Yangon City Development Plans 2013-2020 PDF
September 4, 2013
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A five-year development plan for Yangon will cost US$2.245 billion to implement, with the government of Japan likely to provide a low-interest $500 million loan, according to Yangon City project director Toe Aung.
The Urban Development Program in Greater Yangon project (2013-18) is being drafted by the Yangon City Development Committee and the Japan International Cooperation Agency. Two interim reports on the project have been released since household surveys were conducted last year, the first in December and the second last month.
The final report is expected by year-end.
After it is completed, it will be submitted to the Japanese government to consider a low-interest loan of up to $500 million as well as financial assistance of up to $200 million, Toe Aung said.
The second interim report identified four areas where urgent action should be taken in the short and medium term: transportation for people, water supply, garbage disposal and cargo transportation. To ease traffic congestion the report stressed the need to build flyovers and subways and to upgrade rail systems.
It also called for an upgrade of the water-supply system to meet the needs of a rising population and urged authorities to seek new sources of fresh water, ensure an effective and efficient distribution system, reduce waste water, and establish an effective water-tax collection system.
The report prioritised improving garbage disposal systems and expanding ports to ease cargo transport.
When completed, a strategic urban development plan for Greater Yangon will include a review of existing conditions, the results of an extensive household survey, a socio-economic framework, a vision and strategy for sustainable development, and the urban infrastructure development framework.
The need for such a plan is underscored by forecasts that the city’s population will double by 2040, to about 10 million people. The urban development project’s interim reports noted that Yangon could not provide its current population of about five million with enough energy and water. Shortfalls in vital services such as transportation, garbage disposal and sewage were also identified. Housing is limited as well, the reports said.
40,000 acres of land set aside for secondary central business districts in Yangon
By Joyce Lum
Myanmar has set aside 40,000 acres of land for a Yangon urban development strategic project – the Greater Yangon Strategic Development Plan. The expansion would generate development and construction projects for the country. Undertaken by The Yangon City Development Committee (YCDC), the project is in collaboration with the Japan International Cooperation Agency (JICA). Read more from, http://elevenmyanmar.com/national/738-40-000-acres-of-land-allocated-for-yangon-urban-dev-t.
The Greater Yangon Strategic Development Plan will see Yangon as a metropolitan city with expanded new business districts with schools, estates, shopping malls, hotels, offices and condominiums built. Having the five secondary central business districts would reduce overcrowding and traffic jams as 40 per cent of workers commute from their homes to business district. 1.5 per cent of the city land would be used for business areas such as Min Dhama, Myain Hay Wun, Gandama, Kyauk Yay Twin and Khayay projects. Read more from,http://elevenmyanmar.com/national/760-yangon-to-develop-secondary-central-business-districts.
Myanmar is implementing wide-reaching reforms and there is anticipated rapid economic development which would accelerate urbanisation as well as increase the size of the cities and urban centres. Being the financial capital of Myanmar, it is crucial for Yangon to be fully urbanised.
Another project that is on-going is the expansion of Thilawa Port. Eight vacant slots have been reserved, five of which are reserved for the expansion while the remainder three are for additional ports. The reserved grounds in the SEZ are currently being tested for the expansion. The Myanmar Port Authorities (MPA) oversees this project and with JICA aiding the development of the new ports, the Thilawa Special Economic Zone project is due to be completed by 2015. Read more from, http://elevenmyanmar.com/business/708-yangon-to-build-new-ports.
Being a commercial hub, Yangon's 6 million population accounts for 10% of the nation's total population. The Government is planning to develop Yangon into a "mega city" of more than 10 million inhabitants by 2040. Now, the Department of Human Settlement and Housing Development established the Construction and Housing Development Bank Public Company to implement the banking service and housing project for the medium and low income citizens.
‘Yangon’s Development Is Key.
RANGOON — Earlier this year, the Japan International Cooperation Agency (JICA), the development aid arm of the Japanese government, presented a grand plan for how to develop the city of Rangoon, Burma’s biggest city and commercial hub. The plan describes infrastructure projects needed to make the city, also known as Yangon, a more comfortable and well-managed place to live by 2040, and was developed in cooperation with local government authorities. The Irrawaddy’s Naomi Gingold recently spoke with Akihito Sanjo, a senior representative of JICA and director of “The Strategic Urban Development Plan of Greater Yangon,” to find out more details about JICA’s master plan.
Question: What is the Strategic Urban Development Plan of Greater Yangon, and how did the idea develop?
Answer: Right now, the population of Yangon is about 5 million to 6 million people. In 2030, it is expected to be on the scale of 10 million. There needs to be enough infrastructure here to support a population of that size. As the largest commercial center, Yangon’s development is key to the future development of Myanmar [Burma]. So JICA joined the Yangon Regional Government and the Yangon City Development Committee (YCDC) to figure out what could we do to help.
We made a strategy plan, setting the year 2040 as our target. Experts from various branches of urban development—traffic, water, sewage, the environment, waste—wrote step-by-step goals for how the city should develop along the way, in 2015, 2020, 2030, etc. We held public consultations with different members of civil society to get their opinions, and then around the beginning of this year, we submitted the master plan to the Myanmar government. The plan targets not only the existing commercial area of Yangon, but also future areas to be developed—areas that, because of the rivers, were neglected in the past, like Dala and Thilawa. We’ve discussed with the government the need to define the exact region in order to ensure controlled and effective development.
Q: Why would Japan and JICA be interested in undertaking such a project?
A: From the 1970s and into the 1980s, Japan experienced rapid urbanization, as well as environmental deterioration. We thought our knowledge and experience would be an asset when designing and implementing a development plan for Myanmar. As for how Japan benefits, Japanese companies are interested in investing in upcoming infrastructure projects in Yangon. So, for example, Japan can provide grant aid to Yangon for the projects, and Yangon may choose to award the contracts to Japanese companies. The benefits go both ways.
Q: What are some of the biggest infrastructure problems you are grappling with here?
A: Only about 8 percent of Yangon residents have sewage collection and disposal services. Furthermore, sewage goes into the rivers untreated. In terms of waste management, in five years’ time the capacity at the garbage disposal sites for Yangon will be full. It’s a very, very urgent issue. From a sanitation perspective, the city’s current way of burying and disposing of garbage is not very good. We’ve suggested better methods, as well as proposed the creation of a new final disposal site and a more efficient way to collect garbage.
Q: Tell me about the timeline for the plan.
A: Our master plan doesn’t have minute details on, for example, where we’re building a bridge. Instead we tried to think about: in 2040, what do we need? In 2030, what will we need? What kind of scale of city do we need?
There are quite a few things that the two governments are still negotiating, but there are two projects we’ve already committed to. Currently, to get to Dala, you have to cross by ferry because there is no bridge, and the ferry is very old and dangerous. We’re going to provide three new ferries. Also we are going to refurbish and renovate the water treatment facilities in the northern part of Yangon city. That Nyaung Napin water treatment facility currently provides 40 percent of the total water for Yangon city, so it’s a very, very important facility, but it has really aged. Of four pumping stations, two are out of order. Both projects will be completed in the latter half of next year.
Q: As for transportation infrastructure, after the ferries to Dala, what’s next?
A: Getting rid of Yangon’s traffic jams is one of the greatest matters of concern in the country, not just for the Yangon city government, but the Myanmar government in Naypyidaw. JICA has put forth three ways of dealing with the traffic. The first is to increase the capacity of the roads, the second is to introduce a public transportation system, and the third one is to decrease the number of vehicles on the road. The third is, of course, unpopular with people in any country, so it’s a measure the government doesn’t want to take. They’re most interested in building a public transportation system, as well as increasing the capacity of roads. Right now they’re building a lot of flyovers in order to do that.
JICA is trying to do the second option—build a practical public transportation system. For example, we want to introduce a Bus Rapid Transit (BRT) system. That’s the first and quickest step. The second is to build a light railway transit system (LRT), like a monorail or skytrain. But an LRT system requires a much larger investment, so it’s more of a mid-term solution. Given Yangon’s population, an LRT system would be a natural fit, but the economics present an obstacle; local residents cannot afford to pay for the construction and running of such a skytrain project.
Q: When could we look forward to the BRT possibly being built here?
A: Two years ago when JICA said let’s join forces, the Myanmar government told us: If you can’t build the BRT within a year, then we won’t ask you to build it for us. We told them that we couldn’t do it that fast, so they decided to take matters into their own hands.
The Myanmar government has said they will introduce it within the year… They are currently planning to build it along Pyay Road [a main artery of the city], from downtown near the Sule Pagoda all the way up to the airport. If it goes well, they’ll add another line.
Q: What does JICA think is a reasonable expectation for when the BRT would actually be introduced?
A: If we introduce the BRT system to Yangon city, it would take about two years from the time we start. We need time for construction, time to set up the management operations, and we need special buses for it. Usually we carry out a pilot project to see whether the system would fit in the city—we have experience introducing a BRT system to Jakarta. But the Myanmar government decided to introduce the BRT without any pilot project.
Q: You seem like you are not so happy about that.
A: The Japanese side always tries to do enough preparation so that there is no wasted investment, but there are certainly other ways of doing things. Currently, they’re making a lot of flyovers. If you make a flyover, a BRT usually can’t get through, and so the flyovers become obstacles. We’ve been saying, how about we think more about the long term? We’re not really seeing eye to eye on this right now.
Q: How much of the master plan to develop Yangon will be led by JICA, rather than the Myanmar government?
A: The master plan lays out many projects to implement. We want to choose and give priority to the projects that are the most urgent and have the most potential for effective resolution. But JICA can really only do a small amount of all the proposed projects, and the Myanmar government is also limited by funds. Without the cooperation of other countries, we won’t be able to make Yangon’s city development a reality. We’re currently talking with aid agencies to decide who will take the lead in each sector. For example, Japan is the leader in the transportation sector; in education, it’s the UK.
Q: Let’s talk about the Thilawa Special Economic Zone (SEZ). What’s JICA’s role?
A: The Myanmar government wanted to create a Special Economic Zone near Yangon; JICA, as well as Japanese corporations, decided to work together with them on it. Our role is to set up the necessary infrastructure for the SEZ: for example, the water infrastructure, roads, maintenance on the port, etc.
Q: What kind of Special Economic Zone will Thilawa be?
A: That is what JICA and the Myanmar government are currently discussing. Do we make it focused on the food industry, the garment industry or more heavy industries? That hasn’t been decided yet. It also depends on what companies are interested in.
Q: Is there a timeline?
A: The Thilawa SEZ will start operating in 2015. We won’t start construction next month, but we want to start as soon as possible—hopefully by next year.
Q: What projects have already been agreed on?
A: The development of the port and the installation of the power supply station.
Q: In order to create the Dawei SEZ, the government displaced a lot of people. The current residents of Thilawa are also going to have to be moved to make the SEZ a reality. What are the plans to make sure that’s done in a fair and equitable way?
A: As the Myanmar government has not always necessarily operated according to international standards, they don’t really know, for example, how to provide proper compensation. We are talking to the government about this and advising them to do everything according to international standards. Compensation records will be released to the public, the media will play a watchdog role, there will be public meetings with the residents, and in the end, the residents will be able to tell us themselves if think it was carried out properly.
Q: Has working with the Myanmar government been a difficult process?
A: Sometimes difficult, but sometimes exciting. It’s been challenging, but in a good way.
‘Rangoon Will Become a Megacity’
RANGOON — Rangoon is Burma’s biggest city—it’s commercial and financial capital—but until just two years ago, it did not have an urban planning department. Toe Aung, a former army major, decided to set one up in 2011, the year reformist President Thein Sein came to power, and is now working to create a roadmap for future infrastructure projects in the city of 5 million people.
He says Rangoon, which was the country’s administrative capital until 2005, is set to become a megacity in the future, with its population expected to reach 10 million by 2040. Before that, however, it will need to contend with problems such as frequent power cuts, gridlocked traffic and a shortage of housing and office space, while also considering the importance of conservation—especially of heritage buildings and century-old colonial architecture.
Toe Aung leads the Yangon City Development Committee (YCDC)’s Department of City Planning and Land Administration, which is collaborating with other organizations—including the Japan International Cooperation Agency (JICA)—to plan for the city’s development. In this interview, he explains what he is doing to preserve green places, waterfronts and historic buildings.
Question: What is YCDC’s vision for Rangoon?
Answer: According to the “Strategic Urban Development Plan of Greater Yangon” Plan, we have four visions for Rangoon. First, our city has to become an international hub. The second is to be a comfortable city for residents. Third, we need a city with good infrastructure. The last one is a city of good governance. These are our plans through 2040, as the city population will likely grow to 10 million people and Rangoon will become a megacity with that population. That’s why we have targeted 2040 as a deadline to solve required housing projects and infrastructure development, which will be needed at that time.
Q: YCDC has been working on zoning regulations. Can you tell me more about that?
A: Zoning regulations are necessary for sustainable development in the city, including integrated and uniform zoning policies to preserve green places, waterfronts as well as historic buildings. These days we have many investment proposals from home and abroad. Even though the government is willing to approve them, we can’t say ‘yes’ to all proposals without a zoning plan. If we do, there will be projects that fail to meet land-use requirements. If we allow high-rises recklessly, as we did in the past, there will be problems with electricity, water and sewage. Not all areas in downtown can have high-rises. Look at the tower close to Sule Pagoda—it dominates the pagoda and looks very inappropriate. To ensure something like this does not happen again, we need a zoning plan.
Another problem in the downtown area is heritage buildings. They are scattered and sandwiched between residential areas. If we allow high-rises beside them, they will be dominated and their distinctiveness will be lost. On the other hand, we can’t firmly say ‘no’ when a high-rise proposal comes up, because so far we have no zoning regulations to limit the height of a building. If we say developers shouldn’t build that high, they will ask, ‘Why shouldn’t I?’ And we have no exact answer.
We hear a lot of complaints these days from developers that do not get approval for high-rise buildings. We tell them we are taking time to consider their proposals because we don’t want to make mistakes that we made in the past.
Q: Do you mean YCDC is no longer permitting high-rise buildings now?
A: No, I don’t. We are negotiating very hard with developers. For example, if they want a 32-story building, we say, ‘No, please make it 20 stories or something.’ If we have regulations, we can say, ‘Take it or leave it.’ So far we have needed to negotiate and work on a case-by-case basis.
Q: When will the zoning regulation come into effect?
A: The draft zoning plan may be finished at the end of this month. It covers more than half of the whole Rangoon—we prioritized the areas where developers are most interested. We are also focusing now on zoning guideline in those areas. We will get approval from experts for a draft of zoning guidelines by the end of this month, and we will submit it to the Rangoon divisional government for approval. If we have the guidelines, we can use them. We will make them pubic.
Q: Apart from YCDC, which other organizations are involved in drafting zoning regulations?
A: We founded the Yangon City Comprehensive Land Use, Zoning and Urban Design Review Working Committee together with experts from the YCDC, the Ministry of Construction’s Department of Human Settlements and Housing Development, the Yangon Heritage Trust, Mandalay Technological University, the Association of Myanmar Architects and the Japan International Cooperation Agency (JICA). The working committee is just two months old, but we have discussed and planned the draft for one year.
Q: How can the zoning plan help protect heritage buildings, especially in the downtown area?
A: We have designated seven heritage zones downtown. We will control the height of buildings there if possible. Generally speaking, we surely won’t allow any new buildings that would dominate heritage buildings. We have to put urban design into consideration, too. A high-rise right next to a heritage building would be unacceptable because it would dominate the old building and ruin the urban landscape. In the downtown area, there might be a limit on height. It might be different from area to area, and that’s still under discussion. We also need to calculate the feasible height [for buildings] in heritage zones. For example, the [acceptable] height might be different for a building close to City Hall than it would be for a farther building. It’s very complicated and takes a lot of time.
Q: There are some ongoing high-rise projects in the downtown area. Under what criteria did you approve them?
A: The projects were mostly passed when we were discussing having a zoning plan. It was our weakness, because we did not have zoning regulations in time. The president, U Thein Sein, encouraged us to develop solid zoning regulations. He supports YHT, too. But he is torn between conservation of heritage buildings and welcoming investors. If we don’t allow modern development, our Rangoon will become a museum of old buildings. So we need to allow them, but only in the right places.
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