Myanmar Centre for Responsible Business (MCRB), Hanns Seidel Foundation (HSF) and Myanmar Responsible Tourism Institute (MRTI), co-hosted a second multistakeholder workshop on sustainable tourism in Ngapali from 8-9 May 2017. Read more: http://www.myanmar-responsiblebusiness.org/news/ngapali-workshop.html

1. 2nd Workshop on Sustainable Tourism in Ngapali
8-9 May 2017
Jade Marina Resort, Ngapali
Toe Aung
Director
Yangon City Development Committee
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2. Outlines
 Planning Principles
 Planning Guidelines
 Development Planning for Ngapali Beach City
2

3. Planning Principles
3

4. Global Urbanization Rates (2010)
Between 2000 and 2050 urban space will
need to be:
• doubled in developed countries
• expanded by 326 per cent in
developing countries to accommodate
people.
This is a city the size of Greater London
every month for the next 40 years.
Local governments will have to manage
this growth and the severe strain it will
put on municipal finances.
They will also have to address the
resulting social inequality and make
plans to reduce environmental
degradation and deal with the effects of
climate change.
This growth will occur largely in
intermediate cities, with little human
resource capacity and limited budgets.
Source: UN Habitat 4

5. • Unplanned settlements
• Almost 50% of urban population lack full access to decent housing and services
Source: UN Habitat 5

6. • Rapid growth of cities, unbalanced and led by private sector
• Growth of middle class; industrial jobs; high land consumption and decreasing densities
• Containing the tendency towards promoting urban sprawl
Source: UN Habitat 6

7. The general decline in built-up area densities in 25 representatives cities
Source: Making Room for a Planet of cities
Urban Challenges:
Density Decline
7

8. 8

9. Business as Usual versus Sustainable Urban Planning
Urban Sprawl -> Compactness
Segregation -> Integration
Congestion -> Connectivity
Source: UN Habitat 9

10. 20th Century Urban Development Model not sustainable
• Rapid unmanaged and unplanned urban growth
• Slums and Housing Backlog
• Urban infrastructure and services backlog
• Urban Sprawl
• Car Dependency
• High level of zoning
• Homogeneity
• Segregation and exclusion
• Loss of Street Life
• High energy demand and emission of greenhouse gases
• Increasing number of urban disasters
Source: UN Habitat 10

11. 1. ADEQUATE SPACE FOR STREETS AND PUBLIC
SPACE IN AN EFFICIENT STREET NETWORK
- 30-35% to the street 15-20% public space / 50 % plots.
- At least 18 km of street length.
- At least 80 crossings per km2
2.MIXED LAND USE
- At least 40 percent of floor space allocated to economic use
- Limited land-use specialization; single use blocks should
cover less than 10% of any neighborhood
3.SOCIAL MIX
- 20-50% of residential area should be low cost housing
- Each tenure type should be not more than 50% of the total
4.ADEQUATE DENSITY
At least 15.000 people per km2, that is 150 people/ha
5.CONNECTIVITY
Emphasis on walking distances and public transport
5PRINCIPLES
21st Century Urban Development Model
Source: UN Habitat 11

12. 21st Century Urban Development Model
12

13. street sections: 18 m
street sections: 34 m
street sections: 24 m
Source: UN Habitat 13

14. 1. Rules and Regulations
2. Urban Design
3. Financial Plan
 Form that generates value.
 Good rules and regulations and a financial plan that manages value and attracts investment.
FINANCIAL
PLAN
URBAN DESIGN
Source: UN Habitat 14

15. The Virtuous Cycle of Planning 15

16. The Virtuous Cycle of Planning 16

17. The Virtuous Cycle of Planning 17

18. 1. Thriving cities have a framework for growth
2. Anticipating benefits the present
3. Planning helps leaders to make an impact, step by step
4. Urban form makes a difference
5. Having a direction has a positive impact on the urban economy
6. A collectively held plan builds lasting synergies
7. A broader territorial perspective helps cities attain economies of scale
8. Continuity generates credibility
9. Anticipating is more cost effective than reacting to problems
10. A framework gives consistency to messages
10 Reasons for Planning 18

19. Planning Guidelines
19

20. 1. Zoning
2. Land use
3. Road Network
4. Social and Commercial Infrastructure Services and
Open Space
5. Other Important Planning Control Factors
6. Heritage and Environmental Conservation
7. Healthful Residential Environment
Planning Guidelines for the Development
20

21. Zoning
For the purpose of planning regulations, zoning is usually
classified in respect to the following factors:
•Primacy Index
•Population Density or Development Intensity
•Central Place Functions
21

22. Zoning
• Primacy Index
Primacy Index =
P2+P3+P4
P1
P1 = Population of the most populated area
P2+P3+P4 = Population of three subsequent areas ranking 2, 3 & 4
• Population Density
Population Density =
Area
Population
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23. Zoning
• Central Place Functions
(CPF)
• Economic Activities,
• Social Services,
• Transport and Communication,
• Recreation,
• Community Organisation,
• Provision Services,
• Infrastructure Facilities and
• Personal services
absent or present in the Area.
Economic
SocialServicesand
Facilities
Transport&
Communications
Recreation
Community
Organizations
Government/
ProtectiveServices
Infrastructure
Facilities
Personalservices
Shopping
Complex
University/
College
Bus/ Taxi
Station
Town park
Chambers of
Commerce
Police
station
Electricity
Supply
Housing
Developers
Hypermarket
Secondary
School
Railway
Station
Neighbourh
ood Park
Residents
Association
Fire Station
Water
Supply
Optical
Shop
Supermarket
Primary
School
Airport
Football
stadium
Credit
Cooperatives
Government
Office
Complex
Dump Site
Photocopy
Services
Market
Private
School
Seaport
Sports
Complex
Professional
Organisation
s
District office
Sanitary
Landfill
Photo shop
Merchant
Bank
International
School
Jetty
Public
Swimming
Pool
Consumers
Association
Local
Authority
office
Central
Sewerage
Treatment
Plant
Lawyers
Firm
Commercial
Bank
Public
Library
Telephone
Exchange
Playfield
Sports
Organisation
Security
Organisation
s
Septic Tank
System
Surveyors
Firm
Industrial
Estate
Private
Hospital
Post
Office
Farmers
Association
Magistrates
Court
Hardware
Shop
Accountant
s Firm
SME
Enterprise
Government
Hospital
Mini Post High Court Workshop
Engineering
Firm
Cottage
Industry
Government
Health
Centre
IDD center
Spareparts
Shop
Architect/
Planning
Firm
Hotel (≥20
rooms
Private Clinic
Real estate
Agency
Motel
Religious
Facilities
Farm supply
store
Cemetery
Office
complex
Community
Hall
Drugstore
23

24. Land Use
Planning regulations usually take into consideration the following facts
regarding Land Use:
•Land Use Classification
•Land Use Compatibility
24

25. Land Use
• Land Use Classification
Main Land Use Categories include
•Residential
•Commercial
•Institutional
•Recreational
•Industrial
•Social
•Religious
•Others
25

26. •Land Use Compatibility
SOME OF THE LAND USES ARE
INCOMPATIBLE TO EACH OTHER.
COMPATIBILITY OF OTHER LAND USES WITH HOUSING
INTRODUCTION TO PLANNING REGULATIONS
COMPATIBILITY
LISTING GENERAL DISCRIPTION
COMPATIBILITY
WITH HOUSING
Parks and Playground Desiable
Elementry School
Community facility
(Damayon)
Desiable
Desiable
Housing in Good Condition Desiable
Local Shopping Desiable
Medical Facilities Desiable
Stores or Shops Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Highway with Buffer Strips.
Housing in Fair Condition
Industrial Park
High School
Industrial Used - Not
Airport
Highway without
Properly Screened Not Acceptable
Buffer Strip
RailroadHighway without
Buffer Strip
Warehouses,
Not Acceptable
Not Acceptable
Not Acceptable
Not Acceptable
Deteriorated or
Dialapiated Housing
Compatibility of Other
Land Uses with Housing
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27. Road Network
Unclear and unsystematic hierarchy of road network planning usually
jeopardizes safety.
•Road Hierarchy Classification & Their Functions
•Planning for Safety (Traffic Segregation, Parking, Access)
27

28. Road Network
•Road Hierarchy Classification & Their Functions
CAR CIRCULATION AND ACCESS
Type of
facility
Functions and Design
Features
Spacing R.O.W Pavement Speed Other Features
Expressways
Provide metropolitan and city
continuity and unity. Limited
access; Some channalized
grade crossing and signal at
major intersection. Parking
prohibited.
Variable;
generally radial or
circumferential
200–250 ft
(150-300 ft)
Varies 12’ per
lane; 8’-10’
shoulders; 8’-
30’ median
strip.
50 mph
Require service roads or
adequate rear lot building
setback lines.
Major Roads
(Major Arterial)
Provide unity through
contiguous urban areas. Usually
from boundaries for
neighborhoods. Minor access
control; channelized
intersection; parking generally
prohibited.
1 ½ to 2 miles
(1500 - 6000 ft)
120–150ft
(100 ft)
Min. for 4
lanes, parking
and median
strip
35-45mph
Required detached
sidewalks in urban areas,
planting strips and adequate
building setback line.
Secondary
Roads
(Minor Arterial)
Main feeder streets. Signals
where needed; stop signs on
side streets. Occasionally from
boundaries from neighborhoods.
¾ to 1 miles
(1000 -3000 ft)
80 ft
(80 ft)
2-12’ or 4-12'
traffic lanes 35-40mph
Required detached
sidewalks in urban areas,
planting strips and adequate
building setback line.
Collector
Streets
Main interior streets. Stop sign
on side streets.
¼ to ½ miles
(800 -1500 ft)
64 ft
(60 ft)
2-12’ traffic
lanes; 2-10’
parking lane
30 mph
Required at lease 4ft
detached sidewalks, vertical
curbs, planting strips are
desirable, building setback
line.
Local Streets
Local service streets. Non
conductive to through traffic.
At blocks 50 ft
(40 ft)
2 - 9’ to 11’
traffic lanes 25 mph
Sidewalks, vertical curbs,
planting strips are desirable,
building setback line.
Cul-de-sac
Street open at only one end,
with provision for a practical
turnaround at the other.
Only whenever
practical
50 ft
(30 ft)
(90 ft dia.
Turnaround)
Should not have length
greater then 500 ft.
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29. Road Network
vrf;e,f 100 ay tus,f 4 vrf;oGm;vrf;
TYPICAL 80-ft STREET CROSS SECTION
MAJOR ROADS
TYPES OF STREETSARTERIALROADORHIGHWAY
ACCESSSTREET(SERVICEROAD)
C O L L E C T O R S T R E E T
MINORSTREET
C U L - D E - S A C
A L L E Y
A L L E Y
LOOPS
Secondary Road
CollectorRoad
MajororRoad
AssessRoad
Loop
Cul-de-sac
29

30. •Road Hierarchy Classification & Their Functions
30

31. •Road Hierarchy Classification & Their Functions
31

32. Road Network
Road Categories Reserve Width Minimum Junction Spacing(m)
Major Roads 150ft (or) more 2000 ft
Secondary Roads 80ft (or)100ft 800 ft
Collector Streets 60ft (or) 70ft 300 ft
Access Roads 40ft (or) less 120’ (or) At blocks
RECOMMENDED DISTANCE BETWEEN JUNCTIONS
Car Parking Requirements
Cinemas, Theatres & Concert Halls 1 car parking space for every 10 seats
Hotels, Boarding Houses, Residential 1 car parking space per 200 sq.m of floor area
Clubs and Hostels
• Hotel Administration & Offices
• Function Rooms & Exhibition Area 1 car parking space per 50 sq.m of floor area
32

33. Provision of Social & Commercial Infrastructure and Services has to be controlled by travel
distance and the population size that will use it.
Social & Commercial Infrastructure & Services
1/2to1/4
1 1/2 1/2 1 1/2
Collage,
Special School
Religious
Places
hourhour
3/4to1/2hour
high school
1 mile
Junior
mile
1/2
m
ile
mile
Journey from dwelling unit to selected destinations
Museums, etc.
Facilities, Theatre
Major Cultural
1 1/2 to 1 hour Elementary
School
mile
Walking distane Car or Public
Recreation Facilities
urpd15/d/nwayhmu/planning parameter chart
3/4 - 1 hour
1 hour
Play-ground
mile1/2to1/4
Employment
Regional
Transportation
3/4 hour
High
School1 mile
Shopping
Local
1/2to1/4mile
1to3/4hour
Hospital
Shopping center
Regional
Walking distane is measured in miles.
Car or public transportation is measured in time.
Remark
33

34. Social & Commercial Infrastructure, Services & Open Spaces
PHYSICAL ELEMENTS IN THE ORGANIZATION OF THE NEIGHBORHOD
General Planning and Neighborhood Organization
Residential
Element
Area
(radius)
Number of
Families
Served
Type of open Space and Community
Facilities Required
Apartment building 200-400 ft 10 - 150 Outdoor areas for play and sitting, roof
deck, pool, community room, tot lot
Complex of apartment
buildings (or)
residential
block or street
400-800 ft 30 – 500 Outdoor areas for play and sitting, pool or
pools, small community building
Hamlet or Cluster of
blocks
800-4000 ft 90 – 1500 Outdoor areas for sports, play and sitting,
pool or pools, community building
Single Neighborhood ¼ - ½ mi 1000 - 5000 Play field( sports), playground, sitting and
picnic areas, pools, large community
building
Cluster of
Neighborhood
½ - 2 mi Play fields, playgrounds, sitting and picnic
areas possibly with a lake, pools,
recreation and community center
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35. 1. Utility Open Spaces
• Resources Lands
• Urban Utility Spaces
• Flood Control & Drainage
• Reserves & Preserves
2. Green Open Spaces
• Protected Areas
• Natural Parks
• Urban Parks
• Recreational Areas
• Urban Development Open Spaces
3. Corridor Open Spaces
• Rights of Ways
• Set Back Buffers
Open Space Classification
35

36. Prevention of Natural Disasters and Safety
Set back:
along the railway 75 ft each
along the gas pipeline 75 ft each
along the electrical power line 8-50 ft each
Set Back Buffers
36

37. Other Important Planning Control Factors
Other important Planning Control Factors that significantly
influence the Urban Design include:
•Building Coverage Ratio
•Floor Area Ratio
•Building Height to Street Width Ratio
•Building or Site Access and Parking Requirements
37

38. DEFINITION OF BUILDING COVERAGE RATIO (BCR)
• Building Coverage Area is defined to be the area delimited by the outer most edge
line of the building when projected from the top. The outer most edge line can be
the roof line or the parapet line or combination of both and the outer most edge of
any element protruding from the building. If an unroofed court yard is included,
the court yard area that is not under the roof may be excluded.
Building Coverage Ratio(BCR) =
Building Coverage Area
Plot Area
Other Important Planning Control Factors
Building Area
Plot
Building Coverage
Area
38

39. DEFINITION OF FLOOR AREA RATIO (FAR)
Floor Area Ratio =
Total Floor Area
Plot Area
 Floor Area Ratio is the proportion of the total floor area of the building to the plot area.
The area used for car parking in basement levels and on ground floor will be excluded
from the floor area calculation. Conversion of Car Parking to any other use will not be
allowed at any time.
Other Important Planning Control Factors
A
Plot Boundary
Plot Area -X
B
C
39

40. Building Height to Street
Width Ratio
Street Width : Building Height
1 : 1 OPEN
1 : 2 HUMANE / COMFORTABLE
1 : 3 JUST RIGHT
1 : 3< CORRIDOR / NARROW
PERSON FEELING SMALL
Other Important Planning Control Factors
40

41. Heritage and Environmental Conservation
•The heritage sites and
elements that contribute
towards identity or
character of the place have
to be identified and
conserved.
•They can usually be either
Natural or Man-made.
Areas of Conservation Concerns
Targets of conservation Criteria for identification
A. Natural physical elements
1. Land form
2. Vegetation
3. Waterbody, lake
4. River front
5. Sea front
 Ecological value in the context of
natural environmental setting including
climate
 Amenity value
 Number of users
B. Man-made physical elements
6. Single building
7. Building & Precinct
8. Building complex
9. Avenue, street
10. Street square
11. Parks, gardens
 Historically, 100 years or more old
 Association with national, regional or
local historic event
 Overall aesthetic appeal
 Architectural merit, style
 Place of community congregation for
prayers or other purposes
 Place of highly specialized activity
 Level of maintenance: good, fair, poor
 Structural uniqueness
 Number of users
 Place of active recreation
 Place of passive recreation
 Proximity to natural element river, lake
 Provides visual access to city land
marks or other important elements
C. Activities and Functions
D. Social-economic-cultural
characteristics
Source: UNCRD (1995), pp.235-236.
41

42. Concept Traditional Recent Transitional
Approaches • Conservation of
single buildings
• Ensembles approach • People-oriented
heritage concepts
Regulations • Antiquities
Preservation Act
(1957)
• Amendment Act for
the Preservation of
Ancient Monument
and Antiquities
(1962)
• Listed Building
Notifications
• Demarcation of Cultural
Heritage Zones,
Ancient Monuments
and The Protection and
Preservation of Cultural
Heritage Regions Law (1998)
• Amendment Law for
the Protection and
Preservation of cultural
Heritage Regions
Law (2009)
Regulations/laws for:
• Comprehensive
heritage awareness and
understanding
• Participation of
stakeholders
• Public awareness and
responsibility codes
• Taxation and subsidies’
laws for heritage
Instruments • Conservation,
preservation,
renovation,
restoration
• Zoning, demarcation, area
development
• Protection of sites
• Reduction, limitation of
usage
• Awareness building of
all stakeholders
• Conservation from
within the communities
OPERATIONALIZATION: STEPS FOR HERITAGE CONSERVATION
Frauke Kraas, Hlaing Maw Oo
42

43. 43
Urban Heritage
Tangible heritage consisting of natural and cultural heritage along with man-
made heritage indicative of the urban history combined with intangible heritage
consisting of urbanscapes, urban silhouette, and important visual axis as well as
the character and traditions of the people, defining the own distinctive character
or an identity of an urban area can be defined as Urban Heritage.

44. Heritage and Environmental Conservation
•Hierarchy of Environmental
Issues has to be understood in
order to be resolved at each
level.
•While Building Bylaws will
have to cover Environmental
Issues at Household and
partially at Community level,
•Planning Guidelines will
usually cover Environmental
Issues of the Community and
City levels.
44

45. Healthful Housing Environment and Overcrowding
Healthful Residential Environment
Healthful Residential Environment is the one in which family can develop
and flourish physically, mentally and socially.
Standards of Housing
Differs by countries, regions relating to the climate, social and cultural
practices, local economy and availability of construction material.
Overcrowding
The numbers of units, rooms, living space, population ratio, gender issues are
considerable.
Regulations
Municipalities needs to regulate the permission system for suitable type of
housing.
45

46. Development Planning of
Ngapali Beach City
46

47. Thandwe District
Rakhine State
Source: DUHD 47

48. Facts of Ngapali
Coodinates: 18°21′-18°31′.50 ″N , 94°15′-
94°22′.30″E
Wards: Gaw, Zi Byu Gon, Lin Tha, Mya Byin,
Gyeik Taw
Coastal Line: 206 km
Area: 54.54 sq-km
Population: 21,252 (2015)
Population Density: 390 people/sq-km
Source: DUHD 48

49. Strength & Weakness
Strength
 A Special Development Zone with international standards
 The best beach resort in Myanmar
 Resort hotels with green environment
 Promoting socioeconomics related to the development of hotel zones
 Land availability for meeting, incentive, conversion and exhibition (MICE functions) and other
amenities
Weakness
 Mostly rely on air transportation
 Hotel room rates are costly to local tourists
 Weak in tourism amenities, services and management
 Inappr0priate urban infrastructure
 Beach cleansing system
 Need cross roads from the main road to the beach in the hotel zones of Lin Tha and Mya Byin
 High land cost and land speculation
 Conflicts within land ownership, fishing and development works of hotel zones
 Lack of transportation, electricity and drinking water causes underdevelopment of Gaw village.
 Waste generation much higher than the population and waste collecting vehicles
 Inappropriate waste disposal system, impacts to public health and environmental degradation
49

50. Land Use of
Ngapali
Source: DUHD 50

51. 23%
2%
3%
9%
1%
21%
20%
12%
8%
1%
1%
1%
Green Area Golf Course Air Port
Residential Religious Water
Agricultural Mangrove Military(55)
Market Institutional Land Commercial Area
Land Use of Ngapali
Source: DUHD 51

52. Waste Issues in Yangon
52

53. Recommendations
 Transportation and Infrastructure Development
 Electricity
 Solid Waste Management
 Natural Resources
 Human Resource Development and Opportunities
 Culture
 Tourism
53

54. Thank you for your kind attention !!!
toeaungteza16@gmail.com
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