Community Mortgage

“In many poor and developing countries, land markets, prevailing policies, practices and institutions limit many of the working poor’s access to secure tenure and adequate land for housing. The Philippines is one such country, where patterns of urban growth and development make it difficult for the poor to remain in the cities where employment and other opportunities exist.”

“Through the Community Mortgage Program, the Government lends funds to informal settlers organized as a community association, making it possible for them to buy a piece of land that they can occupy permanently. The land can be on-site, presently occupied by the community, or an entirely new site to where the community intends to relocate. The CMP also offers loans for site improvement and house construction even if, in reality, the majority of CMP loans are issued for the acquisition of land. The CMP was designed to be a demand-driven approach; it is the community that needs assistance that decides to participate in the programme and initiates the process. In an on-site project, informal settlers can obtain ownership of the land they occupy by buying it through a community mortgage loan. One of the requirements is a subdivision plan, where the houses and plots are then re-aligned or re-blocked to conform to minimum subdivision standards. An off-site project, on the other hand, requires relocation to another area that the community chooses and purchases.”

“To be eligible for loans, informal settlers have to have a homeowners’ association (HOA) with at least nine households but no more than 200. After an association has complied with the minimum requirement and met certain criteria, the Social Housing Finance Corporation approves the mortgage and advances payment to the landowner. The group loan is payable monthly for up to 25 years at 6 per cent interest per annum. The land to be purchased serves as collateral for the loan. The HOA is considered to be the borrower.Throughout the process, it is responsible for preparing documentary requirements, negotiating with the landowner, collecting the monthly amortizations of itsmember-beneficiaries, and ensuring that their financial obligations to the lending institution are met. The HOA also enforces sanctions on community members, and oversees the re-blocking and enforcement of the subdivision plan.”

“The Philippines is the fourth most populous nation in East Asia. Growing at an average rate of 2 per cent annually, the population is currently 92 million, of which an estimated 63 per cent live in urban areas. Metro Manila, or the National Capital Region (NCR), is the largest urban centre in the Philippines. At present, its 16 cities and one urban municipality together had an estimated population of 12 million. If the current trend prevails, the Philippines is projected to be 70 per cent urban in less than a decade with an urban population of around 86 million. Unregulated urban growth and acute poverty have resulted in severe housing problems. Of the roughly 10 million Filipino families living in cities today, an estimated 3.1 million lack security of tenure with 2.7 informal settler households in Metro Manila alone according to data from the National Housing Authority in 2007.” Source: Innovative urban tenure in the Philippines, summary report, UN-Habitat / Global Land Tool Network. Picture: Christoph Mohr

Disaster control

Hurricane Sandy has made it ever more clear: disaster control or emergency managment should be a priority in urban development and urban managment. People keep moving to urban areas, which become vulnerable when it comes down to natural disasters. Not in the least because they are often situated along coastlines and in delta’s. Here the impact of heavy weather and flooding this could cause is a primary concern. Disaster control or emergency managment requires some basic but elaborative concepts which are described by the ‘Division of Homeland Security and Emergency Services (DHS)‘ of the U.S.A. These include among others: Emergency Sheltering Provision, Dam Safety Preparedness and a Hazard Analysis Program. Emergency Sheltering requirements foresee in the provision of safe havens for large populations. These shelters require good accessibility and large scale sanitary infrastructure for example. Dam Safety Preparedness regulates the condition of the Dams in New York State. According to the DHS ‘There are approximately 400 high-hazard (Class C) and nearly 800 moderate-hazard (Class B) dams that pose a threat to jurisdictions in the event of a dam failure. Approximately 70 of the high-hazard dams produce hydroelectric power’..The Hazard Analysis Program ‘Hazny’, ‘is an automated hazard analysis program. HAZNY asks questions concerning hazards that you face and, based upon your responses, rates and ranks each hazard. It includes guidance on organizing a team approach in conducting the hazard analysis’. Planning and controlling cities in order to secure safety is a Smart approach but not new at all. The lay-out of many historic towns worldwide has been based on the concept of security, though disaster control in those days was primarely related to military defense. Safety and emergency managment has been on top of the urban agenda sinds 9/11, Hurricane Sandy is stressing again the necessity for a Smart infrastructure to cope with natural disasters. That might prevent New York against flooding and another blackout.

Picture above: ADA Security Checklist for emergency Shelters. On top: New York Magazine cover, photograph by Iwan Baan.

1000 Raingardens

Sendai Oasis – 1000 Rain Gardens, Tohoku University, Japan wins the Smart Cities Award at the Dutch Archtitecture Biënnale in Rotterdam.
According to the Netherlands Architecture Institute: “this project examines alternatives for the design of the city of Sendai, Japan, following the effects of the earthquake and tsunami in March 2011. In order to protect residents against extreme temperatures (heat islands) and from the effects of heavy rainfall, the Tohoku University proposes a network of small ‘rain gardens’. This network will provide a sustainable solution for water recycling and create green public spaces in the city. The jury was very impressed by the completeness of this plan, the whole seems to have a significantly larger impact than its individual parts.”

The Tohoku University which has been immediately rebuilt after the earthquake has a testgarden at the faculty terrain. According to the website of Sendai Oasis: “Creating a Sustainable City based on its Water System, Aobayama Rain Garden (ARG) proposes a multi-environmental control device that originally functions for the recovery of rain water, Infiltration areas and groundwater replenishment, thus acting as an effective environmental device linking the Keywords of Low-carbon society, Heat Island control, Energy recycling, Bio-diversity and Disaster aid spot with Emergency water supply. BY using ITC networks, real time monitoring is possible for all the data such as storage water levels, wind velocity related to thermal comfort index and green energy consumption degree via smart meters.”