 13
Tianjin Compensation package based on: Building and household characteristics (joint surveys) Cash assistance different for owners/renters Resettlement vouchers (in sq. mts. But representing variations in construction costs and locations) to be used by choice at 6 alternatives locations Relocation sites fitted with community facilities Voucher system for compensation was replicated: city wide over 5 million sq, mts of floor between (1994-2002) it was adopted by other cities in 1995 and became standard practice in 1999. 14
Project planning : some key recommendations - 1 Impact assessment : alternatives analysis, including noaction alternative Advance consultation/participation Strong baseline surveys Understanding the varied needs of PAPs Benefit-sharing packages Utilization of the real estate market (no free housing) Participation of PAPs in planning of solutions A transparent and documented process Legality of the process 15
IMPACTS CAUSED BY DISPLACEMENT TENURE USES Loss of house Loss of total inconme Loss of investment Loss of partial inconme Increment on time and cost of transport Family networks modification Housing Resident owners Housing and business Housing and renting Residents without title Housing Non resident owners Rent Tenats Housing Tenants Business 16
Project planning : some key recommendations -2 Unbundle key implementation steps and tasks: assess management and capacity to deliver. Assess roles for the implementing agency vis-àvis external specialized service providers and NGOs. Assess skill mix needed for implementation of key types of actions. Assess training & capacity needs. Plan for support with adequate MIS. 17
It s been this for very long! The danger is, it will be declared a heritage item one day and they will never be able to touch it! 18