Yangon Present and Future; Presented at AMA 13.12.

2014
(Part 1.)
8 Issues in Housing & Urban Development Connected
with Yangon

1. Yangons Infrastructure
2. Yangons Traffic & Transportation
3. City Circular Roads for Yangon
4. Issue no. 3. Issue of Land-use & Central
Business District (city centre)
5. Heritage Conservation & Zoning
6. Housing Sector Development
7. Yangon Extension Part II
8. Laws and Legality in Urban Development
Northern part of Yangon in the 18th century
Yangon in the 18th century, during Alaung Paya period
Yangon in the 19th century, re-planned as administrative
center of Lower Burma
Yangon in earlier colonial days
Yangon was known as green city of Asia
Now the city has 365 sq. miles
 Composition of Yangon historic extensions
(in sq. miles)

Areas before 1959,

112.06, 36%
Extended areas
after 1988, 150.02,
49%

Industrial
areas, 24.00,
8%

Extended areas in
1959, 20.64, 7%
Population forecast for Yangon city with 3 scenarios
18

16.6
16

14
12.4 12.9
12

Population (Mill)
10 10.3
9.2

8 8.2
6.9
6.5
6
5.2

2.95
2 2.03

0
^1973 ^1983 ^2014 ^2024 ^2034 ^2044 ^2055
Years

Lower Scenairo (Based on growth rate of 2.3% yearly)

Middle Scenairo (Based on growth rate of 2.6% yearly)
Higher Scenairo (Based on growth rate of 3% yearly)
Issue no. 1. Infrastructure, (Water,
electricity, drains and waste
disposal systems
Water supply
system of
Yangon
 Current Water Supply System of Yangon
City Around 160 million Gallon
Gyobyu Reservoir Ngamoeyeik Reservior (730 Mill. L or 0.73 mill. CM) daily.

Mainly from 4 reservoirs, Hlawga,

Phyugyi Reservoir Gyobyu, Phyugyigyi , Ngamoe Yeik
Gwaydanshay
But also from underground sources

Nyaunghnapin WWTP Potentials are in Kokkowa, Toe

River, Lagunbyin, etc. But feasibility
surveys needed

Hlawga
Reservoir
Sitpintaung
Thebyu

Source: Dept. of
Yangonbauk
Water & Sanitation
 Water usage in Myanmar

Upper middle class areas with flush toilets- 30-50

gal/person/day (136-200 lit./person/day)

Middle class areas with pour-flush toilets-

15-20 gal/person/day (70-80 lit./person/day)

Low-income areas- 10-15 gal/person/day

(45-70 lit./person/day)
 Based on 160 million gal. per day
(around 730 mill. Litres per day)

Yangon city with 5.2 million population

should have 30 gal / person /day (136
lit./person/day) should be sufficient but
There are very high loses, so that the YCDC
mains reach only about 65% of Yangon
population
Besides there are large unequal distribution
and 4 townships are out-of reach from city
mains
 Water supply network Yangon

N
And over 40% water unaccounted
However
only about 65% of the population
are served with YCDC system
0g;wpf&m

4 townships, r*Fvm'Hk

Dagon Seikan, Hlaing TharYar,

To N
aun
g Do
Shwe Pyi Thar & Seikyi Kanaungto are poorly supplied with
n

YCDC water
Waste water Issue, Drainage & Sewage
 29
28
27
26
25

10

51
23 9
50 36
21
22 11 7
19 20 12
8
54
46
18 17 47
14 52 35
16
15

13 4
6
3 2
37
41
38
39
44 43
67
5
66 53
1 65
68
31
33
34
40
85 64
30 32 42 49
24 84

Only the areas developed by British

48
71
86 72 95
83
87 93
82 89 94
88 73
90
74
92
75 63 91

81 78
79 69 70
77 80

& 76
62

59
61
60
55

56
57
58

Yankin & Thin Gan Gyun have

Drainage plan
Flood prune areas
The city needs
drainage & Sewage Plan
 Sanitary systems in YCDC area in 2002

No Latrine Common Sewerage

0.3% System
The immediate target
7%

should be
Conventional
Unsanitary Latrine
to apply 100 % septic
28% tanksSeptic
systemTank System
19%

Fly Proof Latrines Pour Flush System

18% 28%
The garbage usually block the
drains

Around 1600 tons of daily garbage,

Using land filled methods,
Now planning to apply incineration
 Electric Supply
Electric meter box & Households in Yangon Zones (data
from 2012)
0.30

0.25
0.25

0.21
0.20
0.19

0.15 0.14
0.13
0.11
0.10
0.08 0.08 0.08
0.06
0.05 0.04 0.04
0.02
0.01
0.00

Source: Calculated base on

the data of YESB Meter boxes (mill) House-holds (mill)
 Supplied units per & Households in August 2012
in Yangon Zones
900.00
850.51
800.00

700.00

609.25
600.00

491.11
500.00

400.00
340.88
300.00
249.61
221.15
200.00

100.00 72.61

0.00

Supplied Units per Household

 Mingalardon

Shwe Pyitha

Northern zone

Northern Zone East Dagon

North Okalapa

Insein
North-Western
Zone North-western zone
Eastern Zone
North Dagon
Hlaing Tharyar Mayangone

South Dagon
Eastern zone
Hlaing
South Oakkalapa

Yankin

Dagon Seikkan
Kamaryut
Southeast zone
Thin Gan Gyun

Southeas
Inner city zone Tarmway Zone

Sanchaung Bahan
Inner city Zone
Kyeemyindine

Thaketa

Dagon
Mingala Taung Nyunt

Electricity, supplied units per household

Dawbon
Ahlone
Lanmadaw
Latha Pabedan Pazundaung
CBD ZoneKyauktada CBD area
Botataung
Seikyi Kanaungto Seikan

Southern Outer Zone

Dala
Southern outer zone
850 units per Household in CBD

in Southern Zone
In the electricity supply,

72 units per Household

Units per Household in August 2013
 Challenges on infrastructure and
urban services distribution
1. The wastage and unaccounted supplies in water &
electricity are over 30%, very high
2. The disparities of services in different zones (The
north-western & southern zones are poorly
supplied)
3. Drainage & Sewage Plans with phase by phase
improvement plans are necessary
4. The cooperation with JICA & other bilateral &
multilateral organizations
Issue no. 2. Challenges in Traffic and
transportation
Transportation & traffic problems
 70.00 Since 2010, the import of cars are relaxed. The increase of vehicles is inversely
proportional to decrease of driving speeds
62.16
60.00
56.98

51.80
50.00
46.62
Total Vehicles (0 000)

40.00
37.29
35.51

30.00 31.08
28.49 28.00 28.00
25.90 26.84
25.60
23.66 23.31 24.00
22.92 22.02
20.00 21.00
19.43
18.06 18.00
17.00
14.57

10.00

0.00
Y 2007 Y 2008 Y 2009 Y 2010 Y 2011 Y 2012 (June) Y 2013 (Jan) Y 2014 (Oct)
Years

Total Vehicles in Yangon (0 000)

Yangon's average speed with private cars at peak hours (km/hr)
Yangon's average speed with buses at peak hours (km/hr) 29
Modal Share of Yangon based on 25 townships (Surveyred in
2012)
Own Car
Taxi 6%
Train 3%
2%
Around 91% uses public transport

Ferry
7%

Bus + Train
4%

Bus
78%
 Yangon has lower vehicle density, & the speed is also low, showing the need
to improve the traffic management system
35.0

31.0
30.0

27.0
24.9
25.0

21.0 21.5
20.0 19.0

15.0

10.0 9.4
10.0

7.0
5.7
5.0

0.0
Yangon Bangok Jakarta Manila Hanoi Ho Chi Minh City
Average speed at peak hours Km/h Car density (Cars /100 Sq.Km)
 Based on Origin-Destination study of 25 townships,
26% of people work in CBD, 34% in Inner City, amounts to 60 %,
travel daily to CBD & Inner City area which is 10% of city area

Mingalardon

Shwe Pyitha

Northern Zone East Dagon

North Okalapa

Insein
North-Western
Zone
Eastern Zone
North Dagon
Hlaing Tharyar Mayangone

34% In & to Inner City

South Dagon

Hlaing
South Oakkalapa

Yankin

Dagon Seikkan
Kamaryut
Thin Gan Gyun

Southeas
Tarmway Zone
Kyeemyindine

Sanchaung Bahan
Inner city Zone

Thaketa

26% in & to CBD

Dagon
Mingala Taung Nyunt

Dawbon
Ahlone
Lanmadaw
Latha Pabedan Pazundaung
CBD ZoneKyauktada

Shows dependency
Botataung
Seikyi Kanaungto Seikan

Southern Outer Zone

Dala

Between land-use pattern

& transportation
One important reason for traffic problems are the
Uneven Lad-use Structure
Commercial establishments, 20% in CBD and 28% in Inner City
zone, amounts to 48% of all commercial establishments are
concentrated in 10% of city area
Mingalardon

Shwe Pyitha

34% in Inner City Area

Northern Zone East Dagon (7% of City Area)
20% in 4% of Area Insein
North Okalapa

North-Western
Zone
Eastern Zone
North Dagon
Hlaing Tharyar Mayangone

South Dagon

South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Southeas
Tarmway Zone

Thaketa

Dawbon

Seikyi Kanaungto

Southern Outer Zone

Dala
 Dependency between zonal floor area index and the travelling speeds
during peak hours in Yangon zones
25.00

20.00 20.00
Travelling speed (ml/hr.)

15.00 15.00

12.00

10.00 10.00

7.50

5.00
3.00

2.00 2.50
1.50
1.00
0.25 0.50
0.00
Yankin Kokine Shwe Gon Dine Bahan Kandaw Lay Anaw Yahda
Floor area index

Zonal Floor Area Index Average travelling speed during peak hours (ml/hr.)
 New solutions are necessary
40.00

35.00 35.51

30.00
28.00
26.84
Total Vehicles (0 000)

25.00 25.60
24.00 23.66
22.92
20.00
18.06 18.00 18.00
15.00 14.40
12.00
10.00 10.29
8.00
5.00

0.00 Total Vehicles in Yangon (0 000)

Y 2007 Y 2008 Y 2009 Y 2010 Y 2011 Y 2012 (June) Y 2013 (Jan)
Yangon's average speed with private
Years cars at peak hours (miles/hr)
Yangon's average speed with buses at peak hours (miles/hr)

The increase of vehicles is inversely

proportional to decrease of speeds
 Forecast for future average driving speeds in Yangon
120.00
Option : without invention

103.89
100.00

80.00 81.40
Axis Title

63.78
60.00

49.97
40.00 39.15
35.51
26.84 28.00
20.00

12.00 10.29 8.00

4.10 3.56 3.00 3.00
0.00 1.00
Y 2011 Y 2012 Y 2013 Y 2015 Y 2020 Y 2025 Y 2030 Y 2040
Years

Total Vehicles in Yangon (0 000)

Yangon's average speed with private cars at peak hours (miles/hr)
Traffic congestion
Bus Rapid Transport Route
to come soon
 Issue no. 3
Circular Roads
 Overall Project Plan

()

Outer Ring Road()

Inner Ring road()

()

Yangon Urban Expressway

()

Link road
(

)
-
(. )

Endeavour no.3 Circular roads

 (Overall Project Plan )

Khayaepin Rd
 The tasks to improve traffic &
transport in Yangon
1. Improve Rail System & BRT,
2. Introduce ATCS (Advanced Traffic Control
System)
3. Start BRT (Bus Rapid Transport
4. Outer & Inner Ring Roads
5. Sky Trains for 10 miles, CBD to Mingaladon:
Issue no. 3. Issue of Land-use &
Central Business District (city
centre)
 Population densities in townships
outskirts
Mingalardon

Per Sq.M in
Shwe Pyitha Mingaladon
500 persons

5000 p/SM
Northern Zone East Dagon

North Okalapa
North Okalapa
Insein
North-Western
Zone
Eastern Zone
North Dagon
Hlaing Tharyar Mayangone
Mayangon

South Dagon

Hlaing
South Oakkalapa

Yankin

Yankin
Dagon Seikkan
Kamaryut
Thin Gan Gyun

Southeas
Tarmway Zone
Bahan
Sanchaung Bahan
Inner city Zone
Kyeemyindine

Thaketa
Dagon
Dagon
Mingala Taung Nyunt

Dawbon
Ahlone
Lanmadaw
Latha Pabedan Pazundaung
Pabedan
CBD ZoneKyauktada
Issues of land-use

Botataung
Seikyi Kanaungto Seikan
216 000 p/SM

Southern Outer Zone

Dala

Dala
20 000 persons
Per Sq.M in CBD
 Zonal areas (Sq. Miles)
Commercial establishments distribution
Commercial establishments
InnerDistribution
City
CBD, 3.88, Zone, 18.05,
1% 5%

North-Western Zone, Eastern Zone ,

1678, 6% 3106, 12%
CBD, 5551, 20%
48% of all commercial
Eastern Zone establishments Southern
, 108.81, 30%
are located in 10% of citys area Zone, 89.95,
24%

North Zone, 3848, 14%

Inner City Zone, 7758,

28%
North-Zone, 4437,
South-East
Western
16%
Zone, 51.56,
14%
North Zone,
75.85, 21% South-East
Zone, 17.65,
Southern Zone, 5%
1062, 4%
Commercial Establishments Distribution
Pla
nn
ed
c irc
Mingalardon ula
rr
Shwe Pyitha
oa
d

Northern Zone East Dagon

North Okalapa

Insein
North-Western
Zone 1.Mindama Secondary CBD
Eastern Zone
North Dagon
2.Dagon Myo Thit Sub-center
Hlaing Tharyar Mayangone

South Dagon
ad

Hlaing
S ou th O ak kalapa

Y an kin
Planned circular ro

Dagon Seikkan

34% in Inner City Areas

K amaryut
Thin Gan Gyun

Southeas
Tar mway Zone
K ye emyindine
San ch au ng B ah an

Th aketa

Dawbon

Commercial Building
Building (100
(100 nos)
ad
o
Seikyi Kanaungto

r
26% in CBD Southern Outer Zone
Dala

rcular
ci
n ed
n
Pla
 Unequal Densities
Pla
nn
ed
c irc
Mingalardon u la
rr
Shwe Pyitha
oa
d

Northern Zone East Dagon

North Okalapa

Insein
North-Western
Zone 1.Mindama Secondary CBD
Eastern Zone
North Dagon
2.Dagon Myo Thit Sub-center
Hlaing Tharyar Mayangone Populations (10000 persons)
South Dagon
ad
Hlaing
S ou th O ak kalapa

Y an kin
Planned circular ro

Dagon Seikkan
K amaryut
Thin Gan Gyun

Southeas
Tar mway Zone

K ye emyindine
San ch au ng Bah an
Inn er cit y Zone

Th aketa

Dagon
M in gala Taung Nyunt

Daw bon

Commercial Building (100 nos)

d
P azun daung
CB D Zone

oa
Seikyi Kanaungto

r
lar
Southern Outer Zone
Dala

cu
c ir
n ed
n
Population Densities & Pla
Commercial Area Densities are uneven

Distribution of Population &

Commercial Establishments in YCDC area
 Commercial establishments distribution

7758
establishments

Mingalardon

Northern Zone 25% of total area

Shwe Pyitha

North-Western Zone 17% of total area

50% of all commercial establishments Northern Zone East Dagon

are concentrated in 10% of an area North5551

Okalapa

Eastern Zone 35.5% of total area

establishments

Insein
North-Western
Zone
Eastern Zone
Inner City Zone, 6% of total area

South-east 6% of total area

North Dagon
Hlaing Tharyar Mayangone

South Dagon

Hlaing
South Oakkalapa

Yankin
CBD 1.3% of total area

Dagon Seikkan
Kamaryut
Thin Gan Gyun

Southeas
Tarmway Zone
Kyeemyindine

Sanchaung Bahan
Inner city Zone

Thaketa

Dagon
Mingala Taung Nyunt
216 000 p/SM

Dawbon
Ahlone
Lanmadaw
Latha Pabedan Pazundaung
CBD ZoneKyauktada
Southern Outer Zone

Botataung
Seikyi Kanaungto Seikan

Southern Outer Zone

Dala
 Issue no. 3. Issue of Land-use & Central
Business District location

7% of Yangons population living in 3% of the area

 Mingalardon

Another sub-centre
Shwe Pyitha

Beyond local
Northern Zone
North Okalapa
East Dagon

Requirement
Is justified
Insein
North-Western
Zone
Eastern Zone
North Dagon
Hlaing Tharyar
Mayangone

South Dagon

South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Southeas
Tarmway Zone

Middle Zone

Thaketa

Dawbon
Ahlone
Lanmadaw
Latha Pabedan
CBD ZoneKyauktada
Botataung
Seikyi Kanaungto Seikan

Southern Outer Zone

Recommendation for Issue no. 3 is Dala

-- Decentralization & Dispersion

Endeavour no. 4
The Secondary CBD
 Endeavour no. 4
The Secondary CBD
 Endeavour no. 4
The Secondary CBD
Issue no. 4. Conservation of Historical
Heritage
Old system of visual axis
View of Shwe Dagon, from the eastern visual axis
View of Shwe Dagon from the southern axis
View of Shwe Dagon, from the northern visual axis (before the obstruction)
Disrespect of visual axis & visual intrusion
Disrespect of visual axis & visual intrusion
Disrespect of visual axis & visual intrusion
Yangon as an old city, heritage of different groups cultural groups are
prevalent

Conservation of city character
OLD VISUAL AXIS, GYA TAW YA ROAD
YANGON LAND USE & BUILDING HEIGHT ZONING PLAN

Around C B D

Yangon City Comprehensive Land use , Zoning and Urban Design Review Working Committee
Issue no. 5. Employment
& Industrial Areas
 Employment sectors in YCDC
Not easily identifiable
Employment Sectors in Yangon
(Tertiary)
5%

Industrial +
construction employment in YCDC could be around 25-30%
Irregular Workers
(Tertiary+ Secondary) Tertiary
17% (Government)
24%
Construction
(secondary)
6%

Industrial (secondary) Trading (Tertiary)

19% 29%
Tertiary Sector is over
70%
Underemployment & Unemployment
Child-labour
 Industrial land speculation in
Yangon
15839.23 acres, 24 sq. miles, approximately,
10 % of Yangon's area, 10432 plots,
developed as industrial Majority starting
from 1996/97
4375 plots or 42 % in operation
717 plots or 6.9% under construction
Approximately 52 % waiting for speculation
 Hlaing Thaya Industrial Land prices
5000.00

4500.00
4500.00

4000.00

3500.00 3500.0

3000.00
Axis Title

2500.00
2250.00
2000.00
1750.0
1500.00

500.00
1000.00

150.00
500.00 100.00
300.0
45.0 100.0
0.00

Year 1995 Year 2000 Year 2005 Year 2010 Year 2013
Years

Hlaing Thaya Industrial Zone (Kyats Lakhs / acre Upper)

Hlaing Thaya Industrial Zone (Kyats Lakhs / acre Lower)
 To the Policy Makers
Request No. 1
To work against Land
Monopolization &
Land Speculation
 Summarized presentation

P la
nn
Industrial Industrial ed
Zones Zones c irc
Mingalardon u lar
Shwe Pyitha
roa
Secondary
CBD
d
(planned)

Northern Zone East Dagon

Industrial
Industrial North Okalapa
Zones
Zones North-Western Insein

Zone
Eastern Zone
North Dagon
Hlaing Tharyar
Mayangone

South Dagon
ad

Extension
South Oakkalapa

Yankin 1. Infrastructure improvement

Planned circular ro

Dagon Seikkan
2. Transportation improvement
Areas
Thin Gan Gyun

Tarmway
Southeas
Zone 3. Land-use pattern changes
Middle Zone 4. Inner Ring & outer ring
Extension 5. Heritage conservation
Thaketa

Dawbon
6. Employment generation
d
Ahlone
Lanmadaw

Areas
Latha Pabedan
CBD ZoneKyauktada

oa
Botataung
Seikyi Kanaungto Seikan

r
lar
Southern Outer Zone

u
Dala

c irc
SEZ e d
n n
P la
Issue no. 6.
Housing Sector

7. City Extension

8. Law & Legality in Urban

Development

To be continued