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    A Strategic Urban Development Plan of Greater Yangon The Project for the Strategic Urban Development Plan of the Greater Yangon . Imagined Urban Futures of Yangon by Diana Huynh Posted on January 20, 2017 Diana Huynh explores the possibilities for Yangon’s future development. As a newcomer to the city earlier this year, I noticed that urban development and planning in Yangon was a topic that often came up in many discussions, be it with colleagues or during other informal encounters. The general sentiments among locals and foreigners were alike: the nearly undisputed consensus was that the old downtown should be preserved, that the traffic congestion and general infrastructure issues should be addressed, that public space ought to be expanded— a consensus expressed with a sense of optimism that now is a key moment for the unprecedented development of Yangon after decades of military governance that lacked a vision for the city. Indeed, following Myanmar’s incremental transition since 2011, urban politics have received considerable attention due to the liberalisation of the economy, leading to a rapid influx of the international community in forms of governments, the private sector and NGOs, and an increase in the urban population, which in turn urged the need for a new era of development. Despite the widespread awareness that Yangon needs planning, the top-down urbanisation process as it currently plays out suggests that it is one associated with a developmentalist vision of urbanism that has been well observed elsewhere in Asia over the last three decades or so. While it appears that the new regional authorities realise Yangon’s great potential, and are giving priority to planning, the urban development proposals for the city so far show limited understanding of actual demographic needs and the morphology of the city as a whole. While the development visions address issues in Yangon that are in great need of intervention, neither come without its set of urban problematiques. This is particularly evident in the vision that is presented in the Strategic Urban Development Plan of Greater Yangon, also called the Yangon 2040 Plan, developed by the Japan International Cooperation Agency (JICA) together with the Yangon City Development Committee (YCDC). In their strategy published at the end of 2013, JICA presented ideas for large-scale infrastructure expansion and the construction of new satellite towns. The Yangon 2040 Plan projects broadly translate as the development of a downtown district geared towards commerce and finance, while strategically proposing the expansion of satellite towns in the greater metropolitan area (which in fact, the YCDC has already embarked on with their plans for new settlements known as ‘New City’). JICA and the YCDC’s large-scale development is driven by projected population growth figures, an approach that is highly speculative in nature. This type of planning was an intrinsic part of several Southeast Asian cities’ early stages of rapid economic growth, but the long-term consequences have proven unsustainable and nowadays require re-management of governance and new ways of interpreting the urban fabric. According to a recent article in The Myanmar Times, the Yangon 2040 Plan has been undergoing revision since the middle of 2016 by the new YCDC under NLD leadership. In the revision the YCDC will also take into consideration the recommendations of other organisations before it will finalise the plan; it will certainly be interesting to observe the amendments. If the Yangon 2040 Plan takes precedence in the city’s development, it seems like heavy implementation of transit systems will be required. At this stage the scale of this implementation is nevertheless in radical incongruity with the social-political and fiscal realities of the city. It is also worth noting that the existing “new townships” built in the late 1950s during the years of independence, and in the lat

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    A Strategic Urban Development Plan of Greater Yangon The Project for the Strategic Urban Development Plan of the Greater Yangon . Imagined Urban Futures of Yangon by Diana Huynh Posted on January 20, 2017 Diana Huynh explores the possibilities for Yangon’s future development. As a newcomer to the city earlier this year, I noticed that urban development and planning in Yangon was a topic that often came up in many discussions, be it with colleagues or during other informal encounters. The general sentiments among locals and foreigners were alike: the nearly undisputed consensus was that the old downtown should be preserved, that the traffic congestion and general infrastructure issues should be addressed, that public space ought to be expanded— a consensus expressed with a sense of optimism that now is a key moment for the unprecedented development of Yangon after decades of military governance that lacked a vision for the city. Indeed, following Myanmar’s incremental transition since 2011, urban politics have received considerable attention due to the liberalisation of the economy, leading to a rapid influx of the international community in forms of governments, the private sector and NGOs, and an increase in the urban population, which in turn urged the need for a new era of development. Despite the widespread awareness that Yangon needs planning, the top-down urbanisation process as it currently plays out suggests that it is one associated with a developmentalist vision of urbanism that has been well observed elsewhere in Asia over the last three decades or so. While it appears that the new regional authorities realise Yangon’s great potential, and are giving priority to planning, the urban development proposals for the city so far show limited understanding of actual demographic needs and the morphology of the city as a whole. While the development visions address issues in Yangon that are in great need of intervention, neither come without its set of urban problematiques. This is particularly evident in the vision that is presented in the Strategic Urban Development Plan of Greater Yangon, also called the Yangon 2040 Plan, developed by the Japan International Cooperation Agency (JICA) together with the Yangon City Development Committee (YCDC). In their strategy published at the end of 2013, JICA presented ideas for large-scale infrastructure expansion and the construction of new satellite towns. The Yangon 2040 Plan projects broadly translate as the development of a downtown district geared towards commerce and finance, while strategically proposing the expansion of satellite towns in the greater metropolitan area (which in fact, the YCDC has already embarked on with their plans for new settlements known as ‘New City’). JICA and the YCDC’s large-scale development is driven by projected population growth figures, an approach that is highly speculative in nature. This type of planning was an intrinsic part of several Southeast Asian cities’ early stages of rapid economic growth, but the long-term consequences have proven unsustainable and nowadays require re-management of governance and new ways of interpreting the urban fabric. According to a recent article in The Myanmar Times, the Yangon 2040 Plan has been undergoing revision since the middle of 2016 by the new YCDC under NLD leadership. In the revision the YCDC will also take into consideration the recommendations of other organisations before it will finalise the plan; it will certainly be interesting to observe the amendments. If the Yangon 2040 Plan takes precedence in the city’s development, it seems like heavy implementation of transit systems will be required. At this stage the scale of this implementation is nevertheless in radical incongruity with the social-political and fiscal realities of the city. It is also worth noting that the existing “new townships” built in the late 1950s during the years of independence, and in the lat

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    Jica Urban Yangon

    Uploaded by

    THAN HAN
    A Strategic Urban Development Plan of Greater Yangon The Project for the Strategic Urban Development Plan of the Greater Yangon . Imagined Urban Futures of Yangon by Diana Huynh Posted on January 20, 2017 Diana Huynh explores the possibilities for Yangon’s future development. As a newcomer to the city earlier this year, I noticed that urban development and planning in Yangon was a topic that often came up in many discussions, be it with colleagues or during other informal encounters. The general sentiments among locals and foreigners were alike: the nearly undisputed consensus was that the old downtown should be preserved, that the traffic congestion and general infrastructure issues should be addressed, that public space ought to be expanded— a consensus expressed with a sense of optimism that now is a key moment for the unprecedented development of Yangon after decades of military governance that lacked a vision for the city. Indeed, following Myanmar’s incremental transition since 2011, urban politics have received considerable attention due to the liberalisation of the economy, leading to a rapid influx of the international community in forms of governments, the private sector and NGOs, and an increase in the urban population, which in turn urged the need for a new era of development. Despite the widespread awareness that Yangon needs planning, the top-down urbanisation process as it currently plays out suggests that it is one associated with a developmentalist vision of urbanism that has been well observed elsewhere in Asia over the last three decades or so. While it appears that the new regional authorities realise Yangon’s great potential, and are giving priority to planning, the urban development proposals for the city so far show limited understanding of actual demographic needs and the morphology of the city as a whole. While the development visions address issues in Yangon that are in great need of intervention, neither come without its set of urban problematiques. This is particularly evident in the vision that is presented in the Strategic Urban Development Plan of Greater Yangon, also called the Yangon 2040 Plan, developed by the Japan International Cooperation Agency (JICA) together with the Yangon City Development Committee (YCDC). In their strategy published at the end of 2013, JICA presented ideas for large-scale infrastructure expansion and the construction of new satellite towns. The Yangon 2040 Plan projects broadly translate as the development of a downtown district geared towards commerce and finance, while strategically proposing the expansion of satellite towns in the greater metropolitan area (which in fact, the YCDC has already embarked on with their plans for new settlements known as ‘New City’). JICA and the YCDC’s large-scale development is driven by projected population growth figures, an approach that is highly speculative in nature. This type of planning was an intrinsic part of several Southeast Asian cities’ early stages of rapid economic growth, but the long-term consequences have proven unsustainable and nowadays require re-management of governance and new ways of interpreting the urban fabric. According to a recent article in The Myanmar Times, the Yangon 2040 Plan has been undergoing revision since the middle of 2016 by the new YCDC under NLD leadership. In the revision the YCDC will also take into consideration the recommendations of other organisations before it will finalise the plan; it will certainly be interesting to observe the amendments. If the Yangon 2040 Plan takes precedence in the city’s development, it seems like heavy implementation of transit systems will be required. At this stage the scale of this implementation is nevertheless in radical incongruity with the social-political and fiscal realities of the city. It is also worth noting that the existing “new townships” built in the late 1950s during the years of independence, and in the lat

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    A Strategic Urban Development Plan of Greater Yangon

    Japan International Cooperation Agency (JICA)


    Yangon City Development Committee (YCDC)

    The Republic of the Union of Myanmar


    A Strategic Urban Development Plan
    of Greater Yangon
    The Project for the Strategic Urban Development Plan of the Greater Yangon

    FINAL REPORT II
    < SUMMARY >

    FINAL REPORT II <SUMMARY>


    January 2014
    Nippon Koei Co., Ltd.
    NJS Consultants Co., Ltd.
    YACHIYO Engineering Co., Ltd.
    International Development Center of Japan Inc.
    January 2014

    Asia Air Survey Co., Ltd.


    ALMEC Corporation
    JICA

    EI
    JR
    14-046
    A Strategic Urban Development Plan of Greater Yangon
    Japan International Cooperation Agency (JICA)
    Yangon City Development Committee (YCDC)

    The Republic of the Union of Myanmar


    A Strategic Urban Development Plan
    of Greater Yangon
    The Project for the Strategic Urban Development Plan of the Greater Yangon

    FINAL REPORT II
    < SUMMARY >

    FINAL REPORT II <SUMMARY>


    January 2014
    Nippon Koei Co., Ltd.
    NJS Consultants Co., Ltd.
    YACHIYO Engineering Co., Ltd.
    International Development Center of Japan Inc.
    January 2014

    Asia Air Survey Co., Ltd.


    ALMEC Corporation
    JICA
    The Project for the Strategic Urban Development Plan of the Greater Yangon
    Final Report for Phase II <Summary>

    The Project for


    The Strategic Urban Development Plan of the Greater Yangon

    Final Report II
    < Summary >

    TABLE OF CONTENTS

    Page

    CHAPTER 1: Introduction ...................................................................................................... 1-1

    CHAPTER 2: Phase II Works Case Studies and Techinical Transfer -


    1 CBD(Central Business District) Development ......................................................... 2-1
    2 North-East Region Development ............................................................................ 2-12
    3 Transit Oriented Development TOD ................................................................... 2-18
    4 Capacity Development Plan .................................................................................... 2-24
    5 Strategic Environmental Assessment SEA .......................................................... 2-27

    CHAPER 3: Conculsion and Recommendation ...................................................................... 3-1

    NIPPON KOEI CO., LTD., NJS CONSULTANTS CO., LTD.


    YACHIYO ENGINEERING CO., LTD., INTERNATIONAL DEVELOPMENT CENTER OF JAPAN,
    ASIA AIR SURVEY CO., LTD., and ALMEC CORPORATION

    i
    SubsequentWorks(PhaseII)oftheStrategicUrbanDevelopmentPlanofGraterYangon
    1 Introduction 2 CaseStudiesofDetailedPlanning
    Yangon, the largest economic center of Myanmar, has about 5.14 million population and is The subsequent works of the strategic urban development plan of the Greater Yangon consist
    experiencing rapid urbanization and accelerated development as the nation moves toward mainly of five (5) components as followings. To conduct the case studies, the JICA Study Team
    democracy. The current rapid urbanization is putting more pressure on the existing old organizedworkinggroupsconsistingofthetechnicalstaffsfromnotonlyUrbanPlanningDivision
    infrastructures. Yangon Regional Government and JICA agreed to start the Study to prepare a ofYCDCbutalsootherdepartmentofYCDC,townships,DHSHD/MOC,YangonHeritageTrust.
    wellthought future vision and strategic urban development plan. Accordingly, it will achieve
    balanced,inclusive,andsustainablegrowth,andcatertoabettersupplyofurbaninfrastructureand Table2:PhasedWorkPlan
    servicesfortheurbaninhabitantsofGreaterYangon. Title Contents
    SinceAugust2012,theStudynamelyTheProjectfortheStrategicUrbanDevelopmentPlanofthe
    GreaterYangonhascommencedfirstlyasPhaseItoformulatethemasterplan. Withholdingthe
    CBD(CentralBusiness InteractiveplanningprocessforImprovement,Development,&
    Seminar of Japan in March 2013, the Seminars of Myanmar in June 2013, the work of Phase I has District)Development Conservation
    completedandsubsequentworkswaslaunchedtoimplementtheplanasPhaseII. Inordertotakecountermeasuresagainstexistingproblemssuchas
    The planning work of Phase II intends to exchange opinions among concerned organizations trafficjam,environmentalpollution,risinglandvalues,
    carefully,butnottobeofficiallyapprovedbyMyanmarside. deteriorationordamagetoculturalheritage,andothers,detailed
    CBDdevelopmentplansshouldbecarriedout.
    Table1:PhasedWorkPlan
    Phase StudyPeriod MainContents NorthEastRegion NewUrbanDevelopmentplanninginsuburbanareaasmodelsfor
    PhaseI August2012 MakingUrbanBasicInformationData
    (FinalReportI) March2013 FormulationofDevelopmentVisionsandaStructurePlan
    Development suburbandevelopment
    FormulationofSocialInfrastructureDevelopmentStrategy Thisworksistoformulateadetaileddevelopmentplanforthe
    FormulationofanUrbanDevelopmentMasterPlan NorthEastRegioninwhichnewurbandevelopmentwillbetaken
    PhaseII April2013
    ConductingaCaseStudyandFormulationofCapacityDevelopmentPlan torealizetheproposedstrategicurbandevelopmentplanof
    (FinalReportII) December2013
    Source:JICAStudyTeam GreaterYangon. Thelanduseplansshouldbelinkedwiththe
    masterplanmadebythetownships.
    Development TransitOriented UrbanDevelopmentandPublicTransportationinharmony
    Vision Yangon 2040 ThepolicyofTODisAchieveurbanizationbasedonpublic
    City of Green and Gold - Peaceful and Beloved city
    Development(TOD)
    transportationthatintendshigheconomicalefficiency,and
    International Hub City Comfortable City Well-Managed Infrastructure Good Governance environmentalfriendliness,andtravelerfriendliness. For
    introduceTODconceptdevelopment,thestudyofYangonCircular
    Structure Plan A Multi-core city with sub-centers with green isles Railwaywasconductedintheproject.

    Urban centersCBD, and Sub-Centers RoadOuter ring road and radial/grid roads CapacityDevelopment ImprovingandDevelopingtheCapacityforthesustainableUrban
    IndustryThirawa SEZ and IZ along outer ring road RailImprovement of existing lines and 5 MRT lines Plan development
    GreeneryNorth South Green axis LogisticsNew and existing airports and seaports TheStrategicUrbanDevelopmentPlanisforfuturedevelopmentin
    theGreaterYangonarea.Inordertorealizetheplan,itisnecessary
    Urban Strategies Infrastructure Strategies Utility
    Urban dev. & management toestablishanurbanplanningsystemforlargerregionsanda
    Social services Urban landscape & heritage Urban transport Water Power detailedplanforsmallerarea.
    Living environment Public parks & greenery Water supply SWM
    Transport Road

    Land Use Plan Sewerage/
    Land Use
    Land use zoning scheme
    Rail Port/logist. drainage Telecom Strategic StrategicEnvironmentAssessmentinapplicationfortheMasterPlan
    Environmental Formulation
    Urban Dev. Management Program
    Assessment(SEA) InthePhaseIIoftheStudy,theworkshoponenvironmentaland
    Priority Program Capacity Development Program socialconsiderationswhichisnecessaryforfuturedevelopment
    programs
    Urban Dev. & Management27 (1)Coordination (2)Survey /Research (3)Planning
    programsinYangonwasconductedbytheJICAStudyTeaminthe
    (4)Legal f ramework (5)Regulation (6)Implementation

    Social infrastructure: 53 programs
    courseoftechnicaltransferfortheimplementationofcasestudies.
    Source:JICAStudyTeam
    Figure1:TheStructureofStrategicUrbanDevelopmentPlanandthePositionofPhaseIIWork Source:JICAStudyTeam

    JICA Study Team


    1-1
    1 CBD(CentralBusinessDistrict)Development
    1.1 Introduction 1.2 OverallCurrentConditions
    1) BackgroundandObjectives 1 TrafficCondition
    Currently, the urban central function including administration, banking, business, and commerce are
    Roads in a gridpattern generally cover the whole area of CBD. In the current traffic situation with the
    locatedmainlyinCBD. TheimportanceofCBDinYangonandconsequently,inMyanmar,shallremain
    inflowofanumberofvehiclestoCBD,maingatewaysarelimitedinthenorthandwestsidesofCBDdueto
    unchangedinthefuture,eveniftheproposeddecentralizationbyconstructionofsubcenterswouldbe
    itstopographiccondition. ThecircularrailwayrunsthroughnortheastnorthwestofCBDwithfourstations.
    realized successfully. In order to take countermeasures against existing problems such as traffic jam,
    ThePansodanFerryjettyalongtheYangonRiverislocatedinthesoutherncenterpointofCBD.
    environmental pollution, rising land values, deterioration or damage to cultural heritage, and others,
    detailedCBDdevelopmentplansshouldbecarriedoutasmentionedinthefollowings.

    2) MainOutputs
    1. FormulationofCBDConceptualDevelopmentPlan
    2. FormulationofCBDLandUseZoningScheme
    3. FormulationofCBDHistoricandCulturalHeritageConservationPlan

    Source:JICAStudyTeam
    3) ReviewofProposedStrategicUrbanDevelopmentPlaninthePhaseI Figure1.2:TrafficCondition

    Inthestrategicurbandevelopmentplan,developmentpoliciesinCBDwereproposedasfollows:

    (1) DevelopmentofDisasterResistantCBD 2 MainFacilitiesandLandOwnershipCondition


    Acityresilienttoearthquakes Largescale public buildings such as hospitals, schools, and religious facilities are mostly located in the
    northwest area of CBD, and this situation makes the area to be more calm and green than other areas,
    Acityresponsivetofires althoughitshouldbenotedthatthereisonlyonepublicparkinCBD. Currently,citizensareunabletoenjoy
    muchoftheriversidespacesalongtheYangonRiverbecausetheYangonMainPortoccupiesthesespaces.
    Acitypreparedforflooding ThesoutheasterntipofCBD,namely,MonkeyPointanditssurroundingareasareownedbythenavy.
    (2) FunctionalTrafficSysteminCBD

    Improvementofparkinglots

    LimitationofvehiculartrafficinCBD

    Developmentofanewpublictransportsystem

    (3) FormationofanAttractiveUrbanSpace

    Conservationandreuseofheritagebuildings

    Promotionoftourism
    Source:JICAStudyTeam
    Developmentofwaterfront Figure1.3:MainFacilitiesCondition

    (4) ImplementationMethodforUrbanRegeneration

    Implementationofurbanredevelopment Source:JICAStudyTeam
    Figure1.1:TargetArea
    Districtplanningforcity

    TransferofDevelopmentRights(TDR)andfunding
    YangonCentralStation PansodanFerryJetty MahaBandoolaPark YangonPortFacility
    JICA Study Team
    2-1
    1 CBD(CentralBusinessDistrict)Development
    1.2 OverallCurrentConditions
    Note:Someofthenewdevelopmentprojectsareproposedin
    3 HeritageCondition 5 ProposedDevelopmentProjects CBD, but seemingly little consideration has been made to
    harmonizethemwiththeconditionofYangonsheritage.
    SettingsubdividedheritagezonesinCBDisproposedbytheMyanmarside,althoughthezoneshavenotyet
    been defined by any law or regulation. There are 189 designated heritage buildings in Yangon,
    approximately40%ofwhicharelocatedinCBD. Suchbuildingsdonotseemtobeingoodcondition.

    Source:JICAStudyTeam
    Figure1.4:HeritageCondition

    4 BuildingDensityCondition
    IntheBritishcolonialperiod,theroadnetworkinagridpatternwasplannedandformedasseenatpresent.
    Theblockunitsofthegridareoccupiedmainlybysixuptoeightstoryresidentialbuildingsinhighdensity.
    Ontheotherhand,inthenorthwestandsoutheastareasofCBD,landsarerelativelyusedforlargescaleland
    uses.

    Source:JICAStudyTeam
    Figure1.6:ProposedDevelopmentProjects

    1.3 CBDConceptualDevelopmentPlan<Proposal>

    Improvementsforasophisticatedandattractiveurbancenter
    leadingthebusinessandcommerceofMyanmar
    Inordertosolveormitigatetheseoutstandingproblems,improvementsand/orrenovationofCBDmust
    Source:JICAStudyTeam be considered in addition to the proposed decentralization by the construction of subcenters for a
    Figure1.5:BuildingDensityCondition
    betterCBD.

    Sophisticated and attractive urban management should be carried out sustainably to continue and
    developanurbancenterstronglyleadingthebusinessandcommercialfunctionsofMyanmar,moreover,
    asamaingatewayofinternationalbusinessandtourism.Conservationofhistoricalandculturalheritage
    andformulationofgreenandwaternetworkwouldbeessentialaswell.

    Torealizetheabovementionedplansseveralmeasuresmustbebroughtforwardsuchasimprovementof
    thepublictransportationsystem,controlinthenumberofcarinflowandparkingvehicles,conservation
    andsustainableuseofheritagebuildingswithprotectivecare,provisionofriversidespaces,construction
    CBDOverview GridpatternRoad HeritageBuildings ofnewparks,anddevelopmentofattractivetourismdestinations.
    JICA Study Team
    2-2
    1 CBD(CentralBusinessDistrict)Development
    1.3 CBDConceptualDevelopmentPlan<Proposal>
    Source:JICAStudyTeam
    Figure1.7:ZoningandBuildingHeight

    Source:JICAStudyTeam
    Figure1.8:Green&WaterNetwork

    Source:JICAStudyTeam
    Figure1.9:TransportationNetwork

    Source:JICAStudyTeam
    Figure1.10:ComprehensiveConceptual
    DevelopmentPlanofCBD

    JICA Study Team


    2-3
    1 CBD(CentralBusinessDistrict)Development
    1.4 CBDConceptualDevelopmentPlan<FutureImagesofBirdView>

    Source:JICAStudyTeam
    Figure1.11:AFutureImageofBirdView
    (fromsoutheasttonorthwest)

    Source:JICAStudyTeam Source:JICAStudyTeam
    Figure1.12:AFutureImageofBirdView Figure1.13:AFutureImageofBirdView
    (fromcentralsouthtocentralnorth) (fromsouthwesttonortheast)

    JICA Study Team


    2-4
    1 CBD(CentralBusinessDistrict)Development
    1.4 LandUseZoningScheme
    1.4.1 Outline 1.4.2 WorksandDiscussions
    NecessityandObjectives Worksanddiscussionsrecordsarefollowed.
    ForthebalanceddevelopmentofYangonCity,innovativelanduseregulationsforbetterurbanplanning
    wouldbeessential.Lookingattherecenttrendofdevelopmentproposals,anumberofplansintendto
    introducehighdensityhighrisebuildings.IfsuchplanwouldbeconstructedinthecentralpartofCBD,
    the said development may induce concentration of traffic and demand for car parking to the already
    crowdedCBDarea.Consequently,suchdevelopmentisnotdesirableinthecentralpartofCBDbutrather
    at subcenter areas or at the western or eastern fringes of the CBD area. In the JICA report entitled
    "StrategicUrbanDevelopmentPlanofGreaterYangon,thecentralpartofCBD,wheremanyofheritage
    buildingsarelocated,wouldberestraintandcontrolledunderlanduseregulations(e.g.,coverageratio
    andfloorvolumeratio).ThereisadiscussionthatlimitingtheheightofnewbuildingsaroundSulePagoda
    similartothatoftheareasaroundSheweDagonPagodawouldbeconsidered.

    WhatisaLandUseZoningScheme? Table1.1:MeetingRecord

    In land use zoning, the ratio of the buildings site area (coverage ratio) and the ratio of the total floor No Date MeetingTheme
    areatotheplotarea(floorvolumeratio)wouldbeused. BuildingCoverageRatio(BCR)istermofthe Yangon Land Use
    ratioofabuildingcoverageareaongroundfloortothesizeofthesite. Inthecaseofbuildingcoverage 10April
    1 Comprehensive Plan (YLUCP)
    area of 0.5ha (a) insitearea of 1ha(A), the BCR is 50%(or 0.5). Floor Area Ratio (FAR) is term of the 2013
    (1)
    ratioofabuilding'stotalfloorareatothesizeofthepieceoflanduponwhichitisbuilt. Inthecaseof Yangon Land Use
    18May
    buildingcoverageareaof0.5ha(b)with4storiesinsiteareaof1ha(B),theFARis200%(or2). 2 Comprehensive Plan (YLUCP)
    2013
    (2)
    Theruleoflimitingbuildingheightswillwork 25May About land use comprehensive
    3
    welltoachievetheintegrityofacomfortable 2013 plan(YLUCP)(3)
    environment and also by restricting traffic a 4 b Explanation of YLUCP to the
    3 27May
    volume, prevention against fire, noise, 2 4 Mayor and Executive Managers
    2013
    sunshine,lighting,andventilation. 1 B (1)
    A Yangon Land Use
    4June
    If the land use regulation is carried out, the BuildingCoverage FloorAreaRatio 5 Comprehensive Plan (YLUCP)
    2013
    whole area of Yangon City as the future Ratio=aA =bB*4 (4)
    image of Yangon could be managed in line 30June About land use comprehensive
    6
    with the land use plan proposed in the Source:JICAStudyTeam 2013 plan(YLUCP)(5)
    StrategicUrbanDevelopmentPlanofGreater Figure1.14:ConceptofBuildingCoverage 14July About and use comprehensive
    7
    Yangon. RatioandFloorAreaRation 2013 plan(YLUCP)(6)
    Yangon Land Use
    3Aug
    8 Comprehensive Plan (YLUCP)
    2013
    Methodology (7)
    Yangon Land Use
    8Aug
    For the CBD area, the JICA Study Team conducted a building investigation survey in which the current 9 Comprehensive Plan (YLUCP)
    2013
    situationofthebuildingcoverageandfloorvolumeratiointheCBDareawerestudiedcompletely.Based (8)
    onthesurveyresults,theJICAStudyTeampreparedadraftoftheapplicablelanduseregulationscheme 23Sept Explanation of YLUCP to the
    10
    inconsiderationofthepresentconditionofthebuildingsinthearea.Inaddition,asimulationanalysisof 2013 ExecutiveManagers(2)
    thelandscapeviewofSulePagodaStreetwascarriedoutwithchangingbuildingheightlimit.Suchresults Source:JICAStudyTeam
    willbeusedinestablishingacomprehensivelandusezoningschemeforCBDandotherareas.

    JICA Study Team


    2-5
    1 CBD(CentralBusinessDistrict)Development
    1.4 LandUseZoningScheme
    1.4.3 CurrentConditions

    BuildingUse
    The CBD is the central area of Yangon built during the British
    rule, formed by the gridlike street from east to west around
    theSulePagodaStreet.Forthesurveyonthepresentusesof SulePagodaStreet
    buildings,thebuildingsinCBDwereexaminedaccordingto13
    kindsofuses.

    Accordingtotheresults,thecentralpartofCBDhasintensive
    use for commercial and business purposes along Sule Pagoda
    Street. Commercial and business land uses are also
    predominant in the roadside of Strand and Kon Zay Dan
    streets.

    ThebuildingsinthecentralpartofCBDfollowsapatternwhere
    thelowerfloorsofabuildingareforcommercialandbusiness
    uses,whilethemiddleandhigherfloorsareforresidentialuse.
    However, as one moves away from Sule Pagoda Street to the Source:JICAStudyTeam StrandStreet
    east or west, the ratio of apartment buildings (no commercial Figure1.15:CurrentConditionofBuildingUse
    useonthelowerfloors)becomeshigher.

    BuildingHeight
    In the bylaws of the Yangon City Development Committee
    (YCDC),theheightofbuildingswithintheCBDisregulated.

    Accordingtothefindingsofthebuildingsurveyonthenumber
    ofstoriesinCBD,eventhehighrisebuildingsalongthearterial
    roads,thebuildingheightisrestrictedtobelessthantwiceon
    the front road width. The height ratio of the buildings to the
    front road within the inner blocks is regulated with a higher
    heightlimitof2.5timesasthatofthefrontroad.

    Source:JICAStudyTeam
    Figure1.15:CurrentConditionofBuildingHeight

    JICA Study Team


    2-6
    1 CBD(CentralBusinessDistrict)Development
    1.4 LandUseZoningScheme
    1.4.4 ProposedZoningScheme

    BasicPolicyoftheZoningScheme
    ThebasicideaofthebuildingregulationinCBDistocontrolthequickincreaseinthetotalfloorvolumeinordertoavoiddamagetotheheritagebuildingsandaggravationofurbanproblemssuchastrafficcongestion.
    Subsequently,thestandardregulationformisproposedtobechangedfromthepresentschemeoflimitingtheratioofthebuildingstothewidthofthefrontroadtothefloorvolumeratioandbuildingcoverage.

    However,inthewesternandeasternendsofCBDwhereanumberofoldanddeterioratedbuildingsarelocated,thehighrisebuildingswhichheightwerebasedontheexistingregulation(twiceofthefrontroadwidth)will
    bepermittedtoacertainextentiftheconditionsoftheparkingareaandgreenspacearemet.Theseareascouldprovidenewresidentialareas.Theaimofthisplanistoformanewcitycenterwhichisintegratedwithpublic
    transport.

    Incentive for Planned Unit


    Development

    Block development allowed with road


    building ratio < 1:2 for individual
    development / Coverage: 80% Floor
    Block development allowed/ Coverage:
    Volume Ratio: 1100%
    60% Floor Volume Ratio: 800%
    Source:JICAStudyTeam
    Figure1.17:DevelopmentPolicybyZone

    Source:YangonCityComprehensiveLandUse,ZoningandUrban
    DesignReviewWorkingCommittee
    Note:Thisregulationhasbeennotenforcedyet,anditshallbe
    furtherrefinedandmodifiedthroughpublicconsultationsbythe
    committeewithoutJICAStudyTeamaftercompletionofthisStudy.
    Figure1.18:LandUseRegulationofCBD
    AProposalofMyanmarSide

    JICA Study Team


    2-7
    1 CBD(CentralBusinessDistrict)Development
    1.5 HistoricalandCulturalHeritageConservation
    1.5.1 Outline 1.5.2 WorksandDiscussions
    NecessityandObjectives Worksanddiscussionsrecordsarefollowed. Table12:MeetingRecord
    No
    DATE MeetingTheme
    Thereareover189heritagebuildingswhichtheYCDCdesignatedintheYangonCity,andthereareother .
    oldbuildingsdistributedintheCBDareawhicharenotlistedbyYCDC.Theseoldbuildingsareofveryhigh About Zone 2 (around the
    January
    importancefortheidentityofYangonasahistoriccity,aswellasasourceoftourismattractionandas 1 Ministry of Home Affairs
    2013
    materialsforhistoricalstudies. building)regulations
    About Zone 1 (Central
    For these reasons, a district, where a number of heritage buildings are accumulated, must be kept in 4March
    2 districtofCBD)regulations
    goodconditionandlandscape.Inthenearfuture,suchheritagebuildingswillbeutilizedpositivelyasa 2013

    tourism attraction which maintains the outlook of the buildings. Respected private companies or About land use regulations
    organizations may utilize the heritage buildings for hotels or restaurants, while maintaining and 25May
    3 intheheritagezone(1)
    2013
    preservingthebuildings.
    About land use regulations
    Thus,adistrictofhistoricalheritagesmustbethesubjecttostrengthenregulationsontheconversionof 4June
    4 intheheritagezone(2)
    thebuildings. Incentivestoprotecttheseregulationsareproposed. 2013

    About land use regulations
    14July
    5 intheheritagezones(3)
    2013

    About the landscape of
    3Aug
    6 Shwedagon Pagoda from
    2013
    somearterialroads.
    Zone-3 Source:JICAStudyTeam
    Sule Pagoda Axis
    Conservation
    Zone

    Zone-2
    Secretariat Area
    Heritage Zone

    Zone-1
    Central Area
    Heritage Zone

    Source:JICAStudyTeam
    Figure1.19:TargetAreaofHistoricandCulturalHeritageConservation

    JICA Study Team


    2-8
    1 CBD(CentralBusinessDistrict)Development
    1.5 HistoricalandCulturalHeritageConservation
    1.5.3 ExistingSituationofHeritageZones

    1 CentralAreaHeritageZone 2 SecretariatAreaHeritageZone
    IntheCentralAreaConservationZone(tentativename),thereare34heritagebuildingsconcentratedinthe The Secretariat Area Conservation Zone (tentative name) is located east of the Central Area Conservation
    centerareaaroundtheSulePagoda. Mostheritagebuildingsareusedforofficeorcommercialpurposes, Zone. This area is composed of the secretariat building and other buildings around it. In addition to the
    e.g.,No.2buildingisusedasYCDCsoffice. However,insomeoftheoldbuildings,onlythegroundfloors secretariat building are the cathedral, schools, the Department of Human Settlements and Housing
    are used. Some of the old buildings have become decrepit to a level of being dangerous. When a Development(DHSHD)building,andthePrintingandPublishingEnterprisebuilding.
    conservationplanismadeforthiszone,anactivityplanfortheoldbuildingsformorepositiveusesandtheir
    conservationwouldbepreparedatthesametime.

    Section of A Section of B

    2
    11 10

    Source:JICAStudyTeam Source:JICAStudyTeam
    Figure1.20:CurrentConditionsofCentral A Figure1.21:CurrentConditionsofSecretariat
    AreaHeritageZone AreaHeritageZone
    JICA Study Team
    2-9
    1 CBD(CentralBusinessDistrict)Development
    1.5 HistoricalandCulturalHeritageConservation
    1.5.3 ExistingSituationofHeritageZones 1.5.4 ProposedPlans
    3 SulePagodaAxisConservation 1 ConservationoftheCentralArea/ConservationoftheSecretariatAre
    TheSulePagodaStreet,whichislocatedinthecenterofCBD,passesthroughnorthtosouth,hasawidthof TheYCDC,MinistryofConstruction(MOC),YHT,MAA,andJICAStudyTeam(alsoknownastheYangonCity
    over 60 m. The Traders Hotel and Sakura Tower are located on the roadside of this street. While the Sule ComprehensiveLandUse,Zoning,andUrbanDesignReviewWorkingCommittee(ZUDRWC))hasdiscussed
    PagodaStreetisasymbolofYangonurbanareas,thereareplansfortheconstructionofproposedhighrise andproposedtheplanfortheconservationofheritagezones.Theplanisasfollows:
    buildingsalongthisstreetaswell.
    (1)Strengtheningthepolicyonlimitingthefloorarearatioandbuildingcoverageinheritagezones
    WhileanewandsecondaryCBDwouldbearrangedinthesuburbsofYangonCity,someurbanfunctions(i.e.,
    office, commercial, and convention) will be relocated from the CBD area. Such urban structure would be The average number of floors of the heritage buildings in the Central Area and Secretariat Area Heritage
    effective for the realization of smooth vehicular traffic and implementation of a balanced water demand. Zonesisaboutfivestories.Ifhighrisebuildingswillbeconstructed,thesewillinevitablyimpairthecontinuity
    Moreover,somenewstandardsforthedesignofnewbuildingsareconsideredtobeintroduced. and integrity of the roadside landscape of Pansodan and Strand streets. For this reason, ZUDRWC has
    discussed and proposed a plan to restrain the construction of
    highrise buildings in excess of the average height of the existing
    buildings.

    (2)Unificationofthefloorheightofbuildings

    The existing building regulation is a reference for the width of the


    front road. For this reason, there are some buildings with reduced
    floor height and increased number of floors. In such case, by
    constructing these highrise buildings problems occur in the
    formation of a continuous facade. For this reason, ZUDRWC has
    discussedtheproposaltoalignthefloorheightofthebuildings.

    (3)Limittheinstallationofbillboards

    Some buildings are posting eyecatching outdoor advertisements


    covering the facade of the buildings. Bright colored materials of
    outdooradvertisementsmayinterruptthecontinuityandintegrityof
    the landscape of the arterial roadside. In addition, it will ruin the
    landscapeofthecityifbrightcolorsofredorblueareused.Forthis
    reason, ZUDRWC has discussed and proposed restrictions in the
    postingofoutdooradvertisementsthatcoverthebuildings.

    (4) Prohibition of a monotonous facade design and design


    considerationsforthebuildingside

    Many of the heritage buildings are three to fivestories high. Some


    highrise buildings have aligned its design from the ground level up to
    the height of the heritage buildings to ensure the continuity of the
    facade. In addition, buildings with front curtain walls are also seen
    Source:JICAStudyTeam around the CBD area. Such design impedes the continuity of the
    Figure1.22:CurrentLandscapeSectionofSulePagodaStreet roadside landscape. For this reason, ZUDRWC has discussed and
    proposed that buildings be constructed considering the continuity of
    thefacadedesignandheightoftheheritagebuildingsthatarelocated
    nexttoit. Source:JICAStudyTeam
    Figure1.23:FloorHeightofBuildings
    Figure1.24:InstallationofBillboards
    Figure1.25:MonotonousFaadeDesign
    JICA Study Team
    2-10
    1 CBD(CentralBusinessDistrict)Development
    1.5 HistoricalandCulturalHeritageConservation
    1.5.4 ProposedPlans
    (5)EstablishmentoftheYangonLandscapeCouncil
    2 ConservationofSulePagodaAxis
    Advice from a professional is needed for the review of
    building plans as mentioned in (1) to (4), as well as ZUDRWC has discussed and proposed a landscape view of the future, when the height of the
    architectural design, color, etc. For this reason, the JICA buildingslocatedontheroadsideofSulePagodaStreetbecometaller.AsSulePagodaissymbolicof
    Study Team proposed the organization of a landscape
    theCBD,viewofthePagodaneedstoberespectedinthefutureskylineofYangonCBD.
    councilthatwillbemadeupofYCDC,YHT,Associationof
    MyanmarArchitects(AMA)andotherprofessionalswith
    extensiveknowledgeandexperience.

    Source:JICAStudyTeam In front of SAKURA Tower see Sure Pagoda (Existing)


    Figure1.26:AnImageofYangonLandscapeCouncil
    (6)TransferofDevelopmentRights(TDR)(proposed)

    MostoftheheritagebuildingsinCBDhavebeeninexistencewellbeyond100yearsormore,andtheagingof
    thesebuildingsisseriouslyimparingboththeinteriorandexteriorstructures.Iftheheritagebuildingsareto
    beutilizedforcommercialorbusinesspurposesbyprivatefirmsororganizations,theywillneedtoconsider
    first the seismic enhancement measures, refurbishing lifting equipment, air conditioning equipment, and
    building renovation. In addition, the heritage buildings often do not take full use of the floor volume ratio
    andcoverageasspecifiedinthefuture.Forthisreason,theheritagebuildingshaveasurplusoffloorvolume Same point all buildings are 8 stories
    rate.

    TheTDRwouldallowthesurplusfloorvolumetobetradedformoneytootherparties. Forexample,the
    owner of the heritage building who have agreed to restore the building and keep the landscape in good
    conditionwillbeallowedtosellthesurplustoathirdpartyseekingtodevelopinsuburbanarea.Theowner
    of the heritage building would therefore obtain a fund that can be used to perform the restoration of the
    building. (For example, for the heritage building on the west side of Pansodan Street, if the regional
    governmentsetsa600%volumefloorratio,therewillbe300%ormoreoftheHighCourtbuildingssurplus.
    Tradethemarketpriceofthissurplusandthenmakefundsfortherepairofthebuilding.) Same point (all buildings are 22 stories)
    Source:JICAStudyTeam
    Trade this surplus for the repair Figure1.28:SulePagodaAxisLandscapeSimulations
    oftheheritagebuilding.

    Source:JICAStudyTeam
    Figure1.27:TransferringofDevelopmentRight(TDR)

    JICA Study Team


    2-11
    2 NorthEastRegionDevelopment
    2.1 Introduction
    Target Area
    1 Objectives 5 TargetArea (5 townships)
    To formulate a detailed development plan for the NorthEast Region in which new urban ThetargetareaofthisworkistheNorthEastRegion
    developmentwillbetakentorealizetheproposedstrategicurbandevelopmentplanofGreater ofGreaterYangoninwhichnewurbandevelopment
    Yangon. Thelanduseplansshouldbelinkedwiththemasterplanmadebythetownships. will take place in short term. The target area
    consistsofatotaloffivetownshipsasfollows:
    To carry out technical transfer through good experience in cooperative planning works with
    YangonCityDevelopmentCommittee(YCDC),townships,andtheJICAStudyTeam. NorthDagonTownship

    SouthDagonTownship

    2 MainOutput EastDagonTownship

    MapandInformationDataontheCurrentConditions DagonSeikkanTownship

    MapandInformationDataofFutureDevelopmentPlan(Longtermtarget2040) HleguTownship

    Note:Theworksanddiscussionswiththetownshipsand
    YCDC were done in East Dagon, Dagon Seikkan, and
    Hlegutownshipsonly,butnotinNorthDagonandSouth
    3 WorkSchedule
    Dagontownships,duetolimitedmanpowerandtime.
    Source:JICAStudyTeam
    Step1: MayJune2013 WorksforReviewingtheCurrentConditions Figure2.1:TargetArea
    Step2: JulyAugust2013 WorksforPlanningtheLandUseandInfrastructure

    6 DagonSeikkanProjectbyDHSHD/MOC
    4 MainPlayersofthePlanningWork Currently,theDHSHDandMOC,hasbeenconductinga
    huge housing project, namely, AyeyarwunYadanar
    GeneralAdministrationDepartment,Township Highrise Building in Dagon Seikkan Township. The
    profileoftheprojectisshownasfollows:
    Urban Planning Division, Engineering Department (Building, Water and Sanitation, Road and
    Bridge),andParksandPlaygroundDepartmentofYCDC Area:89ha(220acre)

    Urban and Regional Planning Division, Department of Human Settlements and Housing TotalRoomUnit:19,600units
    Development(DHSHD)oftheMinistryofConstruction(MOC)
    FuturePopulation:approximately100,000persons Source:DHSHD,MinistryofConstruction
    JICAStudyTeam Figure2.2:AnImageoftheProject

    RoadNo.2(radialroad) YangonMandalayline(railway) Lowlyingfloodedareas RoadNo.7(ringroad) Suburbanareasforfarming DagonSeikkanProject(seeabove)

    JICA Study Team


    2-12
    2 NorthEastRegionDevelopment
    2.2 FutureGoalsandStrategies (GivingConditions) 2.3 WorksandDiscussions
    1 DevelopmentFrameworkfor2040
    1 MeetingswithTownship
    Currently, the NorthEast Region has a population of 908,000 in 2011 and an area of approximately
    37,600ha(376km2). AccordingtotheStrategicUrbanDevelopmentPlanofGreaterYangon,thefuture Meetings with townships to understand the current land use, public facility, housing situation, and
    populationin2040isforecastedas2,953,979personsinthesamearea,whichmeans325%growthfrom infrastructure issues have been held from the middle of May until the end of August. The JICA Study
    thecurrentpopulation. Team, consequently, proposed a concept map of the future land use plan through the meetings. The
    meetingrecordisasfollows:
    Table2.1:DevelopmentFrameworkfor2040intheNorthEastRegion
    CurrentStatus(2011) FutureForecast(2040) 2 PhotosfromtheMeetings
    Area Table2.2:MeetingRecord
    Township Population
    (ha) Date
    Population Density GrowthRate Population HousingUnits No. MeetingTheme
    Place
    (person/ha)
    16May2013
    NorthDagon 2,400 221,200 92 6.16%/year 287,188(130%) +13,000 To introduce land
    EastDagon
    useplanning.
    SouthDagon 3,800 370,403 97 7.75%/year 550,371(149%) +36,000 1 DagonSeikkan
    To ask for basic
    17May2013
    EastDagon 17,100 145,505 9 7.74%/year 1,183,320(813%) +208,000 information.
    Hlegu
    DagonSeikkan 4,200 120,161 29 15.59%/year 399,111(332%) +56,000 23May2013
    EastDagon
    Hlegu(apart) 10,100 50,793 5 (nodata) 533,707(1,051%) +97,000 16May2013(EastDagon) 17May2013(Hlegu) DagonSeikkan To get general
    Hlegu information about
    Total 37,600 908,062 24persons/ha 2,953,697 (325%) +410,000 28May2013 currentconditions.
    2
    EastDagon To confirm current
    Source:JICAStudyTeam 30May2013 conditions on the
    Hlegu map.
    31May2013
    2 UrbanandInfrastructureDevelopmentStrategies DagonSeikkan
    21June2013
    Themainurbanandinfrastructuredevelopmentinthe DagonSeikkan To confirm current
    NorthEast Region are expected not only in the short 3 27June2013 conditions about
    23May2013(DagonSeikkan) 30May2013(Hlegu) EastDagon public facilities and
    termbutalsoinmidandlongtermasfollows:
    2July2013 housingsituation.

    Hlegu
    Construction of two subcenters, namely
    12July2013 To confirm about
    DagonMyothitandBagoRiverside; 4 specific lots on the
    DagonSeikkan
    map.
    Construction of two or three new industrial To confirm about
    zonesalongtheouterringroad; 30July2013 future land use and
    EastDagon roadnetwork.
    Alargenumberofhousingprojects; 5 DagonSeikkan To discuss about
    1August2013 future road
    Construction of an outer ring road using the Hlegu construction and
    27Jun2013(EastDagon) 30July2013(DagonSeikkan) urbandevelopment.
    existingRoadNo.7;
    To explain and
    ImprovementofRoadNo.2; discuss about future
    12August2013 land use concept
    6
    ConstructionofanewbridgeacrosstheBago YCDC map of three
    townships.
    River;

    15August2013
    UpgradetheexistingMandalayRailwayline; To explain and
    EastDagon
    discuss about future
    7 DagonSeikkan
    Construction of the three new Urban Mass 20August2013
    land use concept
    map.
    RapidTransit(UMRT)lines; Source:JICAStudyTeam 1Aug2013(Hlegu) 15Aug2013(EastDagon) Hlegu
    Figure2.3:FutureDevelopmentStrategy Source:JICAStudyTeam
    Construction of the expressway and railway
    connectingtothenewinternationalairport. JICA Study Team
    2-13
    2 NorthEastRegionDevelopment
    2.4 CurrentConditions
    2.4.1 Overview 2.4.2 LandUse
    Urbanization in South Dagon and North Dagon townships adjacent to Yangon central part has been
    progressing rapidly, and the population density is more than 90 persons/ha. On the other hand,
    urbanizationinEastDagon,DagonSeikkan,andHlegutownshipsdoesnotgrowfaster,andthecurrent
    landuseismainlypaddyfield,farmvillage,andindustrialpark.

    1 LandUse
    In North Dagon and South Dagon townships, the land use as residential area has been
    progressingrapidly,andthelanduseasfarmlandisscarcelyseen.

    In East Dagon Township, farmland is a main land use. The main residential area exists
    around the townships central part, and development of a new residential area is
    expandingtothesouthside.AnindustrialparkisinoperationalongRoadNo.2. Hlegu Township

    In Dagon Seikkan Township, the main residential area is located in the neighborhood of
    BagoRiverRoad,andanumberofresidentialareasareunderdevelopment.Anindustrial
    parkisinoperationalongtheBago River.(Existingtypicalhousingdevelopment:Yuzana
    GardenCity)

    In Hlegu Township, most of the areas in the southern part are covered by prime
    agriculturallandswithwelldevelopedirrigationsystemincludingpaddyfieldsandorchid
    East Dagon
    gardens.Othersareusedforfishponds.
    Township
    North Dagon
    2 Road,Transportation&UrbanInfrastructure Township

    Current major roads are Road No.2 and No.7 only, and the arterial road network is in
    undevelopedcondition.Allroadsareinverypoorsurfacecondition.
    Current railways are only YangonMandalay line and Thilawa line and there are a small South Dagon
    numberofpassengers. Township
    Due to undeveloped drainage facilities in the whole region, floods happen frequently in
    lowlandsduringrainyseason.

    Dagon Seikkan
    3 SocialServiceandUrbanUtility Township

    Publicfacilitiessuchasschool,hospital,andpagodaexistmostlyinthecityarea.

    TheDagonUniversityandInstituteofEconomicsasmaineducationalfacilitiesarelocated
    inthecity.

    Supplyofelectricityandwaterarelimitedtosomeareasinthecity.
    Source:JICAStudyTeamandtheWorkingGroup(YCDCandTownships)
    Although there is no prominent natural area to be protectedstrictly in this region, there Figure2.4:CurrentConditionsofLandUse
    aregoodnatures,suchasecotoneareaalongtherivers,whichhasmultifunctionofflood
    control,waterpurification,andbiodiversity.

    JICA Study Team


    2-14
    2 NorthEastRegionDevelopment
    2.4 CurrentConditions
    2.4.3 Road,Transportation&Infrastructure 2.4.4 SocialService&UrbanUtility

    Hlegu Township Hlegu Township

    East Dagon East Dagon


    Township Township
    North Dagon North Dagon
    Township Township

    South Dagon South Dagon


    Township Township

    Dagon Seikkan Dagon Seikkan


    Township Township

    Source:JICAStudyTeamandtheWorkingGroup(YCDCandTownships) Source:JICAStudyTeamandtheWorkingGroup(YCDCandTownships)
    Figure2.5:CurrentConditionsofRoad,TransportationandUrbanInfrastructure Figure2.6:CurrentConditionsofSocialServiceandUrbanUtility

    JICA Study Team


    2-15
    2 NorthEastRegionDevelopment
    2.5 FutureDevelopmentPlan
    2.5.1 DevelopmentPolicy 2.5.2 DevelopmentPlan
    Maintenance of high-value
    Realization of an ecofriendly new town development with complex urban agricultural land
    function
    InfrastructuredevelopmenttakingadvantageofgoodaccesstoCBDandThilawaSEZandgateway
    functioninnorthernYangon.
    Construction of
    Formulationofanarterialroadnetworkcorrespondingtotheincreaseofvehicletraffic; Outer Ring Road
    Railwaydevelopmentfortrafficcongestionresolutionandsuburbandevelopment;and
    Center development with integrated residential, commercial, and industrial functions in the
    trafficnodalpoints. Upgrading
    Development of new existing
    Housingdevelopmentforlowandmiddleincomepe0pleneartheindustrialparkandcommercial industrial park railway line
    businessarea.
    Accelerationofnewindustrialandcommercialbusinessdevelopment;
    Creationofahousingenvironmentwhereresidencesareincloseproximitytooffices;and
    AllocationofpopulationfromCBD.

    Developmentandconservationforsustainableurbanenvironment.
    Developmentofthedrainagesystemforfloodcontrol;
    Developmentofparksandgreensforenvironmentalsymbiosis;
    Conservationofsuperioragriculturallandswithwelldevelopedirrigationsystem;and
    Development of
    Conservationofthenaturalgreenareaforfloodcontrol. Logistics Core Area

    Sustainable urban development with mitigation of environmental and social negative impacts by
    meanssuchasSEAconcept
    Conservationofnaturalenvironment,suchasriversidearea,whichcontributesonmultifunction
    suchasfloodcontrol,waterpurification,biodiversity.
    Considerationofslumsandsquattersandprovisionoflowincomehouses
    Upgrading Road No.2

    2 ConceptofSupplyingUrbanUtilitiesandSocialServices
    In order to secure a better living environment, it is necessary to
    provide urban utilities and social services such as public parks,
    schools, hospitals, community facilities, and others for new urban
    development areas with satisfaction of the standard supply level
    which will be defined. The JICA Study Team proposed the
    Development
    standard supply level in each neighborhood unit (hereinafter of Sub-center
    referredtoasoneunit)whichhasanareaof1.0km2to4.0km2.

    Publicparks:OneDistrictPark(2ha)peroneunit; Development
    of Sub-center Upgrading
    Elementaryschools:Oneschool(1ha)peroneunit; existing
    railway line

    Largescalehospitals:Onehospitalwith50bedsperoneunit; Source:JICAStudyTeamandtheWorkingGroup(YCDCandTownships)
    Figure2.8:FutureDetailedDevelopmentPlanofNorthEastRegion
    Community areas (library, community building, post office,
    andhospital):Oneareaperoneunit. Source:JICAStudyTeam
    Figure2.7:ConceptofNeighborhoodUnitDevelopment

    JICA Study Team


    2-16
    2 NorthEastRegionDevelopment
    2.5 FutureDevelopmentPlan
    2.5.2 DevelopmentPlan 2.5.3 FutureImages

    1 DevelopmentPlan
    FormulationofanArterialRoadNetwork
    UpgradingofRoadNo.7toamajorarterialroadwithafunctionofanouterringroad;
    UpgradingoftheMinYeKyawSawarandAyeYarwonroadstosubarterialroadswith
    afunctionofabypassforRoadNo.2;and
    Developmentoftheeastwestarterialroadsrunningthroughthecenterofthearea.
    FormulationoftheRailwayNetwork
    Upgradingoftheexistingrailways,namely,YangonMandalayLineandThilawaLine;and
    DevelopmentofUMRT.
    Development of the Regional Center, Township Center, and Town Core in the Nodal Point of
    TransportInfrastructure.
    Urbandevelopmentwithmixedlanduseofresidential,commercial,andbusiness
    (RegionalCenter:DagonMyothit,TownshipCenter:DagonSeikkan);
    Developmentoflogisticsandindustrialparkswithsuperiortrafficconvenience
    (RegionalCore:NorthernpartofEastDagon);and
    Developmentofthetowncoreasmediumhighdensityresidentialareawithtrafficconvenienceof
    theUMRTStation
    (TownCore:Strategicpositioningofeachtownship). Source:JICAStudyTeam
    IntegratedDevelopmentofIndustrialParksandResidencesforLaborersalongArterialRoads Figure2.9:ABirdViewImagelookingfromSouthsidetowardNorth
    AlongtheOuterRingRoad,RoadNo.2,BagoRiverRoad,andNewEastWestArterialRoad;and
    Developmentofmediumdensityresidencesforlaborers.
    ConservationofUsefulCurrentLandUsesuchasSuperiorAgriculturalLandsandNaturalAreas.
    Paddyfield,orchidgarden,andriverswampzoneinHleguTownship.

    2 FutureDevelopmentIndicators

    Table2.3:FutureAreaAllocationbyLandUse Table2.4:FutureLengthofRoad

    Area(ha) Length(km)
    Category RoadCategory
    GreaterYangon Eastregion GreaterYangon EastRegion
    ResidentialArea 27,179.6 7,328.4 Highway 18.9 0.7
    PublicFacilityArea 10,918.9 1,160.4 PrimaryArterialRoad 380.3 49.9
    CommercialArea 807.0 37.1 SecondaryArterialRoad 294.4 61.6
    IndustrialArea 5,522.8 1,571.6 OtherRoad 9,096.8 2,981.1
    AgriculturalArea 83,567.9 20,132.3 Bridge 28.1 2.5
    Source:JICAStudyTeam
    UnderDevelopingArea 5,164.8 3,871.0
    GreenandOpenArea 11,162.1 1,961.9 Source:JICAStudyTeam
    Waterbody 16,021.8 2,689.1 Figure2.10:ABirdViewImagelookingfromWestsidetowardEast
    Total 160,344.7 38,751.7
    Source:JICAStudyTeam

    JICA Study Team


    2-17
    3 TransitOrientedDevelopmentTOD
    3.1 IntroductionBasicInformationofTransitOrientedDevelopmentTOD
    3.1.1 WhatisTOD? Typical Vicious Cycle of Case without TOD Future Cycle of Case with TOD

    Coordination Lack of
    Efforts
    1 PolicyofTOD Public Transportation forTOD
    Lack of Integrated Traffic
    TOD is abbreviation of Transit Oriented Development, which intends to achieve urbanization Poor
    Funds for Multi-Modal Congestion
    basedonpublictransportationsystems. investment Transport Increased Mitigated
    Intermodal Ridership
    Connections
    Inrecentyears,ithasbeendemonstratedorverifiedbeyonddoubtthatdisorderedincreasingof Low Investment
    private vehicles causes serious traffic problem, which results in huge economic loss and Revenue Increasing
    environmental degradation. Thus, appropriate TOD implementation is a key for sound urban
    Low Station
    growth Activated
    Ridership
    The policy of TOD is Achieve urbanization based on public transportation that intends high Station Area Revenue
    Under- Increasing
    economicalefficiency,andenvironmentalfriendliness,andtravelerfriendliness. Station Area
    Station Developed
    Developing
    MajorpurposesofTODareclassifiedinthefollowing; Traffic Inactivated
    Congestion Efforts
    Lack of
    A) Developurbancoresatrailwaystationarea forTOD
    Effective
    Marketing Source:JICAStudyTeam
    B) Connectresidentialareastourbancorewithpublictransportationnetwork
    Figure3.2:ViciousCyclewithoutTOD(left)andwithTOD(right)
    C) Strengthinareaaccessibilitybylightpublictransportationsystem
    3.1.2 TODExamplesintheWorld
    Table3.1:TODExamples(StationandDistinationAreaDevelopment)
    DocklandsLondon,England TamaNewTown,Japan

    Picture


    Source:JICAStudyTeam
    Type SubCenter ResidentialTown
    Figure3.1:TODImageofStationAreaDevelopment
    Scale 56ha 2,884ha
    2 StrengthandBenefitofTOD Populatio
    90,000(2005) 216,400(2010)
    n
    TOD has three major strategies, station area development, multimodal facility integration, and
    roledivisionofeachstationarea.Thesestrategieswillbringbenefitonnotonlyurbaneconomical
    Public DocklandsLightRail TamaMonorail
    Transport LondonMetroJubileeLineExtension 3UrbanRailwayline(Keio,Odakyu,JR)
    efficiency and social public services, but also railway operator management with additional
    demand projection. Without TOD, railway operator would face the difficulty against sustainable Urban BusinessDistrict SatelliteCity
    operation. Function CommercialCenter ResidentialTownwithCommercialFacility
    Source:http://www.urnet.go.jp/syutoken/nt/housing.html

    JICA Study Team


    2-18
    3 TransitOrientedDevelopmentTOD

    3.1.3 TODStrategy 3 RoleDivisionandDistributionofEachStationArea
    Uniform development on every station area does not bring sufficient effect. Dividing roles and
    1 StationAreaDevelopment distributing each function along the railway line would produce further passenger demand with
    activatingeverystationarea.
    Railway station area is developed as urban core where urban functions are aggregated including
    business, commercial, and public administrations. The aggregation area should be set walkable,
    500600masdesirable.
    Businessman Weekday Student

    Office University,
    Railway Institute
    Railway
    Station
    CBD Sub-Urban
    Station Station
    Residential Area
    500-600m

    Shopping, Dining Weekend Leisure activity

    :Business office Department Store Amusement Park


    :Commercial Source:JICAStudyTeam
    Figure3.5:RoleDivisionandDistributionofeachStationArea
    :Residence
    Source:JICAStudyTeam
    Figure3.3:StationAreaDevelopment
    Building density 3.1.4 UrbanPublicTransportationSystemforTOD
    FollowingtableshowstheurbanpublictransportationsystemwhichcanbeappliedTOD.
    2 MultimodalFacilityIntegration
    Integration among each transport mode would be a key of TOD because the nonIntegration causes Table3.2:UrbanPublicTransportationSystem
    timelossanduncomfortabletransferforpassengers,andresultsinlessuseofpublictransportation.The
    integration should be designed by combination of horizontal movement and vertical movement for System MRT LRT/Monorail/AGT BRT
    passengersmoothtransfer.

    Separate Passengercannottransfer
    smoothlyamongeachmode Image

    Taxi, Car Bus


    Separated Terminal
    among Each Mode

    TrafficCapacity
    (passengers/ 30,00085,000 10,00030,000 25,000
    hour)
    ScheduledSpeed
    2555 2035 1530
    Passengercantransfer (km/hour)
    Integrate InitialCost 50320(Underground)
    smoothlybymultilayerization 1050 0.515
    (USDmillion/km) 50100(Viaduct)
    Largescaleimpacton
    Multi-Modal Balanceddevelopment Lowinitialcost
    Advantage decongestion
    Integration PassengerFriendliness Flexibledevelopment
    Highenergyefficiency
    Bus Bus Taxi, Car
    Highcost Interferenceonroad
    Integrationproblem
    Disadvantage Longtimeproject traffic
    Manycrossingswithroad
    Source:JICAStudyTeam implementation LowCapacitylimit
    Figure3.4:MultimodalFacilityIntegration Source:JICAStudyTeam
    JICA Study Team
    2-19
    3 TransitOrientedDevelopmentTOD
    3.2 TODonYangonCircularRailway(YCR)
    3.2.1 StrategyofYCRTOD<Proposal>

    1 ExistingConditionofYCR

    Yangon Circular Railway (YCR) has around 47.5km length and carries one hundred thousand passengers
    perday.Thenumberofdailyoperationtrainbecomes200includingsuburbansectionlines.Althoughithas
    manythingstoimprove,haslargepotentialforTOD.

    2 BasicStrategy

    Asreferredin3.1.1.2,TODhasbenefitforrailwayoperatorwithdemandprojection.Thedemandrisingwill
    bring both fare revenue increase and investment capability expansion by rising of value in station area.

    Thus, MR will gain large funds with TOD scenario and could make full use of it for other investments in
    railwaysuchasoperationsystemupgrades,trackmaintenance,rollingstockrenewal,andelectrificationin
    thefuture.

    Invest Invest

    TOD Fund Railway Upgrade


    Fare
    revenue Removal and renewal
    increase of depot

    Signal
    Profit on Track Rolling stock renewal upgrade
    land sale
    or lease
    rehabilitation

    Railway Station

    Benefit Benefit

    Source:JICAStudyTeam
    Figure3.6:RoleDivisionandDistributionofeachStationArea

    TheissueforthisstrategyishowtoreflowthebenefitsfromTODtowardsrailwayupgradesandfurther
    developments. The fund is brought by urban development, and one of the investments is public
    transportationdevelopment.Thus,itisessentialtoprepareproperschemetoimplementTODunderlaws
    and regulations. The scheme should include PPP (Public Private Partnership) that attract private finance
    and knowhow for the developments. Especially, stations in CBD area have substantial potential to

    develop.Thedevelopmentplanineachstationshouldcarefullyconsiderthefuturelandvalueincrease.

    3 ScopeofPreliminalyDevelopment
    Station area development projects are implemented in parallel with railway upgrades for collaborating Source:JICAStudyTeam
    Figure3.7:PreliminaryTargetAreaforYCRTOD
    withLoS(levelofService)improving.Firstly,YCRTODimplementationfocusesonstationdevelopmentsin

    west half of YCR where population aggregated. Specifically, Preliminary development should be focused
    on the four station areas where MoR has land and doesnt need to purchase for development: Yangon
    Central,Insein,Malwagone,andKyeemyindaing. JICA Study Team JICA Study Team
    2-20 2-20
    3 TransitOrientedDevelopmentTOD
    a)CommercialDevelopmentofStation
    3.2.2 BusinessStructure<Proposal>

    Station Classificationofdutybetweenpublicandprivate
    Present
    LandownedbyMR
    1 RuleandRegulationtobeclarified 1. MR enter the PPP Contract (3050 yrs.) with
    WhetherexistinMyanmaratpresentornot,thefollowingitems,butnotlimitedto,shallbeaddressedtoclarify. Concessionaire under Foreign Investment Law. The
    Entertainment Concessionaire shall develop the Station based on
    ProcessofUrbanPlanningisnotestablished theUniversalDesign.

    RestrictionoflanduseinYCDCandconcernedtownship After Commercial 2. ThescopeofConcessionaireisconstructionofnew


    stationandTODdevelopment.
    RuleandregulationsforsalesofAirRight
    3. NewlyconstructedstationshallbededicatedtoMR
    RestrictiononLandTransactionforparticularcityplanning RenewedStation
    whoshalloperateandmaintainthestation.
    LandReadjustmentProjectLaw LandownedbyMR 4. AnyprivilegeunderForeignInvestmentLawshallbe

    Source:JICAStudyTeam grantedtotheConcessionaire.
    IntegratingrailwaydevelopmentandlandreadjustmentLaw
    Figure3.9:ProjectSchemefortheStation
    UrbanRedevelopmentProjectLaw

    (1)ConprehensiveDevelopment (2)IncrementalDevelopment
    2 IssuesonFinancialArrangement In the scheme of comprehensive development In the scheme of incremental development
    initiative, MR issues the Request for Proposal initiative, Association of Land Readjustment
    <MORT/MyanmarRailwayFinanceInitiative>
    (RFP) for the development of the depot and/or (Association) shall be established to undertake
    the initiative of the development of depot and
    Uncertaintyfortheavailabilityoffiscalbudgetinamountandtiming workshop adjacent to the station. The proposal
    shall comply with development plan, and/or any factoriesadjacenttothestation.Associationwill
    Uncertaintyforthefinancialcontributionbysalesofdepotsandfactoriesinamountandtiming. relevantrulesandregulations. be the composition of MR, YCDC, Yangon
    Regional Government and any concerned
    <DeveloperFinanceInitiative> Developer shall submit master plan including all MinistryofCentralGovernment.
    necessaryinfrastructureandzoningofarea.The
    Valuationforthelandvalueatpresentsituationmaybephysicallyhardintheabsenceofrulesand Association shall produce the master plan of
    developer who submitted the RFP, shall be
    regulationsforlanduse/buildingcode/anyincentives/etc,futuremarketfocus,andsoon. development of depot/factories including
    responsible of undertaking all necessary finance
    Advanced Payment to MR for acquisition of Depots/Factories by several years will be sever tothelandutilizationfeeofthedepotareaand zoning. All responsible member of Association
    burden. to design, construct and operate, maintain the shall acquire the necessary land for their
    facilitiesandpremises. infrastructureasshownonzoningplan.

    1. Establishment of Government
    Policy Const./renewal Customer,visitor, Railway International
    2. Feasibility Study including TOD YCR operation/maintenance LocalInvestor Financier
    Ex.YCR Investor
    3. FS and DD for the Yangon spectator,etc Commuter
    Circular Railway
    4. Allocation of budget for the
    MORT including ODA
    F/S cost Depotcost Operationrevenue Peopleconsumefor Railway Investment
    YCRcost O&M cost theirpurpose Myanmar
    Depot land cost revenue
    [MORT 1. Improvement for YCR
    2. Acquisition of new land for
    LeaseofLand/Royalty
    Land
    Railway
    depot removal Development
    andMR] 3. Construction and installation Construction
    newDepot Commercial CompanyofLot1 Purchase Revenuefrom
    of Plant. Equipment and all Commercial MRStation saletobe
    Facilities including necessary Payment develop1 (and/or27) allottedtoown
    utilities ofRoyalty develop2,3., investment
    4. Relocation of existing Depot
    and Factories Paymentof Contributionofa
    5. Bid call for TOD Developer LandLease/ Relevant
    Royalty certainamounttoSPC
    [Developer] 1. Land lease Agreement with Authority
    satisfied Developer(s) Operation& Design&
    2. Development Work SpecialpurposecompanyorYCDC(if
    3. Developer business (lease, Maintenance Construction Approvaland
    lent, own business, etc) Constructionof O&M dedicated)forO&Mofpublicarea/P&R certification
    4. Royalty payment to MR development
    facilitiesonTOD
    Source:JICAStudyTeam Source:JICAStudyTeam
    Source:JICAStudyTeam Figure3.10:ProjectSchemeforComprehensive Figure3.11:ProjectSchemeforIncremental
    Figure3.8:ProjectImplementationStructureforYCRTOD DevelopmentInitiativeatStationArea DevelopmentInitiativeatStationArea
    JICA Study Team
    2-21
    3 TransitOrientedDevelopmentTOD
    3.2.3 MajorIssuesforTODImplementation<Proposal>
    Table3.3:MajorIssuesforTODImplementation
    Category
    Issue AssumedActionPlan
    Field Group
    a)1:PreparingfundsforroaddevelopmentsaspublicinvestmentbyincrementalbudgetinYangondevelopmentPlanfor20years.
    Thebudgetfornewroadisnotsecured.Thereisonlythebudget
    a) a)2:Establishingspecialtaxforroaddevelopmentslikerevenuesourcesetasideforroadconstruction.
    forroadmaintenance.Thebeneficiarydevelopnewroadbyhimself.
    a)3:Establishingsubsidizationschemefordivertingfundsfromdevelopmentprofitbyprivatetopublicinfrastructureinvestment.

    Thedemarcationandcostshareratioamongpublicsectorsand
    b)1:Clarifyingthedemarcationandcostshareratioininvestmentsforrailwaystationaccessroadandstationplaza.
    b) privatesectorsisnotclearlyprescribedforhighpublicnessurban
    b)2:Clarifyingthedemarcationandcostshareratioininvestmentsforstationfreepassageandpark/greenarea.
    developmentprojects.
    c)1:Establishingprocessofurbanplanninganddecisionmakingconcerningurbanrailway,road,andstationplaza,whichis
    Theprocessesforplanningurbanrailway,roads,andstationplaza
    c) composedofpolicymaking,feasibilitystudy(includingtrafficdemandforecast,costbenefitanalysis),fundamentaldrawing,
    Urban arenotconfirmed.
    andconceptualdesigning.
    structure
    Therearenobuildingrestrictionsconcerningroadalignment, d)1:Installingregulationstocontrolconstructions,streetstall,andsquattersinfutureroadspace.
    d)
    railwayalignment,andstationplazaplanningline. d)2:Establishingrulesoflandacquisitionforroaddevelopmentandimprovement
    e)1:Installingregulationstoobligatesettingenoughspaceparkingwithresidentialbuildingsandsubmittingbuildinguse
    Theregulationforsettingparkingwithbuildingisnotclearly declarationatthetimeofapplication.
    e)
    prescribed e)2:Installingdevelopmentchargesystemtoprepareinvestmentfundsforpublicworksintownshipandwardslikewatersupply
    Urban andsewerageworks,schoolbuildings.
    Planning
    f) Therearenoprescriptionssecuringspaceforparksandgreenlands. f)1:Installingregulationstocontrolgreenratioforadevelopmentlandaboveacertainsquares.
    Therearenolanduserestrictionsaboutbuildinguse,
    g)1:ImplementinglandusecontrolforwholeYangoncityarea.
    g) buildingtolandratio,andfloorspaceratio.Thereisonlya
    g)2:InstallingFloorarearatiotradingsystem(ex.)
    restrictiontoregulatebuildingheightsbyitsfrontroad.
    h)1:Establishingintegratedtransportationsystemplan,whichintendssmoothingtrafficofalltransportationmodes.Itincludes
    InYangonruralarea,busterminalhasbecomeacommercialhub. reorganizingfeederbusnetworksforpromotingrailwayuse,andflowlineinstallationforsmoothtransferbetweenbusand
    Landuse h) Therearenocasesthatrailwaystationareahasbecomeanefficient railway.
    utilizationdistrict. h)2:Revisingfaresystemforpromotingrailwayusesuchasfarereductionfortransferringpassengers.
    h)3:Payprovidingcommutationticketandschoolseasonalticketincollaborationwithprivatecorporations

    i)1:Improvingflowlinebetweenrailwaystationandcommercialpresenceforhigherabilitytoattractcustomers.
    i) Therearefewcommuterstouserailwaystations.
    i)2:Developingcommercialaggregationfacilitieslikeshoppingmallatstationarea.

    Buildingredevelopmentprojectsbaseonpurchaseandsaleof
    Regional j)1:Establishingcomprehensivesystemconcernedwithlandarranginginorder,landandbuildingsharing,andsiteowning
    j) entitledfloor.Therearenomethodsforcooperativedevelopment
    planning j)2:Promotinginstitutionalizationoflandbasedparticipationontodevelopmentproject
    bycollaborationamongsmalllandownersandinvestors

    Therearenolegislativesystemstoassignanefficientutilization k)1:Establishingsectionassignmentsysteminredevelopmentareawithtaxbreakincentiveforefficientutilizationdistricts
    k)
    Redevelop Promotio districtonmajorrailwaystationandthesecondCBD. k)2:Installingregulationsettingdeckandvacantspaceatanefficientutilizationdistrict
    ment narea
    Therearenorulestoderegulatebuildingtolandratio,andfloor
    l) l1):Promotinginstitutionalizationconcernedwithefficientutilizationdistricts
    spaceratio.
    Landpriceisvaluedbythepurchaseandsalerecordsat
    Land Price m) surroundingarea,whichisnotconsistentwiththeoreticalland m1):Installingtheconceptoftheoreticallandpriceintobusinessplanning.
    price.
    Source:JICAStudyTeam

    JICA Study Team


    2-22
    3 TransitOrientedDevelopmentTOD
    3.2.4 CaseStudyatInseinStationArea<Proposal>

    1 DevelopmentPolicy
    West Side Area Railway (YCR)
    Utilizeworkshopareafordevelopment East Side Area

    Developfollowingfacilities;
    businessoffices,
    Source:JICAStudyTeam
    commercialfacilities
    Existing Condition of Insein Station
    Figure3.12:PresentofInseinStation
    residentialapartments
    Pedestrian Deck
    park&ridefacility Ticket Gate, Concourse,
    Separation between
    IntegrateIntermodalfacilities(Railway,BRT, walk and vehicle and BRT Terminal
    FeederBus,Taxi,Car),separatepedestrian
    flowandvehicletraffic,connectbuildingsby Railway (Suburban line)
    pedestriandeck,andconnecttransportationat Feeder Bus Feeder Bus
    stationareawithnorthhighway
    Introduceenoughgreenspaceinside
    developmentarea
    Source:JICAStudyTeam
    Note:Thiscasestudyisjustoneofthedesiredfutureimages Figure3.15:LongtermplanofstationsectionsketchatInseinstationTOD
    Source:JICAStudyTeam throughthetechnicaltransferringworks,therefore,itisnecessary
    <AFutureImageintheCaseStudyWork>
    Figure3.13:ShorttermPlan tofurtherdiscussionandcoordinationbyMyanmarside,EIA
    <AFutureImageintheCaseStudyWork> proceduresinenvironmentalandsocialconsiderationandother
    requiredmatterstomakeitrealize.

    Source:JICAStudyTeam Source:JICAStudyTeam
    Figure3.14:LongtermPlanofFacilityLayoutatInseinStation Figure3.16:LongtermPlanofPulicTransportFacilityLayoutatInseinStation
    <AFutureImageintheCaseStudyWork> <AFutureImageintheCaseStudyWork>
    JICA Study Team
    2-23
    4 CapacityDevelopmentPlan
    4.1 AdministrativeRolesandDutiesforUrbanPlanning
    4.1.1RelatedOrganizations 4.1.2Matterstobeconsideredforurbanplanningsystem
    (1) Current situation of the administrative works for urban planning works and development According to the current duties in urban planning works and their future prospects, the main works of the
    Urban Planning Unit of Yangon City Development Committee (YCDC) are summarized in the following three
    categories:
    Table4.1: Current Administrative Works for Urban Planning Works and Development
    Categories Working Details for Urban Planning (1) Survey and Research
    1.Coordination UM RM
    Coordinating with related ministries. YCDC
    Having discussion (2) Planning
    Dis. TS
    Conducting PIC discussion. with developers
    (3) Controlling and Realization of Projects
    2. Survey/ Research Dis. TS
    Possessing basic social information.
    YCDC
    Conducting basic urban planning and social surveys.
    3. Planning UM
    Formulating national and regional plans. (1) Survey and Research
    RM Dis. TS
    Formulating development policies and subprojects. The following survey and research matters are expected to be conducted by the Urban Planning Division of YCDC,
    YCDC collaborating with the district and township offices:
    Formulating the Urban Development Master Plan (with the JICA Study Team).
    4. Establishing a UM
    Formulating the National Building Code. Basic survey for city planning;
    Legal System UM YCD
    Studying the land use control system.
    Specific urban planning survey (e.g., survey of the condition of infrastructural facilities);
    5. Controlling UM RM YCDC
    Examining application for building construction.
    TS Environmental survey; and
    Providing recommendation letter for building construction.
    6. Realization (No specific urban project except small-scale individual construction works) Monitoring the progress of urban planning matters.
    UM RM Dis. TS YCDC
    Legend: Union Ministry Regional Ministry District Township YCDC
    (2) Planning
    (2) Future proposal of administrative works for urban planning works and development
    The Urban Planning Division of YCDC is expected to assist in the planning works which are conducted by the
    regional government, district offices, and township offices.
    Table4.2: Proposal of Administrative Works for Urban Planning Works and Development
    Working categories Working details for urban planning Updating and revision of the urban master plan;
    1.Coordination UM RM
    Coordinating with related ministries. Arranging the necessary budget. Technical support for detailed spatial plan;
    Dis. TS
    Conducting planning discussions with related stakeholders.
    YCDC Technical support for the formulation of regulatory land use plan; and
    Giving technical assistance to planning discussions.
    2. Survey/ Research UM RM
    Formulating the survey/research format. Technical support for planning development for public purposes.
    YCDC
    Conducting urban planning survey and monitoring.
    3. Planning RM Dis. TS (3) Control and Realization of Projects
    Formulating the implementation plan with subprojects.
    YCDC
    Giving consultancy services and technical advices for planning. The Urban Planning Division of YCDC is expected to execute control and realization of planning works for urban
    4. Establishing a UM RM development projects which are conducted by the regional government, district offices, township offices, and other
    Formulating the necessary laws, regulations including regional
    Legal System departments of YCDC that are related to urban planning matters.
    regulations.
    RM Dis. TS
    Formulating detailed plans for land use control. Technical assessment of large-scale development for approval;
    5. Controlling UM RM
    Assessing and providing permits for development activities. Advise on infrastructure implementation planning;
    YCDC
    Assisting the technical examination. Giving consultancy services.
    6. Realization RM Dis. TS
    Advise on project implementation; and
    Advancement of urban projects for public welfare.
    YCDC
    Supporting public-oriented development / spatial improvement projects. Assistance in the acceleration of development and spatial improvements for public purposes.
    Source: JICA Study Team (both of Table 4.1 and Table 4.2)

    JICA Study Team


    2-24
    4 CapacityDevelopmentPlan
    4.2 LegalSystemforUrbanPlanning
    4.2.1AdministrativeHierarchyintheUrbanPlanning 4.2.2ProposedLegalSystemforUrbanPlanning
    The Strategic Urban Development Plan is a master plan for future development in the Greater Yangon area. In The following are the proposed laws and regulations, which are expected for the execution of urban planning
    order to realize the plan, it is necessary to establish an urban planning system for larger regions matters. It is necessary to formulate laws and regulations concerning the following:
    (national/region) and a detailed plan for smaller area (district/township). The following shows the hierarchy - Spatial control;
    in the urban planning system: - Land management;
    - Project management; and
    - Financial support (management).
    (1) Planning Hierarchy
    Fundamental Legal System
    Planning consistency should be secured within the national/regional system and local district planning. Strategic urban development plan
    (Urban master plan);
    Urban planning law;
    Building code;
    Land use zoning regulation; and
    Permission system for large-scale
    development.
    Master plan for the Source: JICA Study Team
    National plan Example of regional plan Detail land use plan for a
    (Japan) Greater Yangon Area township Figure 4.4: Example of Land Use Control Categories
    Urban planning system for acceleration (Japan)
    Source: JICA Study Team
    (2) Legal System Hierarchy Figure 4.1: An Image of Planning Hierarchy of spatial improvement
    Incentive (subsidy) for desirable
    Plural legal systems, which cover general and specific matter, are applied according to its situation.
    development according to the
    National legal system Legal system for the development plan;
    - Law Greater Yangon Area
    - Planning regulation Incentive (subsidy) for installation
    of public facilities in development
    Regional legal system Legal system for
    - Bylaw projects
    townships, blocks
    - Technical standard - Planning rules (e.g., parking facility, park/open
    space, flood retarding basin, etc.);
    Source: JICA Study Team
    (3) Project and Budget Hierarchy Figure 4.2: An Image of Legal System Hierarchy District planning system; Source: JICA Study Team
    Protection system for cultural and Figure 4.5: Preceding Decision of Urban Planning
    Each organization should take responsibility for the integrated urban planning. Infrastructure Facilities (Japan)
    historical buildings and areas; and
    National project Greater Yangon project
    - Railroad - Water supply Landscape design and management
    -National Highway -Social housing supply system
    etc. etc.
    (creation of beautiful landscape)
    Regional project Township project
    - Arterial road - Spatial improvement
    -Major bridge - District planning
    etc. etc.

    Source: JICA Study Team


    Figure 4.3: An Image of Project and Budget Hierarchy Source: JICA Study Team
    Figure 4.6: District Planning System (Japan)

    JICA Study Team


    2-25
    4 CapacityDevelopmentPlan
    4.3 CapacityDevelopmentPlanforUrbanPlanning
    4.3.1IssuestobeConsideredforCapacityDevelopment 4.3.2ProposedCapacityDevelopmentProgram
    (1) Results of Personal Interview for Needs Assessment
    Below are the proposed capacity development programs classified into four phases.
    In order to identify the issues for capacity development and level of understanding about urban planning
    matters, a personal interview survey was conducted on 62 staff of the Urban Planning Division, YCDC, from According to the progress on the establishment of urban planning system in Myanmar (see left part of the
    16 to 29 July 2013. The following are notable results of the interview: figure), corresponding capacity development programs are proposed.

    Understanding roles in urban planning.


    Strongly aware: Implementation of development Establishing the Urban Planning Capacity Development Program
    60% System (Proposal)
    Making plans 50%
    Aware: Survey and research Outline urban planning Assistance for:
    21% UM Basic understanding of
    system UM Dis.
    Lack of awareness: Coordination

    Scheme of Basic
    13% Decide duties of related
    policy making, planning,

    Urban Planning
    RM TS
    and management

    I. Formulating
    UM RM
    Business program 3% organizations (ongoing by EU support) YCDC

    Control/guidance Allocate necessary budget Understanding and


    2% UM Dis. establishment of general UM Dis.
    Source: JICA Study Team and personnel RM TS urban planning system
    RM TS
    Necessary capacity development subjects. Figure 4.7: The Result of Interview YCDC
    YCDC
    Survey
    Understanding the general urban planning system.
    Specific technical knowledge corresponding to sectors. Provide legal force for Assistance for:

    II. Forming the


    Base of Urban
    fundamental urban UM RM Establishment of the UM RM
    Technical knowledge transfer based on job training. planning system fundamental legal system
    Establish urban planning Conducting basic urban

    Planning
    information system based RM TS planning survey RM TS

    (2) Organizational System and Legal System to be Improved on basic urban planning Dis. YCDC Establishment of the Dis. YCDC
    survey urban planning
    RM YCDC
    Myanmar stands at the dawn of the urban planning system. It is necessary to prepare the legal and information database
    organizational system in order to execute an effective capacity development program and technical assistance.

    of Urban Planning
    the Basic Function
    Coordinate with Technical assistance for:

    III. Establishing
    RM TS
    related organization Making spatial plan RM TS
    The following are issues to be considered beforehand: Dis. YCDC
    for planning Dis. YCDC
    Application of legal UM YCDC
    Forming a general scheme of urban planning system in Myanmar. systems RM
    Technical solution for
    Deciding roles and duties of related organizations. planning
    UM YCDC

    Among union government, regional government, district/township offices, and development Formulate urban Technical assistance for:

    IV. Integrating
    Cross-sectoral
    development project for RM YCDC

    Urban Planning
    committee. Planning coordination RM TS
    public welfare (e.g., TS
    Technical solution for Dis. YCDC
    Among related departments (sectors) in each organization. social housing and planning TS
    RM
    improvement of urban
    Formulating the legal systems related to urban planning. space) Dis. YCDC
    Project management
    Establishing a cooperation system among related administrative organizations. Implement public RM TS RM TS
    development projects Dis. YCDC Dis. YCDC
    Among related organizations.
    UM RM Dis. TS YCDC
    Among related departments (sectors) in each organization. Legend: Union Ministry Regional Ministry District Township YCDC
    Source: JICA Study Team
    Deciding on the priority projects.
    Figure 4.8: Urban Planning Phased Capacity Development Plan in Myanmar

    JICA Study Team


    2-26
    5 StrategicEnvironmentalAssessment(SEA)
    5.1 Introduction 5.3 WhatisStrategicEnvironmentalAssessment?
    As a rule, JICA requests the project proponents to pay appropriate environmental and social 1 Definition
    considerations when implementing an ODA project based on the JICA Guidelines for
    EnvironmentalandSocialConsiderations(April2010)(JICAGuidelines). The SEA is an environmental impact assessment on the three Ps, namely
    policy,plan,andprogram.
    AccordingtotheJICAGuidelines,theStrategicEnvironmentalAssessment(SEA)willbeapplied
    in conducting a master plan study to integrate appropriate environmental and social The SEA is understood as a tool for integrating the appropriate environmental and social
    considerationsintheearlystageoftheproposedproject. considerations based on sufficient environmental and social information into the development
    processofthePPPs.
    InthisStudy,theSEAwascarriedoutduringtheexaminationofdevelopmentvisionandbasic
    policy for development in the future. The result of SEA was reflected in the development of a Policyisconsideredasadministrativepoliciesofthegovernmentshowingthebasicprinciple
    masterplanintheGreaterYangonarea. of plans and/or projects in the whole policy system, which will not decide on the necessities
    and/or concrete contents of each project. Therefore, the policies are generally abstract not
    concrete.
    5.2 OutlineofTechnicalTransferinthePhaseII
    Plan and Program show the scenario which explains methodologies and schedule to
    implement the project systematically, but the details of the project are not decided. In this
    InthePhaseIIoftheStudy,theworkshoponenvironmentalandsocialconsiderationswhichis sense,PlanandProgramaremoreconcretethanpolicyandmoreabstractthanprojects.
    necessaryforfuturedevelopmentprogramsinYangonwasconductedbytheJICAStudyTeamin
    the course of technical transfer for the implementation of case studies. The attendees of the TheProjectfortheStrategicUrbanDevelopmentPlanoftheGreaterYangonisconsideredunder
    workshopwerethekeypersonsintheplanningdepartmentofYCDC. thecategoryofPlanandProgram.

    Itwasexpectedthattheattendeeswerenotfamiliarwiththeenvironmentalandsocialissues.
    Therefore,theJICAStudyTeammadeeffortstoconductaplainpresentationnotonlyfocusing
    2 SignificanceofSEA
    on the technical matters in terms of environmental and social considerations but also the
    reasonswhytheconsiderationsthroughtheconductofenvironmentalimpactassessment(EIA) Inrelationtothenationaldevelopmentandenvironmentalcontext,theSEAissaidtohavetwo
    and/orSEAarenecessaryfordevelopmentprojects. importantsignificances,givenasfollows:
    TheattendeesintheworkshopwerekeypersonsintheplanningdepartmentofYCDC. Itwas (i) To integrate appropriate environmental and social considerations into the process of
    expected that the attendees were not familiar with the environmental and social issues. decisionmaking;and
    Therefore, the JICA Study Team made an effort to conduct plain and straightforward
    presentation focusing not only on technical matters in terms of environmental and social (ii) Tosupplementthelimitationofconventionalenvironmentalimpactassessmentthatwill
    considerations but also on the reason why these considerations are necessary in conducting becarriedoutintheimplementationstage.
    environmentalimpactassessment(EIA)and/orSEAforthedevelopmentprojects.
    Notethattheworkshopwascarriedoutinaparticipatorymanner.Thetimeforquestionsand 3 Methodologies
    answers were allocated during the presentation. In the end of every session, attendees were
    requestedtomakecommentsonthepresentation. At the moment, no single best SEA process has been established. Different techniques or
    methodologies have been applied in various stages and activities of SEA. The choice of
    techniquesdependsonawholerangeoffactors,includingthepurposeofSEA,theavailabilityof
    data, local environmental assessment capacity, decisionmaking structure and culture, and
    resourceconstraint.
    The SEA for the project was carried out over the process of establishing development visions
    andstructureplansforGreaterYangon.
    ThedetailedmethodologiesforSEAarediscussedinthenextpage.

    Source:JICAStudyTeam JICA Study Team


    Figure5.1:PhotosofEnvironmentalFiledSurvey(Image) 2-27
    5 StrategicEnvironmentalAssessment(SEA)
    5.4 WorkFlowfortheSEAinthePhaseI

    (1) DiscussiononthePresentEnvironmentalIssuesinYangonCity (3) Preliminary Stakeholders Meeting Through Interviews with Related
    Townships(TSPs)
    ThepresentenvironmentalissuesinGreaterYangonwerediscussedinthecourseofSEAstudy
    preparation.Thetargetyearofthemasterplanis2040,therefore,itwillbeusefultodiscussthe ItisessentialinSEAtoincorporateopinionsofrelatedstakeholdersintotheplanformulationas
    presentenvironmentalissuesinGreaterYangonconsideringthefutureenvironmentalissues. early as possible. Therefore, the interviews with all related 39 TSPs were carried out as a
    preliminarystakeholdersmeetingtoasktheirpreferencesontheproposedstructureplans. At
    the same time, the opinions on various topics such as environmental concerns and
    socioeconomicissueswerediscussedbetweenthechiefofTSPsandtheJICAStudyTeam.
    Asforthequestionoftheirpreferencesonthethreealternatives,29personspreferredtheplan
    (2) ReviewProcessforthePreparationofDraftStructurePlans ofSubcenterswithGreenIslesystem,eight(8)personspreferredSubcentersystemand2
    Initially, three draft structure plans were reviewed carefully. In the review, confirmation was personshadnoansweramongthechiefsof39townships.
    made on the contents of each structure plan as well as the process of establishing the Regarding the environmental concerns and socioeconomic issues, 28 persons mentioned that
    developmentvisions. thetrafficjamisaseriousproblemofYangonRegion.Thetrafficaccidentisthesecondserious
    problemasmentionedby22persons.Thetrafficjamsoccurinthemainroad,atroadjunctions
    andatmarketplaces.Giventhattheillegalparkingisoneofthemainreasonfortrafficjam,the
    shortageofparkingspaceisaproblem.
    DiscussiononthePresentEnvironmentalIssuesinGreater
    Yangon

    ReviewtheProcessofthePreparationofDraftStructure
    Plans

    PreliminaryStakeholdersMeeting

    EnvironmentalScoping

    EvaluationoftheEnvironmentalImpactItems

    EnvironmentalMitigationPlan

    SubcenterSystem SubcenterwithGreenIsle SuperCBDSinglecore


    Source:JICAStudyTeam Source:JICAStudyTeam
    System System
    Figure5.2:WorkFlowofSEA Figure5.4:Interviewstothe
    Source:JICAStudyTeam
    ChiefofTownships
    Figure5.3:ThreeAlternativesofDraftStructurePlans

    JICA Study Team


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    5 StrategicEnvironmentalAssessment(SEA)
    5.4 WorkFlowfortheSEAinthePhaseI

    (4) EnvironmentalScoping (6) EstablishmentoftheEnvironmentalMitigationPlan


    Anticipated actions necessary to realize the proposed four development visions were clarified Anenvironmentalmitigationplannecessaryintheimplementationstagewaspreparedforthe
    first. Subsequently, the environmental impact items which should be considered in the optimal alternative that was selected based on the evaluation of the environmental impact
    realization of the development visions were selected using an environmental checklist. In the items.
    process, the results of discussion for the present environmental issues in Greater Yangon and
    opinionsinthepreliminarystakeholdersmeetingwithrelatedTSPswereconsidered.

    (7) StakeholdersMeeting(SHM)
    The information disclosure and the transparency is one of the most essential factors in the
    (5) EvaluationoftheEnvironmentalImpactItems process of SEA. Accordingly the results of the SEA were explained and discussed at the
    stakeholdersmeeting(SHM)forthepurposeofinformationdisclosureandtransparency.
    Anticipatedenvironmentalimpactscausedbyeachofthealternativeswereevaluatedusingthe
    matrix. Themagnitudeofenvironmentalimpactwasconsideredinthethreelevels,namelyA, ThepresentationsincludingexplanationsontheStrategicEnvironmentalAssessment(SEA)for
    BorCinthepositiveimpact;andX,YorZinthenegativeimpact,respectively. Development Visions and the Structure Plans for Greater Yangon were carried out by YCDC
    personnel appropriately. Accordingly the SHM was conducted successfully with the 169
    Subcenter with Greenspot System was selected as an most recommendable structure plan attendants.
    fortheMasterPlanforYangonCityasshowninthebelowTable.
    AlthoughtherewerelessnumberofquestionsandcommentsrelatedtotheSEAitself,thehigh
    interestsoftheattendantstotheMasterPlanwereobservedintheSHM.

    Table5.1:EvaluationMatrixoftheEnvironmentalImpacts

    Subcenter Subcenterwith SuperCBD


    Items
    System GreenIsleSystem SinglecoreSystem

    Social
    B A C
    Positive
    Impact

    Environment
    Natural
    B A C
    Environment
    Pollution B A C
    Social
    Negative

    Y Z X
    Impact

    Environment
    Natural
    Y X Z
    Environment
    Pollution Z Y Y
    Source:JICAStudyTeam
    Comprehensive Most Not Figure5.5:StakeholderMeeting
    Recommendable
    Evaluation Recommendable Recommendable
    Source:JICAStudyTeam

    JICA Study Team


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    5 StrategicEnvironmentalAssessment(SEA)
    5.5 ResultoftheTechnicalTransferWorkshopinthePhaseII
    5.5.1 ContentsoftheWorkshop 5.5.3 PhotosfromtheWorkshop
    The1stWorkshopwasheldon26thAugust Discussioninthisworkshopincludedsummaryof
    SEA conducted in the Study including explanation of the process in establishing development
    visions,preliminarystakeholdersmeetingthroughinterviewswithrelatedtownships,selection
    ofenvironmentalimpactitems,andevaluationusingthematrix.
    The 2nd Workshop was held on 2nd September, 2013. Discussion in this workshop included
    explanationontheexperiencesofenvironmentalandsocialconsiderationsinMyanmarbythe
    localconsultingcompany.
    The 3rd Workshop was held on 9th September, 2013. Discussion in this workshop included
    explanationofEIAregulationbythelocalconsultingcompany. PresentationbyYCDC
    The 4th Workshop was held on 16th September, 2013. Discussion in this workshop included
    brainstormingontheenvironmentalandsocialissuesinYangonamongparticipants.
    Discussionbyparticipants
    Table5.2:TheContentsoftheFourWorkshops Commentfromaparticipant
    Date Theme
    26August(Mon) Summary of SEA conducted in the Study including explanation of the
    13:0014:30 process in establishing development visions, preliminary stakeholders
    meeting through interviews with related townships, selection of PresentationbyYCDC
    environmentalimpactitems,andevaluationusingthematrix.
    2September(Mon) Explanationontheexperiencesofenvironmentalandsocialconsiderations
    13:0014:30 inMyanmarbythelocalconsultingcompany.
    9September(Mon) ExplanationofEIAregulationbythelocalconsultingcompany.
    13:0014:30
    16September(Mon) Brainstorming on the environmental and social issues in Yangon among
    13:0014:30 participants.
    Source:JICAStudyTeam

    5.4.2 Conclusion
    The workshop was conducted successfully with the participants high level of attention on the
    presentationsdonebytheJICAStudyTeam.Althoughtheparticipantshaveinadequateexperiences
    and academic background, they showed keen interest on the presentation topics. The EIA
    regulationswhichwereundertheapprovingprocessattheparliamentmightbeoneofthereasons
    fortheirkeeninterests.

    Presentation by the local consultants who have been conducting the EIA study in Myanmar
    contributedinhelpingtheattendantstogreatlyunderstandthem.

    Atthemoment,theroleoftheUrbanPlanningUnitofYCDCinadevelopmentprojectisnotclear.
    However, it is expected that the level of understanding on the environmental and social
    PresentationbyaJSTExpert PresentationbyaLocalConsultant
    considerations among staff of the Urban Planning Unit would be increased as a result of the
    workshop.

    JICA Study Team


    2-30
    SubsequentWorks(PhaseII)oftheStrategicUrbanDevelopmentPlanofGraterYangon
    1 Conclusion 2 Recommendation
    Thisprojecthasbeencarriedoutintwophases. Phase1wasthemainpartofthisproject,inwhich ThroughthecourseoftheactivitiesofPhaseII,theStudyTeamworkedwithUPDofYCDCandother
    the analysis of present conditions was made, and consequently the vision for the future of the related organizations to complete the case studies on the five themes. The followings are the
    GreaterYangonarea,aswellasthestrategiesforlanduseandurbaninfrastructure,amongothers, recommendationsbasedonPhaseIIactivities.
    waspresented. TheconclusionandrecommendationforPhase1werealreadypresentedinPhase
    In CBD development, a draft zoning scheme was formulated in consultation with YCDC, JICA Study
    1FinalReportforthereferenceofthisreport.
    Team,MOCandYHT. Inorderforthisdraftplantobeeffective,YCDCneedstocarryoutaseriesof
    Phase II of the project focused on the capacity development to assist the implementation of the publicconsultationtoobtainfeedbacksfromthecitizensofYangon. Alsoalegalframeworkforthe
    plans and strategies recommended in Phase I report. The capacity development focused on 5 implementation of the zoning scheme will also have to be thought through, and consequently the
    fieldsofurbanplanningandotherrelatedfield. notificationtothepublichastobemade.Thesearetheprocedurenecessarytomakethisdraftzoning
    The first theme was the CBD (Central Business District) development. This focus on actual plan to be applied in effect to the control and management of development in the CBD zone of
    formulationofdetaillanduseplaninconsultationwithrelatedorganizationssuchasDepartmentof Yangon.
    Human Settlement and Housing Development (DHSHD) of MOC, Yangon Heritage Trust which
    Besides the above, in order for the protection of historical heritages, the proposed two zones, i.e.
    carriesoutactivitiesinrelationtopreservingheritagewithinthecity,andtheJICAStudyTeam.In
    CentralAreaHeritageZoneandSecretariatAreaHeritageZone,havetobedesignatedbyByLawof
    order to take countermeasures against existing problems such as traffic jam, environmental
    Yangonforconservation,togetherwithstipulationoftheprohibitionandalterationofbuildingsand
    pollution,risinglandvalues,deteriorationordamagetoculturalheritage,andothers,detailedCBD regulationofredevelopment.
    developmentplanswerecarriedout.
    The second theme was NorthEast Region development. This region is a fast growing suburb of In order to advise on the preservation of historical landscape in CBD, an organization named a
    Yangon.TheplanningwascarriedoutincollaborationwithUrbanPlanningDivisionofYCDC,JICA landscape council is recommended to be formed made up of YCDC, YHT, Association of Myanmar
    StudyTeamandrelevantTownshipOffices. Architects(AMA)andotherprofessionalswithextensiveknowledgeandexperience.
    The third theme was an exercise towards what is called TransitOriented Development, which FortheplanningofnewdevelopmentinthesuburbsofYangon,thedutiesandresponsibilityofYCDC
    essentially tries to harmonize urban development and public transport system. In this Project, needs to be clearly defined. Formerly, MOC has been initiating new development in the suburban
    commuterserviceontheexistingrailwayline,suchastheCircularLine,wasproposedasoneofthe area,butinthecourseofdevolution,thisfunctionmayaswellbetransferredtolocalentities. This
    priority project for implementation. Case studies were carried out in some of the main stations matter has to be discussed thoroughly within the central government and if the function is
    along the Circular Railway Line in such a way as to provide smooth exchange from the railway to transferred to local entities, the capacity development has to be done for the Region/State
    othertransportmodessuchasbussesand/orprivatecars. Government as well as three City Development Committees including YCDC. Budgetary allocation
    Thefourththemewasthecapacitydevelopmentplan. TheStrategicUrbanDevelopmentPlanis hastobealsothoughtofinlinewiththetransferoffunctionandresponsibility.
    forfuturedevelopmentintheGreaterYangonarea.Inordertorealizetheplan, itisnecessaryto TransitOrientedDevelopmentisanimportantconceptforYangon,asitwillhavetodependmoreon
    establishanurbanplanningsystemforlargerregionsandadetailedplanforsmallerarea. thepublictransportinfuture. ForaneffectiveimplementationofTOD,cooperationwithMyanmar
    The fifth them was the Strategic Environmental Assessment. In the Phase II, the workshop on Railwaywillbeessential. TofacilitateTOD,onesuccessfulexamplewillbehelpfulforothercasesto
    environmental and social considerations which is necessary for future development programs in follow. YCDCneedstoactasafocalpointtocoordinaterelevantorganizationstofollowthrougha
    Yangon was conducted by the JICA Study Team in the course of technical transfer for the TODmodel.ATODmodelofYangonCentralStationandInseinStationswillbecrucial.
    implementationofcasestudies.
    YCDC needsto continueto carry outthe capacitydevelopment for thesustainablecontrol ofurban
    By December 2013, all the activities in Myanmar have been completed on all the five themes developmentinYangon. Currently,afewdonororganizationsareextendingcapacitydevelopment
    mentionedabove. Thisreport,FinalReport forPhaseIIoftheProjectdescribestheoutcomeof programs. YCDCshallneedtocoordinatetheprogramsofvariousdonors.
    theactivitiesmentionedabove.
    StrategicEnvironmentalAssessment,orSEA,isaneffectivetoolforurbangrowthmanagementand
    planning,andYCDCshouldcontinuetotrainitsstaffasfacilitatorsofSEAinvariousfieldsofplanning
    andmanagement. ItshouldbenotedthatSEAisnotonlyamethodforenvironmentalmanagement,
    butalsoatoolforparticipatoryplanninginvolvingthecitizensforfeedback.

    JICA Study Team


    3-1

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