PROMOTION OF KABUL METROPOLITAN AREA DEVELOPMENT: … · Japan International Cooperation Agency...

Japan International Cooperation Agency (JICA)

Ministry of Urban Development Affairs (MUDA) Kabul Municipality Dehsabz City Development Authority (DCDA)

PROMOTION OF KABUL METROPOLITAN AREA DEVELOPMENT:

CAPACITY DEVELOPMENT PROJECT

DEHSABZ SOUTH AREA STRUCTURE PLAN

July 2011

RECS International Inc. T. & Associates

Yachiyo Engineering Co., Ltd.

No.

EID

J R

12-098

Japan International Cooperation Agency (JICA)

Ministry of Urban Development Affairs (MUDA) Kabul Municipality Dehsabz City Development Authority (DCDA)

PROMOTION OF KABUL METROPOLITAN AREA DEVELOPMENT:

CAPACITY DEVELOPMENT PROJECT

DEHSABZ SOUTH AREA STRUCTURE PLAN

July 2011

RECS International Inc. T. & Associates

Yachiyo Engineering Co., Ltd.

Promotion of Kabul Metropolitan Area Development: Capacity Development Project Dehsabz South Area Structure Plan

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Table of Contents

Chapter 1 Introduction .........................................................................................................................1 1.1 Context of Structure Planning.....................................................................................................1

1.1.1 Kabul new city master plan – the point of departure...........................................................1 1.1.2 Position of structure plan in urban planning and control system ........................................1

1.2 Objectives of Structure Planning ................................................................................................2 1.3 Basic Conditions for Structural Planning....................................................................................3 1.4 Structure of the Report ................................................................................................................4

Chapter 2 Unique Characteristics of Kabul New City Development...................................................5 2.1 Position of Kabul New City ........................................................................................................5

2.1.1 Location...............................................................................................................................5 2.1.2 Rapid increase of Kabul population ....................................................................................5 2.1.3 Rapid new city development in a large territory .................................................................5 2.1.4 Complementary development with Kabul city....................................................................6

2.2 Comparative Size of Kabul New City.........................................................................................6 2.3 Site Characteristics of Kabul New City in Dehsabz South .........................................................7

2.3.1 Natural conditions ...............................................................................................................7 2.3.2 Existing settlements and housing ......................................................................................11

Chapter 3 Strategy for Urban Development of Dehsabz South Area.................................................15 3.1 Redefinition of Dehsabz South Development Area ..................................................................15 3.2 Strategic Considerations to Be Reflected in Structure Plan ......................................................15

3.2.1 Transport system to link with Kabul city ..........................................................................16 3.2.2 Consideration on local topography created by rivers and gullies......................................19 3.2.3 Establishment of low-cost system to create and manage green environment ...................21

Chapter 4 Urban Structural Design ....................................................................................................23 4.1 Broad Structural Design of New City .......................................................................................23

4.1.1 Urban design in KMA master plan....................................................................................23 4.1.2 Structural design by district...............................................................................................24

4.2 Urban Structural Design of Dehsabz South Area......................................................................26 4.2.1 Considerations on urban structural design ........................................................................26 4.2.2 Structural design of upland area ........................................................................................27 4.2.3 Structural design of lowland area ......................................................................................28

Chapter 5 Land Use Plan ...................................................................................................................29 5.1 Basic Policy for Land Use Planning .........................................................................................29

5.1.1 Scope of land use plan revision .........................................................................................29 5.1.2 Land use zoning.................................................................................................................30 5.1.3 Development strategy for residential and commercial/business areas ..............................30 5.1.4 Considerations on land use planning.................................................................................32

5.2 Land Use Allocation and Distribution Plan ..............................................................................34 5.2.1 Approach to land use allocation to enhance the city's attractiveness ................................34 5.2.2 Allocation of urban functions............................................................................................35 5.2.3 Allocation of residential function......................................................................................37 5.2.4 Distribution of land use .....................................................................................................38 5.2.5 Considerations on possible changes in future land use .....................................................41

5.3 Population Distribution Plan by Neighborhood Unit................................................................42 Chapter 6 Residential Area Plan ........................................................................................................44

6.1 Types and Size of Housing........................................................................................................44 6.1.1 Classification by housing types and form .........................................................................44 6.1.2 Size of housing lots and residential units ..........................................................................44 6.1.3 Population density in residential areas ..............................................................................46

6.2 Housing Types in Residential Areas..........................................................................................46 6.2.1 Housing types in low-rise and medium-high rise residential areas ...................................46 6.2.2 Housing in commercial/business area ...............................................................................52 6.2.3 Social housing and affordable housing..............................................................................53


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6.3 Considerations Related to Housing Development ....................................................................54 6.3.1 Security measures..............................................................................................................54 6.3.2 Measures related to climatic conditions such as sunshine and snow.................................54 6.3.3 Control to ensure adequate housing supply.......................................................................55

Chapter 7 Social and Welfare Facilities Plan .....................................................................................56 7.1 Frameworks for Social and Welfare Facilities Development....................................................56

7.1.1 A variety of social (welfare) facilities ...............................................................................56 7.1.2 Demographic structure of inhabitants and their characteristics.........................................56 7.1.3 Conditions for facilities location .......................................................................................57

7.2 Religious Facilities Plan............................................................................................................59 7.2.1 Major mosques ..................................................................................................................59 7.2.2 Small mosques...................................................................................................................61 7.2.3 Madrassah..........................................................................................................................61

7.3 Administrative Management Facilities Plan .............................................................................61 7.3.1 City government branches and municipal government offices .........................................61 7.3.2 Police station .....................................................................................................................62 7.3.3 Fire department..................................................................................................................62

7.4 Educational Facilities Plan........................................................................................................62 7.4.1 Considerations on educational facilities plan ....................................................................62 7.4.2 Primary school plan...........................................................................................................63 7.4.3 Secondary school plan.......................................................................................................64 7.4.4 High school plan................................................................................................................65 7.4.5 Considerations on high school construction......................................................................67

7.5 Cultural and Communications Facilities Plan...........................................................................67 7.5.1 Libraries ............................................................................................................................67 7.5.2 Concert halls and community halls ...................................................................................68 7.5.3 Art and other museums......................................................................................................68

7.6 Healthcare and Social Welfare Facilities Plan ..........................................................................68 7.6.1 Hospitals............................................................................................................................68 7.6.2 Clinics................................................................................................................................69 7.6.3 Public health centers..........................................................................................................70

7.7 Social Welfare Facilities Plan ...................................................................................................70 Chapter 8 Infrastructure Plan .............................................................................................................71

8.1 Common Issues for Infrastructure Development ......................................................................71 8.1.1 Establishment of water environment for human habitation...............................................71 8.1.2 Realization of multiple functions of various infrastructure facilities ................................71 8.1.3 Realization of self-reliant city manageable by residents ...................................................72

8.2 Utilities and Related Facilities Plan ..........................................................................................72 8.2.1 Establishment of water recycling system ..........................................................................72 8.2.2 Water supply......................................................................................................................75 8.2.3 Sewerage system ...............................................................................................................79 8.2.4 Power supply .....................................................................................................................81 8.2.5 Other facilities ...................................................................................................................82

8.3 Public Transport Plan ................................................................................................................83 8.3.1 Railway and BRT/LRT .....................................................................................................83 8.3.2 Related transport facilities.................................................................................................84

8.4 Road Transport Plan..................................................................................................................87 8.4.1 Road hierarchy ..................................................................................................................87 8.4.2 Road cross sections ...........................................................................................................89 8.4.3 Considerations for road design..........................................................................................94

8.5 Parks and Greenery Plan .........................................................................................................100 8.5.1 Strategy for parks and greenery planning........................................................................100 8.5.2 Hierarchy of parks and greenery areas ............................................................................102 8.5.3 Development concepts of each park................................................................................103 8.5.4 Technology development and candidate tree species for greenery .................................110


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8.5.5 Special considerations on parks and greenery plan .........................................................112 8.6 Land Preparation Plan.............................................................................................................113

8.6.1 Scope and policy for land preparation planning..............................................................113 8.6.2 Earthworks and soil transport plan ..................................................................................120

Chapter 9 Structure Plan Finalization and Implementation Issues...................................................122 9.1 Discussion on Draft Structure Plan .........................................................................................122

9.1.1 Procedure of structure plan finalization with DCDA ......................................................122 9.1.2 Reflection of comments by MUDA ................................................................................124

9.2 Revised Structure Plan ............................................................................................................125 9.3 Issues for Implementation.......................................................................................................126

9.3.1 Discussions with related organizations ...........................................................................126 9.3.2 Planning, programming and processing for new city development ................................127 9.3.3 Feedback from business planning ...................................................................................127 9.3.4 Remaining issues for structure plan ................................................................................128

Chapter 10 Guidelines and Principles for Pilot Development Area...................................................130 10.1 Selection of Pilot Development Area......................................................................................130

10.1.1 Examination of population to be accommodated in PDA ...............................................130 10.1.2 Promotion of early development in areas adjacent to Bagram Road...............................131 10.1.3 Roles of PDA and its selection........................................................................................132 10.1.4 Developments by private developers...............................................................................133

10.2 Development Plan Overview for Pilot Development Area .....................................................134 10.2.1 Land use and population plans ........................................................................................134 10.2.2 Phased development of pilot development area ..............................................................136 10.2.3 Allocation of facilities in PDA........................................................................................137 10.2.4 Conceptual development plans for PDA .........................................................................145

10.3 Development Guidelines for Neighborhood Units and Residential Blocks............................149 10.3.1 Necessity of development guidelines ..............................................................................149 10.3.2 Presentation of development guidelines..........................................................................150 10.3.3 Sample profiles of urban development guidelines ..........................................................152

10.4 Issues to Be Examined Further for Implementation ...............................................................153 10.4.1 Vision of pilot development area ....................................................................................153 10.4.2 Area to be developed under direct DCDA control ..........................................................153 10.4.3 Technical standards and case studies ..............................................................................153 10.4.4 Architectural design evaluation criteria...........................................................................153


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List of Tables

Table 2.1 Population of Kabul City and Kabul New City ........................................................................6 Table 5.1 Specifications of Neighborhood Unit for Community Planning ............................................31 Table 5.2 Comparison of Land Use Distribution and Population Plan...................................................40 Table 5.3 Estimate of Land Area by Use in Net Equivalent...................................................................42 Table 5.4 Planned Populations and Land Area by Neighborhood Unit..................................................42 Table 6.1 Classification of Housing Types .............................................................................................44 Table 6.2 Housing Types to Be Allowed in Dehsabz South Area...........................................................44 Table 6.3 Assumed Size of Housing Lot and Floor Area in Residential Area........................................45 Table 6.4 Population Density Assumed for Residential Areas ...............................................................46 Table 7.1 Classification of Social and Welfare Facilities by Sphere of Life ..........................................56 Table 7.2 Facilities Required in Sphere of Daily Life and Their Land Requirements ...........................58 Table 7.3 Types of Religious Facilities with Descriptions .....................................................................60 Table 7.4 Assumptions of Student Population by Model .......................................................................63 Table 7.5 Basic Assumptions for Primary School ..................................................................................63 Table 7.6 Necessary Number of Classes: Primary School .....................................................................63 Table 7.7 Proposed Primary School Specifications................................................................................64 Table 7.8 Basic Assumptions for Secondary Schools.............................................................................65 Table 7.9 Necessary Number of Classes: Secondary School .................................................................65 Table 7.10 Proposed Secondary School Specifications..........................................................................65 Table 7.11 Basic Assumptions for High School .....................................................................................66 Table 7.12 Necessary Number of Classes and Schools for High Schools..............................................66 Table 7.13 Proposed High School Specifications...................................................................................67 Table 7.14 Planned Standards for Hospitals in Dehsabz South Area .....................................................69 Table 7.15 Distribution of Clinics by Subject Population in District Plan.............................................70 Table 8.1 Hierarchy of Road Classes and Road Capacity ......................................................................87 Table 8.2 Basic Saturation Flow Rates for Signalized Intersections ......................................................97 Table 8.3 Intersection Intervals on Four-lane Road................................................................................98 Table 8.4 Parks and Greenery Classification........................................................................................103 Table 8.5 Candidate Species for Tree Planting.....................................................................................111 Table 9.1 Comparison of Land Use Distribution between Previous and Revised Structure Plan ........126 Table 10.1 Planned Population in Kabul New City by KMA Master Plan...........................................130 Table 10.2 Early Water Resources Development for Kabul New City by KMA master Plan..............130 Table 10.3 Basic Conditions of Pilot Development Area.....................................................................133 Table 10.4 Division of Residential Development Area for Large, Medium and Small Developers.....134 Table 10.5 Land Use Composition in Pilot Development Area ...........................................................135 Table 10.6 Possible Facilities to Be Located in Gateway Town Area ..................................................142 Table 10.7 Comparison of Land Use Distribution between Draft and Modified Development Plan...145


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List of Figures

Figure 1.1 Definition of Kabul Metropolitan Area...................................................................................1 Figure 1.2 Position of Structure Plan .......................................................................................................2 Figure 1.3 Kabul New City and Four Districts Defined by KMA Master Plan........................................3 Figure 2.1 City Size Comparison in Relation to Kabul New City ...........................................................7 Figure 2.2 Size of Dehsabz South Area in Comparison with Tama New Town.......................................8 Figure 2.3 Planned Parks in Kabul New City and Prominent Parks in Major Metropolises....................9 Figure 2.4 Geographic Context and Topography of Kabul New City and Dehsabz South Area............10 Figure 2.5 Topography and Gullies in Dehsabz South Area ..................................................................10 Figure 2.6 Trees, Irrigation and Grass Cover in Dehsabz South Area....................................................11 Figure 2.7 Artificial Tree Planting in/around Dehsabz North Area........................................................11 Figure 2.8 Location and Topography of Dehsabz South Area................................................................12 Figure 2.9 Existing Development Activities along Bagram Road..........................................................13 Figure 2.10 New Residential Area in Northwestern Part of Dehsabz South Area at Present.................14 Figure 2.11 Current Roadside Scenes along Bagram Road....................................................................14 Figure 3.1 Redefinition of Dehsabz South Area for Development by 2025...........................................16 Figure 3.2 Traffic Demand Projections for Road Network in KMA Master Plan (up to 2025) .............17 Figure 3.3 Introduction of New Urban Axis Road (Symbol Road)........................................................17 Figure 3.4 Revised Alignment of KCORR.............................................................................................18 Figure 3.5 Revised Alignments of KCORR and East-West Artery Roads .............................................19 Figure 3.6 Areas within Walking Distance from New Arterial Road (Symbol Road)............................20 Figure 3.7 Rivers and Gullies to Be Preserved and Image of Waterfront Space Utilizing Gully...........20 Figure 3.8 Image of Road Network Structure ........................................................................................21 Figure 3.9 Extensive Meltwater/Floodwater Retention Zone in Eastern Upland Areas.........................21 Figure 3.10 Installation of Weirs and Connection Channels in Gullies to Create Water Retention

and Infiltration Spaces.......................................................................................................22 Figure 3.11 Image of Wetland for Vegetation.........................................................................................22 Figure 4.1 Structure of Kabul New City According to KMA Master Plan.............................................23 Figure 4.2 Urbanization Pattern of 26DalwaProject ..............................................................................24 Figure 4.3 Urbanization Pattern of Dehsabz North Center ....................................................................24 Figure 4.4 Urbanization Pattern of Paymonar Center ............................................................................25 Figure 4.5 Urbanization Pattern of Dehsabz South Center ....................................................................25 Figure 4.6 Urban Landscape to Be Created by Right Angled Intersection ............................................27 Figure 4.7 Comparison of Cities Having Two Circular Areas................................................................27 Figure 5.1 Western Area at Present and Area to Be Reviewed for Revision..........................................29 Figure 5.2 Land Use Zoning for Dehsabz South Area ...........................................................................30 Figure 5.3 Images of Residential Area by Community Planning ...........................................................31 Figure 5.4 Image of Composition of Commercial Centers ....................................................................32 Figure 5.5 Land Development Cost and Land for Sale ..........................................................................33 Figure 5.6 Improvement of Land Use to Enhance Quality of Living Environment...............................35 Figure 5.7 Allocation of Urban Functions..............................................................................................38 Figure 5.8 Allocation of Residential Function .......................................................................................38 Figure 5.9 Land Use Plan for Dehsabz South Area................................................................................39 Figure 5.10 Neighborhood Unit Populations..........................................................................................43 Figure 6.1 Sample of Detached Housing Lot Division ..........................................................................45 Figure 6.2 Samples of Residential Unit Floor Area for Housing Complex............................................45 Figure 6.3 Images of General Low-rise Afghan Style Residences.........................................................47 Figure 6.4 Floor Plans and Images of Residential Units in Low-rise Residential Area .........................48 Figure 6.5 Block Sizes for Detached Housing in Residential Area in/around Kabul City .....................49 Figure 6.6 Possible Land Lot Division of East-West Block (left) and North-South Block (right).........49 Figure 6.7 Images of Afghan Style Medium/High-rise Residential Area...............................................50 Figure 6.8 Floor Plans and Images of Housing in Medium/High-rise Residential Area........................50 Figure 6.9 Site Dimensions of Housing Complex in Kabul City ...........................................................51 Figure 6.10 Image of Land Use in Collective Housing Area .................................................................52


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Figure 6.11 Images of Commercial Building with Residential Floors ...................................................52 Figure 6.12 Images of Social Housing (Affordable Housing)................................................................53 Figure 6.13 Housing Lot Division to Create Smaller Lots for Affordable Housing ..............................54 Figure 6.14 Images of Community Gate to Residential Area.................................................................54 Figure 6.15 Hours of Sunshine and Shadow for Residential Building by Direction..............................55 Figure 7.1 Assumptions of Population Pyramid Model .........................................................................57 Figure 7.2 A Model of Facilities Allocation in Residential Area............................................................58 Figure 7.3 Assumed Locations of Facilities in Dehsabz South Area......................................................59 Figure 7.4 Mosques in Kabul City .........................................................................................................60 Figure 7.5 Direction from Kabul to Mecca (Kiblah)..............................................................................60 Figure 7.6 Mosque in Collective Housing Area .....................................................................................61 Figure 7.7 Location of Kabul Municipal Government ...........................................................................61 Figure 7.8 Future Educational System ...................................................................................................62 Figure 7.9 Planned Distribution of Primary School Sites ......................................................................64 Figure 7.10 Planned Distribution of Secondary School Sites ................................................................66 Figure 7.11 Concept of Library System (in Case of Japan) ...................................................................68 Figure 7.12 Images and Planned Sites for Provincial and District Hospitals.........................................69 Figure 8.1 Image of Water Recycling System to Be Examined for Dehsabz South Area ......................73 Figure 8.2 Land Preparation for Water Retention and Infiltration Area.................................................73 Figure 8.3 Greening Measures in Gullied Green Area ...........................................................................74 Figure 8.4 Irrigation Methods in Kabul City..........................................................................................75 Figure 8.5 Comprehensive Water Use and Recycling System for Dehsabz South Area ........................76 Figure 8.6 Water Resources Development Plan in KMA Master Plan...................................................76 Figure 8.7 Main Water Conveyance Routes in KMA Master Plan.........................................................77 Figure 8.8 Ground Levels in Dehsabz South Area .................................................................................77 Figure 8.9 Suitable Sites for Water Distribution Stations.......................................................................78 Figure 8.10 Candidate Sites for Water Distribution Stations in Dehsabz South Area............................78 Figure 8.11 Candidate Locations of Water Distribution Bases ..............................................................79 Figure 8.12 Possible Alternative Site for Regional Water Distribution Base on Mountain Top in

Central Park.......................................................................................................................79 Figure 8.13 Main Drainage Routes Proposed in KMA Master Plan ......................................................80 Figure 8.14 Alternative Sites for Final Wastewater Treatment Plant .....................................................81 Figure 8.15 Septic Tank with Infiltration Well for Effluent ...................................................................81 Figure 8.16 Sewage Treatment Facilities for Residential Area at Omi Dehsabz....................................81 Figure 8.17 Power Supply System Proposed by KMA Master Plan ......................................................82 Figure 8.18 Candidate Site for Substation for Dehsabz South Area ......................................................82 Figure 8.19 Restrictions on Buildings under/near Power Transmission Lines.......................................83 Figure 8.20 BRT and LRT Routes Suggested in KMA Master Plan ......................................................83 Figure 8.21 Plan for BRT/LRT System According to Revised Kabul City Master Plan........................84 Figure 8.22 Exclusive BRT and Bus Lanes............................................................................................85 Figure 8.23 Example of Bus Lane: Nagoya, Japan ................................................................................85 Figure 8.24 Example of Bus Lane: Curitiba, Brazil ...............................................................................85 Figure 8.25 Image of Bus Lane and Stops by the Structure Plan ...........................................................85 Figure 8.26 Locations of Infrastructure Facilities in New City Proposed by KMA Master Plan...........86 Figure 8.27 Locations of Traffic Terminals along BRT/LRT Route on Symbol Road...........................86 Figure 8.28 Arterial Road Network of Dehsabz South Area ..................................................................87 Figure 8.29 Ladder Structure of Roads and Traffic Allocation ..............................................................88 Figure 8.30 Traffic Volumes on Roads in Neighborhood Unit...............................................................88 Figure 8.31 Road Network and Road Widths.........................................................................................89 Figure 8.32 Road Cross Sections According to KMA Master Plan and Proposed Revisions ................90 Figure 8.33 Roadside Drainage Improvement for Vegetative Environment ..........................................90 Figure 8.34 Image of Roadside Drainage-cum-Irrigation ......................................................................91 Figure 8.35 Image of Greenery in Setback Space of Residential Block ................................................91 Figure 8.36 Cross Section of Bagram Road in KMA Master Plan.........................................................92 Figure 8.37 Cross Section of Bagram Road: Alternative Width of 70m ................................................92


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Figure 8.38 Cross Section of Symbol Road with Width of 70m ............................................................92 Figure 8.39 Cross Section of KCORR in KMA Master Plan .................................................................93 Figure 8.40 Cross Section of Primary Arterial Road (Width: 33m and 43m) ........................................93 Figure 8.41 Cross Section of Secondary Arterial Road (Width: 18m, 21m) ..........................................93 Figure 8.42 Cross Sections of Service Road (Width: 6-7m) and Collector Road (Width: 12m)............94 Figure 8.43 Vertical Alignment of Roads in Small Circular Area ..........................................................95 Figure 8.44 Different Ground Levels of Roadside Residential Land along North-South Road.............95 Figure 8.45 Measures for Crossing Point between Bagram Road and Gully.........................................96 Figure 8.46 Land Preparation along East-West Roads for Vertical Alignment of Bagram Road ...........96 Figure 8.47 Land Preparation for Transition Section with Ellipse-shape Road .....................................96 Figure 8.48 Roundabout Intersection .....................................................................................................97 Figure 8.49 Possible Inflow Traffic Volume into Intersection for One Inflow Lane..............................97 Figure 8.50 Intersection to Be Prepared for Grade Separation...............................................................98 Figure 8.51 Intersections with/without Grade Separation on KCORR ..................................................98 Figure 8.52 Draft Plan for Southward Extension of Symbol Road with Sloped Tunnel........................99 Figure 8.53 Draft Installation Plan of Kabul New City's Central Park ................................................101 Figure 8.54 Comparison of Dimensions between Central Park and Kabul City Center ......................101 Figure 8.55 Existing Park for Women in Kabul City ...........................................................................101 Figure 8.56 Image of Park with Women's Spaces ................................................................................102 Figure 8.57 Hierarchy of Parks and Greenery......................................................................................102 Figure 8.58 Greenery and Park Networks ............................................................................................103 Figure 8.59 Comparison of Dimensions between New City Twin Core Parks and Parks in Other

Cities................................................................................................................................105 Figure 8.60 Image of New City Memorial Park in Small Circular Area..............................................105 Figure 8.61 Image of General Sports Park and Scale Comparison with Existing Facilities ................106 Figure 8.62 Image of Waterfront Park..................................................................................................107 Figure 8.63 Land Preparation for Water Retention and Infiltration Area.............................................108 Figure 8.64 Images of District Park and Existing Park ........................................................................108 Figure 8.65 Images of Neighborhood Park and Existing Park .............................................................109 Figure 8.66 Location of Block Parks in Residential Area ....................................................................110 Figure 8.67 Park Spaces in Collective Housing Area in Kabul City ....................................................110 Figure 8.68 Images of Corner Park Easily Accessible by Women and Children .................................110 Figure 8.69 Other Species Listed in KMA Master Plan .......................................................................111 Figure 8.70 Nurseries at DCDA Site Office .........................................................................................112 Figure 8.71 Examples of Tree Panting Methods ..................................................................................112 Figure 8.72 Sprinkler Trucks Owned by Parks and Greenery Department of Kabul Municipality .....112 Figure 8.73 Road Alignments Preserving Existing Developments and Local Conditions ...................114 Figure 8.74 Image of Land Preparation in Dehsabz South...................................................................115 Figure 8.75 Example of Land Preparation Planning by Contour Line Method (1)..............................116 Figure 8.76 Example of Land Preparation Planning by Contour Line Method (2)..............................117 Figure 8.77 Example of Land Preparation Planning by Contour Line Method (3)..............................118 Figure 8.78 Banking to Facilitate Drainage along Bagram Road.........................................................119 Figure 8.79 Embankment at Intersection of Gully and Road to Create Water Retention and

Infiltration Area ...............................................................................................................119 Figure 8.80 Approximate Soil Balance in Dehsabz South ...................................................................120 Figure 9.1 Original Structure Plan Prepared by CD Team ...................................................................123 Figure 10.1 Potential Initial Development Areas along Bagram Road ................................................131 Figure 10.2 Image of Pilot Development Area.....................................................................................132 Figure 10.3 Selection of Pilot Development Area................................................................................133 Figure 10.4 Tendering Area Considering Pilot Development Area ......................................................134 Figure 10.5 Land Use Plan for Pilot Development Area......................................................................135 Figure 10.6 Phased Development of Pilot Development Area.............................................................136 Figure 10.7 Image of Commercial/Business Core in Small Circular Area ..........................................137 Figure 10.8 Image of Green Buffer Zone.............................................................................................137 Figure 10.9 Image Plan of Pilot Development Area.............................................................................138


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Figure 10.10 Possible Images of Pilot Development Area...................................................................138 Figure 10.11 Detailed Land Use Plan for Pilot Development Area .....................................................139 Figure 10.12 Development Plan for Small Circular Zone and Neighboring Area in Northwest..........140 Figure 10.13 Detailed Image Plan for Small Circular Zone.................................................................141 Figure 10.14 Image of Gateway Town Area (A) ..................................................................................142 Figure 10.15 Images of Gateway Town Area (B).................................................................................143 Figure 10.16 Development Image of Traffic Terminal Front Area.......................................................144 Figure 10.17 Modified Development Plan for Pilot Development Area..............................................146 Figure 10.18 Steps to Prepare Urban Development Guidelines for Private Developers......................149 Figure 10.19 Blocks to Be Covered by Draft Urban Development Guidelines ...................................150 Figure 10.20 Sample Development Plans and Design Standards for Residential Blocks Considered

in Previous District Plan..................................................................................................150 Figure 10.21 Description of Sample Development Guidelines Profile (Appendix).............................152


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Abbreviations

AISA Afghan Investment Support Agency BRT Bus rapid transit CD Capacity development CEO Chief executive officer CSO Central Statistics Office DCDA Dehsabz City Development Authority Dis. Distance Gr. Gross HCM Highway capacity manual ICT Intercontinental Consultants and Technocrats Pvt. Ltd. JICA Japan International Cooperation Agency KCORR Kabul city outer ring road KMA Kabul metropolitan area KNC Kabul new city LRT Light rail transit MoUD Ministry of Urban Development MUDA Ministry of Urban Development Affairs NT New town NU Neighborhood unit P/S Power station PDA Pilot development area Pers. Person(s) Pop. Population

Units of Measure

ha hectare km kilometer km2 square kilometer kV kilovolt LCD liter per capita per day m meter m2 square meter MCM million cubic meters mm millimeter PCU passenger car unit °C degree(s) Celsius


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CHAPTER 1 INTRODUCTION

1.1 Context of Structure Planning

1.1.1 Kabul new city master plan – the point of departure

The master plan for the Kabul new city development was prepared as part of the previous JICA study. Based on the Interim Report of the study submitted in January 2009, the master plan for the Kabul new city development was prepared by DCDA, supported by the JICA study team, and formally approved in principle by the Cabinet on March 26, 2009. The master plan was further elaborated through the subsequent works of the JICA study, which prepared the master plan for the Kabul Metropolitan Area (KMA) defined by combining the existing Kabul city and the new city in Dehsabz and Barikab (Figure 1.1).

The previous JICA study was extended to prepare for early implementation of the Kabul new city development. As part of the extension works, a district plan for the Dehsabz South area was prepared at the scale of 1: 10,000, and a more detailed plan was prepared for a pilot development area in the Dehsabz South area selected through discussions between DCDA and the JICA study team. These plans constitute the basis for preparing a structure plan for the Dehsabz South area at the scale of 1:5,000.

Figure 1.1 Definition of Kabul Metropolitan Area

1.1.2 Position of structure plan in urban planning and control system

The existing urban planning practices in Afghanistan are based on the planning system inherited from the former Soviet era, which consists of the preparation of a structure plan at 1:5,000 and the implementation based on detailed plans prepared within the framework of the structure plan. The Ministry of Urban Development Affairs (MoUD) has been making efforts to introduce a new urban

Kabul New City Population: 1.5 million (up to 2025)(1.1 million in the development area)

Kabul Metropolitan AreaPopulation: 6.5 million

(up to 2025)

Existing Kabul City

Dehsabz South Area


2

planning and control system with zoning ordinances, building codes and related legislations. While this will still take time to be effected, the urban planning based on the structure and detailed planning will continue to be pursued.

The structure plan prepared at this time corresponds to an official structure plan in the existing urban planning and control system in Afghanistan. At the same time, it represents a step toward an initial attempt to introduce a new urban planning and control system. The position of the structure plan is illustrated in Figure 1.2.

Figure 1.2 Position of Structure Plan

1.2 Objectives of Structure Planning

Based on the Kabul new city master plan, the Dehsabz South district plan and the detailed plan for the pilot development area, DCDA continued its efforts to prepare for the early implementation of the new city development, focusing first on the Dehsabz South area. As the JICA capacity development (CD) project was initiated, it was realized that a structure plan at the scale of 1:5,000 should be prepared for the purpose of inviting a wide range of private developers and investors for early and prompt realization of the new city development.

The structure planning for the Dehsabz South area represents a significant step toward the implementation of the Kabul new city. Through the structure planning, planning criteria and design standards applicable to further planning and design will be clarified. These criteria and standards would be used to guide private developers for detailed planning and design of individual blocks. Thus, the structure planning represents the first step to apply the new urban planning system as a trial before it is fully introduced by MoUD in the Kabul city and other cities.

Therefore, the objectives of the structure planning are as follows:

(1) To prepare the structure plan for the Dehsabz South area at the 1:5,000 scale to guide the organized development of the area as a whole

(2) To provide proper information to guide developers and investors to be involved in the new city development

Urban Planning for Dehsabz South Area

Structure Plan for Dehsabz South Area (Scale=1/5,000)

Urban Development Manual & Guideline for Dehsabz South Area

Development Plan for Super Blocks (Scale=1/1,000-1/2,500)

KMA Master Plan (Scale=1/50,000)

Design/Construction

Structure Plan (official)

(Scale=1/5,000)

Detailed Plan (official)

(Scale=1/2,000)

Dehsabz South District Plan (Provisional study / Scale=1/10,000)

Topographic map (Scale=1/5,000)

Study of Business Plan


3

(3) To facilitate better selection of the pilot development area to be implemented first by the DCDA initiative

1.3 Basic Conditions for Structural Planning

The structure plan for the Dehsabz South area is prepared under the following basic conditions:

(1) The Kabul new city master plan is taken as the framework and basic conditions specified in the plan should be observed in principle.

(2) The Dehsabz South district plan prepared through the extension of the previous JICA study will be modified to make it a more implementable structure plan.

(3) The structure planning is based on the topographic map of 1:5,000 scale.

(4) The structure planning reflects financial viability of the new city development established by a business plan in preparation in parallel.

The following conditions are specified by the Kabul new city master plan and the district plan for the Dehsabz South area prepared based on the master plan.

1) Dehsabz South is one of four areas defined by the master plan together with Dehsabz North, Paymonar and Barikab with the planned total population of 1.1 million in 2025, or 1.5 million if the population of existing villages is included (Figure 1.3).

2) The area to be newly urbanized in the Dehsabz South area will accommodate about 400,000 residents by 2025, and the total planned population in the Dehsabz South district, including the population in existing villages, is 461,000 in 2025 according to the master plan.

3) Of the total land area of some 20,000ha to be occupied by the new city by 2025, the Dehsabz South area will occupy about 5,000ha.

Figure 1.3 Kabul New City and Four Districts Defined by KMA Master Plan


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1.4 Structure of the Report

The remaining part of this report is structured in the following way. In Chapter 2, unique characteristics of the Kabul new city development are clarified and existing conditions of the new city area are described. In Chapter 3, the Dehsabz South area is defined with precise boundaries, and strategy for urban development of the Dehsabz South area is established. In Chapter 4, urban structure design principles incorporated in the structure plan is described. In Chapter 5, frameworks for the Kabul new city planning are established with land use zoning and land allocation to various uses, allocation of various urban functions, and population distribution.

The following four chapters present the structure plan of the Dehsabz South area by sector formulated within the frameworks established in Chapter 5. The residential development plan is presented in Chapter 6, social/welfare facilities plan in Chapter 7, and infrastructure plan in Chapter 8. Based on these plans, Chapter 9 presents the structure plan finalization process through collaborative efforts between DCDA and the JICA CD team and the land use map prepared together. Issues for implementation of the structure plan are also presented. Finally in Chapter 10, the guidelines and principles for urban development in the new city are proposed by using the pilot development area selected for the initial development as a case study area.


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CHAPTER 2 UNIQUE CHARACTERISTICS OF KABUL NEW CITY DEVELOPMENT

2.1 Position of Kabul New City

The position of the Kabul new city is unique in the following aspects:

(1) The Kabul new city is planned in the immediate north of the existing Kabul city;

(2) The Kabul new city is planned to accommodate rapidly increasing population of the Kabul city, including returned refugees and internally displaced;

(3) The Kabul new city is planned to develop rapidly in the vast territory which is currently largely un-inhabited; and

(4) The Kabul new city is planned to complement the existing Kabul city but not as a new capital with relocation of administrative functions of the Kabul city.

Each aspect is described.

2.1.1 Location

The area for the Kabul new city is located in the immediate vicinity of the existing Kabul city. The area, however, is in the Panjshir basin, which is a sub-basin of the Kabul river basin, while the Kabul city is situated largely in the Upper Kabul sub-basin. Water balance is becoming tight in the Upper Kabul sub-basin, which is one of most important reasons why the Kabul new city is planned in the north of the city in the Panjshir basin.

The location of the Kabul new city in the Panjshir basin makes it easier to obtain additional water from the Panjshir river basin. It is natural to guide the Kabul urbanization to the north rather than bringing additional water from the Panjshir basin to the Upper Kabul basin. This is a typical case of “city to water” as against “water to city.”

The urbanization pressure from the Kabul city is currently mainly to the north along the Bagram Road that passes through the Dehsabz area. The Kabul new city may capitalize on the urbanization momentum for rapid development, once the existing water problem is solved.

2.1.2 Rapid increase of Kabul population

The population in the Kabul city has been increasing rapidly in recent years. The official statistics by the Central Statistics Office (CSO) put the population in the Kabul city at 2,967,600 in 2008. This estimate is largely considered an underestimation without accounting much for the returned refugees and internally displaced. Recently, the Indian study team (led by ICT, a private consulting firm based in New Delhi) working on the structure planning for the city put the population at 4,532,703 based on the data reported by district heads. The previous JICA study estimated the city population at 4.01million in 2008.

According to the KMA master plan, the city population is projected to increase to 7.5 million by 2025. Due to the tight water situation in the Upper Kabul basin, the city population within the basin should be limited to 5 million more or less. Of the remaining 2.5 million people, 1.5 million should be accommodated in the Kabul new city by 2025 according to the master plan. The ultimate population of the Kabul new city is set at 3million.

2.1.3 Rapid new city development in a large territory

The total land area for the new city is 740km, of which the development of some 200km is expected as urbanized area by 2025. The total population in the new city area is planned to be 1.5 million by 2025 as mentioned. To realize this development, planned urban development would have to proceed in multiple places at the same time.

The Kabul new city is planned with four districts: Dehsabz North, Dehsabz South, Paymonar and Barikab. Each district is effectively a new city by itself. The population distribution by 2025 in


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these districts is as shown in Table 2.1.

At present, the area for the new city is largely inhabited, except rural population of some 120,000 inhabiting in the peripheries of the area. Infrastructure is not developed and the land is generally arid with the annual precipitation of 300mm more or less. Massive efforts will be required to realize the Kabul new city in a relatively short period of time as planned.

Table 2.1 Population of Kabul City and Kabul New City

Barikab Dehsabz N Dehsabz S Paymonar Total

Development area I 140,000

(3,965 ha) 320,000

(6,221 ha) 382,000

(5,127 ha) 271,000

(4,823 ha) 1,111,300

(20,136 ha)Ongoing public projects 45,000 150,000 51,721 0 246,721 Villages 9,841 31,376 27,112 71,671 140,000

Total 194,841 501,376 460,833

(19,949ha)342,671

1,498,021 (74,040ha)

2.1.4 Complementary development with Kabul city

The KMA master plan suggests possible relocation of all the construction and development related government agencies and offices such as MoUD and Afghan Investment Support Agency (AISA) to the new city. No definite plan exists for such an administrative relocation. It is currently planned to reestablish the Parliament anew in the Dharlaman area to the south of Kabul possibly with other Government functions. Therefore, the new city is not a new capital of Afghanistan.

Due to its proximity to the existing Kabul city, it is expected to develop the new city complementarily with the Kabul city. It is also expected that in the Kabul new city, its own urban functions will be established, which are complementary to those in the Kabul city.

2.2 Comparative Size of Kabul New City

The new city area extends from the Kabul city through Dehsabz up to Barikab. The distance from the city center to the northern edge of Barikab is about 50km. This magnitude is comparable to the size of many new cities planned as new capitals respectively such as Washington D.C. (U.S.), Brasilia (Brazil), Canberra (Australia), New Delhi (India), Islamabad (Pakistan) and Astana (Kazakhstan).

The size of the Kabul new city is compared in Figure 2.1 with selected metropolitan areas in advanced countries. The land area of the Kabul new city is much larger than the area of Greater London, and the new cities of Welwyn Garden City and Letchworth outside London are within a 50km radius. The Dehsabz South area alone is as large as Milton Keynes, Marne La Valle and Melun Senart, known as huge new towns.

The Dehsabz South area, for which a structure plan is being prepared, is part of Dehsabz South district. It is planned to accommodate the population of some 400,000 in the land of about 5,000ha to be developed by 2025 according to the KMA master plan. This size is similar to the size of the Tama new town developed in the suburbs of Tokyo with the land area of some 3,000ha and planned population of about 300,000. This new town would provide much useful information for the planned Kabul new city development (Figure 2.2).

The huge size of the new city in Dehsabz and Barikab tends to obscure the magnitude of facilities involved in the new city. An example is the central park planned in Dehsabz. The area of the planned central park and other smaller parks in the Kabul new city is compared with parks in and around London, Paris and the New York City in Figure 2.3.


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Figure 2.1 City Size Comparison in Relation to Kabul New City

2.3 Site Characteristics of Kabul New City in Dehsabz South

2.3.1 Natural conditions

(1) Overview

The Islamic Republic of Afghanistan is located between the north latitude 29° and 38°, and the east longitude 60° and 75°, bordering on Pakistan, Iran, Tadzhikistan, Uzbekistan, Turkmenistan and China. The total national land is about 650,000km2, of which about three quarters in the east, central and north is occupied by the Hindu Kush and other mountains. The desert extends in the south, and plains are found in the north and the southwest. The mountain ranges extending from the Hindu Kush with the highest peak at the Wakhan corridor to the south form a wide valley between them, where the capital city of Kabul is located at the north latitude of 35° (Figure 2.4). The altitude of Kabul ranges in 1,800-1,900m above the sea level.

The climate in Afghanistan is continental with large differences in temperature between day and night and between cold and hot seasons. The annual precipitation exceeds 1,000mm only in some areas, but is about 300mm on average. It is much smaller in the southwest with 75mm, and 200mm in Mazarisharif and Ghazni. A few large rivers drain the national territory, but only the Kabul river joins the Indus river and drains eventually to the sea.


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Figure 2.2 Size of Dehsabz South Area in Comparison with Tama New Town

In Kabul, the dry season extends generally from April through November, and the wet season from December through March. In particular, little precipitation is received from May through August, and the temperature reaches over 30°C or even 40°C. The temperature gets down to below minus 10°C during winter between December and February.

(2) Topography and soil conditions

The Dehsabz South area inclines generally toward the west from the rocky mountains in the east and the south. The slope of the inclination is very small in the range of 1-3%. The melted snow from the mountains forms streams during spring and flow down the Dehsabz area, causing gully erosion. The gullies get deeper and deeper as the flow gets down to the western downstream areas. The deepest gullies reach several meters below the ground level. These gullies and rivers form extensive branches of excavation.

The land of the Dehsabz South area is mostly covered with silty soil and the landscape is desert-like with annual precipitation of some 300mm. The distribution of slope gradients, branches of rivers and gullies, and typical landscape are shown in Figure 2.5.

Tama New Town (Tokyo, Japan) Land area: 3,000ha Population: 300,000

Dehsabz South Area (up to 2025) Land area: 5,000ha Population: 400,000

To Central Area of Tokyo To Central Area of Kabul


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Figure 2.3 Planned Parks in Kabul New City and Prominent Parks in Major Metropolises

(3) Vegetation

No vegetation is visible in most parts of the Dehsabz South area during summer as no water is available even within deep gullies (Figure 2.5: bottom). Thin grass cover is found sporadically in the otherwise desert-like land, and planted trees are observed at limited locations in the southwestern part of the area and on farmland, supported by water from irrigation canals and karez (Figure 2.6).

Along the Bagram Road, trees are planted near gas stations and at the site office compound of DCDA in the Dehsabz North (Figure 2.7). This indicates the possibility of creating vegetation under proper management.


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Figure 2.4 Geographic Context and Topography of Kabul New City and Dehsabz South Area

Figure 2.5 Topography and Gullies in Dehsabz South Area

2%

1-2% 1%

1-3%

3-5%

H=1,750m H=1,800m H=1,850m


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(5) Brick plants

There exist a large number of brick plants along the Bagram Road and its branch roads. The number is increasing reflecting the recent construction boom. Most of them are small, but a few large ones are expanding their production capacity.

Figure 2.8 Location and Topography of Dehsabz South Area


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Figure 2.9 Existing Development Activities along Bagram Road

Bagram Road

New residential area (already inhibited)

Walls that surround a residential area built before housing

construction

New residential area prepared with roads


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Figure 2.10 New Residential Area in Northwestern Part of Dehsabz South Area at Present

Figure 2.11 Current Roadside Scenes along Bagram Road


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CHAPTER 3 STRATEGY FOR URBAN DEVELOPMENT OF DEHSABZ SOUTH

AREA

Based on the Kabul new city development master plan and the Dehsabz South district plan, a structure plan for the initial development in the Dehsabz South area is prepared to make it more viable by itself and effective for promoting continued developments. Strategy for urban development of the Dehsabz South area is established in this chapter, and reflected in the structure plan to be prepared in subsequent chapters. First, the Dehsabz South area to be developed by 2025 is re-defined by including additional areas and excluding some others, while retaining the total area at more or less 5,000ha as originally planned. Second, strategic considerations to be reflected in the structural plan are clarified.

3.1 Redefinition of Dehsabz South Development Area

Boundaries of the area for initial development would better be defined by using local topography and physical objects that can be unambiguously identified in the field. The topography of the Dehsabz South area is characterized by gullies and water channels, and other notable objects include the military training ground and existing facilities. The planned alignment of the Bagram Road is also used in defining the Dehsabz South area boundaries.

The new urban development project is a kind of real estate business, involving land acquisition, development of the purchased land, and sales of the developed land with increased value. Thus, the volume of housing area to be sold and the market price of land have great influence on the project feasibility. The development activities should be properly managed by the master developer with constant attention to changes in land values and sales promotion. In addition, it is also of great importance to sell land as soon as it is developed. Otherwise, financial burden on the developers will increase.

From these viewpoints, the land along the Bagram Road in the northern part of the area (Figure 3.1; above right ) and the land on the north side of the military drill ground of Afghan army (Figure 3.1; above right ) should be included in the development area, as these lands have high potentials for locating employment generating opportunities.

On the other hand, the proposed location of the central park and the land on the south side of the western part of the area should be excluded from the proposed structure plan area. Consequently, the total area of the Dehsabz South area will be about 5,000ha, the same as designated by the KMA master plan.

3.2 Strategic Considerations to Be Reflected in Structure Plan

In view of on-going development activities and the urbanization pressure from the Kabul city along the Bagram Road, the land use plan in the lowland part of the Dehsabz South area is modified together with alignments of some roads, while the land use plan in the upland part with two circular areas remains the same. A structure plan for the Dehsabz South area is prepared by modifying the lowland part of the area. Three strategic considerations are particularly important to make the Dehsabz South area development more viable. They are 1) improvement of transport links with the existing Kabul city, 2) effective utilization of unique topography with rivers and gullies, and 3) creation of greenery as important part of urban environment.


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Figure 3.1 Redefinition of Dehsabz South Area for Development by 2025

3.2.1 Transport system to link with Kabul city

(1) Traffic system to improve links with Kabul city's central district

In the KMA master plan, the traffic volume on the Bagram Road is projected at approximate 252,000vehicles/day in the scenario with the existing road network including regional arterial roads for the north-south axis (Figure 3.2). If newly proposed regional arterial roads are constructed, it is projected that the traffic volume will be approximate 110,000vehicles/day.

The traffic volume of approximate 110,000vehicles/day is hardly manageable without any measures such as continuous grade separation on the road without any intersection with other roads. This volume is too large to handle by the Bagram Road alone for the regional traffic flow from the Kabul city to north and east destinations. Consequently, one or two additional regional artery roads with a bypass function for the Bagram Road on the north-south axis should be planned in the structure plan to handle the future traffic flow.

Dehsabz South AreaApprox. 5,000ha

Planned road boundary

Gully

Existing lot boundary


Gully

Gully

Irrigation canal

Gully

Gully

Planned road boundary

Military area boundary

Gully






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Figure 3.2 Traffic Demand Projections for Road Network in KMA Master Plan (up to 2025)

(2) New urban axis roads and improvement of alignment of east-west roads

Introduction of Symbol Road as urban axis

To alleviate overload of traffic on the Bagram Road with approximately 110,000 vehicles/day and to promote development of the Dehsabz South area, a new regional artery road with north-south axis should be constructed between the Bagram Road and two circular zones to the west (Figure 3.3). This new road (called “the Symbol Road”) is expected to play a crucial role not only by sharing north-south traffic flow but also inducing development of residential, commercial and business facilities.

Figure 3.3 Introduction of New Urban Axis Road (Symbol Road)

New urban axis road (Symbol Road)

Dehsabz South Area

Dehsabz South Area


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Revised alignment of KCORR with east-west roads

The Kabul city outer ring road (KCORR), as proposed in the KMA master plan, passes through the residential area newly developing in the northwestern part of the area. The alignment of KCORR should be slightly bent southward to avoid this residential area with increasing population in light of cost and time necessary for the development (Figure 3.4). This adjustment would result in a better relationship between the existing gullies and the revised KCORR alignment.

Figure 3.4 Revised Alignment of KCORR

According to the KMA master plan, two east-west urban artery roads (North Route 1 and North Route 2 in Figure 3.5) extend from the two circular areas respectively and join together into the Paymonar area. The alignment of North Route 1 from the smaller circular area on the north side should be slightly shifted to the south to connect with the Paymonar area. The South Route should be designed as a link with the existing road on the north side of the airport, and establishing a BRT backbone route, and furthermore introducing LRT from the airport in the future.

Figure 3.5 Revised Alignments of KCORR and East-West Artery Roads

KCORR

Symbol Road

Kabul International Airport

North Route 1

North Route 2

Bagram Road

Middle Route

South Route


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(3) Introduction of public transport system with priority for Symbol Road

A new public transport system is indispensable to connect the central district of Kabul city with the Kabul new city, considering the population size of Kabul new city. The KMA master plan proposes the introduction of a BRT with an option to convert it to LRT in the future. At the early stage, the BRT should be introduced only on selected road sections for effective operation and management in view of the lack of experience in BRT operation and management in Afghanistan.

To establish the BRT system in the early stage, the newly proposed Symbol Road should be selected for initial routes as the expected traffic on the road is large to serve the areas along it. This is because the Symbol Road is planned to maximize the area coverage within walking distance, and to minimize the need for the introduction of secondary transport system such as ordinary or feeder bus services. The feeder bus services within the Dehsabz South area may be provided efficiently from major traffic terminals on the Symbol Road to outer areas shown in green in Figure 3.6. This route may be extended further to the Dehsabz North area and Barikab in the future at slightly lower costs than in the case where the entire route is constructed from the beginning.

1st walking dis. 2nd walking dis.

Main terminal 700-800m 1,500m Other terminal 500m 1,000m

Figure 3.6 Areas within Walking Distance from New Arterial Road (Symbol Road)

3.2.2 Consideration on local topography created by rivers and gullies

(1) Preservation and utilization of rivers and gully space

Gullies extending in the shape of trees are a topographical feature in and around the Dehsabz South area. It may be difficult to fill them in due to their magnitude, and ensure land stability of embankment on the gullies. Such natural landscape made up with gullies and rivers should be preserved, particularly those with large depth in the western part of the area.

As conservation of gullies should be a fundamental policy, the landscape can be effectively utilized for the purpose of providing amenity space. Gullied space may be transformed into an attractive space such as waterfront with pedestrian ways, while securing water channels (Figure 3.7).

(2) Proper layout of roads and housing considering the river and gully network

The existing rivers and gullies extend mainly in northwestern direction within and outside the area. Planning for road layout requires full consideration on the preservation of rivers and gullies. As bridges and culverts are provided at crossings of roads with the rivers and gullies, care needs to be taken for the installation of utilities, cables and other equipment at the crossings. Costs of installing these facilities and equipment would become larger as there exist more crossings of larger magnitude. In planning layout of road network and housing, existing rivers and gullies should be avoided as much


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as possible, and when a crossing is inevitable, crossing at right angle should be adopted (Figure 3.8). The layout of roads and housing lots should reflect the network of rivers and gullies for efficient land use patterns.

Figure 3.7 Rivers and Gullies to Be Preserved and Image of Waterfront Space Utilizing Gully

Figure 3.8 Image of Road Network Structure

3.2.3 Establishment of low-cost system to create and manage green environment

(1) Necessity to secure water for vegetation

Kabul and its suburbs have extremely low annual precipitation, which is due largely to snowfall during winter. Snowmelt starting in early spring causes flash flood of water, which is discharged rapidly in rivers and gullies without much infiltrated into ground. Consequently, the area suffers from extended drought in other seasons. Considering these conditions, development of the area should build in measures to create conditions to allow greenery in public space that may be maintained easily and at low costs. Also, greenery creation and maintenance in private land should be encouraged.

(2) Securing water with retention area

In order to retain snowmelt water and floodwater in the urbanized area instead of running out of the

Planned road network

Existing gully network

Gully (to be preserved as is)


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area, retention ponds may be provided at the upstream of rivers and gullies. It is proposed therefore to establish a temporally water collection and regulation system with extensive water retention area in the eastern upland fringe of the Dehsabz South area (Figure 3.9). Land with vegetation has water retention and recharging capacity. Increasing greenery in the new city will have a favorable effect on the agricultural land in the downstream as the greenery serves effectively as green dam for water storage.

Figure 3.9 Extensive Meltwater/Floodwater Retention Zone in Eastern Upland Areas

(3) Strengthening water reserve capacity through utilizing gullies

Water retention effects are strengthened by creating detention spaces throughout the Dehsabz South area. This would contribute to developing and maintaining environment for vegetation and agriculture. For this, the existing gully network is effectively utilized, and by installing weirs in a gully, stepwise lower riverbeds are formed, which allow gradual water flow downstream (Figure 3.10; left). Furthermore, this system is strengthened by connecting gully networks in such a way to create larger water areas at the same level (Figure 3.10; right).

To retain collected water as long as possible, lower riverbeds are constructed with two channels along both sides (one channel on each side) and higher space in between (Figure 3.11). This formation aims to let the middle lowland become a wetland with water running on both sides. Planting trees along the channels is effective in further preventing evaporation to maintain soil moisture.

Figure 3.10 Installation of Weirs and Connection Channels in Gullies to Create Water Retention and Infiltration Spaces

Water retention zone for meltwater and floodwater

Formation of step-wise lower river-beds by installing weirs in a gully

Connecting gullies keeping the same water level


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Figure 3.11 Image of Wetland for Vegetation

(4) Promotion of greenery and irrigation in private land

In view of economic situations in Afghanistan, financial capacity of municipalities, and limited tax bearing capacity of people, the greenery to be managed by the public sector should be reduced. Rather, greenery to be managed by the private sector should be increased to ensure sufficient greenery in the new city. This may be realized by the following measures:

1) To induce individuals and firms to allocate larger land for greenery by restrictive floor area ratios, building setback requirements and ratio of greenery area for privately owned properties

2) To ensure larger greenery areas within compounds of administrative, cultural, educational and other public facilities that can be more easily managed

(5) Reduction of public greenery spaces difficult to ensure water supply

Land for water retention and infiltration around the new city would easily turn out to be brown fields rather than greenery as the water requirements for narrow but elongated areas may become very large and supplying water in such areas could be very difficult. The same may be true for the roadside greenery in view of the conditions in the Kabul city. In the latter case, it may be more preferable to create greenery in the area between a street and a pedestrian way or in the area to be created by setback requirements.


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CHAPTER 4 URBAN STRUCTURAL DESIGN

As the basis for structure planning for the Dehsabz South area and more detailed planning and design for specific blocks, principles for urban structure design to determine the structure of the new city are clarified in this chapter. In modern urban planning, urban structure design reflects various functions required in the city as a whole and any part of it as clarified here.

4.1 Broad Structural Design of New City

4.1.1 Urban design in KMA master plan

According to the KMA master plan, planned urban development of the KMA utilizes effectively the unique topographic and hydro-geological conditions of the Kabul area. In the Kabul city, urbanized areas are located in basins or sub-basins of the upper Kabul river basin, separated by the seven hills and the Kabul River. This enclave type urbanization pattern is to be replicated also in the Kabul new city to be developed in the vast territory.

To realize this urbanization pattern, four separate urban districts are defined: Dehsabz North, Dehsabz South, Paymonar and Barikab (Figure 4.1). Each urban district is planned to be self-contained with respect to the provision of daily urban functions. At the same time, they are linked by transport network for complementary development, where each urban district will be specialized in some higher order urban functions, respectively to serve other districts as well.

Figure 4.1 Structure of Kabul New City According to KMA Master Plan

Of the four urban districts in the Kabul new city, Dehsabz North, Dehsabz South and Paymonar form a triangular shape fitted to the shape of the Dehsabz land area. Close to the center of the triangle, a large central park is planned encompassing small hills and upper tributaries of the Barikab river. The central park is planned for various recreational activities, accessible by residents in the three urban districts equally.

The Barikab district is located along the Bagram road continued from the Dehsabz South and the Dehsabz North districts, but beyond the ridge separating Barikab and Dehsabz. The Barikab district, located in the downstream of the Barikab River, has better availability of local water resources. Therefore, it is expected that the district will be developed as a garden city specialized in suburban

Central Park

Sub-center of Dehsabz North area

Sub-center of Dehsabz South area

Sub-center of Paymonar area

Bagram Road

Sub-center of Barikab area

Central Park


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agriculture.

4.1.2 Structural design by district

Structural design of the three urban districts is outlined below. As the land of these urban districts is vast and generally flat with small gradients and currently largely undeveloped, a unique geometric pattern is adopted for each district, respectively.

(1) Dehsabz North district

The structural design of the Dehsabz North district reflects the geometric design with grid pattern road network adopted by the on-going 26 Dalwa project implemented by MUDA (Figure 4.2). The grid pattern extends on both sides of the Bagram road, surrounding a rectangular core park. Other parts of the district also form linear urban areas along roads similar to ordinary urban areas (Figure 4.3). The location of the district on both sides of the Bagram road is a strong advantage of the district for successful urban development.

Figure 4.2 Urbanization Pattern of 26DalwaProject

Figure 4.3 Urbanization Pattern of Dehsabz North Center

(2) Paymonar district

Availability of water is relatively favorable in this district, and thus there are many villages with farmland existing in the district. The district is separated from the Kabul city only by low hills, and the urbanization pressure from the Kabul city is among the highest.

The structure design of the Paymonar district consists of a large circular area surrounding the circular park in the center and the peripheries where limited urban areas are located while most existing villages and farmland are preserved (Figure 4.4). It is expected that the huge circular urban area with


25

some 5km radius will be developed with geometric design. This kind of circular urban structure was attempted in the ancient Baghdad, and a few examples are seen in recent years.

It is not easy to guide the urbanization in all the directions of the circular area equally, and this urban structure is not flexible in adopting to further urban growth in the future. Further urbanization may be guided to other districts. The Paymonar district has a disadvantage that it is located only on one side of the KCORR. The district will be linked strongly to the Kabul city once the new tunnel road is constructed through the hill separating the district from the city.

Figure 4.4 Urbanization Pattern of Paymonar Center

(3) Dehsabz South district

The Dehsabz South district occupies the vast gently sloping land dissected by numerous gullies cutting the land deeply. It is generally a very dry land, which is largely inhabitable although some developments and facilities are found along the Bagram road.

The district has a very unique structure with two circular areas on the upland part of the district in the east (Figure 4.5). The two circular areas with parks in the respective centers are linked by a major boulevard, and together with other roads, they constitute an integrated urban core area. Each circular area is expected to have unique characteristics, while they are mutually complementary. Urban structure with multiple centers is found in many large cities in the world, including Canberra characterized by a typical twin centers.

Figure 4.5 Urbanization Pattern of Dehsabz South Center

To Kabul City Center

To Sub-center of Dehsabz North area


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4.2 Urban Structural Design of Dehsabz South Area

Considerations on urban structural design of the Dehsabz South area are presented. Reflecting them, structural design of the Dehsabz South area is described separately for the upland area characterized by the two circular cores and the lowland area dissected by many gullies. The upland area occupies about one-third of the Dehsabz South area, and the lowland area accounts for the remaining two-thirds.

4.2.1 Considerations on urban structural design

(1) Reflection of urban functions

Each of the four districts of the Kabul new city has distinct characteristics respectively as planned by the KMA master plan. In addition to urban functions to meet the daily needs of residents, each district has specialized higher order functions. The Dehsabz South area is planned with variety of business functions necessary to generate a large number of employment opportunities from the early stage of the new city development. The urban structure of the Dehsabz South area responds to these functions by providing urban spaces that can be developed for a wide range of business activities in the short to medium terms.

(2) Urban landscaping with Islamic design

Site plan and architectural design

Traditional townscape of Islamic culture is characterized by narrow and winding streets defined by continuous buildings and walls. Within the land lots, somewhat organic spaces are realized in the form of courtyard houses and other buildings with rich interior spaces. Such spaces are experienced widely by citizens at mosques and other public buildings.

In urban areas with a grid street pattern affected by Soviet type urban planning, traditional courtyard houses and compounds surrounded by high walls are mixed with individual buildings or building complexes in the middle of land lots. The latter type of development may be becoming more and more popular in the Kabul city, and this may become a dominant pattern of development in the new city as well.

In public spaces with dominantly commercial and public facilities, however, where a large number of people gather for various purposes, more structured spaces with geometric design and Islamic courtyards tend to be preferred by citizens. Architectural design in such spaces also reflects the geometric design of the outer spaces.

Squares and right angles

Today’s urban design place importance on urban landscape especially from public spaces, and urban landscape along main streets constitutes essential part of it. Particularly, the landscape formed by buildings around major intersections has symbolic meaning decisive role in determining the quality and characteristics of urban spaces.

For commercial buildings and public facilities to be used by many residents and visitors, architectural design with quadrant spaces is often adopted. In anticipation of such architectural design, major intersections are designed with right angles to create large squares, where buildings and facilities are designed also with right angles (Figure 4.6).

(3) Considerations on ongoing initiatives

There exist several ongoing initiatives by private developers for residential development. Most of them adopt grid type street patterns, reflecting the residential area design getting popular in the Kabul city. These patterns should be preserved and used to reduce the development costs.


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Figure 4.6 Urban Landscape to Be Created by Right Angled Intersection

4.2.2 Structural design of upland area

The large and small circular cores will be developed for central commercial uses and mixed residential and commercial/business uses, and the surrounding areas are used for detached housing. Together, they will constitute very unique urbanization pattern with geometric design. This urban structure will prescribe largely the alignment of tertiary roads as well. Therefore, diversity and freedom of urban design by private developers will be quite limited.

Most gullies in this area, except the large gully separating the two circular cores, will be reclaimed and the water routes will be diverted so that the land is prepared uniformly by cut and fill to create large equally sloping land. Higher standards of public spaces will be adopted in this area, including roads with wide carriageways. The unit land preparation costs will be 30-70% higher in this area. The value of land after development should be made much higher by the provision of high value facilities. Otherwise, this area may become low profitability land for DCDA.

The land area of the two circular areas combined is equivalent to the new cities of Canberra of Australia and New Delhi of India having the present population of about 300,000, respectively (Figure 4.7). The Dehsabz South area as a whole has the planned population of 400,000. This implies that the upland area of the Dehsabz South area should have urban development potential comparable to these advanced new cities. Otherwise, the upland area will not realize as attractive urban spaces with solid geometric urban structure.

Figure 4.7 Comparison of Cities Having Two Circular Areas


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The upland area is planned to have three boulevards with road side greenery for enjoyable strolling by pedestrians. Each of them has length comparable to world famous boulevards such as Champs Elysees in Paris and the Mall in London. As these boulevards in the upland area of the Dehsabz South area are not expected to attract commercial interests comparable to the world famous boulevards, land use and streetscape along them will be quite different from the commercial boulevards in advanced countries.

4.2.3 Structural design of lowland area

The lowland area of the Dehsabz South area is dissected by many deep gullies so that large scale land preparation to fill in the gullies is costly and difficult to undertake. The major artery roads such as the Bagram road, the Symbol road and the KCORR have alignments of large curvature going through the gullied land. The secondary artery roads including the east-west roads extending from the two circular cores also have long straight sections. Moreover, the east-west roads are aligned to the direction of Mecca. This may facilitate adoption of Islamic design for buildings and parks along these arteries. These artery roads should be properly named in consideration of their importance.

Secondary roads should better cross gullies at the right angle to reduce the costs for crossing structure such as bridges and culverts. Intersections with roads at higher tier of road hierarchy should also be at the right angle. To realize such crossings, alignments of secondary roads should be adjusted to gullies. These adjustments necessitate the adoption of more organic design of urban spaces or design with nature. In addition, the alignments of some secondary roads are adjusted to avoid on-going residential development by private developers.

It is expected that tertiary roads will be developed mostly by private developers, and alignments of these roads will be determined by ingenuity of respective developers. Limited restrictions may be imposed by development guidelines to ensure the formation of pleasant and agreeable townscape, while ingenuity of private developers should be elicited as much as possible to enhance the attractiveness of urban areas.

It is expected that a variety of street patterns and urban structure will be realized by the initiative of private developers under the proper guidance of DCDA, including a grid pattern, cul-de-sac, super blocks and other advanced patterns and structure. Combination of broad urban structure reflecting the local conditions and a variety street patterns and urban structure at the neighborhood level will allow formation of diversified streetscapes and urban landscapes. Still, minimal land preparation will be involved and the land development costs will be low in the lowland area.


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CHAPTER 5 LAND USE PLAN

5.1 Basic Policy for Land Use Planning

5.1.1 Scope of land use plan revision

According to the topographic maps of 1:5,000 scale, prepared by the latest survey, the gully erosion is more significant than anticipated in the lowland at the western part of the Dehsabz South area, and multiple gullies exist running throughout the lowland area. Also, development of residential areas has been going on along the Bagram Road, and more significant changes are observed in the lowland area, compared to the previous topographic maps.

Consequently, the development plan for the western area needs to be revised based on the present state within the framework of population and the land use plan of the KMA master plan. Since the topographic conditions of the eastern area have not changed significantly, the framework of the KMA master plan shall be followed for the symbolic area with small and large circular zones (Figure 5.1).

Figure 5.1 Western Area at Present and Area to Be Reviewed for Revision

Revised area

No revised area


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5.1.2 Land use zoning

Land use zoning should be conducted as the first step of land use planning. First, introduction of BRT (LRT in the future) is proposed on the Symbol Road newly designated by the structure plan. Traffic terminals are located at specific points along the Symbol Road and these terminals function as traffic connection points. A variety of urban functions including commerce/business function shall be accumulated to create a new urban axis along the Symbol Road in the Dehsabz South area (Figure 5.2).

Development potentials can be further enhanced by locating social facilities such as hospital, university and sport facilities also along the Symbol Road. Most commerce/business facilities should be allocated in small and large circular zones based on the previous district plan. Industrial and related functions shall be allocated in the areas along the KCORR to be developed earlier. To retain and infiltrate precious water within the Dehsabz South area, land for the purpose should be located in the upland area in the east. To protect the urban area from dust originating in the eastern area, erosion control forests should be created in this area with plum and other trees.

Large-scale parks with sport/recreational functions should be placed at various locations in the development area, considering the existing gully network. Reserve areas need to be secured in the north and the south of the area to accommodate changes in land use as development proceeds.

Figure 5.2 Land Use Zoning for Dehsabz South Area

5.1.3 Development strategy for residential and commercial/business areas

(1) Community planning for residential areas by neighborhood unit

Residential areas constitute major part of the area to be newly urbanized, and community planning should be applied to dominantly residential areas. The traditional concept of “neighborhood unit” is applied in community planning for residential areas in the cultural context of Afghanistan. One

District Plan for Dehsabz South Area (Supplemental Report 2: Dehsabz South District Plan, KMA Master Plan Study)

Military zone

KCORR

Bagram Road

To Barikab Central Park

Symbol Road(BRT or LRT)

To Kabul city east

To Paymonar


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neighborhood unit is equivalent to a community with one elementary school for grades 1-6. Major gullies are utilized as boundaries of some neighborhood units together with artery roads. Each neighborhood unit usually has such common facilities as district/community roads, parks, an elementary school, a mosque, and shops. The population in one neighborhood unit is proposed to be 7,000-13,000 with 1,000-2,000 households. A secondary school for grades 7-9 will be shared by two to three neighborhood units (Table 5.1).

The area size of each neighborhood unit is 50-130ha. This size is equivalent to several gozars, each having 500 households. It is ideal that people from different social classes live within one neighborhood unit to form a mixed community. The development of residential areas should comprise a mixture of different sizes of lots, while reflecting the housing demand in Afghanistan. An image of a neighborhood unit is shown in Figure 5.3.

Table 5.1 Specifications of Neighborhood Unit for Community Planning

Population 7,000-13,000 Land size 50-130ha Facilities Elementary school, mosque, shops, offices, and clinic Basic infrastructure Roads, parks and green space

Figure 5.3 Images of Residential Area by Community Planning

(2) Structure of commercial and business areas

The center area consisting of commercial and business facilities that support the residents' daily life (Figure 5.4) should be planned keeping in mind that there are different levels of shopping (e.g., daily shopping for convenience goods and weekend shopping for luxury goods). It is not necessary to determine commercial facilities to locate in each area in detail during the land use planning stage. Specific facilities can be determined during the detailed planning stage of the center area development.

Town center (regional center)

A town center is the core commercial/business area representing each new urban area, and attracts visitors from inside and outside of the new city. The center should deal with a variety of goods, and there should be many specialized shops, amusement facilities and restaurants. Also, large-scale supermarkets and department stores may be established in the center. Small and large circular zones satisfy the conditions as the town center in the Dehsabz South area.

District center (traffic terminal center)

As the lifestyle utilizing BRT or LRT traffic terminals is established, the terminal areas will become the main places for regular shopping. One large store or a few medium-size general merchandising stores will be the core for these activities.


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Figure 5.4 Image of Composition of Commercial Centers

Neighborhood center

A neighborhood center consists of a group of retail shops for daily goods. A supermarket may serve as the core of the center.

Roadside commercial area

Roadside stores tend to sell specialized goods and have large land and building area, to which most customers drive to shop. They cannot locate in the area where the property value is high.

5.1.4 Considerations on land use planning

(1) Consideration on project viability as a real estate business

Since new city development is a kind of real estate business, it is important to prepare an implementable plan from the viewpoints not only of physical development but also business development in consideration of private developers undertaking land development and individuals and firms purchasing houses and buildings. In Japan, public investments made by the central and local governments usually cover only 5-15% of the total project cost for new town development. That is, the new city development is more of a real estate development requiring the management sense of private businesses.

In Afghanistan at present, the Government faces severe financial constraint and the institution to support the urban development is largely lacking. Effectiveness of donor supports is also constrained by these conditions. Under these conditions, it is very important to distinguish roles of DCDA related specifically to the new city development and other roles to establish various social systems. The latter may include such systems to ensure daily life of residents and economic activities by private firms. These systems should be supported financially by taxes and user charges rather than by direct budgeting by the Government.

In particular, land development and building construction are quite different in terms of implementing actors and mechanisms, and thus the viability should be examined separately for land development and building construction. It is essential to manage the land development based on the examination of financial viability under a proper business plan.

Town center/ Community center Neighborhood unit Shops

Neighborhood center

Town center Community center

Other shops

Back population

Store space


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While there are many uncertain elements affecting structure planning, a structure plan should be prepared by anticipating possible effects of such uncertainties. Roughly speaking, the investment cost of the land development for the Dehsabz South area, including interest payment and administration expenses, is projected at approximately US$1.5 billion including that of private developers.

Assuming this investment is recovered by selling out the land at US$50/m2, the net land area available for housing development by private developers should be at least 3,000ha after deducting the land area for public use (Figure 5.5). Any business scheme would have to satisfy this basic condition to be viable. The land use plan needs to be finalized by considering the viability of real estate businesses by private developers in the new urban development under such a business scheme.

Figure 5.5 Land Development Cost and Land for Sale

Box: 26 Dalwa Project Costs

Source: 26 Dalwa Residential Project material

DCDA's own cost estimate (excluding sub-developers’ cost)

End users’ cost estimate (including sub-developers’ cost)

Construction cost: US$600-1,000 million - Land preparation cost - Road cost (partial 80%) - Trunk lifeline cost (partial 50%) - Park and greenery cost (partial 30%) - Contingency cost - Engineering cost - Financial cost - DCDA office work cost

Land cost: US$350-450 million - Land acquisition cost - Financial cost - DCDA office work cost

Total: US$950-1,450 million

Sub-construction cost: US$150-300 million - Roads, parks and greenery within neighborhood

housing blocks

Land cost: US$950-1,450 million (DCDA's own cost)

Total: US$1,100-1,750 million

26 Dalwa Project

Barikab Refugee Project

Paymonar Project (Kabul Municipality)


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Population 150,000 Number of units 20,000 Total cost US$460-500 million Infrastructure cost US$60 million Construction cost US$200 million for 1,500 apartments

US$100 million for 5,000 housing units US$100 million for social, health and educational service facilities

(2) Consideration on less lucrative land uses

Land prices are determined by demand and supply of land for particular uses, which are affected by geographic location and other local conditions and land use restrictions imposed on them. In structure planning, such risky land uses that might adversely affect the business plan should be treated carefully from the beginning. These land uses include social housing for low income people and utilities and social facilities. For these land uses, a slightly larger land area is allocated deliberately so that the low profitability use of such land will not undermine the business plan in any significant way.

(3) Consideration on mixed use of commercial land use

Commercial land use appears to be more profitable, but allocating a land area larger than the projected demand to the commercial uses increases the business risk. Commercial land usually accommodates also some social facilities and collective housing, which accounts commonly for 10-30% of the urban spaces to be provided in the commercial land use. The structure plan should reflect such complex development for mixed uses.

(4) Securing reserve areas for possible future changes

It is common in any new city development that socio-economic and other conditions related to the development change during the implementation period over decades. In Japan, modifications of land use plans for urban development projects usually occur several times even in relatively small-scale projects. The land use plan for new city development should be changed to adapt to such changes. To allow such modifications in a flexible way, sufficient land area should be reserved to accommodate possible future land uses. In planning for the land use in the Dehsabz South area, reserve areas are secured in several locations to cope with possible changes in land requirements and demand.

5.2 Land Use Allocation and Distribution Plan

5.2.1 Approach to land use allocation to enhance the city's attractiveness

(1) Allocation of complementary land uses in adjacent lands

It is important to examine land requirements for various purposes in terms of both quantity and quality. Since the consideration of quality requirements affects the formation of urban spaces, it is meaningful to pay attention to the relationship between land uses in adjacent land lots. Land uses in adjacent land lots could be mutually complementary to enhance the land value together or contradict one another to reduce the value and attractiveness of the town. Contradictory land uses in adjacent land lots tend to increase unused land and buffer areas to reconcile such uses, resulting in reduced attractiveness of the town. It is desirable in land use planning to allocate such land uses that would contribute to enhancing complementary effects and creating attractiveness of the town.

A key for enhancing the attractiveness of the town is to create pleasant and enjoyable public spaces accessible by all. For instance, to make the area along the main axis road to a traffic terminal attractive, public parks and other land uses to enhance the environmental value may be allocated along the road as well as commercial facilities. By locating facilities that would allow open access by citizens such as a mosque and shops adjacent to a public park, the amenity space can be effectively expanded. This is also a way to reduce the land area exclusively for parks to enhance financial


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viability of new city development.

It is vitally important to pay serious attention to the allocation of mutually complementary uses in adjacent land lots. Such considerations may prove to be crucial in determining the quality of the new city as a whole. For instance, Figure 5.6a shows a bad case of land use with small shops, offices and open spaces mixed with residential uses, while Figure 5.6b shows an improvement with greenery in the residential area to enhance the quality of living environment. Figure 5.6c shows a plan to improve the living environment as a whole by allocating parks and greenery in the residential area.

Figure 5.6 Improvement of Land Use to Enhance Quality of Living Environment

(2) Utilization of convenience adjacent to traffic terminal

The terminals for the future BRT and LRT system will be transport nodes, where many people gather for various purposes. Within the walking distance from a terminal, land value and characteristics vary depending on the distance from the terminal. It is therefore desirable in allocating commercial/business and social/public facilities to reflect characteristics of facilities and distance from the terminal.

5.2.2 Allocation of urban functions

(1) Classification of urban functions

In allocating and distributing various land uses for land use planning, urban functions represented by each land use should be clarified, and locational conditions and relationships between different functions need to be examined. Some urban functions require central location with a group of related facilities and central facilities, while others need to be distributed widely to perform the functions by neighborhood or other small unit.

Some commercial/business and social/public functions generally requiring central location may better be distributed widely depending on intended users of the facilities. Examples of the latter include wholesale and distribution facilities, service stations for utilities, and kleingarten (small gardens) serving local communities, respectively. The location of various urban functions, therefore, cannot be determined categorically by functions.

a b

c


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(2) Level of specification in land use planning

It is clarified what level of details should be specified in the land use plan for structure planning at this stage. For all the urban functions requiring central location, the land area for all the related facilities is determined such as a core area or industrial estate. Planning for individual facilities within the respective land area should be undertaken separately through detailed planning for the core area or the industrial estate.

For urban functions to be distributed widely in neighborhood units, exact locations of each function is not shown in the land use plan such as standard facilities to be provided within residential areas. Of social/public functions at levels higher than the neighborhood unit, the land for utility related facilities requiring more than about 3ha or those to be secured early should be specified, as they are related strongly to new city management and social services for residents.

(3) Allocation of urban functions

Central commercial

This function encompasses not only shops but also offices, clinics, postal service and banks and financial services. The land for central commercial function constitutes a mixed land use zone with a variety of land uses.

In line with the KMA master plan and the Dehsabz South district plan prepared earlier, commercial/business functions at higher level for people from larger service area will be located in the two circular zones. The central commercial function should be allocated to the areas along the new Symbol Road and around the traffic terminals as well, since potentials are high in these areas for high-end commercial/business activities.

It is desirable that the commercial/business function extends from the two circular zones to link eventually to the traffic terminals. The areas between the two circular zones and the traffic terminals would properly become linking space between them with the similar and complementary central commercial function. The central commercial function of the two circular zone will be somewhat reduced from the original district plan, as part of the function will be effectively substituted by the traffic terminals.

A base for the BRT or LRT system for buses and trains may be necessary. It should be located at the northern end of the Dehsabz South area in consideration of the artery roads as traffic nodes and functions of such facilities.

Local commercial

While the central commercial function serves commercial/business activities at levels between the town center and district centers, the local commercial function complements the central commercial function. It represents commercial/business activities at levels between the district centers and neighborhood centers, including roadside commercial/business activities. The land for this function constitutes also a mixed land use zone with a variety of land uses.

The local commercial function should be allocated in areas around the traffic terminals and near the intersections between artery roads for visitors by car. It is also allocated along city artery roads as shops and offices will locate there.

Logistics/light industrial

It is essential for the new city to offer a large number of employment opportunities to encourage a large number of residents coming into the city from an early stage of development. Employment opportunities to be offered by the new city should cater not only for the new residents and the returned refugees but also for activation of economic development in the country as a whole and even beyond. It is meaningful to establish a mechanism to allow early introduction of employment generating activities, once certain transport conditions are satisfied.

To realize this, the area reserved for industrial activities at the southeastern end of the Dehsabz South district has been included in the Dehsabz South area for early development. Since water availability


37

is a serious constraint for initial development, economic activities not water-intensive such as logistic activities should be encouraged in this area and also along the KCORR to be developed earlier. These areas have potentials to develop earlier to become logistic centers due to their location, provided that sufficient land is made available. Therefore, large reserve land areas are secured for logistic and related light industrial activities. The land demand for these activities should continue to be examined through business planning.

These logistic and related light industrial activities will not generate much air pollution by increased traffic and economic activities. Adverse effects will be much smaller than the pollution by transit traffic.

The light industrial function should be allocated also to the southeastern part of the Dehsabz South area. This area may be further extended to the northwest, and will serve as a buffer to the military drill operation in the Afghan army ground to the south. As this area locates in the upstream of the planned residential areas, counter measures should be taken against possible water pollution.

A water distribution reservoir should be located in the upland areas at the eastern end of the Dehsabz South area. This is also the area where the natural resources management system will be introduced, and these functions are mutually complementary. Other water distribution reservoirs may be located in the north and at the southern end of the area.

Institutional

Most institutional functions will be accommodated in the land areas for commercial/business uses, but facilities that require large land area will have to be treated separately. They include a university and a hospital. These facilities should better be located along the Symbol Road that constitutes the main urban axis of the Dehsabz South area.

It is important that the quality of service offered by minimal community life support functions in education and healthcare in each neighborhood unit be maintained above certain standards across the residential areas. These are urban functions for wider distribution. Location of these functions and facilities should be determined by detailed plans to be prepared by private developers to meet needs of each community. Those functions requiring more than 3ha beyond the needs of a neighborhood unit should be specified in the land use plan of structure planning at this time.

Location of the institutional function should be determined in principle by the Afghan side. Locational conditions and site characteristics will have to be examined in more detail in determining location of any related facilities. Therefore, the land use plan prepared at this time as part of structure planning may be modified as planning and implementation proceed.

Most utility facilities need to be provided by the time the residents start moving into the new city. They include "nuisance" facilities (e.g., waste treatment facility) and thus it is necessary to determine their sites at an early stage.

Recreational

The recreational function caters for residents’ needs for various recreational activities. It is specified in the land use plan mainly for facilities to complement public parks and greenery. This function is located in areas adjacent to public parks without much flat land and also as a buffer to the military ground of the Afghan Army. The allocation of various urban functions described above is illustrated in Figure 5.7.

5.2.3 Allocation of residential function

Population concentration should be realized along the Symbol Road especially around the traffic terminals of the BRT or LRT system to be introduced, in the peripheries of the central commercial areas of the two circular zones, and around other commercial/business areas. For this purpose, medium/high-rise apartments should be allocated to these areas. Medium/high-rise apartments are allocated also in land areas with gully-side greenery to make residential areas with waterfront greenery. In other areas, low housing is allocated (Figure 5.8).


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Figure 5.7 Allocation of Urban Functions

Figure 5.8 Allocation of Residential Function

5.2.4 Distribution of land use

The land use plan for the Dehsabz South area is shown in Figure 5.9. Distribution of land for different use in the area is described below.

Reserve area for hospital, etc.

Centralization of urban functions for compact city

Establishment of BRT base

Establishment of distribution core (including reserve area)

Establishment of town center

Buffer zone for maneuvering ground

of Afghan Army

Reserve area for university, etc.

Allocation of water retention zone in the most upstream area

Creation of symbolic space and accumulation

of population

Accumulation of appropriate population

for urban axis

Allocation of medium/ high-rise apartments


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Figure 5.9 Land Use Plan for Dehsabz South Area

(1) Distribution of public land

In principle, the land for roads is secured as proposed in the KMA master plan. The land area for public parks has been reduced as the central park has been excluded from the Dehsabz South area, but still a sufficient area is secured in accordance with the KMA master plan. The land area for greenery has been deliberately reduced to ensure financial viability of the new city development as a real estate development business and also to avoid excessive needs to maintain large greenery areas in the water


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scarce environment. This, however, does not mean the reduction of greenery in the new city, as comparatively more greenery is encouraged within housing compounds and other land uses for easier maintenance. Open spaces along the main artery roads, on the other hand, may easily turn into brown fields and thus be occupied illegally. These public land areas have been reduced significantly.

The land for public uses in the land use plan is calculated as the gross area. In reality, some public land develops even in residential areas, which may constitute up to 10% of the total land. According to the KMA master plan, the ratio of public land is about 50% of the total land area, consisting of 40% public land and 10% public uses in residential land. This ratio is about 55% in the Dehsabz South district plan, consisting of 44% public land and about 10% public uses of residential land.

This indicates that residential land available for sale may be more or less 45% of the total land area. In the land use plan prepared at this time by structure planning, the ratio of land for public uses is about 35%, consisting of 24% public land and about 10% public uses of residential land. Thus, the ratio of residential land available for sale has increased and exceeded a half of the total land area.

(2) Distribution of residential areas and population

The number of housing units secured by the land use plan prepared by structure planning is more or less the same as proposed by the KMA master plan. However, the allocation between detached houses and medium-high rise apartments has been changed. While the number of apartments and other types of town housing is increasing in the Kabul city recently, their demand is uncertain. Therefore, the number of apartments and other types of town housing has been reduced and detached housing increased at this time.

In the Dehsabz South district plan, the number of detached houses was reduced and medium/high-rise apartments increased from proposals in the KMA master plan. Consequently, the number of apartments exceeded that of detached houses. In the land use plan of structure planning, the number of people living in detached housing is larger than that in medium-high rise apartments. The distribution of housing types and population is compared in Table 5.2.

Table 5.2 Comparison of Land Use Distribution and Population Plan

Land use category KMA Master Plan Structure Plan District Plan Neighborhood residential area 1,833*ha 36% 2,283ha 46% 1,378ha 31% (Capacity) (204,000*) (258,000) (153,000) Mixed residential/business/commercial 568*ha 11% 503ha 10% 604ha 13% (Capacity) (178,000*) (123,000) (242,000) Residential subtotal 2,401ha 47% 2,786ha 57% 1,982ha 44% (Capacity) (382,000) (381,000) (395,000) Central commercial 201ha 4% 226ha 5% 201ha 4% District commercial/business - - 61ha 1% - - Local commercial/business 238ha 5% 239ha 5% 233ha 5% Commercial subtotal 439ha 9% 526ha 11% 434ha 9% (Capacity) (19,000) Institutional - - 91ha 2% - - Light industrial/logistics 180ha 4% 127ha 3% - - Reserve - - 231ha 5% - - Reserve/tourism 67ha 1% 13ha 1% 115ha 3% Reserve subtotal 67ha 1% 244ha 5% 115ha 3%Usable land area total 3,087ha 60% 3,774ha 77% 2,531ha 56% Road 529ha 10% 502ha 10% 722ha 16% Park 435ha 9% 285ha 6% 368ha 8% Gully/riverside green 1,076ha 21% 372ha 8% 886ha 20%Infrastructure total 2,040ha 40% 1,159ha 23% 1,976ha 44%Total 5,127ha 100% 4,933ha 100% 4,507ha 100% (Planned population) (382,000) (400,000) (395,000)

* projection


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The structure plan prepared at this time will allow some residential uses in commercial/business areas in the forms of apartment complexes and mixed use housing. Even detached houses may be allowed to some extent in commercial/business areas. The total population of 30,000 is allocated to such mixed-use areas.

(3) Distribution of land for facilities

The total land area for the commercial function is secured almost the same as that of KMA master plan. Planning for specific facilities to be located in each commercial area will be continued by center area planning together with business planning for implementation.

Large reserve land is secured for industrial and related economic activities in the land excluded by the previous district plan for development up to 2025. More industries other than light industries may be encouraged by the Government policy together with related economic activities. This is realized without sacrificing the area for residential available for sale, which has been in fact increased by the present structure planning.

The land area for recreational uses has been reduced significantly as part of the central park is not included in the Dehsabz South area for structure planning. This reflects the concern that such land may not be sold at reasonable prices in the future, and the new city development as a real estate business should minimize such land uses to ensure financial viability

(4) Projection of housing area available for sale

As mentioned earlier, the land use plan prepared by structure planning does not in principle specify detailed land use within each neighborhood unit such as land for local roads and various social facilities. Thus the area for each land use category is specified as gross area. To prepare and examine business plans, net area divided into lots that can be sold to end users needs to be calculated.

Particularly for residential areas, constituting the largest land use category, the land for public uses may account for 20-30% of the total gross area, for public and social purposes including local roads, public parks and greenery, and public and social facilities. The estimate of land for such public and social uses is important as it will be an important factor to determine financial viability of individual developments.

The land area to be used for public and social facilities in residential areas is assumed to be 20-30% for detached housing areas, 10-20% for medium/high-rise apartment areas, and about 10% for other facilities areas. The net area of housing available divided into lots for sale has been calculated by applying these ratios. The ratio of public land is about 24% in gross of the total urban area as mentioned. This will increase to 35% in net of the total housing area. This implies that the total residential area available for sale decreases by 500ha from 3,700ha to 3,200ha (Table 5.3). This is still larger than the original target of 3,000ha.

5.2.5 Considerations on possible changes in future land use

The land for commercial/business, industrial activities, residential complexes and social purposes has been secured to realize the potentials anticipated for each use. The potentials may not be fully realized, and the future land use may be changed. The land use plan should allow modifications reflecting changes in demand for specific land use.

When certain land use is not realized as planned, resultant excessive land area should be utilized for other purposes to ensure sufficient financial viability by minimizing negative effects. DCDA as the master developer is expected to monitor the land development as well as demand for land uses and facilities consistently and control the land development as necessary.


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Table 5.3 Estimate of Land Area by Use in Net Equivalent

Land use category Gross estimate Net estimate Note* Neighborhood residential area 2,283ha 46% 1,712ha 35% R15-20%, P2%, G1%, F2-7% Mixed residential/business/commercial 503ha 10% 428ha 9% R17%, P2%, G1%, F2-7% Residential subtotal 2,786ha 57% 2,140ha 43% Central commercial 226ha 5% 208ha 4% R5%, F3% District commercial/business 61ha 1% 56ha 1% R5%, F3% Local commercial/business 239ha 5% 227ha 5% R5%, F3% Commercial subtotal 526ha 11% 491ha 10% Institutional 91ha 2% 246ha 5% Light industrial/logistics 127ha 3% 121ha 2% R5%, F3% Reserve 231ha 5% 231ha 5% Reserve/tourism 13ha 1% 13ha 1% Reserve subtotal 244ha 5% 244ha 5% Usable land area total 3,774ha 77% 3,242ha 66% Road 502ha 10% 950ha 19% Park 285ha 6% 341ha 7% Gully/riverside green 372ha 8% 400ha 8% Infrastructure total 1,159ha 23% 1,693ha 34% Total 4,933ha 100% 4,933ha 100%

*R=Road; P=Park; G=Greenery; F=Facility

5.3 Population Distribution Plan by Neighborhood Unit

A neighborhood unit is planned bordered by city artery roads and gullies for a total population of 7,000-13,000 and the land area of 50-130ha. The projected population of the Dehsabz South area is distributed to realize the planned neighborhood units (Table 5.4; Figure 5.10). By securing sufficient residential area in each neighborhood unit, the land area of some units with comparatively larger areas for commercial/business, industrial and social uses exceeds 130ha significantly.

Table 5.4 Planned Populations and Land Area by Neighborhood Unit

Neighborhood district area No. Population

No. of units

Persons/unit Area (ha) Pop. density (/ha)

NU1 9,000 1,500 6.0 123 73 NU2 13,000 2,200 5.9 190 68 NU3 12,000 2,000 6.0 161 75 NU4 12,000 2,000 6.0 235 51 NU5 13,000 2,200 5.9 255 51 NU6 10,000 1,700 5.9 142 71 NU7 10,000 1,700 5.9 161 62 NU8 7,000 1,200 5.8 94 75 NU9 9,000 1,500 6.0 171 53

NU10 12,000 2,000 6.0 109 110 NU11 7,000 1,200 5.8 73 95 NU12 10,000 1,700 5.9 99 101 NU13 10,000 1,700 5.9 98 102 NU14 10,000 1,700 5.9 101 99 NU15 13,000 2,200 5.9 74 175 NU16 6,000 1,000 6.0 84 72 NU17 11,000 1,800 6.1 125 88 NU18 10,000 1,700 5.9 141 71 NU19 13,000 2,200 5.9 173 75 NU20 11,000 1,800 6.1 122 90 NU21 13,000 2,200 5.9 116 112 NU22 12,000 2,000 6.0 80 150 NU23 7,000 1,200 5.8 62 112


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Neighborhood district area No. Population

No. of units

Persons/unit Area (ha) Pop. density (/ha)

NU24 9,000 1,500 6.0 76 118 NU25 12,000 2,000 6.0 112 107 NU26 8,000 1,300 6.2 117 68 NU27 11,000 1,800 6.1 108 102 NU28 12,000 2,000 6.0 124 96 NU29 7,000 1,200 5.8 85 82 NU30 7,000 1,200 5.8 78 90 NU31 9,000 1,500 6.0 105 86 NU32 7,000 1,200 5.8 88 80 NU33 9,000 1,500 6.0 93 96 NU34 8,000 1,300 6.2 70 114 NU35 10,000 1,700 5.9 70 143 NU36 9,000 1,500 6.0 108 84 NU37 10,000 1,700 5.9 181 55 NU38 10,000 1,700 5.9 162 62 NU39 12,000 2,000 6.0 260 46 NU40 10,000 1,700 5.9 108 93 Total 400,000 67,200 6.0 4,933 81

Figure 5.10 Neighborhood Unit Populations

Primary school district Secondary school district


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CHAPTER 6 RESIDENTIAL AREA PLAN

6.1 Types and Size of Housing

6.1.1 Classification by housing types and form

The housing types are generally classified by height (the number of floors), use (residential and other purposes), building structure (exterior and form), and unit structure (e.g., flat and maisonette) as presented in Table 6.1. The types that are to be allowed in the Dehsabz South area include detached housing, medium/high-rise residential complex (apartment), housing attached to commercial facilities, mixed-use detached housing, townhouse and others (Table 6.2). Residential land development should be planned taking into account several typical housing types with respect to use and structure for the area.

On general low-rise residential land, detached houses, semi-detached (two-unit) houses, terrace houses and town houses for residential and multipurpose use as well as other specially approved facilities may be constructed. On medium-high rise residential land, construction of medium-high rise complexes with a wide range of uses is allowed for facilities and residential housings including specially approved facilities. For housing on commercial land, residential units may occupy upper floors of the building with commercial/business facilities on lower floors or may be or annexed to the building. Also, various combinations of structure and height are possible on commercial land housing from multipurpose detached house to residential-purpose-only detached house/complex as well as from low-rise to high-rise.

Table 6.1 Classification of Housing Types

Height Use Building structure Unit structure Low-rise Medium-rise High-rise Super high-rise

Residential purpose only Multipurpose Commercial facility-attached Specially approved facilities

Detached house Semidetached (two-unit) house Townhouse Terrace house Condominium Tower

Flat (apartment) Maisonette (duplex) Triplett (triplex)

Table 6.2 Housing Types to Be Allowed in Dehsabz South Area

Type of residential land Building types & descriptions Conditions & restrictions General low-rise residential land

- Detached house, semidetached house, terrace house, townhouse

- In addition to residential-purpose-only building, detached multipurpose house and specially ap-proved facilities allowed

- Floor-area ratio: 50-100% - Building-to-land ratio:

30-50% - Height limit - Restriction on no. of floors

Medium/high-rise residen-tial land

- Medium/high-rise apartment - Various facilities and houses including specially

approved facilities - Not to obstruct sunshine, radio transmission,

views, etc., in the surrounding areas

- Floor-area ratio: 150-200% (100-150% for housing)

- Building-to-land ratio: 60%

Commercial land (on which housing is located)

Building with residential units (upper floors) and commercial/business facilities (lower floors)

6.1.2 Size of housing lots and residential units

In Afghanistan, commonly five to 10 people live in a single house with relatively large floor area. In the present structure plan, the size and number of housing lots in residential areas are assumed, which in turn are used to project the population and calculate the ratio of public land to the total land area.

To develop the new city, housing development must be planned by residential block as commodities for sale. The planning should be based on assumptions on the size of individual housing lots and


45

combinations of size and types of houses. For this, the housing needs in the new city must be examined to determine the best combinations of housing types and size of housing lots and houses.

The KMA master plan and other data obtained through surveys have been used to determine the size distribution of housing lots and houses. This is used to calculate the population and number of households in business planning and development planning. Size of housing lots and size of housing units assumed for structure planning are summarized in Table 6.3. A typical layout of housing lots and sample plans of housing units are presented in Figures 6.1 and 6.2.

Table 6.3 Assumed Size of Housing Lot and Floor Area in Residential Area

Housing type Lot area Housing type Floor area Detached house 300m2/unit Apartment 100m2/unit 400m2/unit 150m2/unit 500m2/unit 800m2/unit 1,000m2/unit Social housing 100m2/unit

Source: Detailed Plan for Development Area of Naw Abad 8 Pole Charkhi

Figure 6.1 Sample of Detached Housing Lot Division

Source: Pamphlet of Golden City Project (completed)

Figure 6.2 Samples of Residential Unit Floor Area for Housing Complex

113m2 162m2 130m2


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6.1.3 Population density in residential areas

In residential area planning, it is necessary to assume target density of population and of housing units within the population framework in order to determine required land area and size of residential units. Residential areas are planned here as mixed communities, and accordingly a variety of housing units and household compounds size are accommodated there. For both low-rise general housing and medium/high-rise collective housing, low, medium and high-density residential areas are assumed, respectively. The population density assumed for residential areas is summarized in Table 6.4.

(1) Low-rise residential areas

In view of household size common in Afghanistan, it is assumed here that six to 10 persons live in a housing compound of 300-1,000m2 assumed earlier. Per capita floor area of 25m2 is assumed. As the ratio of roads, parks and greenery, and other neighborhood facilities will occupy some 25% of the residential blocks in the low rise residential areas, housing compounds will occupy 70-80% net of the total land area.

Since affordable housing will be included in the areas for a few percent of the housing area, the population density will become slightly higher. On an average, the housing compounds have 250m2, and floor area of housing unit has 150m2 with six members per family. Thus, the gross population density in the low-rise residential areas becomes 80-150/ha (100-220/ha net), and gross density of housing units 8-25units/ha (10-35units/ha net).

(2) Medium/high-rise collective housing areas

It is assumed that the average number of household members in collective housing is fewer, and that four to six persons live in a housing unit of 100-150m2. This corresponds to floor area of 25m2 per resident. As the ratio of land area occupied by roads, parks and greenery, and other neighborhood facilities is about 15% as assumed earlier, the net land area available for housing is 85% of the total residential area. Lower floors of collective housing buildings will be occupied by commercial and business activities, covering 5-10% of the total floor area. Consequently, the gross population density of the medium-high rise collective housing areas becomes 240-390/ha (320-480/ha net), and gross density of housing units becomes 40-100units/ha (50-120units/ha).

Table 6.4 Population Density Assumed for Residential Areas

Type Density Plot size (m2)

Total floor area

(m2)

Floor area/unit

(m2)

Total floor ratio

(%)

Household density

(pers./unit)

Effective land ratio

(%)

Effective floor ratio

(%)

Gr. unit density

(unit/ha)

Gr. pop. density (/ha)

Net unit density

(unit/ha)

Net pop. density (/ha)

1,000 250 --- 25 10 80 --- 8.0 80 10.0 100Low

800 225 --- 28 9 80 --- 10.0 90 12.5 113Medium 500 200 --- 40 8 75 --- 15.0 120 20.0 160

400 175 --- 44 7 75 --- 18.8 131 25.0 175High

300 150 --- 50 6 70 --- 23.3 140 33.3 200

Low housing

(Affordable) 250 150 --- 60 6 70 --- 28.0 168 40.0 240Low --- --- 150 80 6 85 90 40.8 245 53.3 320Medium --- --- 125 100 5 85 95 64.6 323 80.0 400

Medium/high-rise apartment

High --- --- 100 120 4 85 95 96.9 388 120.0 480

6.2 Housing Types in Residential Areas

6.2.1 Housing types in low-rise and medium-high rise residential areas

Rather than allowing a single type of residents in any neighborhood unit, various types of housing for various residents should be mixed in any neighborhood unit. There may be duplex houses and townhouses mixed with detached houses in the low-rise residential areas. For structure planning, only low-rise residential and medium-high-rise residential areas are distinguished.

(1) Low-rise residential areas

A low-rise residential area accommodates mainly detached houses but multiuse houses, small shops, offices and other facilities are also allowed to locate. Buildings of two to three floors dominate the area, and restriction should be imposed on the building height or the number of floors.


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Lot size should be varied to respond to various demands, and building types include terrace houses and courtyard houses as appropriate. Other than detached houses, multiuse houses, low-rise duplexes, townhouses, terrace houses and condominium should also be allowed to locate. Whether these different types of housing take roots successfully would depend on the Afghan culture and tastes of Afghan people, but it is meaningful to try to introduce a wide variety of housing types and meet diversified demand by residents (Figures 6.3 and 6.4). Rural housing combining residence and farmland may also be worth trying.

In residential areas within the Kabul city and its vicinities, many cases are observed where the length of a block is about 200-250m and the width in the range of 60-60m with dominant housing lot of 300-500m2 (Figure 6.5). Some blocks are as long as 300m or longer. Considering the ease of access on foot from neighboring road, the length of housing blocks should not be too long.

Referring to these examples, possible land lot division is shown (Figure 6.6). For general low rise housing areas, a block should have length shorter than about 200m considering the walking distance served by a service road for daily life. It is desirable to make the block length in the range of 160-180m, since a shorter block will make the road area ratio higher and salable land area smaller.

Figure 6.3 Images of General Low-rise Afghan Style Residences

The width of a residential block reflects the dimension of each housing lot to be determined by housing plan, sunshine and other requirements. For a housing lot of 300m2, the width should be at least 20m to secure a large backyard for sufficient sunshine if the entrance is to the north of the lot that runs east-west. The length of housing lots with the entrance to the south should be long enough for housing plans, and the total width of the block is determined to be 40m. For a block with the length in the north-south direction, housing plans become shorter by one or two modules than the block in the east-west direction, and thus the width of the block is determined to be 35m.


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Figure 6.4 Floor Plans and Images of Residential Units in Low-rise Residential Area

Site area 1,000m2

Site area 300m2 Site area 500m2

Floor area 100m2


49

Figure 6.5 Block Sizes for Detached Housing in Residential Area in/around Kabul City

Figure 6.6 Possible Land Lot Division of East-West Block (left) and North-South Block (right)

(2) Medium-high rise collective housing areas

A medium-high rise housing area allows at maximum the construction of medium to high-rise housing complexes (Figures 6.7, 6.8 and 6.9). Depending on the locational conditions and site characteristics, building density, height and types may be controlled. Residential units attached to shops on the

200m

260m

50m

50m

185m

205m

250m

40m

60m


50

ground floor are allowed along roads and elsewhere, independent buildings for shops, offices, clinics, mosques, schools and other facilities are also mixed in the residential area.

In the Dehsabz South area, construction of collective housing may not be allowed initially due to acute water shortages. Also, the demand for collective housing has not been clearly established yet. Therefore, the plan for residential areas may be modified in the future reflecting actual demand for housing of various types.

Figure 6.7 Images of Afghan Style Medium/High-rise Residential Area

Figure 6.8 Floor Plans and Images of Housing in Medium/High-rise Residential Area

Floor area 140m2 Floor area 120m2


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Figure 6.9 Site Dimensions of Housing Complex in Kabul City

In the Kabul city, the Macrorayon is a typical collective housing built during the Soviet era. Other types of collective housing have been constructed in recent years. Collective housing in the new city should be planned reflecting population density, distance between buildings and other conditions pertaining to collective housing complexes.

For collective housing, it is common to have more than 10 apartment buildings and therefore the distance between buildings should be determined with due consideration to ensure sufficient sunshine for residents. The proper distance is usually 1.6 times the height of the buildings. To ensure sufficient sunshine for all the residents, higher buildings should be located in the north, and medium to low rise buildings to the south in principle. The land between buildings should be effectively used for parking, playground and other purposes. As the collective housing tend to occupy a large land area, considerations on pedestrians are important including pedestrians’ ways to be secured. Vegetation should be provided to create pleasant walking environment.

Collective housing areas tend to have higher floor area ratios, and land prices may also become higher.


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As they are often located along roads at higher road hierarchy or in areas of convenient location, commercial and business facilities may also locate in the same areas to make land use tight. In such cases, greenery and vegetation should be provided to create pleasant living environment around the collective housing areas (Figure 6.10).

Figure 6.10 Image of Land Use in Collective Housing Area

6.2.2 Housing in commercial/business area

In the commercial/business area, buildings exclusively for commercial and business activities may be mixed with others accommodating housing units on upper floors, while lower floors are used for commercial and business purposes (Figure 6.11). In this area, therefore, some housing supply is planned, and the planned population of about 26,000 is allocated. It should be noted that construction of buildings exclusively for residential purposes with apartments and other types of collective housing is not precluded.

Figure 6.11 Images of Commercial Building with Residential Floors


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6.2.3 Social housing and affordable housing

The new city development needs to respond to social requirements, and one of essential social requirements is provision of social and affordable housing. Social and affordable housing should be distributed to each neighborhood unit to realize mixed communities, avoiding over concentration in any units. Social or affordable housing, by their nature, should be constructed at low costs. For this purpose, minimal site size should be adopted, and housing units should be constructed as townhouses with common walls and three floors that are accessible on foot. Alternatively, only land may be sold to allow houses to be constructed by self-help efforts as necessary.

(1) Social housing

Social housing is to be provided by public entities owning land and/or buildings, and used by residents who cannot afford bearing large initial costs but pay only small operating expenses, usually for limited time. Housing units for social housing need to be constructed at low costs. To realize this, townhouses with common walls between housing units may be constructed in a small compound, probably with three stories for easy walking up. Alternatively, when the construction of housing units by public entities is difficult, only land is provided at low costs, allowing residents to construct housing units by themselves.

Needs for social housing is large not only among the returned refugees and the poor but for housing for workers involved in construction works of the new city development. In view of urgency particularly for those currently deprived of adequate housing, social affordable housing should be built in the initial development already.

According to the KMA master plan, 40,000 housing units in total are planned for social housing in the new city as a whole, of which the Dehsabz South area is expected to accommodate some 13,000 units. It should be kept in mind that social housing tends to disrupt the population balance for any neighborhood units due to extremely high population density if provided in a specific area.

Site and floor plans and images of social or affordable housing are presented in Figure 6.12.

Figure 6.12 Images of Social Housing (Affordable Housing)

(2) Affordable housing

To ensure the supply of affordable housing by all means, private developers may be guided to provide comparatively more affordable housing lots of some 200m2 each within each residential block, corresponding to 2-3% of the total land area or about 5% of the total number of housing units (Figure 6.13). This will create variation in size of housing lots without undermining the quality of the housing block as a whole.

Instead of creating a smaller residential block for affordable housing, division into individual housing lots is adjusted to create smaller lots for affordable housing. For instance, housing lots having dimension of 12m east-west frontage and 18m north-south depth or 15m east-west depth and 14m north-south frontage may be fitted by adjusting frontage and split lines in the lot division. Other methods to create smaller blocks for affordable housing may be conceived by private developers.


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Figure 6.13 Housing Lot Division to Create Smaller Lots for Affordable Housing

6.3 Considerations Related to Housing Development

6.3.1 Security measures

The current social conditions in Afghanistan force people to build high walls around housing compounds for self-protection. The new city development should provide for the security considerations in one way or another.

One way to provide security of a residential block is to arrange shops on border road side that may be accessible from outside, and to provide housing for detached houses inside possibly protected by gated entrance (Figure 6.14). Each house may be accessed only from internal roads encircling the housing lot, while entrances from outside are limited.

Figure 6.14 Images of Community Gate to Residential Area

Each entrance may be made into a security gate. Around the gate are a small park, mosque, meeting facilities, shops and others. This arrangement makes it possible to monitor the security by people using these facilities. Also, these facilities enhance the entrance area as community space. Inside the residential compound, there will be individual housing lots without high walls to provide the image of openness.

6.3.2 Measures related to climatic conditions such as sunshine and snow

Kabul is located at high latitude comparable to central part of Japan, and thus, expectation for sunshine must be equally strong. As Kabul locates also at high altitude, temperature is very low in winter, and sunshine is an important factor for consideration. Guidelines should be developed to ensure adequate sunshine as part of standards for living environment. In Japan, the minimum of sunshine hours is set at three to four hours for housing in the suburbs.

Reducing frontage

Private developers are required to set aside 2-3% of the land area and about 5% of the residential lots for affordable housing.

Shifting split line


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Low cost measures may be required against snow accumulated on ground. One effective way is to align the access road to a compound in the north-south direction. This makes the ratio of area occupied by roads slightly higher, and does not allow entering housing lots from the south or the north, but facilitates melting of snow. Even small changes in the direction of access roads toward the north-south would have some effects (Figure 6.15).

Figure 6.15 Hours of Sunshine and Shadow for Residential Building by Direction

6.3.3 Control to ensure adequate housing supply

The size of housing lots and houses and the construction cost should be further examined by continued business planning. These conditions have been determined as necessary for structure planning, but need to be modified continually to meet changing demand and other conditions.

Notes on the figures to the right - Numbers: Hours of sunshine - Shaded area: Area in shadow daylong (largest

when due south as shown in Figure A)


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CHAPTER 7 SOCIAL AND WELFARE FACILITIES PLAN

7.1 Frameworks for Social and Welfare Facilities Development

7.1.1 A variety of social (welfare) facilities

Planning for social infrastructure facilities necessary for residents in the Dehsabz South area is important part of structure planning, as their location and site area will guide the preparation of the land use plan. In this chapter, facilities for religious activities, administrative management, education, cultural communications and health services are examined and planned. Specifics of various facilities need to be examined further and realistically in view of the existing conditions of Afghanistan.

(1) Classification of facilities in view of sphere of life

In structure planning, it is meaningful to distinguish those social and welfare facilities to be explicitly shown in the plan and others to be planned as part of residential planning by block. The land use plan should be prepared responding to needs for specific facilities in a sphere of daily life and a larger life sphere (Table 7.1)

Table 7.1 Classification of Social and Welfare Facilities by Sphere of Life

Category Facilities required in sphere of daily life (to be provided in neighborhood unit)

Facilities required in lager sphere of life (to be provided in Dehsabz South area)

Religious Small mosques Major mosques, madrasa (Islamic theological school)

Administrative Municipal office, police, fire department, post office

Educational Kindergartens, primary schools, secondary schools (1 per 2-3 neighborhood units)

High schools, vocational schools, university

Cultural Community halls Library, art and other museums, civic halls Health Clinics General hospital, health center Social welfare Preschools Children’s halls, welfare facilities for elderly Other Central wholesale market, waste incineration

plant, cemeteries

(2) Gender specific facilities

In the Islam society, some facilities have to be provided separately for men and women such as schools. This affects planning for these facilities with respect to number, size and location. The structure plan needs to accommodate such distinction.

7.1.2 Demographic structure of inhabitants and their characteristics

The age structure and other characteristics of future residents in the Dehsabz South area need to be examined as a base of planning for various facilities. Lack of reliable statistical data in usable forms as well as lack of experience in new city development in Afghanistan makes it difficult to examine the age structure and other characteristics of future residents in the new city.

The age structure and related characteristics of future residents in the Dehsabz South area are analyzed here by using a simple model for three stages: initial stage, intermediate stage and future stage. It is assumed for simplicity that the average life expectancy of Afghan people at 50 years old and the peak of population pyramid at 70 years old, and the age structure is represented by a triangle. The birth rate is thus calculated by this model to be 2.85%. Applying this model, the age structure is estimated and the population by age group calculated.

Similarly, the age structure and population by age group are examined for different stages. In the intermediate stage, the average life expectancy is assumed to be 60 years old, the population share of


57

this age 1% of the total population, and the peak population is 80 years old. In the future stage, the average life expectancy is assumed at 70 years old, the population share of this age 1%, and the peak population 90 years old (Figure 7.1).

Figure 7.1 Assumptions of Population Pyramid Model

7.1.3 Conditions for facilities location

(1) Facilities required in the sphere of daily life

Facilities required in the sphere of daily life include commercial and business facilities such as offices and shops, health facilities such as clinics and pharmacies, community facilities such as a community hall, and others. These facilities may be located not within residential areas but rather in a neighborhood center within walking distance or in the roadside commercial and business areas. Thus they should be treated separately from those to be located in residential blocks.

In each neighborhood unit, a model land use in a residential block is prepared for facilities to be located within the residential block such as a small mosque, kindergarten, primary school, secondary school, block park and neighborhood park (Figure 7.2). This model should be adjusted to make it fit to each neighborhood unit with respect to planned population, land area and other specific conditions.

Secondary schools are located for every two to three neighborhood units, one each for male and female students. When the secondary school district consists of three neighborhood units, each neighborhood unit is planned with men’s secondary school, women’s secondary school, and reserve lad for possible extension of facilities responding to increase in demand for facilities and housing.

Land requirements for various facilities to be provided for the sphere of daily life are summarized in Table 7.2.

(2) Facilities required in the larger sphere of life

The locations of facilities required in the larger sphere of life in the Dehsabz South area are shown in Figure 7.3. A plan for each facility type is presented.

1) Initial Model 2) Mid-term Model 3) Long term Model


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Figure 7.2 A Model of Facilities Allocation in Residential Area

Table 7.2 Facilities Required in Sphere of Daily Life and Their Land Requirements

Category Land area (capacity) No. of facilities/Note Neighborhood unit 50-130ha (pop. 7,000-13,000) n/a Community/ Cultural

Community hall ---

Commercial/ Business

Shop, office, bank, post office

---

Medical Clinic, pharmacy ---

To be located in the neighborhood center and local commercial area (no location planning necessary)

Religious Small mosque 1,000-2,000m2 2-3 for each neighborhood unit Kindergarten 1,500-2,500m2 2-4 for each neighborhood unit Primary school 13,000-16,000m2 (18-30 classrooms) 1 for each neighborhood unit

Educational

Secondary school 16,000-20,000m2 (18-36 classrooms) 2 (for boys and girls 1 each) for 2-3 neighborhood units

Block park 1,500-2,500m2 3-5 for each neighborhood unit Park Neighborhood park 15,000-20,000m2 1 for each neighborhood unit


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Figure 7.3 Assumed Locations of Facilities in Dehsabz South Area

7.2 Religious Facilities Plan

7.2.1 Major mosques

A mosque is an important place in the Islamic society, and there are two types of mosques in Islam cities: Jami (large mosque) and Masjid (small mosque). Jami is called congregational mosque for men's “Friday Prayer”, and usually one Jami is allowed per town. Different types of religious facilities are described in Table 7.3.

Since the Dehsabz South area consists of two administrative districts, two to three appropriate locations for Jami are sufficient for population from 100,000 to half a million in the new city. The site area with 2-5ha is allocated considering setting up an Islamic garden, madrassah (seminary) and Kuttab (elementary school) side by side. The size of existing mosques in the Kabul city varies, and the plan for mosques in the new city may be modified as necessary reflecting the monitoring of the situation (Figure 7.4).

Worship is conducted toward the direction of Mecca (Kiblah), which is about 27 degrees west-southwest from Kabul (Figure 7.5). The location and shape of the site where the front face of


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prayer (concave portion qiblah wall called mihrāb or crevice) can be easily secured. In addition, Jami shall keep a distance from major mosques proposed in the central park for the population of 1.5 million in the Kabul new city at large.

Table 7.3 Types of Religious Facilities with Descriptions

Facility Description Jami (large mosque) One Jami per city as a rule; every city's spiritual center; religious

services conducted every Friday noon for men, thus sometimes referred to as congregational mosque or Friday mosque

Masjid (small mosque) Located in residential areas; daily services conducted

Mosque

Minar (lighthouse) Tower from which to announce the time of prayer (azan); symbol of spiritual unity of Islamic society

Madrassah (seminary-cum-school) Teaching medical sciences, mathematics, etc., in addition to Koran Kuttab (elementary school) Teaching Koran to lower grade children

Source: Urban Space in Islamic Society/Hidenobu Jinnai/Yuuji Arai edition

Figure 7.4 Mosques in Kabul City

Figure 7.5 Direction from Kabul to Mecca (Kiblah)

Kabul

Mecca

27


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7.2.2 Small mosques

A masjid is required for daily worship in the neighborhood unit. It may be located at a corner of a building as it does not always require site area for its small size. An example of a mosque attached to collective housing in the Kabul city is shown in Figure 7.6. A few small mosques should better be provided in each neighborhood unit so that residents may visit them easily on foot.

Figure 7.6 Mosque in Collective Housing Area

7.2.3 Madrassah

Further, various other facilities that are considered necessary by the Islamic society should be considered. Madrassah (madrasa; seminary-cum-school) has developed as education facilities to learn the doctrines and wisdom of Islam. They should be located at one or two places in each neighborhood unit, preferably attached to a mosque as traditionally done.

7.3 Administrative Management Facilities Plan

7.3.1 City government branches and municipal government offices

The Dehsabz South area is divided by the northern boundaries of District 18 and District 19 in the Kabul municipality. Therefore, the jurisdictions of the Kabul municipality and the districts overlap in the area. The administrative structure and management may be changed in the future, but provision of municipal and social services by municipal governments at different levels will be essential irrespective of the overall administrative structure.

A site for these municipal offices should be secured somewhere near the town center for efficient provision of services to future residents (Figure 7.7). There are increasing cases in recent years to locate facilities for administrative management in the civic center together with facilities for cultural communications and other purposes. In expectation of such possibilities, sufficient land area of 2-5ha should be secured for these purposes.

Figure 7.7 Location of Kabul Municipal Government


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In the present structure plan, a few municipal offices are planned as part of the civic center facilities. For easy access from anywhere in the Dehsabz South area, they are located along the Symbol Road.

7.3.2 Police station

It is necessary to establish a police station at an early stage of the new city development to ensure security. For the population of 400,000 in the Dehsabz South area, one or two police stations should suffice, and one is located along the Symbol Road. The land requirement is estimated to be about 1-2ha including offices and accommodations.

7.3.3 Fire department

A fire station should also be established at the early stage of the new city development. For the population of 400,000 in the Dehsabz South area, a few locations may be required. They are located in the center along the Symbol Road and in the south along the Bagram Road. The land area of some 0.5-1.0ha may be required for offices, parking of fire engine trucks and training spaces.

7.4 Educational Facilities Plan

7.4.1 Considerations on educational facilities plan

(1) Proposed educational system

The Afghan educational system consists of primary school (grade 1-6), secondary and high school, (grade 7-12), vocational school (grade 10-14), and college/university. There exist acute shortages of schools in the Kabul city. Multiple shifts are adopted at schools where students concentrate. Even four shifts are observed at some schools. Enrollment rates are generally low presumably due to the economic conditions that require children for family labor. A fewer and fewer number of children pursue higher education these days.

Most students, after graduating from primary school (grades 1-6), go to secondary school (grade 7-12), and a few proceed to university or college. Alternatively, some students go to vocational school (grade 10-14) or specialized school after secondary school.

In planning for educational facilities in the new city development, it is meaningful to consider changes in the school system in the future. It is considered desirable that the school system is divided at grade 10 into secondary and high schools to allow the option for students to go to a vocational school instead of a high school. The school system should be flexible enough to allow continuous education through secondary and high school levels for six years, and separate secondary and high schools of three year each. Therefore, the education facilities plan prepared here is based on primary school for grades 1-6, secondary school for grades 7-9, high school for grades 10-12, and vocational school for grades 10-12, to be followed by college or university (Figure 7.8).

Figure 7.8 Future Educational System

(2) Allocation of school facility sites

In view of the shortages of schools and low enrollment rates at present in the Kabul city, it is not realistic to assume that an ideal school system can be established from the beginning in the new city with sufficient budget. In line with the existing situations in Afghanistan as a whole, the education system for the new city is planned at levels not significantly different from that in other cities. It is necessary, however, sufficient number of schools and land areas should be secured in the land use plan

Primary school (Grade 1-6)

Secondary school(Grade 7-9)

High school (Grade 10-12)

Vocational school and other (Grade 10-14)

Higher education(College/Univ.)


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to avoid shortages of school sites in the future.

(3) Estimation of student population

By using the population model defined above, the ratios of population in school ages can be calculated. The school age population corresponds to ages of six to 14 years old. The average population ratio of this age group is calculated to be 2.45%. The total school age population for a primary school of grades 1-6 is calculated to be 14.7% (2.45 6), that for a secondary school of grade 7-9 is 7.4% (2.45 3), and that for a high school of grades 10-12 is 6.7% (2.22 3). These ratios for different stages are summarized in Table 7.4.

Table 7.4 Assumptions of Student Population by Model

Initial model Mid-term model Long-term modelStudents total (% of pop.) 14.7 11.0 8.9 Secondary school students (% of pop) 7.4 5.5 4.5 High school students (% of pop.) 6.7 5.3 4.4

7.4.2 Primary school plan

(1) Primary school pupils

The structure plan is prepared by applying the concept of the neighborhood unit, which is based on the school district for a primary school. Population of each neighborhood unit ranges in 7,000-13,000. It is assumed that the enrollment rate at primary schools is 100%, co-education is adopted, and the number of pupils per class is 45. An appropriate size of a primary school may be three to five classes per grade for a total of 18-30 classes (Table 7.5).

If these conditions are applied to the neighborhood unit with the smallest resident population of 7,000 and the largest population of 13,000, there may be classroom shortages at the initial stage and two shifts may be adopted. As the number of school-age children decreases at intermediate and future stages, there will be a sufficient number of classrooms if one primary school is provided in each neighborhood unit (Table 7.6).

Table 7.5 Basic Assumptions for Primary School

Item Note Enrollment 100% of the age group Gender separation No (coeducation) Maximum number of students/class 45 Number of classes/school 18-30 (3-5 classes/grade)

Table 7.6 Necessary Number of Classes: Primary School

No. of classes necessary

& students/school 1) Initial Model:

Students=15% of pop.2) Mid-term Model:

Students=11% of pop. 3) Long-term Model: Students=9% of pop.

Enrollment n/a 100% 100% 100%

Small neighborhood unit (pop. 7,000)

18 classes (36 grades) 684 students/school (38/class 18)

1,050 students (7,0000.15) 28 classes (1,05038) 2818=1.56

770 students (7,0000.11) 21 classes (77038) 2118=1.17

630 students (7,0000.09) 17 classes (63038) 1718=0.94

Large neighborhood unit (pop. 13,000)

30 classes (56 grades) 1,230 students/school (41/class 30)

1,950 students (13,000 0.15) 48 classes (1,950 41) 4830=1.60



Operation system n/a 160% (60% two-shift) 120% (20% two-shift) 100% (one-shift)

(2) Land requirement for primary schools

For a primary school with 30 classes as considered ideal, the total number of pupils is calculated to be 1,230, assuming the average number of pupils in a class is 41. A school of this size requires the total


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floor area of about 4,950m2. Assuming the floor area ratio at 60%, the land area required for the school is calculated to be 8,250m2. In addition, a gymnasium would require floor area of 1,000m2 and land area of 1,670m2 at floor area ratio of 60%. Including the area for playground of 7,200m2, the total land area required for the primary school is about 1.7ha (Table 7.7). The land area of 1.5-2.5ha should be secured for a primary school.

Table 7.7 Proposed Primary School Specifications

Facility Note School building Gross floor area: 2,700+3 (1,230-480)=4,950m2

Site area (assuming 60% floor-area ratio): 4,9500.6=8,250m2 Gymnasium & other Gross floor area: 1,000m2

Site area (assuming 60% floor-area ratio): 1,0000.6=1,670m2 Playground 7,200m2

Total About 17,100m2

(3) Allocation of primary school sites

Since each neighborhood unit is defined based on the school district of a primary school, there will be as many primary schools as neighborhood units. Distribution of sites for primary schools is shown in Figure 7.9.

Figure 7.9 Planned Distribution of Primary School Sites

7.4.3 Secondary school plan

(1) Assumptions on secondary school and its area

A secondary school is planned for every two to three neighboring units. It is considered appropriate that each school consists of six to 12 classes per grade for a total of 18-36 classes. The corresponding population of secondary school district is in the range of 15,000-30,000. Conditions for secondary schools assumed for structure planning are summarized in Table 7.8. The necessary number of secondary schools and related indices are summarized in Table 7.9.


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Table 7.8 Basic Assumptions for Secondary Schools

Item Note Enrollment Initial Model: 80% of the age group

Mid-term Model: 90% of the age group Long-term Model: 100% of the age group

Gender separation Yes Maximum number of students/class 45 Number of classes/school 18-36 (6-12/grade)

Table 7.9 Necessary Number of Classes: Secondary School



Students=7% of pop. 2) Mid-term Model: Students=6% of pop.

3) Long-term Model:Students=5% of pop.

Enrollment n/a 80% 90% 100%

Small school area (pop. 15,000)

18 classes (63 grades) 738 students/school (41/class18)

840 students (15,0000.070.8) 21 classes (84041) 2118=1.17



Large school area (pop. 30,000)

36 classes (123 grades) 1,548 students/school 43/class36)

1,680 students (30,0000.070.8) 40 classes (1,68043) 4036=1.11



Operation system n/a 120% (20% two-shift) 110% (10% two-shift) 100% (one-shift)

(2) Land requirement for secondary schools

For the maximum size of secondary school with 36 classes, the total number of students is calculated to be 1,550 for the average number of students per class at 43. As boys and girls need to be separated, each school is expected to have 775 students. A secondary school of this size requires 4,420m2 floor area, and the land area of 7,370m2, assuming 60% floor-area ratio. A gymnasium may require 1,500m2 floor area, and the land area of 2,500m2 at 60% floor-area ratio. Including the area for playground of 8,400m2, the total land requirement is about 1.8ha for each school. Thus, a total of 2.0-3.0ha land is secured separately for boys" and girls' schools. These assumptions are summarized in Table 7.10.

Table 7.10 Proposed Secondary School Specifications

Facility Note School building Gross floor area: 3,240+4(774-480)=4,420m2

Site area (assuming 60% floor-are ratio): 4,4200.6=7,370m2 Gymnasium & other Gross floor area: 1,500m2

Site area (assuming 60% floor-are ratio): 1,5000.6=2,500m2 Playground 8,400m2

Total About 18,300m22 (boys & girls) =36,600m2

(3) Allocation of secondary school sites

Two to three primary school districts constitute one secondary school district. It is desirable to establish a secondary school with 15,000 to 30,000 residents considering the school size. Secondary schools are allocated in the Dehsabz South area as shown in Figure 7.10.

7.4.4 High school plan

(1) Assumptions on high school and its area

As it is assumed that the prospective students are free to go to high school of their choice, it is desirable to consider a larger commuting area including not only the Dehsabz South area but also parts of the Kabul city and its vicinity. Further, it is likely that some of them will opt to go to private high schools. Therefore, the requirement for high schools in the Dehsabz South area is estimated by


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assuming the percentage of students commuting to schools outside the area such as the Kabul city.

Figure 7.10 Planned Distribution of Secondary School Sites

It is estimated that six to eight high schools are required in the Dehsabz South area. In consideration of options to go to religious and vocational schools, land area for eight to 10 schools should be secured in total. Conditions assumed for high school plan are given in Table 7.11, and the estimated number of high schools and related indices are summarized in Table 7.12.

Table 7.11 Basic Assumptions for High School

Item Note Enrollment Initial Model: 50% of the age group

Mid-term Model: 60% of the age group Long-term Model: 70% of the age group

Gender separation Yes Maximum number of students/class 45 Number of classes/school 24-30 (8-10 classes/grade)

Table 7.12 Necessary Number of Classes and Schools for High Schools



Students=7% of pop. 2) Mid-term Model: Students=5% of pop.

3) Long-term Model: Students=4% of pop.

Population n/a 200,000 300,000 400,000 Enrollment n/a 50% 60% 70%

Share n/a Dehsabz South: 50% Other: 50%

Dehsabz South: 60% Other: 40%

Dehsabz South: 70% Other: 30%

Necessary number of schools

24-30 classes/school (83 grades; 103 grades) 1,080-1,350 students/school (45/class 24; 45/class 30)

3,500 students (200,0000.070.50.5)3-4 schools (3,5001,080; 3,5001,350)

5,400 students (300,0000.050.60.6) 4-5 schools (5,4001,080; 5,4001,350)

7,840 students (400,0000.040.70.7)6-8 schools (7,8401,080; 7,8401,350)


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(2) Land requirement for high schools

Assuming that the maximum number of classes is 30 (10 classes/grade) and the average number of students/class is 45, the largest high school is expected to have 1,350 students. A high school of this size requires a gross floor area of 6,840m2 for the school building and 1,500m2 for the gymnasium and other facilities. Also, it requires a site area of 11,400m2 for the school building and 2,500m2 for the gymnasium and other facilities assuming 60% floor-are ratio. Altogether, 3.0-5.0ha is necessary including 15,000m2 for the playground and two football fields (Table 7.13).

Table 7.13 Proposed High School Specifications

Facility Note School building Gross floor area: 3,360+4(1,350-480)=6,840m2

Site area (assuming 60% floor-area ratio): 6,8400.6=11,400m2 Gymnasium & other Gross floor area: 1,500m2

Site area (assuming 60% floor-area ratio): 1,5000.6=2,500m2 Playground 15,000m2

Total 28,900m2

(3) Allocation of high school sites

Since a high school is a facility for students from a larger area, commuting by public transport must be considered. For this purpose, high schools should be allocated within the coverage area of approximately 1km distance from transport terminals of BRT (LRT in future).

7.4.5 Considerations on high school construction

There exist acute shortages of school buildings in Afghanistan, and many students from primary to high schools go to one school under the combined class system at present. Therefore, the construction of schools might be delayed in the Dehsabz South area as well. It may be reasonable to construct secondary schools first for pupils and students nearby.

Considering the levels and standards of school buildings construction in Afghanistan, school facilities planned here are set smaller than those for comparable schools in Japan. This may be complemented by constructing a neighborhood park next to the school site for integrated uses. The areas for primary and secondary schools are incorporated in development plans that will be prepared by private developers. Therefore, standards for them should be established in development guidelines to be prepared by DCDA.

7.5 Cultural and Communications Facilities Plan

To encourage cultural communications between residents in the new city, the land should be secured for various facilities such as community halls, libraries, and art and other museums. The establishment of these facilities would depend much on the financial situations of the central and local governments and thus would be difficult to plan. Also, the number of cases is increasing, where civic and community centers are planned with multiple purposes as complex facilities for better accessibility and utility for citizens. In these cases, location of these facilities is not specified.

7.5.1 Libraries

A library should be planned for easy access by citizens in consideration of community size. It may be located at terminal front or other areas where many people gather for various purposes so that they may drop in easily for reading and circulation of books.

Nowadays, these facilities are planned for a hierarchy of services from high grade cultural communications facilities at the higher tier to community facilities in each neighborhood unit accessible easily by residents. Since these facilities are located in town and district centers and built into traffic terminals, their locations are not necessarily shown explicitly in the land use plan by structure planning. These facilities have high affinity with public parks, and some of them may


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locate within large parks under possible constraints for types and size of buildings.

A public library is planned for 0.5-2books per service population, and the one in the Dehsabz South area should have 200,000-800,000 books for its population of 400,000. Its resources, however, may be expanded in steps. With this magnitude, a better system may be to establish a central library with a few branch libraries (Figure 7.11). Each branch library may be located in the secondary school district for easy access by residents. For early provision of the services, school libraries may be utilized openly before branch libraries are constructed.

Source: Architectural Design Data Corpus, Architectural Institute of Japan

Figure 7.11 Concept of Library System (in Case of Japan)

7.5.2 Concert halls and community halls

Citizens should enjoy music and plays as part of life, and thus facilities to allow these activities should be provided in the new city. Only one large scale hall equipped with high grade facilities and seating capacity may be required in the Dehsabz South area, which may not be established at early stage of the development. The same is true for a large scale community hall. Smaller facilities should be established at early stage to serve a few neighborhood units for multiple purposes including concerts, plays and community meetings.

7.5.3 Art and other museums

Art and other museums are necessary as the Dehsabz South area is a city by itself. Only one location will be sufficient, but it may not be provided at an early stage of the new city development. They should be provided as part of overall cultural facilities in an ambient environment with greenery and open spaces so that visitors can enjoy the atmosphere as well as facilities and exhibitions. They should be provided at the prime location having good transport access. In the structure plan, they are located in the twin core park.

7.6 Healthcare and Social Welfare Facilities Plan

7.6.1 Hospitals

A hospital is established usually for a certain number of inpatients, responding also to emergency cases as well as needs of patients with chronic diseases. A hierarchy of hospitals and medical facilities commonly exists with a general hospital, specialized hospitals and others at lower tiers of the hierarchy.

A hospital at the higher tier of the hierarchy may be established with specific target clientele to be operated for a large service coverage area possibly covering the Kabul city even without large population settled in the new city. For the planned population of 400,000 in the Dehsabz South area, a few public hospitals should be located in the area, consisting of one provincial general hospital and one or two district hospitals.

Mobile library station

Annex (branch library)

Central library in the area

Regional reference library

National Diet Library

Mutual collaborative relationship

City/town border


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The public hospitals should be located in areas suitable for easy access by many patients from a larger area including the Kabul city. The provincial hospital is located along the new urban axis of the Symbol Road in the northern part of the Dehsabz South area (Figure 7.12). This location allows easy access by cars and public transportation close to BRT/LRT terminals. The hospital may start at a modest size in view of current financial conditions in Afghanistan, but is expected to develop to have 300-500 beds capacity.

In the previous Dehsabz South district plan, a hospital combining the functions of a provincial and district hospitals was proposed, and land requirement of at least 1ha per every 100 beds was indicated. The provincial hospital proposed by structure planning should have several hectares, but large enough area should be secured to accommodate future expansion with specialized medical school and research facilities.

It is planned to locate district hospitals in the southern part of the area along the Symbol Road (Figure 7.9). Each district hospital should have capacity with 100 beds in the future. Specifications of hospitals are summarized in Table 7.14. As a hospital is expected to provide quality medical care, it is recommended to establish an open referral system of health services with clinics.

Figure 7.12 Images and Planned Sites for Provincial and District Hospitals

Table 7.14 Planned Standards for Hospitals in Dehsabz South Area

Type Subject population No. of bedsProvincial hospital 300,000-450,000 200 District hospital 100,000-300,000 30-70

Standards Site area Min. 100 beds/haFloor area of hospital ward 75m2/bed

Source: Supplemental Report 2: Dehsabz South District Plan, JICA KMA master plan study, 2010.

7.6.2 Clinics

There are many more clinics than any other medical facilities. Clinics are the most accessible, forefront healthcare providers to the public. They have a limited number of beds; they are divided according to medical specialty and usually operated by individual doctors for their lifetime only. A clinic mall is sometimes formed by a group of clinics.

Unlike hospitals, clinics operate for limited time, and availability of services changes over 20-30 years. People prefer to go to a clinic of their choice, which also changes over time. They are typically planned as distributed facilities, and their locations cannot be specified by the land use plan. They

Provincial hospital

District hospital


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are expected to locate in multipurpose houses and buildings with shops and offices in the commercial/business area. The distribution of clinics by subject population suggested in the previous district plan is summarized in Table 7.15.

Table 7.15 Distribution of Clinics by Subject Population in District Plan

Subject population 30,000-60,000 15,000-30,000 5,000 No. of clinics 14-20 14-20 7 Health center Comprehensive Basic Small

Source: ibid.

7.6.3 Public health centers

A public health center is a specialized agency related to health and insurance administration and a facility to provide public health services, health guidance, examinations and tests. However, public health centers in Afghanistan also serve as clinics. As public health centers cover a large area, they should be located in part of the center area such as traffic terminals or built in a hospital for easy access by residents. They are not specifically considered at the stage of structural planning, for their land requirement is relatively small.

7.7 Social Welfare Facilities Plan

Since the new city development is undertaken as a national project, implemented with assistance from international aid organizations, it is essential to take measures for the poor and the socially disadvantaged. Social housing for returned refugees and living environment for orphans, and as future measures, social welfare facilities for infants, the elderly and the handicapped should be provided as part of the new city development plan.

Some of these social welfare facilities may be located in part of the central areas, but a majority should better be distributed in neighborhood units or residential areas as they share similar functions with residential housing. Demand for these facilities may not be high for the time being, since Afghan families are generally large and double-income families are not common. This should be further investigated.

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