Urban Design Report Outjo, Namibia, B. Hoffmann

EHANGANO INFORMAL SETTLEMENT - UPGRADING

OUTJO, NAMIBIA APRIL 2020 Urban Design Report prepared by B. Hoffmann supported by GIZ, Namibia

Etosha National Park

OUTJO

WINDHOEK

Namibia, Africa

MUNICIPALITY of OUTJO

ACKNOWLEDGEMENT

PREFACE / ABSTRACT

I would like to thank NHAG (Namibia Housing Action Group) for welcoming me so generously on their team, the collaboration was absolutely fantastic and enriching. Special thanks go to Anna Mueller, Melkisedek Namupolo, Tapiwa Chipo Maruza and Martin Jimmy Namupala.

With Namibias rapid urbanisation there is a back lock in provision of housing, land and services. Outjo was identified as a town in urgent need of attention with regard to the rapidly growing informal settlement, widespread poor living conditions and lack of bulk infrastructure and other services.

Also NUST (Namibia University of Science & Technology) made a great team effort to organize the Urban Forum in Outjo. Special thanks go Guillermo Delago, Nangula Shilongo, Mersiana Shatyohamba and Theopolina Petrus from the ILMI (Integrated Land Management Institute) and Royal Mabakeng from the Department of Land and Property Sciences.

In Outjo my special thanks go to Mr. Petrus Shikongo, a Planner, who was very helpful in assisting us with the community and technical information. Thanks also go to Mr. Jaco Labuschagne, who helped with the local background information. Both are from the Municipality of Outjo.

I also would like to thank the GIZ (German Agency for International Cooperation) for their support of this project and mission. It is part of the ISUD (Inclusive and Sustainable Urban Development) project.

Namibia Housing Action Group (NHAG) together with Namibia University of Science and Technology (NUST) are providing assistance to Ehangano, a neighbourhood of Outjo’s township Etoshapoort, in order to facilitate the improvement of living conditions and slum-upgrading.

Ehangano is an informal settlement that currently receives no bulk infrastructure services or any other services.

NHAG works closely together with the Slum Dwellers Federation Namibia (SDFN) and is specialised in facilitating bottom-up approaches and participation processes by including the local community in the planning process of new settlements and upgrading of existing settlements.

Through CLIP (Community Land Information Program), a method to collect local data within the affected communities, and through assisting with land tenure and servicing of land, NHAG has gained substantial expertise in this regard in the past projects.

As an architect and urban designer, I (Britta Hoffmann) joined the team in September 2019 to deliver an overall urban approach for the project, in this document referred to as ‘city-wide planning’. My professional background ranges from urban regeneration, master planning, urban frameworks to architectural projects and lecturing urban design.

An urban approach to the slum-upgrading of a neighbourhood can provide key information on constraints and opportunities of the wider local context, and with that information in turn improve the outcome of a project on a small site in terms of its sustainability.

“THE SPATIAL, SOCIAL AND ECONOMIC DIMENSIONS OF URBAN INCLUSION ARE TIGHTLY INTERTWINED, AND TEND TO REINFORCE EACH OTHER. ON A NEGATIVE PATH, THESE FACTORS INTERACT TO TRAP PEOPLE INTO POVERTY AND MARGINALIZATION. WORKING IN THE OPPOSITE DIRECTION, THEY CAN LIFT PEOPLE OUT OF EXCLUSION AND IMPROVE LIVES.” Inclusive cities, quote from THE WORLD BANK

TA B L E O F C O N T E N T 01 INTRODUCTION Vision Purpose Objective Local Context

02 BACKGROUND - PLANNING CONTEXT The process Studio Workshop

03 PROCESS - INCLUSIVE AND RESILIENT NEIGHBOURHOOD THROUGH COMMUNITY PARTICIPATION The process Studio Workshop

04 URBAN DESIGN ANALYSIS

Urban Design Analysis Access & Movement Density & Urban Texture - A Comparison Natural Environment Land use Bulk Infrastructure

05 URBAN DESIGN - LAYOUT PROPOSAL People oriented urban design approach The inclusive city Outjo citywide planning - Strategy Recreation for a healthy and safe city Street type for Ehangano - Sections Samples for Incremental Housing Types Conclusion

PROJECT SITE, EHANGANO IN OUTJO, FIRST BOUNDARY SEPTEMBER 2019

VISION

The ultimate goal is to create healthy cities for all people, to provide a sense of place and integration into the urban fabric. Public open spaces and a good infrastructure are as important as the distribution of land to reduce poverty. We are working towards urban inclusion on all levels.

PURPOSE

With Namibia’s rapid urban growth on a national level, the migration to urban areas and a huge gap of inequality require an urgent need for change and action. Planners in Namibia have drawn up cities and towns since decades, using outdated regulations that had been partly updated but don’t adapt to the current manner in which humans are inhabiting and utilising urban spaces. The social structures have changed and so have the needs of the people. We need to react to it now to adapt to the velocity of today’s uncontrolled urban expansion into unsustainable urban sprawl and its resulting increase in poverty. We cannot afford the sprawl into the periphery with longer distances for infrastructure, work and other services, that would have to be overcome at huge cost. Looking at a city wide approach is trying to have an inclusive urban design approach for all residents, eradicate poverty, improve lives and build sustainable communities.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

OBJECTIVE

By applying urban design principles and community participation to the informal settlement upgrading, the focus is on the people on the ground. A holistic approach, by looking at the bigger picture and the local context rather than seeing areas in isolation, and a thorough urban analysis will contribute to a successful outcome of existing and new developments.

Climate change is unstoppable and needs to be considered while designing for the future for all people. It is about creating spaces for people that provide a healthy environment fitting their needs today and in future.

We need to densify and rethink the approach of land distribution in general. We need to think out of the box in terms of land uses and to get more flexibility to meet the needs of the people. By creating a sense of place the people will care about their neighbourhood, it will makes it safer, too.

With this document I hope to contribute to the improvement and upgrading of Ehangano in Outjo by providing a citywide approach that meets the needs of all people, design a city inclusively and create a sense of place. The Sustainable Development Goals (SDG, United Nations) should be considered at all levels.

01

INTRODUCTION

SAMBIA

ANGOLA

KATIMA MULILO

LOCAL CONTEXT

OSHAKATI

IVI CAPR PARK GAME

RUNDU KHAUDUM GAME RESERVE

R PA

K

ETOSHA NATIONAL PARK

C ON ET EL SK

OA

ST

OUTJO Outjo (meaning ‘unite’ in the Otjiherero-language) is situated in the north-western part of Namibia in the Kunene Region. It is considered to be the gateway to the Kunene Region, the Etosha National Park and is positioned on a major passage into Damaraland and Kaokoveld.

The Kunene Region has a population of approximately 86 856 people (according to the National Population Census 2011) and the capital of the region is Opuwo. Outjo is a small town in the south-east of the Kunene Region with a population of around 10 000 inhabitants (according to the National Population Census 2011: 8 445 people).

B8

B8 B1

TSISEB CONSERVANCY

B2 B6

SWAKOPMUND

WINDHOEK

WALVIS BAY

NAMIBIA B1

NAMIB NAUKLUFT NATIONAL PARK C19

BOTSWANA

SOSSUSVLEI

ATLANTIC OCEAN

NAMIB RAND NATURE RESERVE C27

LÜDERITZ

B4

KEETMANNSHOOP

AUS

C13

SPERRGEBIET

FISH RIVER CANYON

AI-AIS

RICHTERSVELD NATIONAL PARK

ORANGEMUND

SOUTH AFRICA

KUNENE REGION POPULATION: Name Status

Population

POPULATION OF OUTJO [Census 2011-08-28]

Kunene

Region

86,856

AREA OF THE OUTJO CONSTITUENCY: 7,466 km²

Epupa Kamanjab Khorixas Opuwo Rural Opuwo Urban Outjo Sesfontein

Constituency Constituency Constituency Constituency Constituency Constituency Constituency

17,696 8,441 12,566 14,362 12,910 12,447 8,434

DENSITY: [Census 2011-08-28]

1.667/km²

AREA OF THE OUTJO:

97.9 km²

DENSITY: [Census 2011-08-28]

86.24/km²

Namibia [Census 2011-08-28]

Republic

2,113,077

ELEVATION OF OUTJO:

8 445

1,216 m

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

Informal settlement: households: Outjo water source: Outjo electricity: Medical facilities in Outjo:

Education in Outjo:

1667 households with an average of 3 person/household 3 boreholes (municipal water) CENORED Namibia a) District hospital Clinic b) One private GP practise with 2 doctors c) Once a week consultation by a dentist 3 primary schools 2 secondary schools 1 private school

IN THE INFORMAL SETTLEMENT: Institutional for youth: Informal soccer field Institutional for elderly: No facilities in the informal settlement Institutional for No facilities in the disabled: informal settlement Income informal Average: N$ 800 to1800 settlement: (if employed) Waste management: Municipality, Open container provided Public transport: No bus lines Taxies only Land ownership: Land in the informal settlement belongs to the Municipality of Outjo EHANGANO EHANGANO SLUM-UPGRADING SLUM-UPGRADING URBAN URBAN DESIGN DESIGN REPORT REPORT

ACCESS & TRANSPORT:

By Car: Outjo is located at the intersection of the north-south C38 leading from Otjiwarongo to the EtoshaNational Park, and the C39 connecting Otavi to Khorixas from the east to the west.

Air traffic: Outjo has an airstrip that accommodates small fixed winged planes, approximately located 10km outside of town.

By Rail: Outjo is the terminus of a branch railway of the Namibian railway system. It is currently not in use.

TOPOGRAPHY No topographical survey was completed for Outjo to date, It is strongly advised to undergo a topographical survey for better understanding and planning for the future developments in Outjo. Outjo is situated on top of an escarpment, the average height is 1270m above see-level and the area of Outjo consists of soft hills with some dry riverbeds of which a few, caused by erosion, form small gorges.

01 INTRODUCTION VISION AND MISSION

INFORMATION PROVIDED BY THE MUNICIPALITY OF OUTJO

CLIMATE

Graph Source: https://en.climate-data.org/africa/namibia/ kunene-region/outjo-3186/#climate-graph

The driest month is June, with 0 mm of rain.

With an average of 105 mm, the most precipitation falls in February.

January is the warmest month of the year.

The temperature in January averages 24.8 °C. July has the lowest average temperature of the year. It is 15.2 °C. GEOGRAPHY There is no geotechnical survey for Outjo to date. Ehangano has some areas with crystallised limestone, other parts are sandy and some parts contain a high amount of chalk. It is recommended to undergo a geo technical survey to better understand the existing conditions. This information can facilitate planning in terms of infrastructure and its related costs, e.g. in areas of crystallized limestone the cost to place bulk infra-

structure is extremely high as it requires not only heavy machinery but also explosives to prepare trenches. In comparison, sandy areas require only manual labour, and the community could assist with digging trenches to reduce costs. Further more, if the soil is suitable for agricultural purposes (sandy conditions and similar), one could consider food production as a source of livelihood within the community.

LOCAL ECONOMY Outjo is the gateway to the Etosha National Park. Tourist would consider stop-overs rather than stay-overs. The majority of tourists stop in Outjo to cover the supply of groceries for the road trips, filling up cars with petrol, tyre repairs, medical supplies, etc..

Recently the charcoal industry grew rapidly in Outjo with 3 plants being in operation. The charcoal is mainly produced for export.

The Outjo constituency has a lot of farms, ranging from guest- and hunting farms to cattle farms and a few farms recently started with food-production for local supply. Other services and businesses mainly supply the local market. One of Namibia’s largest construction companies is based in Outjo.

Ehangano does not have formal business or facility for trade.

EMPLOYMENT AND LABOUR A large number of people in the informal settlement are unemployed. Furthermore, the outcome of the socio-economic survey shows

that almost 50% of the population of Ehangano are children and youths.

Most people living in Ehangano rely on selling meat, sweets, chips, food or wood, etc. for an income. They are doing it either from home, door-to-door or in front of shops in town. Along the main routes of foot-traffic many shebeens line the streets, almost too many to cater for the proportional area.

A study to determine work employment categories should be conducted. This would also be helpful to determine what requirements Outjo has in terms of skills and training for the local job market. The goal would be to prepare a skills base that is shaped to fit the specific requirements for Outjo.

INFRASTRUCTURE & SERVICES There are a few communal stand pipes/water points operating with tokens on the western side of Ehangano, and currently there are three types of toilets: Pit-toilets, Otji-toilet and a few private flush toilets that are regularly being cleaned by the Municipality. A lot of residents also use the nearby bushes as facilities. These are not clean and there is a chance of spreading diseases. Nearby neighbourhoods are currently being serviced, but the earthworks are taking much longer than expected and in addition is very expensive. This is due to the rocky soil condition. Service trenches cost approximately about N$500 per cubic meter when using machines, with explosives it is N$1000 per cubic meter. These prices can even be exceeded.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

Artist work shack

Single parent household, one of many

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT New residents looking for a brighter future

INSTITUTIONS/FACILITIES There used to be a church in Ehangano, which was destroyed by winds. A new temporary structure is under construction. There are no kinder gardens or playgrounds, a container serves as a police station and clinic. Central to the neighbourhood is a tree that the community uses as a local gathering point for community meetings.

SOLID WASTE Solid waste is a problem in Ehangano. Although the Municipality has a truck operating in the informal settlement, the nearby bushes are exposed to strong pollutioin.

ENVIRONMENT AND ECOSYSTEMS Ehangano is located on the edge of the urban fringe with bushveld and nature right next to it. Through the pollution with human excrement and solid waste the local water, soil and bio habitat is contaminated. There is an urgent need to come up with a solution to that problem for the community and to educate the communities about the negative health consequences of such contamination.

REASON FOR URBAN GROWTH AND HOUSING NEEDS IN OUTJO There is a lot of rural-urban migration impacting Outjo. New residents to the informal settlements migrate to Outjo in search of housing and work. Many have left surrounding farms where they have been made redundant through new farming methods or targets, or purely for economic reasons.

There is also immigration of people from the Kavango region and Rundu area for work in the charcoal industry in Outjo.

01 INTRODUCTION LOCAL CONTEXT

HOUSING Most housing in Ehangano consists of makeshift structures from timber poles and corrugated iron sheeting.

Some of the makeshift structures are shebeens.

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TO

111 96

po box 41404 windhoek namibia email: spc@spc.com.na

tel: 061-251189 tel: 061-252490 fax: 061-252157

OUTJO ZONING MAP

DATE

FA/193/7/REM

DRAWN

DRAWING NO

APRIL 2016 0

40 80

160

240

1 : 4 000

320 Meters

PLANNING CONTEXT TOWN PLANNING AMENDMENT SCHEME NO.3, OUTJO NOVEMBER 2012 Within this planning scheme are three area extensions to Outjo and four area extensions to Etoshapoort.

In 2016 a new ZONING MAP was created for Outjo, suggesting another area extension to Outjo, another two to Etoshapoort. Extension 5 of Etoshapoort is a development planned to spatially connect Outjo and Etoshapoort.

OTHER RELEVANT DOCUMENTS There are a lot of documents, policies, acts and regulations, below is a list of a few to consider: • Namibia National Housing Policy, July 1991, reviewed 2009 • Namibia Build Together National Housing Program, Implementation Guidelines & Procedures • Harambee Prosperity Plan • Local Authority Act of 1992 • Flexible Land Tenure Act

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

OUTJO MUNICIPALITY STRATEGIC 2016-2021 PLAN Outjo’s Municipality has developed a strategic plan called “Outjo Municipality Strategic 20162021 Plan”.

Using the SWOT analysis it is pointing out Strengths, Weaknesses, Opportunities and Threats for Outjo town and its future development. The report is suggesting a variety of ideas and interventions. Although having reached 2020, not all of the actions have taken place yet.

The main pillars of the document are built on capacity building and educational development together with economic development, infrastructure development and corporate image, thereby achieving community development.

Other aspects of the strategic plan are the Harambee Prosperity Plan and the Vision 2030, which is now the SDG (Sustainable Development Goals of the United Nations).

02

BACKGROUND PLANNING CONTEXT

COMMUNITY PARTICIPATION THE PROCESS 31st August to the 1st September 2019 The first community workshops at Ehangano was arranged by NHAG, SDFN, NUST students and the Municipality of Outjo with the local community. Data collection and enumeration was already completed by voluntary members who were trained by the CLIP team and SDF members from other towns.

This collected socio-economic information and GPS data points of every house in the community was then entered into the database. The municipality was requested to give technical advise on the slum-upgrading.

Ehangano is situated south east of the town, there is a dry riverbed going right through the new neighbourhood from south west to north east. The housing structures are all made of timber and corrugated iron sheets.

A total of 496 numbered households were counted and 88 are on the waiting list.

For the site analysis there was a walk through the settlement to understand the density, important routes and habits of the residents and to lure more people for the workshop. Than the people were divided into three working groups to find out about the needs and expectations for the future development. The outcomes were presented by the participants and then discussed.

Community workshop 18th January 2020 This workshop was organised to present the first layout design for Ehangano including all ideas and concerns from the first community workshop. The turn-out of participants was low, with half the amount of people present in relation to the previous meeting. There were three working groups this time, to discuss and finalise the vision for Ehanganos development.

Urban Forum Outjo 20th to 21st February 2020 This event was organised in collaboration with NUST, NHAG and the SDF. It was a two day event with talks and a site visit. There were people invited from other successful slum-upgrading programs to share their experiences during their upgrading process. One group came from South Africa, Cape Town area, another group from Zimbabwe, Bulawayo, and a third group from Gobabis in Namibia.

The exchange of experiences was very insightful to all participants with good recommendations. Although every location has its specific requirements and specialities, it helped to understand the nature of the process.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

03

PROCESS INCLUSIVE AND RESILIENT NEIGHBOURHOOD THROUGH COMMUNITY PARTICIPATION

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

COMMUNITY PARTICIPATION STUDIO WORKSHOP EHANGANO GROUP 1 - “THE HUB” • • • • • • • • •

Main street as in ‘high street’ Trade Market Cafe Food places “Neighbourhood spine” along the river Institutional facilities in the residential neighbourhood pockets Library and playground Kindergarten

EHANGANO GROUP 2 - “CULTURAL VILLAGE” • Business and trade along the main access street • “Character” neighbourhoods • Urban agriculture • Culture • Institutional facilities in the residential neighbourhood pockets • Civic Services • Bars at main street

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

EHANGANO GROUP 3 - “FAMILY HOOD” Business and trade along the main access street Quiet neighbourhoods Urban agriculture Churches Clinic close to kindergarten Kindergarten Mainly residential land use

03 PROCESS COMMUNITY PARTICIPATION

• • • • • • •

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

OUTJO

ETOSCHAPOORT

EHANGANO PROJECT SITE

N

EHANGANO PROJECT SITE

300 m EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

SPATIAL SEPARATION

SPATIAL FUSION

ONE PLACE - ONE TOWN There is one km between Outjo and Etoshapoort. To function as one town the two places need to grow together. That way both parts of town will be able to benefit from one another.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

URBAN DESIGN ANALYSIS METHODOLOGY In the city-wide planning approach it is important to look at all different layers of a place, at spacial composition and relations, at the urban grain or urban texture and also at heights and densities. For example layers are access and movement, connectivity, green open spaces and waterways, topography and climate, views and vistas, densities, urban fabric, gateways, amenities, land use etc.

Once these layers are parted, a composite plan is created, only adding layers that are diagnosed as potential opportunities and referring to constraints. These form our informants and help us develop a sustainable new addition to a place or to deal with an urban regeneration on existing parts of our study area where needed. Even though we have a boundary, on a city-scale we have to suggest acupunctual interventions to support our new plan layout. This way one ensures inclusive design and pave the way for future urban resilience.

04

URBAN DESIGN ANALYSIS

ACCESS & MOVEMENT

Etoshapoort

Etoshapoort • • •

Disconnected roads and streets Poor legibility Poor access

• • •

North-South axis through centre East-West axis is a bypass to town No visual and direct axis towards Etoshapoort

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

04 URBAN DESIGN ANALYSIS DENSITY AND URBAN TEXTURE

DENSITY AND URBAN TEXTURE - A COMPARISON

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

NATURAL ENVIRONMENT

LAND USE

GREEN OPEN SPACES

Outjo offers a variety of land uses whereas in Etoshapoort the erven show mainly restrainedly occupation.

Etoshapoort should offer more zoning option for it to grow economically and provide opportunity for development in the area.

OUTJO EHANGANO

NATURAL WATERWAYS

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

Outjo is the only town in Namibia that is not connected to NAMwater. There are three bore holes north of Outjo serving the town with drinking water. This means there is an extra income for the Municipality.

The sewage lines all run towards the south of Outjo following the contours and natural decline. There is a sewage treatment plant at the Southern entrance to town, it is not immediately visible from the street.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

04 URBAN DESIGN ANALYSIS BULK INFRASTRUCTURE

BULK INFRASTRUCTURE

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

PEOPLE ORIENTED URBAN DESIGN APPROACH THE INCLUSIVE CITY With the socio-economic findings, the participation of the local community and the in-depth urban analysis the approach to the final design layout becomes bespoke to its users.

Each place has different circumstances and therefore different needs. Designing for the people means looking at their social habits and movement patterns. Connectivity is very important as most residents will be travelling on foot.

Some places, streets, roads or paths will carry more foot traffic than others. This is a great opportunity to address local trade, services and other businesses by creating an active building frontages. The final Ehangano layout plan has therefore different street hierarchies and some footpaths.

A lot of fast growing informal settlements become quickly overcrowded. There is no open space left to meet, gather or keep yourself busy with recreational activities. It is important to keep these open spaces for a healthy and secure neighbourhood.

By participation of the community in the process, people get to know each other, develop pride and a sense of place that they feel they belong to.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

05

URBAN DESIGN LAYOUT PROPOSAL

OUTJO CITYWIDE PLANNING STRATEGY A HOLISTIC APPROACH • Strengthen existing economy • Allow for good connectivity • Control urban growth - prepare for future developments • Create new industries while taking into account local skills • Opportunities for food production and agricultural projects

Project site: Ehangano

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

EHANGANO LAYOUT PLAN

RECREATION FOR A HEALTHY AND SAFE CITY

These are precedent images for what an outdoor gym could look like. The facilities are indestructible. Research has proven that outdoor gym facilities and any other recreational spaces in poor neighbourhoods reduce crime.

Therefore this initiative is proposed for the Ehangano layout plan along the green spine.

Further if a place is busy with people it “puts eyes on the streets” (Jane Jacobs) and ensures better safety and consequently violence prevention.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

1. STRENGTHEN EXISTING ECONOMY a) Strengthen main road of Outjo, create gateways on Outjo’s northern (crocodile farm is a perfect example of a great gateway into a town) and southern entrance/exit to town.

The southern gateway lacks definition. b) Link between Outjo and Etoshapoort should be supported by new development, not by introducing more shebeens or large chain stores, but by creating opportunities to serve the immediate neighbourhood. For example a vocational training centre, an early childhood development centre (ECD), activities that people would do on their way to and from home or work.

Other ideas along Sonop Street/Jack Francis Street could be: -> Food and goods trade, transport, local artisan work, mechanics, car wash, barber, vocational training -> Create opportunity for a variety of coexisting businesses by providing incentives (The proposed mall could harm the economy and liveliness of the main road in Outjo. It is highly recommended to avoid a large commercial shopping centre, and rather support local SME businesses, services and trade).

Further it should be considered whether markets work better in low income areas than commercial chain stores. Local trade vs chain commercial chain stores.

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

2. ALLOW FOR GOOD CONNECTIVITY It is important for a town to have well defined street hierarchies and well connected neighbourhoods. Therefore we propose to link Etoshapoort to the Otavi Road.

There are two reasons for that. Firstly it would naturally stop further growth into the periphery (to the east) and secondly it would create access and recognition for the neighbourhood including opportunities for new livelihoods. We should remember that we are dealing with a very difficult place, there are few jobs, but people keep on migrating into town to settle, mostly arriving from farms in the vicinity to stay close to their relatives.

Due to the growing charcoal industry there are also people migrating from the Rundu and Kavango areas into Outjo. If these people can grow wealth in Outjo they will be part of a growing economy in Outjo.

3. CONTROL URBAN GROWTH PREPARE FOR FUTURE DEVELOPMENTS As pointed out in the map above there are suggestions to develop new land to lower the pressure of land demand in Outjo. This has to be done with care, it is suggested to conduct a feasibility study including topographical surveys and a geotechnical report to understand the cost for development of each potential target before the planning process.

The land north of the industrial area, if feasible, could be perfectly situated within the Outjo context. Water sources are close, travel distances to work could be short and urban

agriculture would be possible.

The land between Outjo and Etoshapoort should be developed as a priority to spatially connect the two places as part of one city. We recommend mixed use, diversity of erf sizes and land uses. From our meetings and workshops in Outjo it seems that the rental market in the lower income segment significant.

We advise the Local Authority to consider this in their planning to serve that market. This could be an opportunity to get NHE involved in the housing schemes. Other entities to be involved could be Atenu Developments CC or Development Workshop Namibia or any other entity that caters for low income housing and planning.

4. CREATE NEW INDUSTRIES WHILE TAKING INTO ACCOUNT LOCAL SKILLS OPPORTUNITIES FOR FOOD PRODUCTION AND AGRICULTURAL PROJECTS Outjo has a significant population of low-income to no-income earners. Looking at the majority of rural-urban migration, a lot of new settlers come from surrounding farms and bring with them skills in the agricultural sector. Recent years show that Outjo’s climate, selected soil conditions and the above skills would be a perfect match. (An idea for self-sustainability.)

05 URBAN DESIGN CITYWIDE PLANNING STRATEGY

CITYWIDE PLANNING-STRATEGY A HOLISTIC APPROACH EXPLANATION

STREET TYPES FOR EHANGANO - SECTIONS

Bollard

Dwelling

Dwelling

Walking

1.500

SAMPLES FOR INCREMENTAL HOUSING TYPES

Bollard

Parking

Street

Street

2.000

3.000

3.000

Plants

Walking

3.000

Trade

Dwelling

3.000

TYPE 1: MAIN ROAD 18m

25.000

25.000

3.500

0.500

6.000

WC

Kitchen

Living

Bedroom 1

WC Bedroom 1

5.000

Kitchen

2.000

6.000

Living STAGE 1 32.5m2

TYPE 1

STAGE 2 10m2

Dwelling

GSEducationalVersion GSPublisherVersion 277.36.45.100

Walking

Parking

1.500

3.000

Street

Street

3.000

3.000

Walking

STAGE 1 33m2

STAGE 2 EXTENSION

TYPE 2

STAGE 2 21m2

STAGE 2 EXTENSION

8.000

Dwelling

8.000

1.500 8.000

TYPE 2: STREET 12m

STAGE 3 10.5m2

2.000

TOTAL 53m2

6.000

TOTAL 54m2 Bedroom 2

Kitchen

Bedroom 3

WC Bedroom 1

WC

Kitchen Living STAGE 2 EXTENSION

Bedroom 2

Living

Bedroom 1

STAGE 3 EXTENSION

Dwelling

2.500 1.500

Dwelling

2.500 1.500

TYPE 3: ALLEY 8m SOUTH ELEVATION

WEST ELEVATION

8.000

PATH

Dwelling

4.000

Dwelling

TYPE 4: PATH 4m 8.000 ROOF PLAN

ROOF PLAN 8.000

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT GSEducationalVersion GSPublisherVersion 277.36.45.100

4.200

3.800

3.500

25.000

25.000

Bedroom

10.000

Bedroom

Bedroom

Bedroom

WC

WC

Kitchen

Kitchen

Living Room

WC Kitchen

1.500

10.000

8.000

Bedroom

6.500

Pergola STAGE 1 28m2

Pergola

Living Room

TYPE 3

STAGE 2 10m2

3.000

STAGE 2 EXTENSION

4.000

8.000 8.000

1.500

3.500

TOTAL 65m2

3.000

8.000

TYPE 4

TOTAL 40m2

STAGE 3 14m2

TOTAL 52m2

Bedroom 1 Bedroom 2

WC

Kitchen

STAGE 3 EXTENSION

8.000

SOUTH ELEVATION

WEST ELEVATION

SOUTH ELEVATION

8.000

8.000

N

8.000

ROOF PLAN

ROOF PLAN

8.000

8.000

EHANGANO SLUM-UPGRADING URBAN DESIGN REPORT

8.000

The aim for this report was the in-depth urban analysis and its resulting layout design for Ehangano.

By understanding the local environment and the wider urban context we hope to meet the vision of the local community and the Municipality of Outjo.

Ehangano is on the fringe of a rapidly growing town, thus we suggest the economic activities to be related to the neighbourhood rather then creating a big commercial centre for the rest of the city. It is important to keep and maintain all suggested open spaces for a healthy and safe neighbourhood.

The development of Ehangano could trigger more local trade activities and personal growth to its residents.

There are more than 500 single residential units ranging from 160 to 340 sqm. Mixed use will be 19 erven, a few general residential, 9 business units, 10 open spaces, 11 institutional and 10 recreational. Further there are two agricultural plots, three civic and two parking lots. With two community facilities in the neighbourhood all desired land use should be available.

We wish all people concerned and involved in the project a successful and sustainable outcome of this new development.

05 URBAN DESIGN ANALYSIS CONCLUSION

CONCLUSION

Report prepared by BRITTA HOFFMANN

Architect and Urban Designer Windhoek, Namibia _Tel. +264-81-398 9920 _Email: britz13@me.com In collaboration with the Municipality of Outjo, NUST and NHAG, Windhoek, Namibia Supported by the GIZ (German Agency for International Cooperation), Namibia