Yangon Present and Future; Presented at AMA 13.12.

2014
(Part 1.)

8 Issues in Housing & Urban Development Connected

with Yangon

1.
2.
3.
4.
5.
6.
7.
8.

Yangons Infrastructure
Yangons Traffic & Transportation
City Circular Roads for Yangon
Issue no. 3. Issue of Land-use & Central
Business District (city centre)
Heritage Conservation & Zoning
Housing Sector Development
Yangon Extension
Part II
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

Population (Mill)

12

10

10.3

9.2
8.2

6.9
6.5

6
5.2
4
2.95
2

2.03

^1973

^1983

^2014

^2024
Years

^2034

^2044

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)

^2055

Issue no. 1. Infrastructure, (Water,

electricity,
drains and waste
disposal systems

Water supply
system of
Yangon

Current Water Supply System of Yangon

City
Gyobyu Reservoir

Ngamoeyeik Reservior

Phyugyi Reservoir

Around 160 million Gallon

(730 Mill. L or 0.73 mill. CM) daily.
Mainly from 4 reservoirs, Hlawga,
Gyobyu, Phyugyigyi , Ngamoe Yeik

Gwaydanshay

But also from underground sources

Nyaunghnapin WWTP

Hlawga
Reservoir
Sitpintaung
Thebyu

Source: Dept. of
Yangonbauk
Water & Sanitation

Potentials are in Kokkowa, Toe

River, Lagunbyin, etc. But feasibility
surveys needed

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 toilets15-20 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,
Dagon Seikan, Hlaing TharYar,
Shwe Pyi Thar & Seikyi Kanaungto are poorly supplied with
YCDC water
r*Fvm'Hk

To N

aun

g Do
n

Waste water Issue, Drainage & Sewage

29
28
27
26
25

10

51

23

21
19
18
16

22
20

11

12

17

36

50

54

14

46
47

35

52

15
13

6
4

37
41

67
5

39
44

53

66
65

68

85

24

64

30

38

40
42

33
31

43

34

32

49

84

Only the areas developed by British

&
Yankin & Thin Gan Gyun have
Drainage plan
Flood prune areas
The city needs
drainage & Sewage Plan
48

71
72

86

83

82

93

87

88

89

73

90

74

75

81

78
77 80

62

61

76

79

60

57
58
55

59

56

69 70

63

91

92

95

94

Sanitary systems in YCDC area in 2002

No Latrine
0.3%

Conventional
Unsanitary Latrine
28%

Common Sewerage
System
7%

The immediate target

should be
to apply 100 % septic
tanksSeptic
system
Tank System
19%

Fly Proof Latrines

18%

Pour Flush System

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
0.14

0.15

0.13

0.11
0.10

0.05

0.08

0.04

0.08

0.08

0.06
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

221.15
200.00

100.00

72.61

0.00

Supplied Units per Household

249.61

Insein

Electricity, supplied units per household

Hlaing

Ahlone

Sanchaung

Kamaryut

Yankin

Tarmway

Latha Pabedan

Dala

Botataung

Pazundaung

Thaketa

Southeas
Zone

Southern outer zone

Seikan

CBD area

Dawbon

Mingala Taung Nyunt

CBD ZoneKyauktada

Lanmadaw

Dagon

Inner city Zone

Bahan

Thin Gan Gyun

Dagon Seikkan

Eastern zone

South Dagon

Eastern Zone

East Dagon

850 units per Household in CBD

Southeast zone

South Oakkalapa

North Dagon

Inner city zone

Mayangone

North Okalapa

Southern Outer Zone

Seikyi Kanaungto

North-Western
Zone North-western zone
Hlaing Tharyar

Northern zone

Northern Zone

Kyeemyindine

Shwe Pyitha

Mingalardon

In the electricity supply,

Units per Household in August 2013

72 units per Household

in Southern Zone

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

Total Vehicles (0 000)

46.62
40.00

37.29

35.51
30.00

31.08
28.49
22.92

25.90
23.66

25.60
23.31

20.00

28.00
26.84
22.02

28.00
24.00
19.43

18.06

21.00
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)
Taxi
Train 3%
2%

Own Car
6%

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

21.5

21.0

19.0

20.0

15.0

10.0
10.0

9.4
7.0

5.7
5.0

0.0

Yangon

Bangok

Jakarta

Average speed at peak hours Km/h

Manila

Hanoi

Ho Chi Minh City

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

North-Western
Zone

Insein

Eastern Zone

North Dagon

Hlaing Tharyar

Mayangone

34% In & to Inner City

South Dagon
Hlaing
South Oakkalapa

Yankin

Dagon Seikkan

Kyeemyindine

Kamaryut

Thin Gan Gyun

Tarmway

Southeas
Zone

Bahan

Sanchaung
Inner city Zone

Thaketa

26% in & to CBD

Dagon

Ahlone

Mingala Taung Nyunt

Dawbon

Lanmadaw

Latha Pabedan

CBD ZoneKyauktada

Pazundaung

Shows dependency
Between land-use pattern
& transportation
One important reason for traffic problems
are the
Botataung

Seikyi Kanaungto

Seikan

Southern Outer Zone

Dala

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

Northern Zone

20% in 4% of Area
North-Western
Zone

East Dagon

34% in Inner City Area

(7% of City Area)

North Okalapa

Insein

Eastern Zone

North Dagon

Hlaing Tharyar

Mayangone
South Dagon
South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
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

Travelling speed (ml/hr.)

20.00

20.00

15.00

15.00

12.00

10.00

10.00
7.50

5.00
3.00

0.00

0.25

Yankin

0.50

Kokine

Zonal Floor Area Index

1.00

1.50

Shwe Gon Dine

Bahan
Floor area index

2.00

Kandaw Lay

2.50

Anaw Yahda

Average travelling speed during peak hours (ml/hr.)

New solutions are necessary

40.00

35.51

35.00

Total Vehicles (0 000)

30.00
25.00

24.00

25.60
22.92

23.66

18.00

18.00

28.00

26.84

20.00

18.06

15.00

14.40
12.00
10.29

10.00

8.00
5.00
0.00
Y 2007

Total Vehicles in Yangon (0 000)

Y 2008

Y 2009

Y 2010

Y 2011

Y 2012 (June)

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

Y 2013 (Jan)

120.00

Forecast for future average driving speeds in Yangon

Option : without invention
103.89

100.00

81.40

Axis Title

80.00

63.78

60.00

49.97
40.00

35.51
26.84

28.00

12.00

10.29

39.15

20.00

8.00

0.00

Y 2011

Y 2012

Y 2013

4.10
Y 2015
Years

3.56
Y 2020

3.00
Y 2025

3.00
Y 2030

Total Vehicles in Yangon (0 000)

Yangon's average speed with private cars at peak hours (miles/hr)

1.00
Y 2040

Traffic congestion

Bus Rapid Transport Route

to come soon

Issue no. 3
Circular Roads

Overall Project Plan

()

Outer Ring Road()

Inner Ring road()
()

Link road
(
)

(. )

Yangon Urban Expressway

()

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)

Hlaing

Ahlone

Sanchaung

Kamaryut

Dala
Dala

Latha Pabedan

Seikan

Botataung

Pazundaung

Dawbon

Mingala Taung Nyunt

Dagon

South Dagon

Eastern Zone

East Dagon

Dagon Seikkan

20 000 persons
Per Sq.M in CBD
Thaketa

Southeas
Zone

Thin Gan Gyun

South Oakkalapa

North Dagon

Tarmway

Pabedan
CBD ZoneKyauktada

Lanmadaw

Dagon

Bahan

Bahan

Yankin

Yankin

Mayangon

Inner city Zone

Mayangone

North Okalapa

North Okalapa

Southern Outer Zone

Seikyi Kanaungto

Insein

Kyeemyindine

Hlaing Tharyar

5000 p/SM

Northern Zone

Mingaladon

500 persons
Per Sq.M in
outskirts

North-Western
Zone

Population densities in townships

Shwe Pyitha

Mingalardon

Issues of land-use

216 000 p/SM

Zonal areas (Sq. Miles)

Commercial establishments distribution

InnerDistribution
City
Commercial establishments
CBD, 3.88,
1%

North-Western Zone,
1678, 6%

Zone, 18.05,
5%

Eastern Zone ,
3106, 12%

CBD, 5551, 20%

48% of all commercial
establishments
Eastern Zone
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%

Southern Zone,
1062, 4%

North Zone,
75.85, 21%

South-East
Zone, 17.65,
5%

Commercial Establishments Distribution

Pla
nn
ed
c
Mingalardon

Shwe Pyitha

Northern Zone

irc
ula
rr
oa
d

East Dagon

North Okalapa

North-Western
Zone

Insein
1.Mindama Secondary CBD

Eastern Zone

Hlaing Tharyar

North Dagon
2.Dagon Myo Thit Sub-center

Mayangone

S ou th O ak kalapa
Y an kin

Dagon Seikkan

K amaryut

K ye emyindine

Planned circular ro
ad

South Dagon
Hlaing

34% in Inner City Areas

Thin Gan Gyun

Tar mway
B ah an

San ch au ng

Southeas
Zone

Th aketa

Dawbon

Commercial Building
Building (100
(100 nos)

Seikyi Kanaungto

26% in CBD
Southern Outer Zone

Dala

ed
n
n
Pla

d
a
o
r
r
a
ul
c
r
ci

Unequal Densities
Pla
nn
ed
c
Mingalardon

Shwe Pyitha

Northern Zone

irc
u la
rr
oa
d

East Dagon

North Okalapa

North-Western
Zone

Insein
1.Mindama Secondary CBD

Eastern Zone

Hlaing Tharyar

North Dagon
2.Dagon Myo Thit Sub-center

Mayangone

Populations (10000 persons)

Hlaing
S ou th O ak kalapa
Y an kin

Dagon Seikkan
K amaryut

K ye emyindine

Planned circular ro
ad

South Dagon

Thin Gan Gyun

Tar mway

Southeas
Zone

Bah an

San ch au ng
Inn er cit y Zone

Th aketa
Dagon

M in gala Taung Nyunt

Daw bon

CB D Zone

P azun daung

Commercial Building (100 nos)

Seikyi Kanaungto

Southern Outer Zone

Dala

Population Densities &

Commercial Area Densities are uneven

ed
n
n
Pla

Distribution of Population &

Commercial Establishments in YCDC area

d
oa
r
lar
u
c
c ir

Commercial establishments distribution

7758
establishments

Northern Zone 25% of total area

Mingalardon

North-Western Zone 17% of total area

Shwe Pyitha

50% of all commercial establishments

are concentrated in 10% of an area
Northern Zone

East Dagon

Eastern Zone 35.5% of total area

North5551
Okalapa

establishments

North Dagon

Mayangone

South Oakkalapa

Kamaryut

Kyeemyindine

South Dagon

Yankin

CBD 1.3% of total area

Hlaing

Eastern Zone

South-east 6% of total area

Inner City Zone, 6% of total area

Hlaing Tharyar

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Bahan

Sanchaung
Inner city Zone

Thaketa
Dagon

Mingala Taung Nyunt

Lanmadaw

Latha Pabedan

CBD ZoneKyauktada

Seikyi Kanaungto

Pazundaung
Botataung

Seikan

Southern Outer Zone

Dala

216 000 p/SM

Dawbon

Ahlone

Southern Outer Zone

North-Western
Zone

Insein

Issue no. 3. Issue of Land-use & Central

Business District location

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

Mingalardon

Shwe Pyitha

Northern Zone

East Dagon

North Okalapa

North-Western
Zone

Insein

Eastern Zone

North Dagon

Hlaing Tharyar

Another sub-centre
Beyond local
Requirement
Is justified

Mayangone
South Dagon
South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Middle Zone
Thaketa

Ahlone

Dawbon
Lanmadaw

Latha Pabedan

CBD ZoneKyauktada
Botataung

Seikyi Kanaungto

Seikan

Southern Outer Zone

Recommendation for Issue no. 3 is

-- Decentralization & Dispersion
Dala

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
(Tertiary)
5%

Employment Sectors in Yangon

Industrial +
construction employment in YCDC could be around 25-30%
Irregular Workers
(Tertiary+ Secondary)
17%
Construction
(secondary)
6%
Industrial (secondary)
19%

Tertiary Sector is over

70%

Tertiary
(Government)
24%

Trading (Tertiary)
29%

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

Axis Title

3000.00
2500.00

2250.00
2000.00

1750.0
1500.00

500.00

1000.00
500.00
0.00

150.00

100.00

300.0
100.0

45.0

Year 1995

Year 2000

Year 2005

Year 2010

Years

Hlaing Thaya Industrial Zone (Kyats Lakhs / acre Upper)

Hlaing Thaya Industrial Zone (Kyats Lakhs / acre Lower)

Year 2013

To the Policy Makers

Request No. 1

To work against Land

Monopolization &
Land Speculation

Summarized presentation

Industrial
Zones

P la
nn

Industrial
Zones
Mingalardon

ed
c

irc
u

Shwe Pyitha

lar

Secondary
CBD
(planned)

Northern Zone

Industrial
Zones North-Western

Industrial
Zones

East Dagon

North Okalapa
Insein

Zone

Eastern Zone

North Dagon

Hlaing Tharyar

Planned circular ro
ad

roa

Mayangone
South Dagon

Extension
Areas

South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Middle Zone

Extension
Areas

Thaketa

Ahlone

Dawbon
Lanmadaw

Latha Pabedan

CBD ZoneKyauktada
Botataung

Seikyi Kanaungto

Seikan

Southern Outer Zone

Dala

SEZ

n
a
l
P

c
d
e

1. Infrastructure improvement
2. Transportation improvement
3. Land-use pattern changes
4. Inner Ring & outer ring
5. Heritage conservation
6. Employment generation

d
oa
r
lar
u
irc

Issue no. 6.
Housing Sector
7. City Extension
8. Law & Legality in Urban
Development

To be continued