YGN Future 1 Dec2014
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Transcript of YGN Future 1 Dec2014
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Yangon Present and Future; Presented at AMA 13.12.2014
(Part 1.)
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8 Issues in Housing & Urban Development Connected
with Yangon
1. Yangon’s Infrastructure
2. Yangon’s Traffic & Transportation3. City Circular Roads for Yangon
4. Issue no. 3. Issue of Land-use & “Central
Business District” (city centre)
5. Heritage Conservation & Zoning
6. Housing Sector Development
7. Yangon Extension
8. Laws and Legality in Urban Development
Part II
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Northern part of Yangon in the 18th century
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Yangon in the 18th century, during Alaung Paya period
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Yangon in the 19th century, re-planned as administrative
center of Lower Burma
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Yangon in earlier colonial days
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Yangon was known as green city of Asia
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Now the city has 365 sq. miles
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Extended areas
after 1988, 150.02,
49%
Extended areas in1959, 20.64, 7%
Industrial
areas, 24.00,
8%
Areas before 1959,
112.06, 36%
Composition of Yangon historic extensions
(in sq. miles)
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Population forecast for Yangon city with 3 scenarios
2.03
2.95
5.2
6.5
8.2
10.3
12.9
2.03
2.95
6.9
9.2
12.4
16.6
0
2
4
6
8
10
12
14
16
18
^1973 ^1983 ^2014 ^2024 ^2034 ^2044 ^2055
P o p u l a t i o n ( M i l l )
Years
Lower Scenairo (Based on growth rate of 2.3% yearly)
Middle Scenairo (Based on growth rate of 2.6% yearly)Higher Scenairo (Based on growth rate of 3% yearly)
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Water supplysystem of
Yangon
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Current Water Supply System of Yangon
City
Gyobyu Reservoir Ngamoeyeik Reservior
Phyugyi Reservoir
Hlawga
Reservoir
Gwaydanshay
Thebyu
Nyaunghnapin WWTP
Sitpintaung
Yangonbauk Source: Dept. of
Water & Sanitation
Around 160 million Gallon
(730 Mill. L or 0.73 mill. CM) daily.
Mainly from 4 reservoirs, Hlawga,
Gyobyu, Phyugyigyi , Ngamoe Yeik
But also from underground sources
Potentials are in Kokkowa, Toe
River, Lagunbyin, etc. But feasibility
surveys needed
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Water usage in Myanmar
• Upper middle class areas with flush toilets- 30-50
gal/person/day (136-200 lit./person/day)
• Middle class areas with pour-flush toilets-
15-20 gal/person/day (70-80 lit./person/day)
• Low-income areas- 10-15 gal/person/day
(45-70 lit./person/day)
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Based on 160 million gal. per day
(around 730 mill. Litres per day)
• Yangon city with 5.2 million population
should have 30 gal / person /day (136lit./person/day) should be sufficient but
• There are very high loses, so that the YCDC
mains reach only about 65% of Yangon
population
•Besides there are large unequal distributionand 4 townships are out-of reach from city
mains
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T o N a u n g D o n
0g;wpf &m
r*Fvm'H k
Water supply network Yangon
However
only about 65% of the populationare served with YCDC system
4 townships,
Dagon Seikan, Hlaing TharYar,
Shwe Pyi Thar & Seikyi Kanaungto are poorly supplied with
YCDC water
And over 40% water unaccounted
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Waste water Issue, Drainage & Sewage
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1
234
5
6
78
9
10
11
12
13
14
1516
1718
19 20
2122
23
24
2526
27
28
29
30 31
32
3334
35
36
37
3839
40
41
42
4344
46
47
48
49
50
51
52
53
54
55
56
59
58
6061
62
57
63
64
65
67
68
66
6970
71
72
73
74
75
76
77
7879
80
81
8283
84
85
86
87
88 89
90
91 92
9394
95Only the areas developed by British
&
Yankin & Thin Gan Gyun haveDrainage plan
The city needs
drainage & Sewage Plan
Flood prune areas
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Common SewerageSystem
7%
Septic Tank System
19%
Pour Flush System
28%
Fly Proof Latrines
18%
ConventionalUnsanitary Latrine
28%
No Latrine0.3%
Sanitary systems in YCDC area in 2002
The immediate target
should be
to apply 100 % septictanks system
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The garbage usually block the
drains
Around 1600 tons of daily garbage,
Using land filled methods,
Now planning to apply incineration
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Source: Calculated base onthe data of YESB
0.08 0.08
0.02
0.21
0.08
0.01
0.13
0.04
0.06
0.04
0.25
0.19
0.11
0.14
0.00
0.05
0.10
0.15
0.20
0.25
0.30
Electric SupplyElectric meter box & Households in Yangon Zones (data
from 2012)
Meter boxes (mill) House-holds (mill)
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850.51
609.25
72.61
221.15
340.88
491.11
249.61
0.00
100.00
200.00
300.00
400.00
500.00
600.00
700.00
800.00
900.00
Supplied units per & Households in August 2012
in Yangon Zones
Supplied Units per Household
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In the electricity supply,
Units per Household in August 2013
M i n g a l a T a u n g N y u n t
B a h a n
I n n e r c i t y Z o n e
P a z u n d a u n g
M i n g a l a T a u n g N y u n t
D a g o n
B a h a n
K y e e m y i n d i n e
S a n c h a u n g
H l a i n g
K a m a r y u t
S o u t h e a s
Z o n e
T h a k e t a
D a w
b o n
Y a n k i n
T a r m w a y
S o
u t h O a k k a l a p a
T h i n G a n G y u n
M a y a n g o n e
I n s e i n N
o r t h e r n Z o n e
N o r t h O k a l a p a
M i n g a l a r d o n
S o u t h e r n O u t e r Z o n e
D a l a
S e i k y i K a n a u n g t o
S h w e P
y i t h a
H l a i n g T h a r y a r
N o r t h - W e s t e r n
Z o n e
D a g o n S e i k k a n
S o u t h D a g o n
N o r t h D a g o n
E a s t D a g o n
E a s t e r n Z o n e
P a b e d a n
L a t h a
L a n m a d a w
A h l o n e
K y a u k t a d a
B o t a t a u n g
C B D Z o n e
S e i k a n C
B D a r e a
Electricity, supplied units per household
I n n e r c i t y z o n e
S o u t h e r n o u t e r z o n e
S o u t h e a s t z o n e
N o r t h e r n z o n
e
N o r t h - w e s t e r n z o n e
E a s t e r n z o n e
850 units per Household in CBD
72 units per Householdin Southern Zone
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Challenges on infrastructure and
urban services distribution1. The wastage and unaccounted supplies in water &
electricity are over 30%, very high2. The disparities of services in different zones (The
north-western & southern zones are poorly
supplied)3. Drainage & Sewage Plans with phase by phase
improvement plans are necessary
4. The cooperation with JICA & other bilateral &multilateral organizations
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Transportation & traffic problems
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Since 2010, the import of cars are relaxed. The increase of vehicles is inversely
proportional to decrease of driving speeds
29
18.06
22.92 23.6625.60
26.8428.00
35.5137.29
62.16
56.98
51.80
46.62
28.00
24.00
21.0018.00
31.08
28.49
25.90
23.3122.02
19.43
17.00
14.57
0.00
10.00
20.00
30.00
40.00
50.00
60.00
70.00
Y 2007 Y 2008 Y 2009 Y 2010 Y 2011 Y 2012 (June) Y 2013 (Jan) Y 2014 (Oct)
T o t a l V e h i c l e s ( 0 0 0 0 )
Years
Total Vehicles in Yangon (0 000)
Yangon's average speed with private cars at peak hours (km/hr)
Yangon's average speed with buses at peak hours (km/hr)
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Around 91% uses public transport
Bus
78%
Bus + Train
4%
Ferry
7%
Train
2%
Taxi
3%
Own Car
6%
Modal Share of Yangon based on 25 townships (Surveyred in2012)
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MingalaTaung Nyunt
Bahan
Innercity Zone
Pazundaung
MingalaTaung NyuntDagon
Bahan
K y e e
m y
i n d
i n e
Sanchaung
Hlaing
Kamaryut
SoutheasZone
Thaketa
Dawbon
Yankin
Tarmway
South Oakkalapa
Thin Gan Gyun
Mayangone
Insein
Northern Zone
North Okalapa
Mingalardon
Southern Outer Zone
Dala
Seikyi Kanaungto
Shwe Pyitha
Hlaing Tharyar
North-WesternZone
Dagon Seikkan
South Dagon
North Dagon
East Dagon
Eastern Zone
PabedanLathaLanmadaw
Ahlone
Kyauktada
Botataung
CBD Zone
Seikan
26% in & to CBD
34% In & to Inner City
Based on Origin-Destination study of 25 townships,
26% of people work in CBD, 34% in Inner City, amounts to 60 %,
travel daily to CBD & Inner City area which is 10% of city area
Shows dependency
Between land-use pattern
& transportationOne important reason for traffic problems are the “
Uneven Lad-use Structure”
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SoutheasZone
Thaketa
Dawbon
Yankin
Tarmway
South Oakkalapa
Thin GanGyun
Mayangone
Insein
Northern Zone
North Okalapa
Mingalardon
Southern Outer Zone
Dala
Seikyi Kanaungto
Shwe Pyitha
Hlaing Tharyar
North-WesternZone
Dagon Seikkan
South Dagon
North Dagon
East Dagon
Eastern Zone
Commercial establishments, 20% in CBD and 28% in Inner City
zone, amounts to 48% of all commercial establishments are
concentrated in 10% of city area
20% in 4% of Area
34% in Inner City Area(7% of City Area)
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0.25 0.501.00
1.502.00 2.50
20.00
15.00
12.00
10.00
7.50
3.00
0.00
5.00
10.00
15.00
20.00
25.00
Yankin Kokine Shwe Gon Dine Bahan Kandaw Lay Anaw Yahda
T r a v e l l i n g s p e e d ( m l / h r . )
Floor area index
Dependency between zonal floor area index and the travelling speeds
during peak hours in Yangon zones
Zonal Floor Area Index Average travelling speed during peak hours (ml/hr.)
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18.06
22.9223.66
25.6026.84
28.00
35.51
24.00
18.00 18.00
14.4012.00
10.29
8.00
0.00
5.00
10.00
15.00
20.00
25.00
30.00
35.00
40.00
Y 2007 Y 2008 Y 2009 Y 2010 Y 2011 Y 2012 (June) Y 2013 (Jan)
T o t a l V e h i c l e s ( 0 0 0 0 )
Years
Total Vehicles in Yangon (0 000)
Yangon's average speed with private cars at peak hours (miles/hr)
Yangon's average speed with buses at peak hours (miles/hr)
New solutions are necessary
The increase of vehicles is inversely
proportional to decrease of speeds
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26.84 28.00
35.5139.15
49.97
63.78
81.40
103.89
12.00 10.29 8.004.10 3.56 3.00 3.00 1.000.00
20.00
40.00
60.00
80.00
100.00
120.00
Y 2011 Y 2012 Y 2013 Y 2015 Y 2020 Y 2025 Y 2030 Y 2040
A x i s T i t l e
Years
Forecast for future average driving speeds in Yangon
Option : without invention
Total Vehicles in Yangon (0 000)
Yangon's average speed with private cars at peak hours (miles/hr)
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Issue no. 3
Circular Roads
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Th t k t i t ffi &
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The tasks to improve traffic &
transport in Yangon
1. Improve Rail System & BRT,
2. Introduce ATCS (Advanced Traffic ControlSystem)
3. Start BRT (Bus Rapid Transport
4. Outer & Inner Ring Roads
5. Sky Trains for 10 miles, CBD to Mingaladon:
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Issue no. 3. Issue of Land-use &
“Central Business District” (citycentre)
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Issues of land-use
M i n g a l a T a u n g N y u n t
B a h a n
I n n e r c i t y Z o n e
P a z u n d a u n g
M i n g a l a T a u n g N y u n t
D a g o n
B a h a n
K y e e m y i n d i n e
S a n c h a u n g
H l a i n g
K a m a r y u t
S o u t h e a s
Z o n e
T h a k e t a
D a w b o n
Y a n k i n
T a r m w a y S
o u t h O a k k a l a p a
T h i n G a n G y u n
M a y a n g o n e
I n s e i n N
o r t h
e r n Z o n e
N o r t h O k a l a p a
M i n g a l a r d o n
S o u t h e r n O u t e r Z o n e
D a l a
S e i k y i K a n a u n g t o
S h w e P y i t h a
H l a i n g T h a r y a r
N
o r t h - W e s t e r n
Z o n e
D a g o n S e i k k a n
S o u t h D a g o n
N o r t h D a g o n
E a s t D a g o n
E a s t e r n Z o n e
P a b e d a n
L a t h a
L a n m a d a w
A h l o n e
K y a u k t a d a
B o t a t a u n g
C B D Z o n e
S e i k a n
216 000 p/SM
P a b e d a n
D a g o n
B a h a n
Y a n k i n
M a y a n g o n
N o r t h O k a l a p a
M i n g a l a d o n
D a l a5000 p/SMPopulation densities in townships
20 000 persons
Per Sq.M in CBD
500 persons
Per Sq.M in
outskirts
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Commercial establishments distribution
CBD, 5551, 20%
Inner City Zone, 7758,
28%
Southern Zone,1062, 4%
South-East Zone, 4437,16%
North Zone, 3848, 14%
North-Western Zone,1678, 6%
Eastern Zone ,
3106, 12%
Commercial establishments DistributionCBD, 3.88,
1%
Inner City
Zone, 18.05,
5%
Southern
Zone, 89.95,
24%
South-East
Zone, 17.65,
5%
North Zone,
75.85, 21%
North-Western
Zone, 51.56,
14%
Eastern Zone
, 108.81, 30%
Zonal areas (Sq. Miles)
48% of all commercial establishments
are located in 10% of city’s area
Commercial Establishments Distribution
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Commercial Establishments Distribution
BahanBahan
K y e
e m y i n
d i n
e
Sanchaung
Hlaing
Kamaryut
1.Mindama Secondary CBD
2.Dagon Myo Thit Sub-center
P l a n n e
d c i r c
u l a r
r o a d
P l a n n e d c i r c u l a r r o a d
P l a
n n e
d c
i r c u
l a r r o a
d
Commercial Building (100 nos)
Shwe Pyitha
Hlaing Tharyar
North-WesternZone
Mayangone
Insein
Northern Zone
North Okalapa
Mingalardon
Dagon Seikkan
South Dagon
North Dagon
East Dagon
Eastern Zone
Southern Outer Zone
Dala
Seikyi Kanaungto
SoutheasZone
Thaketa
Dawbon
Yankin
Tarmway
Sou th Oakkalapa
ThinGanGyun
Commercial Building (100 nos)
26% in CBD
34% in Inner City Areas
Unequal Densities
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Unequal Densities
MingalaTaungNyunt
Bahan
Inner cityZone
Pazundaung
Mingal aTaungNyuntDagon
Bahan
K y e
e m y i
n d i n
e
Sanchaung
Hlaing
Kamaryut
CBD Zone
1.Mindama Secondary CBD
2.Dag on My o Thit Sub-center
P l a n n e
d c i r c u
l a r r o
a d
P l a n n e d c i r c u l a r r o a d
P l a
n
n e
d
c i r
c u
l a r
r o
a d
Distribution of Population &Commercial Establishments in YCDC area
Shwe Pyitha
Hlaing Tharyar
North-WesternZone
Mayangone
Insein
Northern Zone
North Ok alapa
Mingalardon
Dagon Seikkan
South D agon
North Dagon
East Dagon
Eastern Zone
Southern Outer Zone
Dala
Seikyi Kanaungto
SoutheasZone
Thaketa
Dawbon
Yankin
Tarmway
South Oakk alapa
ThinGan Gyun
Populations (10000 persons)
Commercial Building (100 nos)
Population Densities &
Commercial Area Densities are uneven
Commercial establishments distribution
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MingalaTaung Nyunt
Bahan
InnercityZone
Pazundaung
MingalaTaung NyuntDagon
Bahan
K y
e e m y
i n d
i n e
Sanchaung
Hlaing
Kamaryut
SoutheasZone
Thaketa
Dawbon
Yankin
Tarmway
South Oakkalapa
ThinGanGyun
Mayangone
Insein
Northern Zone
North Okalapa
Mingalardon
Southern Outer Zone
Dala
Seikyi Kanaungto
Shwe Pyitha
Hlaing Tharyar
North-WesternZone
Dagon Seikkan
South Dagon
North Dagon
East Dagon
Eastern Zone
PabedanLathaLanmadaw
Ahlone
Kyauktada
Botataung
CBD Zone
Seikan
2 1 6 0 0 0 p / S M
Commercial establishments distribution
50% of all commercial establishments
are concentrated in 10% of an area
C B D 1 . 3 % o f t o t a l a r e a I n
n e r C i t y Z o n e , 6 % o f t o t a l a r e a
S o u t h e r n O u t e r Z o n e
S o u t h - e a s t 6 % o f t o t a l a r e a
N o r t h e r n Z o n e 2 5 % o f t o
t a l a r e a
N o r t h - W e s t e r n Z o n e 1 7 % o f t o t a l a r e a
5551establishments
7758establishments
E a s t e r n
Z o n e 3 5 . 5 % o f t o t a l a r e a
Issue no. 3. Issue of Land-use & Central
B i Di t i t l ti
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Business District location
7% of Yangon’s population living in 3% of the area
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Dagon Seikkan
South Dagon
North Dagon
East Dagon
Eastern Zone
MiddleZone
Mayangone
Insein
Northern Zone
North Okalapa
Mingalardon
Shwe Pyitha
Hlaing Tharyar
North-WesternZone
Southern Outer Zone
Dala
Seikyi Kanaungto
SoutheasZone
Thaketa
Dawbon
Yankin
Tarmway
South Oakkalapa
Thin GanGyun
PabedanLathaLanmadaw
Ahlone
Kyauktada
Botataung
CBD Zone
Seikan
Another sub-centre
Beyond localRequirement
Is justified
Recommendation for Issue no. 3 is
-- “Decentralization & Dispersion”
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Endeavour no. 4The Secondary CBD
Endeavour no. 4
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The Secondary CBD
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Issue no. 4. Conservation of Historical
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Heritage
Old system of visual axis
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y
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View of Shwe Dagon, from the eastern visual axis
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View of Shwe Dagon from the southern axis
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View of Shwe Dagon, from the northern visual axis (before the obstruction)
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Disrespect of visual axis & visual intrusion
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Yangon as an old city, heritage of different groups cultural groups are
l
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prevalent
၃။ ေအရွ႕ၾကားေတာရလမ္ း ျမင္ ြကင္ း လမ္ းေၾကာင္ း
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၃ ရွ႕ၾ ရ ျ ြ ၾ
Conservation of city character
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OLD VISUAL AXIS, GYA TAW YA ROAD
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69/90
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70/90
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71/90
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72/90
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8/9/2019 YGN Future 1 Dec2014
73/90
-
8/9/2019 YGN Future 1 Dec2014
74/90
-
8/9/2019 YGN Future 1 Dec2014
75/90
-
8/9/2019 YGN Future 1 Dec2014
76/90
-
8/9/2019 YGN Future 1 Dec2014
77/90
-
8/9/2019 YGN Future 1 Dec2014
78/90
-
8/9/2019 YGN Future 1 Dec2014
79/90
-
8/9/2019 YGN Future 1 Dec2014
80/90
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8/9/2019 YGN Future 1 Dec2014
81/90
Issue no. 5. Employment
& Industrial Areas
Not easily identifiable
(Tertiary)Employment Sectors in Yangon
Employment sectors in YCDC
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82/90
Tertiary
(Government)
24%
Trading (Tertiary)
29%
Industrial (secondary)
19%
Construction
(secondary)6%
Irregular Workers
(Tertiary+ Secondary)
17%
(Tertiary)
5%
Industrial +
construction employment in YCDC could be around 25-30%
Tertiary Sector is over70%
Underemployment & Unemployment
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8/9/2019 YGN Future 1 Dec2014
83/90
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8/9/2019 YGN Future 1 Dec2014
84/90
Child-labour
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85/90
Industrial land speculation in
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86/90
Yangon• 15839.23 acres, 24 sq. miles, approximately,
10 % of Yangon's area, 10432 plots,
developed as industrial Majority starting
from 1996/97
• 4375 plots or 42 % in operation717 plots or 6.9% under construction
• Approximately 52 % waiting for speculation
Hlaing Thaya Industrial Land prices
4500.004500 00
5000.00
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87/90
100.00150.00
500.00
2250.00
45.0 100.0
300.0
1750.0
3500.0
0.00
500.00
1000.00
1500.00
2000.00
2500.00
3000.00
3500.00
4000.00
4500.00
Year 1995 Year 2000 Year 2005 Year 2010 Year 2013
A x i s T i t l e
Years
Hlaing Thaya Industrial Zone (Kyats Lakhs / acre Upper)
Hlaing Thaya Industrial Zone (Kyats Lakhs / acre Lower)
To the Policy Makers
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88/90
Request No. 1
“To work against Land
Monopolization &
Land Speculation ”
Pl
Summarized presentation
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8/9/2019 YGN Future 1 Dec2014
89/90
MiddleZone
PabedanLathaLanmadaw
Ahlone
Kyauktada
Botataung
CBD Zone
Seikan
Dagon Seikkan
South Dagon
North Dagon
East Dagon
Eastern Zone
Mayangone
Insein
Northern Zone
North Okalapa
Mingalardon
Shwe Pyitha
Hlaing Tharyar
North-WesternZone
Southern Outer Zone
Dala
Seikyi Kanaungto
SoutheasZone
Thaketa
Dawbon
Yankin
Tarmway
South Oakkalapa
Thin Gan Gyun
P l a n n e
d c i r
c u l a r
r o a
d
P l a n n e d c i r c u l a r r o a d
P l a
n n e
d c
i r c u
l a r r o a
d
SecondaryCBD
(planned)
Extension
Areas
ExtensionAreas
IndustrialZones
IndustrialZones
IndustrialZones
SEZ
IndustrialZones
1. Infrastructure improvement
2. Transportation improvement
3. Land-use pattern changes
6. Employment generation
4. Inner Ring & outer ring
5. Heritage conservation
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8/9/2019 YGN Future 1 Dec2014
90/90