the study for the development in the islamic republic … · currency equivalents (average...

Japan International Cooperation Agency (JICA)

Dehsabz City Development Authority (DCDA) Ministry of Urban Development (MoUD)

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FFOORR TTHHEE KKAABBUULL MMEETTRROOPPOOLLIITTAANN AARREEAA IINN TTHHEE IISSLLAAMMIICC RREEPPUUBBLLIICC OOFF AAFFGGHHAANNIISSTTAANN

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SSEECCTTOORR RREEPPOORRTT 99:: LLAANNDD UUSSEE PPLLAANNNNIINNGG AANNDD GGIISS

September 2009

RECS International Inc. Yachiyo Engineering Co., Ltd.

CTI Engineering International Co., Ltd. Sanyu Consultants Inc.

09-108

EID

J R

No.

Japan International Cooperation Agency (JICA)

Dehsabz City Development Authority (DCDA) Ministry of Urban Development (MoUD)

THE STUDY FOR THE DEVELOPMENT

OF THE MASTER PLAN

FOR THE KABUL METROPOLITAN AREA

IN THE ISLAMIC REPUBLIC OF AFGHANISTAN

FINAL REPORT

SECTOR REPORT 9: LAND USE PLANNING AND GIS

September 2009

RECS International Inc. Yachiyo Engineering Co., Ltd.

CTI Engineering International Co., Ltd. Sanyu Consultants Inc.

Currency Equivalents (average Interbank rates for May 27-June 26, 2009) US$1.00=AFN 52.450 (over 31 days) US$1.00=JPY 96.720 (over 31 days) JPY 1=AFN 1.851 (over 31 days) Source: OANDA.COM, http://www.oanda.com

The Study for the Development of the Master Plan for the Kabul Metropolitan Area in the Islamic Republic of Afghanistan

Final Report, Sector Report 9: Land Use Planning and GIS

i

Table of Contents

Chapter 1 Present Urbanization, Settlements and Land Use in the KMA ...................................... 1-1 1.1 Urbanization of the Kabul City ............................................................................................ 1-1

1.1.1 Historical evolution ........................................................................................................ 1-1 1.1.2 Population growth and expansion .................................................................................. 1-1

1.2 Settlement Distribution ......................................................................................................... 1-2 1.2.1 Urban hierarchy in the NCRK ........................................................................................ 1-2 1.2.2 Agricultural fields in the NCRK ..................................................................................... 1-4

1.3 Existing Land Use ................................................................................................................ 1-5 1.3.1 Preparation of land use map ........................................................................................... 1-5 1.3.2 Characteristics of existing land use in the KMA ............................................................ 1-8

Chapter 2 Development Directions and Land Development Framework for the KMA ................. 2-1

2.1 Urbanization Patterns ........................................................................................................... 2-1 2.1.1 Conditions prescribing urbanization patterns ................................................................. 2-1 2.1.2 Desirable Urbanization patterns for the KMA development .......................................... 2-2

2.2 Development Directions ....................................................................................................... 2-3 2.2.1 Factors affecting development directions ....................................................................... 2-3 2.2.2 Development directions ................................................................................................ 2-4 2.2.3 Regional Artery Transport System ................................................................................. 2-5

2.3 Directional Land Use Planning for the KMA ....................................................................... 2-7 2.3.1 Land Capability for Development .................................................................................. 2-7 2.3.2 Directional Land Use Plan for KMA .............................................................................. 2-9

2.4 Distribution of urban functions in the KMA ...................................................................... 2-11 2.4.1 Population distribution ................................................................................................. 2-11 2.4.2 Distribution of core urban functions ............................................................................. 2-11

Chapter 3 Land use Planning for the Kabul Municipality Area ...................................................... 3-1

3.1 Existing Land Use in the Kabul City .................................................................................... 3-1 3.1.1 Composition of land use by broad category ................................................................... 3-1 3.1.2 Composition of built-up area .......................................................................................... 3-1 3.1.3 Composition of agricultural and other green areas ......................................................... 3-3 3.1.4 Composition of undeveloped areas ................................................................................ 3-3

3.2 Future Land Requirements ................................................................................................... 3-4 3.2.1 Land requirements by broad category ............................................................................ 3-4 3.2.2 Land use framework ....................................................................................................... 3-6

3.3 Land Development Policies .................................................................................................. 3-6 3.3.1 Basic policies for future land development .................................................................... 3-6 3.3.2 Directions for land development .................................................................................... 3-9

3.4 Land Use Planning ............................................................................................................. 3-11 3.5 Recommendations for Realizing Land Use Plan ................................................................ 3-14

Chapter 4 Land Use Planning for the New City Area ....................................................................... 4-1

4.1 Existing Land Use in the New City Area ............................................................................. 4-1 4.1.1 Preparation of existing land use map .............................................................................. 4-1 4.1.2 Existing land use ............................................................................................................ 4-2 4.1.3 Existing land use by sub-zone ........................................................................................ 4-2 4.1.4 Existing rural settlements ............................................................................................... 4-3 4.1.5 Existing Projects ............................................................................................................. 4-5

4.2 Population and Land Distribution ........................................................................................ 4-7 4.3 Land Use Plan ...................................................................................................................... 4-9 4.4 Commercial/business Areas Planning ................................................................................ 4-12 4.5 Land Allocation at Ultimate Development ......................................................................... 4-13 4.6 Location of Infrastructure Facilities ................................................................................... 4-14



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4.7 Greening Program .............................................................................................................. 4-15 4.8 Early Development ............................................................................................................. 4-16



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List of Tables

Table 1.1 Population Growth and Expansion of Kabul City .......................................................... 1-2 Table 1.2 Urban Population in National Capital Region of Kabul, 2005 ....................................... 1-2 Table 1.3 Agricultural Fields in Northern Part of NCRK .............................................................. 1-5 Table 1.4 Collected Existing Geographic Information ................................................................... 1-6 Table 1.5 Composition of Existing Land Use in KMA by Broad Category ................................... 1-8 Table 2.1 Criteria and Classification for Land Suitability for Urban Use ...................................... 2-7 Table 2.2 Criteria for Classification of Land Suitability ................................................................ 2-7 Table 2.3 Analysis on Preferable Locations of Urban Functions ................................................. 2-12 Table 2.4 Classification of Administrative Functions .................................................................. 2-12 Table 3.1 Composition of Current Land Use in Kabul Municipality by Broad Category .............. 3-1 Table 3.2 Composition of Built-up Area ........................................................................................ 3-2 Table 3.3 Composition of Agricultural and Other Greenery Areas ................................................ 3-3 Table 3.4 Composition of Undeveloped Area ................................................................................ 3-4 Table 3.5 Housing Composition in the Kabul City in 2025 ........................................................... 3-6 Table 3.6 Land Use Framework for the Kabul City in 2025 .......................................................... 3-6 Table 3.7 Adopted Land Use Categories ...................................................................................... 3-12 Table 4.1 Existing Land Use in New City Area by Sub-zone ........................................................ 4-3 Table 4.2 Land Area and Number of Families in Villages of Dehsabz .......................................... 4-4 Table 4.3 Population Distribution in New City Area ..................................................................... 4-7 Table 4.4 Distribution of Residential Area by Type in the New City ............................................. 4-8 Table 4.5 Distribution of Commercial/Business Employment, Floor Area and Land Area in

2025 .............................................................................................................................. 4-12 Table 4.6 Distribution of Commercial/Business Employment, Floor Area and Land Area at

Ultimate Development ................................................................................................. 4-13 Table 4.7 Land Allocation at Ultimate Development ................................................................... 4-14 Table 4.8 Initial Water Resources Development for New City .................................................... 4-17



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List of Figures

Figure 1.1 Definitions of the National Capital Region of Kabul and the KMA by MoUD ............. 1-3 Figure 1.2 Distribution of Urban Centers in NCRK ........................................................................ 1-4 Figure 1.3 Distribution of Agricultural Field in Northern Part of NCRK ........................................ 1-5 Figure 1.4 Existing Land Use of KMA by Broad Category ............................................................. 1-9 Figure 2.1 Alternative Models for Urbanization/Spatial Development ........................................... 2-1 Figure 2.2 Regional Artery Transport System for KMA ................................................................. 2-5 Figure 2.3 Components for Defining the Land Suitability .............................................................. 2-8 Figure 2.4 Land Suitability for Development in KMA .................................................................... 2-9 Figure 2.5 Directional Land Use Plan for KMA ............................................................................ 2-10 Figure 2.6 Population Projection in the NCRK ............................................................................. 2-11 Figure 2.7 Proposed Distribution of Urban Cores in KMA ........................................................... 2-15 Figure 3.1 Current Land Use of Kabul Municipality by Broad Category ....................................... 3-1 Figure 3.2 Distribution of Built-up Area by Type ............................................................................ 3-2 Figure 3.3 Distribution of Agricultural and Other Greenery Areas ................................................. 3-3 Figure 3.4 Distribution of Undeveloped Area .................................................................................. 3-4 Figure 3.5 Concept of Setting Limitation Boundary for Future Urbanization ................................. 3-7 Figure 3.6 Location of Major Agricultural Areas in the Kabul City ................................................ 3-8 Figure 3.7 Three Cases of Identifying Future Built-up Areas .......................................................... 3-9 Figure 3.8 Composition of Future Built-up Areas ......................................................................... 3-10 Figure 3.9 Conceived Long-term Future Urban Structure of the Kabul City Area ........................ 3-11 Figure 3.10 Land Use Plan for Kabul Municipality ........................................................................ 3-13 Figure 3.11 Land Use Control and Management Plan for Kabul Municipality ............................... 3-17 Figure 4.1 Redrawn Existing Land Use Map Overlaid on SPOT Image ......................................... 4-1 Figure 4.2 Existing Land Use and Distribution of Slope Land in New City Area ........................... 4-2 Figure 4.3 Sub-division of the New City Area ................................................................................ 4-3 Figure 4.4 Distribution of Ongoing Development Areas in New City Area .................................... 4-5 Figure 4.5 Location of Development Projects by Government and Kabul Municipality ................ 4-6 Figure 4.6 Land Use Plan for New City ........................................................................................ 4-11 Figure 4.7 Proposed Locations of Infrastructure Facilities in the New City ................................. 4-15 Figure 4.8 Greenbelts Development and Locations of Karez Outlets ........................................... 4-16 Figure 4.9 Estimated Water Resources Capacity for New City’s Early Development .................. 4-18



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Abbreviations

AFN Afghanistan afghani AISA Afghanistan Investment Support Agency ANDS Afghanistan National Development Strategy BCR building coverage ratio CAWSS Central Authority for Water Supply and Sewerage CSO Central Statistics Office DCDA Dehsabz City Development Authority EC European Communities EDB Economic Development Board (of Singapore) EU European Union FAR floor area ratio FY fiscal year GIS geographic information system GKC Greater Kabul Council GLA Greater London Authority GLC Greater London Council ICCF International Code Council Foundation IT information technology JICA Japan International Cooperation Agency KM Kabul municipality KMA Kabul metropolitan area KMG Kabul metropolitan government LTERA Land Titling and Economic Restructuring Activity (of USAID) MoUD Ministry of Urban Development MUDH Ministry of Urban Development and Housing NCRK National Capital Region of Kabul NGO nongovernmental organization NKCDA New Kabul City Development Authority NKH New Kabul Development Holding Corporation PIU Project Implementation Unit (of MoUD) PUD Planned Unit Development SCM supply chain management SDP Strategic Development Planning (unit of MoUD) TDR Transfer of Development Right UCA urbanization control area UK United Kingdom UNHABITAT United Nations Human Settlements Programme UPA urbanization promotion area USA United States of America USAID United States Agency for International Development



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Units of Measure

ha hectare km kilometer



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CHAPTER 1 PRESENT URBANIZATION, SETTLEMENTS AND LAND USE IN THE

KMA

1.1 Urbanization of the Kabul City

1.1.1 Historical evolution

Kabul, established as an oasis along the east-west trade route on the plateau now constituting part of Afghanistan, has its history that is said to date back to some 3,500 years. It was under the control successively of the Great Alexander, Sassanian Persia, the Islam Empire, the Timur Empire, the Mughal Empire, and others. Afghanistan was brought under the authority of the Durrani Dynasty in 1747, and Kabul became its capital in 1775.

After the struggle between the Britain and Russia for dominance and the colonization by the British, Afghanistan won its independence in 1919 with Kabul as its capital. Kabul had a population of some 90,000 in 1925. The basic structure of the present Kabul city was established in the 1940’s and 50’s, during which residential development actively took place, and the main street of Jadayi Maywand was constructed together with the Kabul University, hospitals and bazaars.

The expansion of the street system and the residential development continued after the 1950’s, and Kabul became the largest city in Afghanistan with its population reaching 380,000 in 1962. The first master plan of the city was prepared during 1962-64 by Afghanistan and Russian experts for the planned population of 800,000.

Kabul was entangled in a series of political turmoil in the 1970’s through the bloodless coup d’etat in 1973 to establish the republican government, the military coup d’etat in 1978, and the invasion of the Soviet troops in 1979. The occupation by the Soviet troops of as many as 100,000 military personnel continued through 1989. During the civil war following the occupation, many refugees moved into the capital city and the population in Kabul reached 1.5 million in 1992. In 1978, the Kabul city master plan was reviewed and revised for the planned population of 2 million.

During the civil war, particularly after the collapse of the communist regime in 1992, Kabul was devastated not only in its urban infrastructure but also in its social system for education, medical and other services. Human damages after 1992 include a loss of over 50,000 lives in Kabul and several hundred thousand refugees to its suburbs. It is reported that there existed close to 50,000 widows in 1997 in Kabul alone. Most refugees returned to Kabul after the establishment of the Taliban regime, and the population in Kabul was 1.78 million in 1999 according to the UN population survey in 1999-2000 (UN Regional Coordination Office, Population Survey Project, Kabul, January 2001).

1.1.2 Population growth and expansion

The population growth and the expansion of the territory of Kabul are summarized in Table 1.1. As seen from the table, Kabul grew from a small city with 65,000 people in its 400ha territory in 1916 to a large city with 1.78 million people in its territory of about 25,000ha in 1999. The population increased during this 83-year period at the average annual rate of 4.07% due to inflow of people and the expansion of the city territory. The city area expanded over the same period by 62.5 times.

The population of the Kabul city was 2,268,300 in 2005 as estimated by the Central Statistics Office for the old city area consisting of 14 districts (Districts 1-16, except Districts 13 and 14). This represents an average annual population growth at 4.0% during 1999-2005. The jurisdiction of the Kabul city was expanded in January 2005 by the agreement between the Ministry of Interior, the



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Kabul provincial governor and the Kabul city mayor. The population increased to 2,721,000 with 22 districts.

The city population has increased to 4.0 million in 2008 as estimated at this time, representing the annual average increase at 9.41% over 1999-2008. The city territory has expanded over this period by 4.1 times to 1,022.7km2.

Table 1.1 Population Growth and Expansion of Kabul City

Year Population Pop. growth

(% p.a.) City area

(ha) City development

~1700 10,000 -- -- Became the capital of Afghanistan (1775) 1878 70,000 -- 180 Developed as a bazaar city 1916 65,000 -- 400 Leather and textile industries developed 1925 90,000 3.7 450 Independence (1919) 1940 120,000 1.9 500 Housing construction (1930~) 1962 380,000 5.4 6,840 Main infra. built; became the largest city in Afghanistan 1992 1,500,000 4.7 16,830 Invasion by USSR; Provincial Council established 1999 1,780,000 2.3 ~25,000 Civil war; Taliban regime (1994~) 2005 2,268,300 4.0 102,270 Interim Government (2001); expansion of city area (2005) 2008 4,000,000 9.4 102,270 JICA KMA Master Plan initiated

1.2 Settlement Distribution

1.2.1 Urban hierarchy in the NCRK

(1) Urban population

MoUD established the Strategic Development Plan (SDP) unit in 2006. The SDP unit has developed a concept of the National Capital Region of Kabul (NCRK), encompassing the Kabul Metropolitan Area (KMA) and its northern and southern area (Figure 1.1). The KMA as defined by MoUD consists of the Kabul city and districts in the northern Kabul province and its northern neighboring provinces of Parwan and Kapisa.

The urban population in the NCRK is summarized in Table 1.2 (Figure 1.2). As seen from the table, the urbanization ratio of the NCRK as defined was 34.4% in 2005. In reference, the total urban population in Afghanistan is reported to be 7.25million in 2005, which corresponds to 24.3% of the total population, 29.86 million (FAO). Thus, the NCRK is considerably more urbanized than the country as a whole as expected.

Table 1.2 Urban Population in National Capital Region of Kabul, 2005

Urban settlement Province Population Tier* Kabul city Kabul 2,482,600 I Maydan Shahr Wardak 1,370 VII Pagman Kabul 17,200 V Mir Bacha Kot Kabul 2,870 VII Qarabagh Kabul 1,651 VII Baghram Parwan 3,141 VII Chaharikar Parwan 45,600 IV Mahmud Raqi Kapisa 1,200 VII Kohistan Kapisa 1,268 VII Jabalussaj Parwan 14,000 V Puli Alam Logar 4,500 VII



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Urban settlement Province Population Tier* Baraki Barak Logar 3,400 VII Total 2,578,800 *according to the hierarchical analysis by MOUD Source: op. cit.

Figure 1.1 Definitions of the National Capital Region of Kabul and the KMA by MoUD

(2) Urban hierarchy

The SDP unit of MoUD conducted a hierarchical analysis on urban centers in Afghanistan, and classified all the urban centers into seven tiers. In the NCRK, the Kabul city is the prime and only urban center in Tier I of the national hierarchy. Its urban population in 2005 accounts for 96% of the total urban population in the NCRK. The population of the Kabul city is now estimated to be about 4 million in 2008, accounting for 17% of the total national population. The primacy of the city is high but not excessive.

Other urban centers in the NCRK are much smaller, and even the second largest urban center of Chaharikar is in Tier IV with a population of 45,600 in 2005. Two urban centers of Pagman and Jabalusaj are ranked in Tier V, and the remaining eight urban centers are all in Tier VII.



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Figure 1.2 Distribution of Urban Centers in NCRK

There exists relatively large urban population in the northern part of the NCRK. With the seven urban centers, the total urban population was 69,730 in 2005. In particular, the five cities just outside the Kabul province, viz. Chaharikar, Jabalussaji, Kohistan, Mahmud Raqi and Bagram, may be seen as a cluster of small and medium cities with the combined population of 65,209 in 2005. The urban development of this cluster may help alleviate the urbanization pressure on the Kabul city.

The urban population is limited in the western and the southern parts of the NCRK, and no urban population exists in the eastern part. The urban population in the western part, consisting of Pagman and Maydan Shahr, was 18,570, and that in the southern part with Puli Alam and Baraki Barak in Logar province was only 7,900 in 2005.

1.2.2 Agricultural fields in the NCRK

The above mentioned five cities are located in a vast irrigated agricultural field as depicted in Figure 1.3. Although the irrigated field outside the Kabul province area seems disproportionally large in Figure 1.3, contribution of agricultural land in the Kabul Metropolitan Area defined by the Study (the Study Area) is not negligible. Focusing on the northern part of the NCRK clipped by the south to the west edge of the Kabul province, the agricultural field located in the the Study Area accounts for 26.3% of the total agricultural fields and 24.1% of the intensively cultivated irrigated fields of the entire northern NCRK area respectively (Table 1.3).



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Table 1.3 Agricultural Fields in Northern Part of NCRK

Northern NCRK KMA

(JICA Study Area)Outside KMA

Fruit Trees 2,800 128 2,672 Vineyards 3,566 1,105 2,461 Irrigated: Intensively Cultivated 75,805 18,277 57,528 Irrigated: Intermittently Cultivated

24,534 8,114 16,420

Rain-fed Crops 11,135 3,423 7,713 Total 117,841 31,046 86,794

Fruit TreesVineyards

Irrigated: Intensively Cultivated (2 Crops/year)Irrigated: Intensively Cultivated (1 Crop/Year)

Irrigated: Intermittently CultivatedRainfed Crops (flat lying areas)

Rainfed Crops (sloping areas)

Figure 1.3 Distribution of Agricultural Field in Northern Part of NCRK

1.3 Existing Land Use

1.3.1 Preparation of land use map

A map of existing land use was prepared mostly through interpretation of satellite imageries, combined with available geographic information. Those collected information were processed and integrated into a set of GIS database. The WGS 1984 UTM Zone 42N was adopted for projection of all the maps. The following table 1.4 shows a list of collected information. A brief description follows.

Land Use Map 2008 in KMA, interpreted by SPOT Ortho-image 2006-2007 and integrated the part of Land Use Map 2008 in Kabul.



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(1) Land Use Map 2008 in KMA

The JICA Study Team prepared the current land cover map by interpreting the SPOT Ortho-image of 2006-2007 provided by JICA. No covered area of west and south area in Kabul on SPOT Ortho-image was used the screen captured image from Google Earth. The items of Road, Park/Greenery, Recreation/Sports Facility, and Public Land were updated with Land Use Map 2008 in Kabul City.

Table 1.4 Collected Existing Geographic Information

No Category Name of Geographic

Information Format Source

1 Topographic Map Soviet Military Topographic Map, Scale 1/50,000

Geo-referenced image

USGS

2 Land Cover / Land Use Map

Land Use Plan 1978 in Kabul City Scanned ImageGIS data

Kabul Municipality JICA Study Team


National Land Cover Map, interpreted Landsat TM satellite image acquired in 1990 and 1993

GIS data AIMS Project, UNDP


Strategic Development Plan in National Capital Region of Kabul (NCRK) 2006

GIS data SDP Unit, MoUD


Land Use Map 2008 in Kabul City, interpreted by ISAF Aerial Ortho-image 2006 and field verification in 2007-2008

GIS data Consultancy Service for Preparation of Development Plan for Kabul, ICT

6 Administration Boundary

Province and District Boundary 2008

GIS data AIMS Project, UNDP SDP Unit, MoUD

7 Administration Boundary

District Boundary in Kabul City GIS data

Consultancy Service for Preparation of Development Plan for Kabul, ICT

8 Aerial Photo Aerial Ortho-image 2006, approx. 0.3m ground resolution

Geo-referenced Image

ISAF/PUSAT/Kabul Municipality

9 Aerial Photo SPOT Ortho-image 2006-2007, 20m ground resolution

Geo-referenced Image

JICA

10 DEM SRTM DEM, approx. 80m cell DEM NASA/USGS 11 DEM SPOT DEM, 20m cell DEM JICA

12 Thematic Map Geologic Map 2005 Geo-referenced

Image USGS

(2) Soviet Military Topographic Map, Scale 1/50,000

This set of topographic maps was made by the former Soviet Union military more than 20 years ago. These are the largest scale topographic map covering the KMA at present. These images were downloaded from the site of USGS Projects in Afghanistan (http://afghanistan.cr.usgs.gov/).

(3) Land Use Plan 1978 in Kabul City

The last Land Use Plan made by Kabul Municipality in 1978. This paper based information was scanned, digitized, and then transformed into the GIS data format.

(4) National Land Cover Map in the early 1990s

This Land Cover Map is based on interpretation of Landsat Thematic Mapper (TM) satellite image acquired in 1990 (full coverage) and 1993 (partial coverage). This GIS data was downloaded from the



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site of AIMS Project, UNDP (http://www.aims.org.af/).

(5) Strategic Development Plan (SDP) in National Capital Region of Kabul (NCRK)

The SDP Unit, MoUD has prepared a series of regional level development plans for eight regions in Afghanistan (NCR-Kabul, ER-Jalalabad, NER-Kunduz, NR-Mazari Sharif, WR-Hirat, CR-Bamyan, SE-Khost, SR-Kandahar). In the course of the preparation of regional plans, the SDP Unit developed some GIS database, which was not well organized for the use of outsiders. In the Study, some useful data were utilized through scanning and digitizing.

(6) Land Use Map 2008 in Kabul City

The map was prepared by ICT, an India based consulting firm, in the course of The Consultancy Service for Preparation of Development Plan for Kabul. The ICT Team has interpreted the current land use based on the ISAF’s Aerial Ortho-image of year 2006. Some field surveys were curried out for verification in 2007-2008.

(7) Province and District Boundary 2008

This administrative boundary was extracted from maps produced by the Afghanistan Geodesy and Cartography Head Office (AGCHO) by the Afghanistan Information Management Service (AIMS) Project, UNDP. SDP Unit, MoUD modified a few boundaries and the name of province and district based on the interview survey in the local governments between 2006 and 2008.

(8) District Boundaries of Kabul city

This administrative boundary was extracted from land use map produced by the Consultancy Service for Preparation of Development Plan for Kabul, ICT.

(9) Aerial Ortho-image 2006

International Security Assistance Force (ISAF) has taken aerial photograph in 2006. These aerial photographs processed to be geo-rectified the map projection of WGS 1984 UTM Zone 42N into ortho-images. This image was provided by Kabul Municipality.

(10) SPOT Ortho-image 2006-2007

SPOT Ortho-image processed in natural colors with 2.5 m resolution and location accuracy is less than 10m RMS. This image was provided by JICA.

(11) SRTM DEM

The Shuttle Radar Topography Mission (SRTM) is a research effort that obtained digital elevation models of Earth on a mission of the Space Shuttle Endeavour in February of 2000. The resolution of the cells is three arc second data (approx. 80 to 90 meter) for the world, except United States territory (one arc second data, approx. 30 meter). This DEM was downloaded from the site of USGS Projects in Afghanistan (http://afghanistan.cr.usgs.gov/).

(12) SPOT DEM

SPOT DEM built from automatic correlation of stereoscopic pairs acquired by SPOT 5’s HRS (High



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Resolution Stereoscopic) instrument. The location accuracy is less than 10 m RMS and the resolution of the cells is 20 meter data. This DEM was provided by JICA.

(13) Geologic Map 2005

This data represent the state of geologic mapping in Afghanistan as of 2005, although the original map was released in the late 1970s (Abdullah and Chmyriov, 1977). The USGS has not modify original geologic map-unit boundaries and faults. This image was downloaded from the site of USGS Projects in Afghanistan (http://afghanistan.cr.usgs.gov/).

1.3.2 Characteristics of existing land use in the KMA

The current land use map is presented in Figure 1.4 and its area composition is summarized in Table 1.5. The following can be pointed out.

The existing built-up area excluding the land for government and other public facilities in 2008 was around 188km2. The net population density was thus calculated to be over 219 persons/ha, assuming the current population of 4.11 million. Adding the land for transport infrastructure, the semi-gross population density was around 163.5 persons/ha.

There is a large share of land used for special purposes, mostly used for security and military activities. These land area shares 7.5% of the entire KMA.

Over 30% of land consists of steep slope with over five degrees.

Agriculture land is only 17.1%. The Kabul municipality area has larger share of intensively cultivated agricultural fields.

The recent urbanization is taking place along Bagram road.

The flat area in the Kabul municipality area is limited to east and south areas.

Table 1.5 Composition of Existing Land Use in KMA by Broad Category

Category Area (ha)

Share (%)

Remarks

Built-up Area 18,786 11.6 Detached houses, macro rayon and other apartments, informal hillside housing, and rural settlements.

Ongoing Urbanization Area 3,548 2.2 Ongoing private projects (both lawful and unlawful), and authorized government projects.

Transport Infrastructure 5,673 3.5 Airport and all categories of roads.

Special Purpose 12,126 7.5 Government offices, utilities facilities (electricity, oil tank, etc.), and military purpose areas.

Intensive Agricultural Field 16,620 10.2 Orchards, irrigated, rain-fed, and other agricultural lands.

Extensive/idol Agricultural Field

11,187 6.9 Rain-fed, irrigated but idol agricultural lands.

Unused Land 42,034 25.9 Vacant/bare lands, rocked outcropped areas, and gullied areas.

Water Body 2,379 1.5 Rivers, ponds, and swamps.

Natural Green 874 0.5 Wood lands, pastures, and range lands.

Slope 48,977 30.2 Hill side slope (more than 5 degree).

Total 162,204 100.0



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Figure 1.4 Existing Land Use of KMA by Broad Category



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CHAPTER 2 DEVELOPMENT DIRECTIONS AND LAND DEVELOPMENT

FRAMEWORK FOR THE KMA

2.1 Urbanization Patterns

2.1.1 Conditions prescribing urbanization patterns

(1) Spatial development models

Spatial development of any region is prescribed mainly by distribution of urban centers, artery transport network, and land use and capability. In particular, by taking the distribution of urban centers and transport arteries linking them, various models are conceived for spatial development. Two most typical models are (1) growth pole, and (2) urban cluster (Figure 1.1).

The growth pole model represents the mono-centric urbanization pattern, whereby the urbanization is pursued through the development of the central city and its extension into neighboring areas. The urban cluster model pursues the complementary development of smaller cities linked to share urban functions on the network to counter the central city together. These two models may be combined to realize spatially more balanced development with clusters of smaller cities, while effectively utilizing the central city for higher order urban functions. This may be called the dispersed concentric model.

These three models are based on the presence of the central city. In some regions, no central city is identified or relationships with neighboring regions or cities are more important than inter-city relationships within the region. For such a region, another model has been proposed, called the multiple access model, whereby the links with neighboring regions and cities are effectively utilized to create a core of spatial development within the region (Figure 2.1).

(2) Alternative urbanization patterns

Urban development takes widely different spatial forms. A typical form is the urban sprawl or spontaneous extension of urban development directly from the existing urban area into its neighboring areas. Without any deliberate control of urban development, this is the most commonly observed form of urban development, which takes place mainly along the radial roads extending from the existing urban center but also between the roads under high urbanization pressure.

(1) Growth Pole Model (2) Urban Cluster Model (3) Multiple Access Model

Figure 2.1 Alternative Models for Urbanization/Spatial Development

Other forms of urban development include the corridor development, dispersed development, and various combinations of these forms to result in the cluster development, polycentric development and



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others. The corridor development is linear expansion of urbanized areas along transport arteries. The cluster development may be realized by the development of smaller cities and the corridor development along the roads linking them. The polycentric development may be realized by the development of relatively large urban centers having high potentials comparable to the central city.

(3) Methods to control urbanization patterns

Attempts to control the urban development throughout the world in the past have resulted in a variety of control methods with varying effectiveness. Direct control by legal measures combines land use zoning and a set of conditions imposed on each land use category to enforce designated land use and development by the private sector. Direct developments by the public sector are becoming less popular throughout the world as a method to realize desirable urban land uses as planned. More cost-effective way is to encourage and utilize private investments under the guidance provided usually by a master urban development plan.

Another effective way to guide the private sector for urban development is to provide key infrastructure facilities by the public sector as another form of incentives to promote private investments in some designated way and area. Such physical measures commonly used to guide or control the urban development include the provision of green belts or zones, artery roads and new towns. Effectiveness of these interventions would vary as outlined

Empirical evidences show that the provision of a green belt is not effective in controlling the urban development. Without strong legal measures that can be enforced, urban sprawl and corridor development proceed into the green belt and beyond. A green belt maintained by strong legal enforcement, on the other hand, represents inefficient use of precious urban land, causing also escalating land prices in immediate vicinities of the green belt.

The provision of artery radial roads tends to encourage the corridor development extending from the central city. This by itself would increase progressively the cost of providing urban infrastructure. The new town development aims to reduce the urbanization pressure on the central city, but it often results in the creation of a dormitory town relying on the central city for employment opportunities, often creating serious traffic congestion for commuting. Such a town may not have sufficient vitality to develop as a self-reliant city. The development of several new towns along ring roads around the central city may lead to either dispersed concentric or cluster development. If not successful, it may result just in dispersed development.

2.1.2 Desirable Urbanization patterns for the KMA development

(1) Existing urbanization patterns

As the urbanization has been proceeding rapidly in the Kabul city, various urbanization patterns are observed in the city. The following five major patterns may be identified.

1) Suburbanization is the expansion of residential and commercial areas from the existing city center into suburbs. It is observed typically from Shahri Naw towards the northwestern suburbs or planned residential areas of Districts 4, 10, 11 and 15, where medium rise buildings for residential and commercial purposes are developing.

2) Expansion of informal housing areas takes place continuously in and around the existing informal areas. It is observed particularly in Districts 5, 7 and 13 into agricultural areas, respectively.

3) Urban sprawl along main roads represents un-orderly spread of urban area directly from its neighboring area. In particular, a ribbon-type sprawl is observed from District 9 into District



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19, along the national highway no.1 into District 17、and along the provincial road into District 20.

4) Industrial and commercial development into outer areas may take place as main roads are extended or improved and/or existing economic activities are relocated. Industrial development into District 9 and the urban development into District 8 and District 16 are examples.

5) Planned urban development is realized usually away from the existing urbanized areas. This is observed in District 12 and District 20. Planned development in Districts 6, 16 and 17 are at different stage of the development, and one planned in District 19 has been suspended. Planned development in District 21 and District 22 are also pursued by the Kabul municipality.

It is interesting to note that corridor type urbanization and conurbation are not observed in the Kabul city. This is clearly due to the unique geographic and topographic conditions of the Kabul city area. Due to the basin topography surrounded by mountains and the intrusion of several hills into the city area, the urbanized area of the city is segregated into several areas. Planned urban development in outer areas also contributes to the segregated patterns of urbanization. Thus, no corridor development is observed, and no conurbation has been formed.

(2) Desirable urbanization patterns for the KMA development

The segregated patterns of urbanization fit well with the local hydro-geological conditions of the Kabul basin. Each segregated urban area may be developed into a self-contained urban community with sufficient employment opportunities for its residents. It may have an independent water supply system based on its own water sources and wastewater disposal system as well. However, these urban areas should be effectively linked by urban transport system to enhance urban functions expected in the capital city collectively.

As the Kabul city develops further in the context of the KMA development, it is important to ensure that the capital region will be equipped with progressively higher order urban functions. The further urbanization of Kabul should be controlled to realize this, while the segregated urbanization patterns fitted with to the local hydro-geological conditions are observed. This may be realized as urbanization patterns combining segregated urbanization and corridor development.

The overall urbanization pattern in the KMA should change from the present mono-centric one centering on the Kabul city to a multi-centric one with additional centers mainly in the north of the existing urbanized area. For complementary development of these centers, two conditions should be satisfied. First, each center should have distinct characteristics to support collectively the capital functions of the KMA. Second, the effective transport system should be established to link the multiple centers for their complementary development.

2.2 Development Directions

2.2.1 Factors affecting development directions

Further urbanization of the Kabul city would be affected by several main factors. These factors include the land availability, access to additional major water sources, access to and from other regions and countries, and river basin boundaries. Each factor is briefly explained.

Land availability

The population density in the Kabul city is generally low except in the city center, and as such there appears to be plenty of land available for further urbanization. Because of the unique



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hydro-geological regime of the Kabul basin as well as the topographic conditions of the basin and the intrusion of hills into the city, however, the population density cannot be increased much in and around the city center.

As clarified by the 2006 JICA study, the urbanization in the outer areas of Kabul should rely on the local sources of water and the on-site treatment of urban drainage and sewage as a matter of principle. The population density in these areas, therefore, cannot be increased much. The 2006 JICA study indicated that a total of some 110km2 would be available for urbanization in the Char Asyab, Logar south and Bagrami east areas, and much larger area in the Dehsabz area.

Additional major water sources

Of the additional water sources that may be available to support the Kabul urbanization, major ones are the Kabul river water to be developed with dams, extra deep groundwater explored by another JICA study, and the water to be transported from the Panjsheer basin. As the development of surface water with dams will take time, the water supply for the city will continue to rely on the shallow and deep groundwater.

The endowment of the extra-deep groundwater from the 600-1,000 m depth is large, but its development potentials are limited as it is fossil water that is not renewable. This source of water may be used only to fill in the gap between the demand and the supply for several years until the major water sources of the Panjsheer river are developed.

Access to and from other regions and countries

The Kabul city has developed along the major trade routes between the east and the west. At present, the main trade route is through the Khyber pass that separates Afghanistan from Pakistan and India. The major international trade and logistic corridor, called the TRACECA Turkmenistan route, has been conceived linking China in the east, through the Central Asia, to Europe in the west (Figure 7.3). This corridor passes through parts of Kazakhstan, Kyrgyz, Uzbekistan and Turkmenistan. This corridor, once established, would provide the Kabul city and the area along the access route alternative trade route to the east and the west.

River basin boundaries

The Kabul city is situated in the upper Kabul basin, except the northern area newly included within the city boundaries. The southern area of the Kabul city is the upper catchment area of the Kabul river. In view of the already tight water situations in the Kabul basin, it is desirable to suppress the urbanization to the south of the city except in the area close to the additional groundwater.

The northern area of the Kabul city is in the basin of the Panjsheer river, which joins the Kabul river in the downstream of the city. The northern area has much larger population than the southern area. The eastern area of the Kabul city after the confluence with the Panjsheer river is fed by additional tributaries, which can support further urbanization.

2.2.2 Development directions

The discussions above indicate that the further urbanization of the Kabul city should better be guided to the north and the east of the city. The urbanization to the west is constrained by the mountainous topography and the need to protect the agricultural and resort areas. The urbanization to the south should be suppressed as it constitutes the upper Kabul basin. Both the eastern and the northern areas have advantageous locations along the international trade routes. The urbanization to the east before the confluence with the Panjsheer river, however, is constrained by the tight water balance in the upper Kabul basin.

The northern area of the Kabul city has generally favorable conditions for further urbanization from



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the city. It has large and relatively flat land area in the northern part of Kabul province and Barikab, ample water resources available in the Panjsheer basin, and good access to/from the major international trade and logistic corridor in the future. Related to the last condition, the northern area may develop into a major economic corridor linking the international trade and logistic corridor and the Kabul city.

2.2.3 Regional Artery Transport System

At present, main national highways and provincial roads extend in a radial way from the Kabul city center to constitute the artery transport system. Due to the delay in secondary artery road development, undeveloped hierarchy of urban road system, and poor conditions of community roads, most traffic, including daily traffic by city residents, concentrates on the main artery roads to cause traffic congestion, air pollution and other problems.

The regional artery transport system for the KMA should satisfy the following needs expected to develop along with the KMA development (Figure 2.2):

Figure 2.2 Regional Artery Transport System for KMA

1) It should link the segregated urban areas, including the new urban areas to be developed in the new city and other outer areas, to encourage their complementary development.

2) It should provide multiple links between the existing Kabul city and the new city to realized integrated development of the capital region having a multi-centric urbanization pattern.

3) It should facilitate the inter-regional traffic passing through the KMA, which is expected to increase as the KMA develops.



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4) It should strengthen east-west and north-south links that would not pass through the central part of the Kabul city.

5) It should contribute to the creation of pedestrian-friendly urban spaces in the city center by constituting part of a hierarchy of urban road system for the Kabul city.

Components of the regional artery transport system are described. More specific and detailed strategy for the KMA transportation development is found in sub-section 7.1.1.

(1) Kabul city outer ring road

A feasibility study was completed in early 2008, supported by the World Bank, of the Kabul city outer ring road, and the road alignment was determines through examination of alternatives of some sections as well as coordination between related government ministries and the Kabul municipality. The alignment thus determined does not reflect the planned new city in Dehsabz, and needs to be re-examined.

The alignment of the Kabul city outer ring road was proposed by the 2006 JICA Study in such a way that its northern section would serve as an artery road for the new city in Dehsabz. It should be reviewed and such alignment that would serve the new city area better should be adopted. Important factors to be reflected in the alignment include the following:

1) The road would serve as a main artery for the new city linking different areas in the new city.

2) The road would have areas of traffic generation on both sides of the road for cost-effectiveness of investment.

3) The road would be used to provide better links between the eastern and the northern regions, without passing through the Kabul city.

4) The road would facilitate links between different districts of the Kabul city among themselves and between these districts and the new city.

5) The road would link with the four main artery highways and provincial roads to constitute the regional artery transport system for the KMA as a whole, and link effectively also with the Kabul city road system.

(2) Southern extension of the Bagram road

The existing Bagram road, currently widened to a four lane highway, should be extended to the south, passing through the eastern part of the existing urbanized area of the Kabul city. This extension would link to the Karte new road and further to the southeastern section of the Kabul city outer ring road. This would facilitate the link between the Logar region and the Dehsabz new city. In order to protect the groundwater recharging areas for the lower Logar aquifers, the alignment of this extension road should pass through the area at least 2km away from the Logar river.

(3) East-west roads

Four east-west roads would link to the main artery roads to constitute part of the regional artery transport system. They are: 1) the road passing through the northern part of the existing airport, 2) Jalalabad road, 3) new Ahmad Sha Baba Mina road under construction, and 4) Karte new road. In addition, a new road will be necessary in the further south over the ridge separating Districts 7 and 8 so that the east-west traffic would not concentrate on the Karte new road. This new road link would be necessary to avoid heavy traffic to pass through the old city areas of District 1. In addition, another east-west road should be provided in the south, which will not pass through the central part of the city. This may be called the southern crossroad.



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2.3 Directional Land Use Planning for the KMA

A directional land use plan for the KMA is prepared to guide the urbanization for both the realization of more desirable urban spaces and the preservation of greenery and agricultural land as much as possible. The basic idea of the land use planning is to indicate broadly general uses of different areas allowed in line with the desirable urbanization pattern rather than to designate the precise land use for each area.

2.3.1 Land Capability for Development

Along this idea, such areas that may be used for future development are identified by using several criteria. The more important criteria used for the present analysis are the topography or the slope of land, access from the existing urban areas directly or through artery roads, protection of agricultural land, geology or more specifically the vulnerability to earthquake risk, and the environmental consideration represented by the need to protect watershed areas. The specific criteria used for the analysis here and land classification by each criterion are summarized in Table 2.1.

Table 2.1 Criteria and Classification for Land Suitability for Urban Use

Criteria Land suitability classification A. Topography 1. Slope less than 4 degree

2. Slope between 4 and 10 degree 3. Slope larger than 10 degree

B. Access 1. a & b 2. a or b 3. Otherwise

where a: within 1.5km band on both sides of main arteries or within 1.0km band on both sides of secondary arteries, and b: within 2km radius from main intersections or within 1.5km radius from secondary intersections, where main artery + main/secondary artery = main intersection, secondary artery + secondary artery = secondary intersection

C. Protection area 1. Existing agricultural land, except high potential areas 2. Other areas

D. Geology 1. Outside the band of major fault lines (0.5km on both sides of major fault lines) 2. Within the band of major fault lines

E. Watershed 1. Area with slope larger than 7 degree 2. Other areas

Source: JICA Study Team

Table 2.2 Criteria for Classification of Land Suitability

(1) Development U1=A1+B1+C2+D21+E21 (High potential) U2=A1/A2+B1/B2+C2+D21+E21 (Medium potential) U3=A1/A2+B1/B2+C2+D21+E12 (Controlled development) UM=A1+B1+C1/C2+D21+E21(Modest Potential, Only Paymonar)(2) Protection C1 (3) Constrained urbanization D2

These criteria and classification are represented by GIS thematic maps (Figure 2.3). These maps are then overlaid by GIS to define land suitability for development. The urbanization areas where future urbanization would be allowed are generally outside the watershed areas, having favorable conditions such as relatively flat land, good access, free from existing agricultural land, and without direct threat from earthquakes. Within the watershed areas, limited areas are identified for careful development. The results are compiled by GIS into a land suitability map (Figure 2.4).



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A. Topography B. Access

C. Protection area and E. Watershed

D. Geology

Figure 2.3 Components for Defining the Land Suitability



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Figure 2.4 Land Suitability for Development in KMA

2.3.2 Directional Land Use Plan for KMA

The existing land use map (Figure 1.5) was overlaid with the land suitability map by GIS, and a future land use map is prepared to indicate the desirable land use pattern to be realized in the long run. This is called a directional land use plan as opposed to a definitive land use plan (Figure 2.5).



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Figure 2.5 Directional Land Use Plan for KMA



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2.4 Distribution of urban functions in the KMA

2.4.1 Population distribution

The population in different parts of the national capital region under the master plan alternative is projected as shown in Figure 2.6. As shown, the new city will be developed to reach population of 1.5 million in 2025.

Figure 2.6 Population Projection in the NCRK

2.4.2 Distribution of core urban functions

(1) Preferable locations of major urban functions

In an attempt to determine urban functions to be located in the Dehsabz new city and those to be strengthened in the existing Kabul city, preferable locations of different urban functions are examined first in general terms. Urban functions are broadly broken down, and preferable locations of each function are assessed between the city center, sub-centers and outer areas. Results are summarized in Table 2.3.

Northern region: 1.0 million 2.0 million

New city: 0.1 million 1.5 million

Kabul city: 4.0 million 5.0 million

Southern region: 0.3 million 0.5 million NCRK: 5.2 million 9.0 million



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Table 2.3 Analysis on Preferable Locations of Urban Functions

Function Breakdown Preferable location

City center Sub-centers Outer areasAdministrative Infrastructure √ √

Economy & finance √ √ Social affairs √ √ High governance √ √ Defense & security √ √

Commercial Domestic trade √ √ International trade √ √ Business activities √ √ √ Financial services √ √ Conference/convention √ √

Legislative Parliament √ √ Judicial Supreme court √ √

Local courts √ √ Diplomatic Embassies √ Research & development Agricultural √

Industrial √ √ ICT related √ √

Social Hospital √ √ Higher education √ √

Cultural, recreational & sporting Cultural √ √ Recreational √ √ Sporting √ √

Agricultural Suburban agriculture √ Industrial agriculture √ √

In Table 2.4, the government administrative functions are broadly categorized into five classes. Ministries may be classified as follows.

Table 2.4 Classification of Administrative Functions

Class Ministries Economy & finance Agriculture, Irrigation & Livestock; Commerce & Industry; Economy;

Finance; Mines Infrastructure Communication & Information Technology; Energy & Water; Public

Works; Rural Rehabilitation & Development; Transport & Civil Aviation; Urban Development & Housing

Social affairs Culture & Youth Affairs; Education; Haj & Religious Affairs; Higher Education; Labor, Social Affairs, Martyrs & Disabled; Public Health; Women’s Affairs

High governance Foreign Affairs; Interior Affairs; Justice Defense & security Borders & Tribal Affairs; Counter Narcotics; Defense; Refugees &

Returnees

All the administrative functions, except the defense and security related administration, would better be located in either in the city center or sub-centers. The defense and security related administration may be located in sub-centers or even outer areas. Of the legislative, judicial and diplomatic functions, only the Supreme Court should better be located in the city center. Other functions commonly locate in sub-centers, and local courts may locate also in outer areas.

Of the commercial functions, international trade and business, including central offices of international



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banks, may be located in the city center, but most common commercial functions generally locate in sub-centers and also outer areas. Research and development (R & D) functions would not need to locate in the city center, and the agricultural R & D function should better be located in outer areas where land availability is better for experimental farms.

Hospitals at a higher tier of the health referral system such as a national hospital, and higher education institutes need not to locate in the city center. Their preferred location would be either sub-centers or outer areas where land availability and other conditions are superior.

(2) Possible functions of the new city

All the functions that are assessed to locate in outer areas may be located in the new city. They include defense and security related administration, domestic and international trade, international business and financial services, conference/convention, R & D for all the sectors, higher order social services, and recreational and sporting functions. The Parliament and local courts may also locate in the new city, but their preferred location may be sub-centers due to their strong functional links with administrative functions.

In the case of the Dehsabz new city, all the administrative functions related to construction and development may better be located in the new city as it will be the location of major and continuous construction activities for a few decades to come. Head offices of international contractors and logistic industries may also locate in the new city. An industrial estate should be established for the construction related industries such as construction materials, machinery and engineering as well as consumer goods industries. Commercial agriculture, agro-processing, agricultural R & D, and other related services should locate in the Barikab area.

(3) Urban functions to be strengthened in the existing Kabul city

At present, most administrative, diplomatic, commercial and even social functions are concentrated in the city center, especially in the commercial district of Shahr-e-naw and the surrounding districts (Districts 1 and 2, and parts of Districts 4 and 10). The present Parliament is located just outside this central area (in District 3). Relocation of the administrative and the diplomatic districts as well as the Parliament has been contemplated. The CBD would need to be expanded to accommodate increasing international trade, financial and business enterprises.

There exist only limited R&D functions in the Kabul city, including the Kabul university main campus and research facilities of some ministries located in or close to the city center. These functions may be all re-established in the new city. New higher order social services should also be introduced in the new city. In this connection, the existing hospitals in the city center and the Kabul university may be relocated to the new city with upgraded functions. The land to be made available by the relocation should be used mainly for commercial functions.

The cultural functions will continue to be important in the Kabul city with various urban and architectural heritage derived from its millennia history. They should be strengthened by restoration of the national museum, historical remains and historical buildings, establishment of new cultural facilities, and development of a network of greenery linking them. The greenery area should be much expanded throughout the city, and some greenery in the outer areas will be utilized for recreational and sporting functions.

The agricultural land within the city should be protected as a matter of principle as it offers the means to control the urbanization, ensuring greenery and infiltration areas for urban drainage and even sewage. Its use, however, should be converted to enhance the land productivity as the prerequisite to its protection against the urbanization pressure. The preferred uses include orchards for various high value fruits, intensive stock raising, industrial agriculture such as controlled greenhouses and hydroponics, and recreational and sporting uses. Crop cultivation between fruit trees and cultivation



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of medicinal plants may also be combined for mixed agriculture. Some agricultural land may be converted to tourism orchards and ranches with picnic, barbecue and other facilities. All in all, the urban agriculture should be practiced in the semi-rural areas in the city.

(4) Spatial distribution of urban cores

Based on the above, the future urban cores are proposed using the directional land use plan (Figure 2.7). Location of 14 urban cores was identified with the following factors taken into consideration.

i) Potential shown by the directional land use plan

ii) Size of population in the potential catchment area

iii) Distance of the candidate site from the Kabul central area



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Figure 2.7 Proposed Distribution of Urban Cores in KMA



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CHAPTER 3 LAND USE PLANNING FOR THE KABUL MUNICIPALITY AREA

3.1 Existing Land Use in the Kabul City

3.1.1 Composition of land use by broad category

The current land use in the Kabul city prepared by GIS is classified in broad categories as shown in Figure 3.1. The composition of land use is summarized in Table 3.1. As seen from the table, the built-up area occupies 247.2km2, accounting only for 24.0% of the total city area. The agricultural land and greenery occupy 18.1% and the undeveloped and bare land 52.0%. This land use composition is largely consistent with the land use data reported by the ICT study.

Figure 3.1 Current Land Use of Kabul Municipality by Broad Category

Table 3.1 Composition of Current Land Use in Kabul Municipality by Broad Category

Category Area (km2) Share (%) Built-up 247.2 23.98 Agriculture/green 186.5 18.09 Undeveloped/bare lands 536.0 52.01 Water body 5.6 0.55 No data 55.3 5.36 Total 1,030.5 100.00

3.1.2 Composition of built-up area

The built-up area in the Kabul city consists of the building area occupying 93.6% and the area



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occupied by infrastructure and open space accounting for 6.4% (Figure 3.2). The building area is further broken down into various use areas as shown in Table 3.2. As seen from the table, the government offices and other public buildings occupy the large area with 27.2km2, corresponding to 11.7% of the building area.

According to the ICT study, the commercial area occupies 540ha and the mixed use area accounts for additional 384ha. Excluding the area for large commercial complexes and medium rise buildings, and correcting some anomalies in the identification by the ICT study, the total commercial area is estimated to be 687ha. Then, the residential area consisting of apartments and condominiums, high and low density residential mixed use areas, hillside slope housing and rural settlements becomes 185.5km2.

Figure 3.2 Distribution of Built-up Area by Type

Table 3.2 Composition of Built-up Area

Area (km2) Share in Built-up Areas

(%)

Share in Building Use

Areas (%)

Building use 231.4 93.6 100.0 Government offices/public facilities 27.2 11.0 11.7 Apartments and condominiums 1.7 0.7 0.7 High density residential mix 92.1 37.3 39.8 Low density residential mix 82.6 33.4 35.7 Hillside slope housing 10.6 4.3 4.6 Ongoing urbanization 6.7 2.7 2.9 Rural Settlement 5.7 2.3 2.4 Industrial Use 4.9 2.0 2.1 Infrastructure/open space 15.7 6.4 - Airport 6.5 2.6 -



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Major roads 8.8 3.6 - Parks and greenery 0.5 0.2 - Total 247.2 100.0 -

3.1.3 Composition of agricultural and other green areas

The composition of the agricultural and other greenery land is summarized in Table 3.3 (Figure 3.3). As seen from the table, the agricultural land consists of urban rain-fed agriculture occupying 81.7km2 or 43.8% of the total agricultural and greenery land, irrigated fields occupying 57.2km2 or 30.7%, orchards in 26.0km2 or 14.0% and other rain-fed agriculture in 15.7km2 or 8.4%.

Figure 3.3 Distribution of Agricultural and Other Greenery Areas

Table 3.3 Composition of Agricultural and Other Greenery Areas

Area (km2) Share (%) Irrigated field 57.2 30.7 Fruits orchard 26.0 14.0 Urban rain-fed agriculture 81.7 43.8 Rain-fed agriculture 15.7 8.4 Wood 0.8 0.4 Bush/shrub 2.0 1.1 Grassland/pasture/rangeland 3.1 1.6 Total 186.5 100.0

3.1.4 Composition of undeveloped areas

The composition of undeveloped land is summarized in Table 3.4 (Figure 3.4). Of the total, the



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vacant or bare land occupies 421.6km2 or 78.7%, and the special purpose area, presumably used mainly for military purposes has 86.1km2 or 16.1%.

Figure 3.4 Distribution of Undeveloped Area

Table 3.4 Composition of Undeveloped Area

Area (km2) Share (%) Vacant/bare land 421.6 78.7 Gullies 5.4 1.0 Rocked/outcropped 22.9 4.3 Special purpose 86.1 16.1 Total 536.0 100.0

3.2 Future Land Requirements

3.2.1 Land requirements by broad category

(1) Industrial land

The land requirements for industries are estimated to be 2,600ha in 2025, based on the conceived sub-sector structure and the unit land requirement by sub-sector industry assumed reflecting cases in other countries (Sector Report on Economic Development). In the Kabul city, an increase of industrial land by 820ha from 2008 is projected. Of this requirement, a half may be provided by industrial parks, and the remaining 410ha may be accommodated in residential areas.



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(2) Office land

The land requirements for business activities are also estimated in the Sector Report on Economic Development. Based on the value-added in business activities, the average number of employees in these activities, and the floor area requirement per employee assumed to increase to 25m2, the total demand for floor area is estimated to be 1,853ha. This corresponds to the total land requirement of 926ha, assuming the floor area ratio at 200%.

(3) Commercial land

The number of employees in the trade, and the transport and logistics sub-sectors are projected to be 293,000 and 112,000 in 2025, respectively. Assuming the same floor area per employee as in 2008, the total floor area required for these activities is calculated to be 1,648ha. Assuming the retail facilities will change to make the overall floor area ratio 100%, the land demand for these activities will be 1,648ha.

Of the existing floor area, estimated above at 687ha, 20% may be renewed, the available floor area that will remain is 550ha. Therefore, additional floor area of 1,098ha will be necessary. Of this total, about a half or 550ha may be located in the Kabul city.

(4) Government administration and services

The land for the government offices and public facilities currently occupies a large share of the building area. This should be reduced as comparatively large employment is generated in non-government sector along with the economic development. The government employment has a 32.2% share in the total non-agricultural employment as of 2008, which should be reduced to some 20% in 2025. At present, the number of government employees in the Kabul city is estimated to be about 267,000. This makes the land area per employee 102m2, much larger than the unit land area in the commercial and business sub-sector. Of the total non-agricultural employment of 1,770,000 estimated for 2025, 354,000 may be employed by the government sector.

As many public buildings are old, they are expected to be re-constructed. Assuming 30% of them will be re-constructed by 2025 and the land use efficiency improved by two times the present level, the total capacity will become 130% of the present capacity. Then the land requirement is calculated to be 27.7km2. That is, despite the increase in the government employment, the land requirement will increase only marginally.

(5) Residential land

Due to the limit of water resources availability, the population in the Kabul city is projected to become 5.5million in 2025, of which 500,000 will be accommodated in the new city area. As the present population density in the residential area exceeds 200/ha, additional residential areas need to be developed, while the population density should be reduced in the existing urban areas.

The existing apartments are located generally in relatively spacious blocks as represented by the Macrorayon complexes. In newly developed residential areas such as the Shadab za Far area along the Silo road and the Golden City in Korte Naw, multi-story buildings are provided. With occupancy by multiple families, the population density in these areas tends to be higher close to 250/ha.

In newly planned residential areas and old unplanned residential areas, the population density of 200/ha more or less may become common due partly to occupancy by multiple families. This kind of multi-family habitation, including subletting of floor areas, is actually in line with the traditional habitation patterns in Afghanistan. This may not be changed just by expanding the housing supply. Therefore, the population density is set at 200/ha for apartments, 180/ha for high density residential areas including planned urban areas, and 150/ha for newly developed urban areas.



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The planning for residential development in the Kabul city aims at promotion of apartments and condominiums construction by the private sector, which should be combined with new residential development in the suburbs by the initiative of the Kabul municipality. The housing composition in 2025 will be as shown in Table 3.5.

Table 3.5 Housing Composition in the Kabul City in 2025

Type of Housing Area (km2) Density (persons/ha)

Population

Apartments and condominiums 40 200 800,000High density residential mix 200 180 3,600,000Low density residential mix 40 150 600,000Total 5,000,000

3.2.2 Land use framework

To accommodate land requirements by broad category as examined above, the land use framework for the Kabul city is established as shown in Table 3.6.

Table 3.6 Land Use Framework for the Kabul City in 2025

Category 2008 2025 Increase Government administration and services 2,720.0 2,788.4 68.4 Business and commercial 831.3 1,356.0 524.7 Residential 19,108.7 28,000.0 8,891.3 Industrial 490.0 900.0 410.0 Total 23,150.0 33,044.4 9,894.4

3.3 Land Development Policies

3.3.1 Basic policies for future land development

(1) Control of urban expansion

It is necessary to change the trend of the urban sprawl taking place in various forms, into the guided urbanization. For this purpose, it is proposed to establish a designated zone by which the territory of the Kabul Municipality will be divided into two categories: the promotion area, and the restriction area for urbanization. This is especially important when controlling the ribbon type sprawl. Specifically, it is proposed that the urbanization should be controlled within the proposed Kabul city outer ring road (KCORR) as shown in Figure 3.5.

Within the promotion area, the town planning should be prepared firstly, which regulates location of public facilities and infrastructure, as well as boundary of housing plots to be purchased in a fully legal manner for development. The construction of houses will take place by the hands of owners of these land plots. Outside the promotion area, the construction of houses should be prohibited, except for the ones to be used as the farmers own housing. Further urbanization pressure has to be directed to the new city.

Despite the significant demand for housing, the ribbon type sprawling in the Kabul city seems to be rather moderate. This may be due to 1) economic factors such as limited job opportunities and high commuting costs, 2) limited availability of water, and 3) difficulty in transacting land plots by transforming the type of land use, especially from agricultural land. Thus, it will be possible to guide the urbanization trend if proper programs are introduced to affect these three factors.



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Figure 3.5 Concept of Setting Limitation Boundary for Future Urbanization

(2) Preservation of agricultural land

Irrigated farmlands seem well preserved under high urbanization pressure. On the other hand, rain-fed agricultural fields are threatened by land use conversion. These are typically observed in Districts 6, 7, and 13 in the southwest, and in Districts 17 and 19 where ribbon type sprawl is going on. A similar phenomenon is observed around the planned residential quarters in District 12, especially to the eastern direction. Of these agricultural areas, emphasis for preservation and enhancement should be placed on such areas that would be effectively utilized for controlling the further urbanization (Figure 3.6).

For these area, it is necessary to establish some programs to support the preservation of rain-fed agricultural land plots. One of the effective measures might be a support to raise productivity of these rain-fed farmlands by encouraging farmers to start greenhouse production and other forms of industrial agriculture. Another measure may be to encourage the development of agricultural land lots for recreational and/or sporting facilities under a set of conditions to preserve greenery. It is essential to develop and combine such measures effectively to realize controlled urbanization with greenery and enhanced agricultural land.



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Figure 3.6 Location of Major Agricultural Areas in the Kabul City

(3) Upgrading of land use efficiency in existing built-up areas

There are considerable amount of unused land plots in the existing built-up areas of the Kabul city, even in the planned urbanization areas. These plots have been left unused mostly after the civil war. It is expected that the land use efficiency would be enhanced by encouraging landowners of those vacant plots to utilize them properly. One of the key measures to effect this may be to increase the cost for holding vacant land plots by imposing higher property taxes, while providing some incentive measures such as investment subsidies and tax reduction on revenue from improved land use. By doing so, those vacant plots will be better utilized by the hands of owners themselves or through the property market with increased liquidity.

(4) Identification of future built-up areas

Under the condition to preserve and enhance the agricultural land as proposed above, the future built-up areas need to be located to satisfy the land use framework presented in Table 3.6. Three cases are examined as shown in Figure 3.7. If only the slope area inside the KCORR and the area within the new city are excluded, some 41,900ha can be secured for future development (Case 1). If additionally all the existing irrigation and orchard areas are excluded, the area that can be developed is reduced to 39,300ha, which still satisfies all the land demand for various purposes (Case 2). If the rain-fed agricultural land is also excluded from developable land, the remaining land will not satisfy all the land demand (Case 3).

In conclusion, the demand for future urbanization can be satisfied by identifying the land inside the KCORR, while preserving the entire irrigated agriculture and orchard land. The rain-fed agricultural land would be reduced by 45.7% from 2,134ha to 1,159ha.



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Case Corresponding Map Case 1: Conditions： Slope land inside the KCORR excluded New City areas excluded Developable area: 41,900.7ha Difference from land use framework: +8,856.3ha

Case 2: Conditions: Same as Case 1 Irrigated agricultural land and

orchardsexcluded Developable area: 39,316.8ha Difference from land use framework: +6,272.4ha

Case 3: Conditions: Same as Case 2 Rain-fed agricultural land excluded Developable area: 32,069.2ha Difference from land use framework: -975.2ha

Figure 3.7 Three Cases of Identifying Future Built-up Areas

3.3.2 Directions for land development

(1) Spatial composition of future built-up areas in the Kabul city

The built-up area in the Kabul city forms a circular shape centering on the Old City areas of District 1 and the eastern part of District 2. Practically all the major urban functions concentrate in this area. This circular area is divided into the northeastern and the southwestern parts by the intrusion of hills, and surrounded by the mountains in the north and the south, and agricultural land in the east and the west (Figure 3.8).

A large scale residential estate is being developed in District 12 by the Kabul Municipality to the east



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of the urbanized circle beyond the greenbelt of agricultural land. This is at an early stage of development, and related commercial and social facilities are still to be located. In the light of the future spatial structure of the KMA characterized by enclaves, this development may form important part of another major enclave. In addition, several smaller enclaves may develop around each of the three major enclaves. The two urban cores of Dehsabz south and Paymonar in the new city will also form major enclaves separated by the hills and the vast military area.

Figure 3.8 Composition of Future Built-up Areas

(2) Envisioned transport network

As the Kabul city develops with the five major and additional smaller enclaves as described above, an effective transport network should be formed to integrate these enclaves with both ring and radial structure of artery roads. It should be noted that these enclaves are separated by natural barriers which tend to create transport bottlenecks.

To overcome this inherent disadvantage, a concept of traffic demand management (TDM) may be introduced. While an integrated transport network is developed for the entire Kabul city and the new city, at least one circular road should be provided to each major enclave together with associated grid roads. Each major enclave should be self-sufficient in most urban functions to reduce the cross-mountain traffic demand.



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Figure 3.9 Conceived Long-term Future Urban Structure of the Kabul City Area

3.4 Land Use Planning

The land use planning for any cities aims generally at either one of two objectives: 1) to provide a long-term vision to guide urbanization without strong enforcing power, or 2) to control the use of property within permissible scope by legal enforcement. The Kabul city does not have either one of them at this moment.

The existing urban planning and development system in Afghanistan is rather prescriptive, partly reflecting the socialistic approach to development. This should be changed to more flexible system that can be used to guide and control development activities by the private sector, responding to changing needs and market conditions. MoUD has drafted the national building code, which is in the process of legalization. This may provide the legal base to control urban land use. However, it seems to be aiming at control of land sub-division to maintain proper price levels for residential land that would be developed by the Government. Therefore, it may not be readily useful at controlling unplanned residential areas that occupy the large part of the existing urbanized area in the Kabul city.

Under these conditions, a land use plan was formulated by the Study, in a similar shape to the previous ones as this is the only type of the land use plan which is well understood and respected by both central and municipal governments, as well as citizens of the Kabul city. The land use categories were determined through discussion with the Kabul municipality as listed in Table 3.7.



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Table 3.7 Adopted Land Use Categories

Land Use Category Description Area (ha)

Business/commercial Medium to high rise office and commercial buildings on large plots.

Mostly new development. 1,591

Commercial/mix Low rise commercial buildings, shop-houses, as well as detached

houses. Typically designated at road-sides and older areas. 2,614

Administrative Capital city functions such as parliament and central government

offices, which will formulate three urban cores. 611

Academic Complex of higher education facilities, located near commercial and

administrative centers in three enclaves. 579

Apartment/condominium complex

Blocks to accommodate middle to high rise apartments and condominiums. Covers existing macro rayon areas as well as other new development areas well served by major roads.

2,322

Medium density residential

Detached houses with density of 200 persons/ha. All the planned areas fall in this category, as well as some unplanned areas with conditions.

16,641

Low density residential Detached houses with density of 150 persons/ha. Mostly located at

fringe areas. 3,390

Industrial Factories and distribution facilities compound.

1,415

Parks, resorts and recreational

Areas dedicated to recreational purposes, such as resorts, parks and sports facilities. Residential use will be restricted. 3,298

Rural preservation Areas dedicated to agricultural activities, including houses for

farmers. Covering important ground water recharge fields. 20,055

Restricted/special purpose Areas used for special purposes such as historical sites, military

training fields, and infrastructures/utilities facility areas, including airport.

6,735

New City are Areas included in the Dehsabz New City development project.

7,531

Grave yard Areas for grave use. Mostly located at fringe areas or isolated land

blocks. 1,259

Hills and slopes Steep slope with more than 5 degrees and areas including hilltop

and other areas surrounded by slopes. 25,960

Greening hill Hilltop areas situated in upstream of dominant wind. The hill top

will be planted. 2,229

Other Including major transport infrastructure, water body, gullied areas,

etc. 5,832

Municipality total Entire territory of the Municipality.

102,260



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Figure 3.10 Land Use Plan for Kabul Municipality



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3.5 Recommendations for Realizing Land Use Plan

The land use plan presented above is aimed at conventional usage in Afghanistan. The primary usage is to provide basic policies of general land use, which are to be referred at preparation of subsequent plans, namely the structure plan and the detail plan, for development of new townships. Under the current condition of the Kabul city where unplanned area is dominant in the entire built-up area, the land use plan should be used to guide the private activities related to construction and development. This can be achievable in combination with the zoning ordinance and the building code, but these regulations have yet to be made effective. It will take many years for such a new system of urban development regulation to become fully operational and effective, not only by legislation but also their application to actual cases, which will require continual revision through the application.

To help realize the land use plan under these circumstances, it may be necessary to prepare another map associated with the land use plan, focusing on available methods to convert the current condition of the land use to the planned ones. The following methods can be employed in accordance with the current condition of land use. The associated map is presented in Figure 3.11.

(1) Preservation of living environment

This method targets the existing planned or formal areas that should not be converted to commercial and business areas. In these areas, some residential units are used for business and unused units also exist. Land prices are generally high beyond the affordability of most citizens. In these areas, the living environment should be preserved by promoting residential uses while reducing risk of land sub-division.

Thus, the following measures should be taken.

a) Control of land sub-division

The minimum area for residential use should be established depending on locations and time of development.

b) Ban on rental offices

Rental or leasing of building spaces for office use is prohibited, except offices of self-employed. This will prevent the escalation of land prices beyond the affordable levels for residential use, and help to develop the demand for the high density development zone mentioned below.

c) Promotion of use

Use of unused spaces and residential units and transactions for them are promoted by imposing higher property tax on unused facilities and land.

(2) Improvement of living environment

This method targets mainly those unplanned or informal areas on flatland that may not be converted to commercial and business areas. Mixed use in un-regular blocks is permitted. A detailed plan should be prepared to ensure land necessary fir infrastructure. These areas face the risk of eviction under the formalization project by the Municipality, resulting in unduly low land prices. To regularize the land prices, these areas should not be subject to the formalization project. Through this regularization, the land prices in new development areas would become comparatively lower, and residential developments in the new city and the new enclave in the east would be promoted.

The following measures should be taken for this zone. Also, the measures to preserve the living environment should follow those mentioned above for the living environment preservation zone.



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a) Preparation of district plan

A district plan should be prepared for each area by the participation of residents, establishing in particular the road system and a district park. Without the district plan, new residential development is restricted as well as leasing. The Municipality should support the preparation of district plans and approve them.

b) Promotion of formalization

Rather than the formalization by urban renewal projects, the KURP type formalization should be promoted. It can be undertaken together with the participatory district planning.

c) Measure to preserve living environment

Those areas where district plans have been prepared may be re-designated into the living environment preservation zone. These areas would be integrated into formal urban fabric, and measures should be undertaken accordingly.

(3) Restriction of further development

This is targeting those unplanned or informal residential areas on slope land. Residence in these areas is restricted, and re-location in other areas promoted. The area designation may be determined based on the height from the access road at the foot of each settlement. The following measures should be taken. Also, the subject access roads may be designed by the municipality as a prerequisite.

a) Ban on new construction

The construction of any facilities should be banned after a designated date. Any facilities constructed after that date would be subject to penalties, and no preferential measures as mentioned below would apply to violators.

b) Provision of preferential right of land acquisition

Those to be relocated would be given the right to obtain land in newly developed areas at preferential prices. Also, subsidies and other support measures would be provide for construction of new houses in re-located areas

(4) Urban redevelopment

This is designated in areas having strategically favorable conditions irrespective of planned or unplanned areas, or public or private land ownership. Densification would be pursued wit medium to high rise buildings through re-adjustment of land ownership. No use regulation should be introduced to allow flexibility and active transactions for commercial, business, residential and other uses.

By effectively using public land as seed, the construction of high-rise buildings may be promoted by the PPP to accommodate public facilities and commercial and business spaces together. For privately owned land in planned areas, residential land may be consolidated by applying the property right conversion method to integrate it with urban renewal project on the public land. For privately owned land in unplanned areas, formalization projects should be strategically implemented and integrated also with renewal projects on public land.

The following measures would be effective.

a) Acquisition of unused land

Unused land owned by the private sector should be expropriated in advance.



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b) Preparation of renewal plan for public facilities

An urban renewal plan should be prepared for existing public facilities such as government buildings in order to create land for public parks and land to be developed by the private sector. For the latter, a competitive bidding should be undertaken for income generating facilities to be developed by the PPP.

c) Consolidation of private land in planned areas

To encourage land consolidation and improve investment climate for private investments, preferential measures for land transfer by private land owners to PPP project areas should be introduced. Also, the land expropriated by the government may be sold to capable and willing private developers at preferential prices to encourage the development.

d) Formalization of unplanned private land

Unplanned private land should be integrated into the PPP project areas to be implemented with public seed land as a form of formalization. While this is still a conventional formalization, the renewal by land clearance should be avoided by this approach. For those residents who would prefer re-location and re-settlement, the right to obtain land on a preferential base in the new city or elsewhere should be granted as well as subsidy for re-settlement costs.

(5) Greenery protection

This is designated in areas where the existing agricultural land is dominant. Such areas are undergoing the urbanization pressure especially for housing, but no housing development should be allowed in this zone, except housing for farm households. The areas to be designated should be delineated in relation to existing roads, and if necessary the alignment of new roads should be designated.

(6) Heritage restoration and promotion

This is designated in the old city area located in District 1 and a part of District 2. There are combined efforts going on regarding the restoration of historical monuments and old houses as well as town planning for the future. The land prices in this area are very high due to the locational advantage for commercial use. There are many land plots left vacant after the war time distruction, due mostly to the high speculation for the further appreciation of the land prices.

The future of this area, however, will be in a large risk of depreciation, brought by the establishment of road network system. As experienced in many cities in the world, the center of daily commercial activities will shift to the road-side of suburban trunk routes equipped with large parking spaces. To cope with this, some newer functions need to be introduced into the area. One of the most promising functions may be the tourism attraction by fully utilizing the historical heritages.

The following measures should be taken for this zone.

a) Acknowledgment of future risks

The risk of decline of the zone should be understood by all the stakeholders through regular meetings participated by residents, land owners, NGOs, and government agencies.

b) Formulation of detailed land use plan

A land use plan has to be formulated with the tourism infrastructure such as guesthouses, souvenir shops, bus stops and parks, taxi pools, walkways, resting spots, and information centers. Establishment of a design guideline may be very important to preserve the historical



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landscape and atmosphere by imposing use of common facade and exterior design, materials, decoration style, colors, etc.

c) Introduction of counter speculation measures

A larger property tax may be introduced to discourage the speculation as well as to encourage use of land. A larger liquidity of properties may be expected as well.

d) Promotion of tourism investment

To promote construction and operation of tourist facilities, some preferential measures need to be introduced, including tax reduction.

Figure 3.11 Land Use Control and Management Plan for Kabul Municipality



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CHAPTER 4 LAND USE PLANNING FOR THE NEW CITY AREA

4.1 Existing Land Use in the New City Area

4.1.1 Preparation of existing land use map

The new city area is defined by basin boundaries so that peripheries are hilly or mountainous. The existing land use map produced for DCDA by the conceptual design prepared by the French team was examined and combined with satellite imageries to determine the existing land use. The data on villages, farmland and rivers shown on the existing land use map were found inaccurate and thus removed, and replaced by the data traced from the satellite imageries. Road data on the map were inaccurate as digital CAD data, and thus redrawn based on the satellite imageries. Figure 4.1 shows the redrawn existing land use map overlaid on the SPOT image.

Figure 4.1 Redrawn Existing Land Use Map Overlaid on SPOT Image



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4.1.2 Existing land use

Of the total land area of 740.4km2, 212.2km or 28.7% is slope land having gradient larger than 5 degrees (Figure 1.5). Of the remaining 528.3km2, agricultural land occupies only 44.4km2 or 8.4%, consisting of 31.4km2 under intensive cropping mainly for grapevines and orchards, and 13.0km2 for other cropped land or abandoned farmland. Existing villages occupy 8.4km2. The remaining area of 506.2km2 may be used for development, of which some development is taking place in 30.7km2. Figure 4.2 shows the current land use in the New City Area.

Figure 4.2 Existing Land Use and Distribution of Slope Land in New City Area

4.1.3 Existing land use by sub-zone

The new city area has been divided into three areas for the planning purpose: the Dehsabz south, Dehsabz north, Paymonar and Barikab areas (Figure 4.3). The existing land use map recreated as described above has been compiled for the four areas (Table 4.1).



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1: Barikab 2: Deh Sabz North3: Paymanor 4: Deh Sabz South

Figure 4.3 Sub-division of the New City Area

Of the four broad areas, the Paymonar area has comparatively larger flat land accounting for 78.4%, and agricultural land, particularly under intensive cultivation occupies the largest area of the four areas. The Barikab area is the least developed even for agriculture. Of the area under development, more than three-thirds (76.1%) is found in the Dehsabz south area closest to the existing urbanized area of the Kabul city. Most on-going developments are located within the 2km bands on both sides of the Bagram road, and many of them are undertaken without official permits.

Table 4.1 Existing Land Use in New City Area by Sub-zone

Land use Barikab Dehsabz north Paymonar Dehsabz south Total Slope land 5,654 6,796 3,306 5,460 21,216Intensive agriculture 27 707 2,042 363 3,139Marginal agriculture 0 155 102 1,040 1,297Villages 5 199 480 157 841Developable 11,813 13,465 9,341 12,929 47,548Area under development 347 387 0 2,333 3,067Total 17,499 21,322 15,271 19,949 74,041Source: JICA Study Team.

4.1.4 Existing rural settlements

There exist 44 villages in the Dehsabz district. The land area, land ownership, number of Government land lots, and number of families by village are given in Table 1.3. Of the total land area of 400.1km2, the government land occupies 138.8km2 or 34.7% of the total. There exist, however, a large area of land occupied and claimed as private land, and the claim has been disputed between the government and the private owners.

The data on the number of families have been partially obtained from respective village chiefs of 20 villages. The total number of families in these villages is 12,105, which corresponds to the population of some 85,000 with an average family size of 7 members. The remaining 24 villages may have 150 families on an average for a total of 3,600 families or about 25,000 family members. Therefore, the total population in the 44 villages in Dehsabz is estimated to be approximately 110,000. The average population density is 2.74/ha.

Characteristics of villages are quite different between those in the east and the west. The villages in the east are located at the foot of mountains, where water availability is better due to snow melt and springs. There area four major springs at Abdara, Qashkar, Dehsabz Khas and Khojaghar supporting

1

2

3 4



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villages in the downstream throughout the year. A variety of fruits are produced for marketing in Kabul and export to Pakistan by traders. Livestock and poultry are kept, and milk and cheese are also marketed. The population density of these villages is low at 1.81/ha. General schools exist for every four to five villages, but no clinic exists. There is no electricity supply from the grid, and some villages have generators.

The villages in the west are located along or near the canal leading from the drainage canal for the Kabul city. Grapevines are the dominant agricultural land use in these villages. The population density is relatively high 6.9/ha. Villagers suffer from water shortages as there are no springs and karez systems are mostly blocked without water. General schools exist in every village, but only one clinic exists for all the villages. There is no electricity supply from the grid.

Table 4.2 Land Area and Number of Families in Villages of Dehsabz

No Registered land Land area (ha) Pieces of

Gov. land No. of

families Private land Gov. land Total 1 Tarakhiel 1,347.4 460.0 1,807.4 28 2,500 2 Deh yehya 1,033.8 397.4 1,431.2 42 2,000 3 Paimanaar 880.0 291.4 1,171.4 16 1,000 4 Afzal khan 901.4 - 901.4 - 200 5 Bakhtiaran 1,083.0 74.6 1,157.6 8 1,000 6 Khwaja 1,367.2 401.0 1,768.2 17 1,300 7 Haji sahib 143.0 13.8 156.8 1 300 8 Qalai qazi 229.4 34.6 264.0 6 40 9 Shah mohammad 403.0 24.8 427.8 20 350 10 Katakheil 3,484.8 770.4 4,255.2 44 300 11 Kharotai 7,714.8 713.2 8,428.0 32 12 Khwaja ghaar 94.4 199.6 294.0 31 650 13 Dehsabz khaas 507.8 169.4 677.2 25 400 14 Kot haa 63.4 447.4 510.8 13 150 15 Baba qeshqaar 802.4 1,436.8 2,239.2 32 400 16 Qalai rustam 274.8 135.6 410.4 7 17 Nava 461.8 297.8 759.6 24 300 18 Aakh bulandi 127.4 260.6 388.0 91 19 Yka drakht 154.0 21.6 175.6 4 120 20 Jaja saraki 60.8 155.0 215.8 55 21 Qeryai(Villige) abdara 455.2 640.8 1,096.0 7 360 22 Qanat chinar abdara 47.8 189.0 236.8 52 23 jaroab 132.6 163.4 296.0 27 24 Qanat pandara 123.8 2,345.2 2,469.0 31 25 Ghulam qadir 164.0 14.2 178.2 4 26 Mirza zahid 253.0 22.6 275.6 8 27 Shurab 183.2 60.2 243.4 4 28 Bandikhana 158.2 58.6 216.8 18 260 29 Qanat bustan 94.0 89.0 183.0 14 30 Kateh chah 94.6 13.6 108.2 6 31 Qanat izat 69.0 16.6 85.6 13 32 Meran 65.0 103.6 168.6 26 33 Sang aab 44.6 39.4 84.0 8 34 Gager 274.2 745.6 1,019.8 40 35 Abdarai bala 11.6 249.4 261.0 6 36 Qanat akhlar 53.4 94.8 148.2 32 37 Daud shah 106.4 379.8 486.2 74 38 Kareaz-naw-saraki 172.8 58.4 231.2 33 39 Kareaz-naw-swabzenawa 46.0 360.4 406.4 99 40 Sheikhu 149.8 253.6 403.4 43 100 41 Tangi gharu 132.6 409.2 541.8 36 42 Alikhel 357.2 601.4 958.6 214 295 43 Qanat surkai 23.0 134.0 157.0 50 44 Gul Mohammad 1,893.4 534.4 2,427.8 25 80 Total 26,240.0 13,882.2 40,122.2 1,366 12,105

Source: JICA Study Team based on data from MAIL



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4.1.5 Existing Projects

Many development projects were planned and partly implemented in Dehsabz particularly along the Bagram road, without official permissions (Figure 4.4). Most of them have been suspended except those undertaken by government agencies (Figure 4.5).

Figure 4.4 Distribution of Ongoing Development Areas in New City Area



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Figure 4.5 Location of Development Projects by Government and Kabul Municipality

(1) 26th Dalwa Project

The 26th Dalwa Project is planned by MoUD to provide 20,000 housing units for the planned resident population of some 150,000, mainly government officials and their families. The project site is located in the south of the borderline between Dehsabz and Barikab. The work in the field is in progress, and its completion is expected by 2015. As of November 2009, grading of one district had been done with 10km of paved district road. Construction of part of medium to high-rise apartment buildings and grading of outer road is expected in 2009. Also an independent water supply system is planned by using wells around the Barikab river.

At this moment, the following two issues are pending. First, the Ministry of Education needs to be consulted for construction of new schools in the project site and arrangement of teachers to see if budgeting is done by MoE. Second, investments from abroad are expected for construction of medium to high-rise apartment buildings in the central area.



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(2) Paymonar Project

The Paymonar Project is for housing development by the initiative of the Kabul municipality. The site is located in District 18, adjacent to the Bagram road. The land area is 381 ha for 7,100 lots to be used for individual housing units of one or two stories and medium rise apartment buildings. The planned population is 51,721 persons. Land use of the project site is mostly residential. Workplaces and other activities are not planned, and residents are expected to commute to the central part of the Kabul city.

Construction works is planned to start from the 21st March 2009 in its 1st phase areas, which occupies the southern part of the site. Construction of the northern part follows after the completion of the 1st phase area, and expected to be completed within 10 years.

The most critical issue of the project is availability of water supply. No assurance has been obtained for water supply, and new residents are expected to sink their own wells in their lots until a piped water supply is provided. Also, there remains a necessity to negotiate with landowners about land acquisition for the 2nd phase area.

(3) Settlement for returned refugees in Barikab

The project is initiated by the Ministry of Refugees and Repatriation supported by UNHCR. The project site is located in the north of the borderline between Dehsabz and Barikab. The project will provide 7,262 housing lots in total and 40,000 to 50,000 residents are expected to settle. The land use of the project site is mostly residential, no workplace and other activities are planned and residents are expected to go to workplaces in towns in the vicinity. Grading works for 450 lots have been completed until the end of 2008 and works for additional 1,100 lots are planned for 2009.

Due to difficult water availability, the total population will be limited to 20,000 until other new water resources are found and tapped. For securing additional water resources, the project office is prospecting with wells around the Barikab river. The farmers around the wells protest for water extraction and the conflicts seem difficult to be solved in a short time.

4.2 Population and Land Distribution

(1) Population distribution

From the frameworks presented in Chapter 2, the population distribution in 2025 is as shown in Table 4.3.

Table 4.3 Population Distribution in New City Area

Category Barikab Dehsabz north Dehsabz south Paymonar Total Newly planned area 140,000 320,000 382,000 271,000 1,113,000On-going/planned projects 45,000 150,000 51,721 0 246,721Existing villages 9,841 31,376 27112 71671 386,721Total 194,841 501,376 460,833 342,671 1,499,721

Source: JICA Study Team.

Barikab

Assuming the average number of family members at 7.0 and the average land area per family at 2,000m2, the total land area required for the planned population of 140,000 in 2025, the total land area necessary for housing is 4,000ha. This may be provided by the land for suburban residential area and



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part of agricultural expansion area. In general, rural households have much larger family members living in the same compounds, and thus the average size of semi-rural housing compounds may be much larger than 2,000m2. It is expected that home gardening and orchards would be practiced in most of them.

Dehsabz

To accommodate the planned population of 973,000 in 2025 in the newly planned development area at the average population density of 140/ha, the total land area of 6,950ha is required. The following conditions should be applied to the new residential area:

1) Of the gross area, 20% should be devoted to community roads and public facilities; and

2) The per capita area of 12m2 should be ensured as area for urban parks.

Then the net land available for the residential area is about 4,350ha. This may be distributed to the three sub-areas as follows: 1,450ha in Dehsabz north, 1,500ha in Dehsabz south, and 1,400ha in Paymonar.

(2) Distribution of residential area by type

The residential area in the new city is panned with three types of density: low, medium and high density. Each type of residential area accommodates low, medium and high income families. The distribution of residential area by type is planned as summarized in Table 4.4.

Table 4.4 Distribution of Residential Area by Type in the New City

Dehsabz north Dehsabz south Paymonar Total Low-density: detached housing high-income Residential area (gross, ha) 703.1 809.6 622.4 2,135.0 - housing blocks (net, ha) 493.5 604.3 477.0 1,574.8 - community roads, public facilities (net, ha) 140.6 161.9 124.5 427.0 - urban parks (net, ha) 69.0 43.4 20.0 132.4 Housing units 4,935 6,043 4,770 15,748 Population 32,324 39,582 31,243 103,149Low-density: detached housing low/medium-income Residential area (gross, ha) 646.3 399.6 914.8 1,960.6 - housing blocks (net, ha) 421.6 277.2 651.5 1,350.3 - community roads, public facilities (net, ha) 129.3 79.9 183.0 392.2 - urban parks (net, ha) 95.4 42.5 80.3 218.2 Housing units 8,431 5,543 13,030 27,004 Population 55,224 36,307 85,344 176,875Medium-density: detached housing low/medium-income Residential area (gross, ha) 448.4 643.0 141.7 1,233.1 - housing blocks (net, ha) 282.3 430.5 97.4 810.2 - community roads, public facilities (net, ha) 89.7 128.5 28.3 246.5 - urban parks (net, ha) 76.4 84.0 16.4 176.8 Housing units 7,058 10,762 2,436 20,256 Population 46,227 70,489 15,954 132,670High-density: apartments high/medium-income Residential area (gross, ha) 185.1 341.2 428.7 954.9 - housing blocks (net, ha) 126.2 230.1 287.7 643.9 - community roads, public facilities (net, ha) 37.0 68.2 85.7 190.9 - urban parks (net, ha) 21.9 42.9 55.3 120.1 Housing units 8,539 16,385 21,138 46,062 Population 54,750 107,323 138,459 300,532High-density: social housing low-income Residential area (gross, ha) 247.6 227.2 0.0 474.8 - housing blocks (net, ha) 145.5 130.5 276.0 - community roads, public facilities (net, ha) 49.5 45.4 94.9 - urban parks (net, ha) 52.6 51.3 103.9



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Dehsabz north Dehsabz south Paymonar Total Housing units 20,073 19,588 0 39,661 Population 131,475 128,299 0 259,774Total Residential area (gross, ha) 2,230.4 2,420.5 2,107.6 6,758.5 - housing blocks (net, ha) 1,469.1 1,672.6 1,513.6 4,655.2 - community roads, public facilities (net, ha) 446.1 483.9 421.5 1,351.5 - urban parks (net, ha) 315.3 264.1 172.0 751.4 Housing units 49,036 58,321 41,374 148,731 Population 320,000 382,000 271,000 973,000

4.3 Land Use Plan

Within the framework presented in sub-section 2.4 and the conditions described above, the land use plan for the new city is prepared as shown in Figure 4.6. Concepts of different land uses are described.

In particular, social considerations are reflected in the land use planning as follows:

1) Four sub-centers are defined to facilitate each to develop into a set of urban communities rather than one mega city.

2) There will be sufficient employment opportunities in each of sub-centers for respective residents.

3) The easy access to central greenery will be provided for daily use by residents in each sub-center together with some public facilities, while the central park serves mainly as weekend resorts for many including visitors from outside.

4) Shopping for daily needs of residents will be satisfied at district commercial zones.

5) Plenty of greenery will be provided in the central park and district parks, along artery roads and on the banks of enhanced gullies as well as in the villages surrounding the new city as a necessary condition for healthy urban life.

(1) Sub-centers

Sub-centers of Dehsabz south and Paymonar are planned with central greenery respectively in the core, where some cultural, education and administrative facilities are arranged. An excessive concentration of urban functions and population would be avoided by providing low-density core zone in the central part of each sub-center. Each core zone offers affluent urban space with service facilities accessible by residents in the respective sub-areas.

(2) Business and administrative zones

Business and administrative zones are arranged surrounding the central greenery of each sub-center. Each block is a zonal area with 200 to 300m depth. Governmental facilities, offices of private companies, central market and specialty stores are to be located in these zones.

(3) District commercial zones

In the Dehsabz and the Paymonar areas, district level commercial zones are planned as zonal areas with 50m depth. In the Barikab area, it is planned as extension of the central business and administration zone along the main street.



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(4) Industrial zones

Industrial zones of various types are arranged in peripheries of the core of each sub-center. These sites are located adjacent to arterial roads. The vehicle access to the industrial zones and the core of each sub-center can be clearly divided by this zoning. Also, these sites are surrounded by buffer green belts for reduction of noise and other environmental problems.

(5) Green belts

The greenbelts in the new city are creates by linking existing agricultural fields and villages, and expansion of agricultural fields in the future by artery roads with road-side plantations. The latter should have at least 50m band on both sides of artery roads.

(6) Buffer green

Along arterial roads, green bands 30-50m wide are planned on both sides. Also, green belts 30-50m wide are arranged in outer areas of the industrial zones.

(7) Other greenery

Other greenery consists of riverbank greenery along gullies, the central park, recreation area planned for hotels, golf course, ecological theme park and other recreational facilities.



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Figure 4.6 Land Use Plan for New City



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4.4 Commercial/business Areas Planning

(1) Classification

The new city is planned with the core commercial/business and the district commercial areas. The former is located in the core area of each sub-center, and the latter is located in each district rayon or neighborhood unit. The core commercial/business areas would accommodate large scale buildings for large and medium enterprises. The district commercial areas would be for medium and small scale buildings for medium and small enterprises and shops.

(2) Unit floor area requirements

The floor area requirements for business buildings are estimated based on the net unit floor area requirement of 18m2/employee and the net/gross floor ratio of 0.8. For commercial facilities, the following gross unit floor area requirements per inhabitant apply: 0.30m2/person at neighborhood level, 0.30m2/person at district rayon level, and 0.35m2/person at sub-center for the total of 0.95m2/person.

(3) Floor area and land requirements in 2025

Of the total service sector employment, office worker type employees would be 740,000 in 2025, of which 80% would be in the core commercial/business areas and 20% in the district commercial areas. The distribution of employment, floor area and land area for commercial/business activities in 2025 is planned as summarized in Table 4.5.

Table 4.5 Distribution of Commercial/Business Employment, Floor Area and Land Area in 2025

(Business / commercial area, 2025)

Office

employees

Office space

PopulationCommercial

floor area Total floor

area

Business/ commercial

area

Land area

Floor area ratio

(1,000) (gross, m2) (1,000) (gross, m2) (m2) (gross, ha) (net, ha) (%)

Barikab 72 1,620,000 195 78,000 1,698,000 116.4 93.1 200

Dehsabz N 150 3,375,000 501 200,400 3,575,400 112.9 90.3 450

Dehsabz S 215 4,837,500 461 184,400 5,021,900 201.0 160.8 450

Paymonar 155 3,487,500 343 137,200 3,624,700 252.7 202.2 200

Total 592 13,320,000 1,500 600,000 13,920,000 683.0 546.4

(District commercial area, 2025)

Office

employees

Office space

Population Commercial

floor area Total floor

area

District commercial

area

Land area

Floor area ratio

(1,000) (gross, m2) (1,000) (gross, m2) (m2) (gross, ha) (net, ha) (%)

Barikab 10 225,000 195 117,000 342,000 87.3 69.8 150

Dehsabz N 20 450,000 501 300,600 750,600 323.4 258.7 150

Dehsabz S 20 450,000 461 276,600 726,600 238.3 190.6 150

Paymonar 20 450,000 343 205,800 655,800 93.9 75.1 150

Total 70 1,575,000 1,500 900,000 2,475,000 742.9 594.3



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(4) Floor area and land requirements at ultimate development

For the ultimate population of 3million, the number of office workers would be 1,480,000, of which 65% is in the core commercial/ business areas and 35% in the district commercial areas. The distribution of employment, floor area and land area for commercial/business activities at ultimate development is planned as summarized in Table 4.6.

Table 4.6 Distribution of Commercial/Business Employment, Floor Area and Land Area at Ultimate Development

(Business / commercial area, long-term)

Office

employe es

Office space

PopulationCommercial floor area

Total floor area

Business/commercial area

Land area

Floor area ratio

(1,000) (gross,

m2) (1,000) (gross, m2) (m2)

(gross, ha)

(net, ha) (%)

Barikab 95 2,137,500 390 156,000 2,293,500 116.4 93.1 250

Dehsabz N 200 4,500,000 1,002 400,800 4,900,800 112.9 90.3 550

Dehsabz S 375 8,437,500 922 368,800 8,806,300 201.0 160.8 550

Paymonar 300 6,750,000 686 274,400 7,024,400 252.7 202.2 350

Total 970 21,825,000 3,000 1,200,000 23,025,000 683.0 546.4

(District commercial area, long-term)

Office

employees

Office space

PopulationCommercial floor area

Total floor surface

Districtcommercial area surface

Land area

Floor area ratio

(1,000) (gross,

m2) (1,000) (gross, m2) (m2)

(gross, ha)

(net, ha) (%)

Barikab 30 675,000 390 234,000 909,000 87.3 69.8 150Dehsabz N

240 5,400,000 1,002 601,200 6,001,200 323.4 258.7 250

Dehsabz S

190 4,275,000 922 553,200 4,828,200 238.3 190.6 250

Paymonar 60 1,350,000 686 411,600 1,761,600 93.9 75.1 250

Total 520 11,700,00

0 3,000 1,800,000 13,500,000 742.9 594.3

(5) Development control

To avoid the speculative investments into commercial facilities, that may result in their over supply and price declines, the provision of commercial spaces should be controlled according to the demand. For the core commercial/business areas, planning indices should be promulgated to specify developable lots and their dimensions in advance. They may be changed in the long run as the demand increases significantly. For the district commercial areas, planning indices should be fixed and development area should be extended as the demand increases.

4.5 Land Allocation at Ultimate Development

The land allocation to various uses at the ultimate development as expressed in Figure 4.6 is detailed in Table 4.7.



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Table 4.7 Land Allocation at Ultimate Development

Phase I Development Area

Land use category

Barikab Dehsabz North Dehsabz South Paymonar Total Gross area Gross area Gross area Gross area Gross area

(ha) Ratio (%)

(ha) Ratio (%)

(ha) Ratio (%)

(ha) Ratio (%)

(ha) Ratio (%)

Residential 0 0.0 2,231 35.9 2,401 46.8 2,106 43.7 6,738 33.5Commercial agricultural area 2,297 57.9 0 0.0 0 0.0 0 0.0 2,297 11.4Commercial / business 116 2.9 113 1.8 201 3.9 253 5.2 683 3.4District commercial 87 2.2 323 5.2 238 4.6 94 1.9 743 3.7Light industry 216 5.5 269 4.3 180 3.5 193 4.0 858 4.3Recreation 0 0.0 137 2.2 67 1.3 208 4.3 411 2.0Infrastructure 0 0.0 509 8.2 0 0.0 0 0.0 509 2.5Parks 0 0.0 440 7.1 435 8.5 723 15.0 1,598 7.9Gully / riverside green 442 11.1 866 13.9 523 10.2 376 7.8 2,206 11.0Roadside buffer green 217 5.5 547 8.8 398 7.8 194 4.0 1,356 6.7Rivers 110 2.8 189 3.0 156 3.1 133 2.7 588 2.9Artery roads 479 12.1 597 9.6 529 10.3 544 11.3 2,149 10.7Subtotal 3,965 100.0 6,221 100.0 5,127 100.0 4,823 100.0 20,136 100.0 On0going public projects Residentail 590 61.1 590 26.4Commercial / business 17 1.7 17 0.7District commercial 111 11.5 111 5.0Parks 125 13.0 125 5.6Road side buffer green 9 1.0 9 0.4Rivers 2 0.2 2 0.1Artery roads 111 11.5 111 4.9Rural housing 946 100.0 946 42.3Not classified 325 100.0 325 14.5Subtotal 946 100.0 965 100.0 325 100.0 0 2,237 100.0 Phase II Development Area Future development area 886 4,152 3,691 1,504 10,233 Artery roads 56 81 124 43 304 Subtotal 942 4,232 3,815 1,547 10,537 Agricultural area Agriculture field (intensive) 29 686 352 1,985 3,052 Agriculture field (extensive) 0 149 98 999 1,246 Rural Housing / Future Agriculture Extension

3,478 466 568 1,359 5,872

Agriculture villages 5 185 153 475 819 Subtotal 3,512 1,486 1,171 4,819 10,989 Other areas Slope land 5,468 6,711 3,028 3,133 18,340 Military zone 0 0 6,042 0 6,042 Peripheral greenery 2,664 1,707 441.69 948.76 Peripheral greenery on slope land (area included in slope land)

0 618 319.95 357.43 1295.7

5

Subtotal 8,132 8,417 9,511 4,082 30,142 Total 17,499 21,322 19,949 15,271 74,040

4.6 Location of Infrastructure Facilities

Location of infrastructure facilities as planned by respective sector report is shown in Figure 4.7.



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Figure 4.7 Proposed Locations of Infrastructure Facilities in the New City

4.7 Greening Program

The available water supply in Dehsabz and Barikab is limited until major water sources of the Panjshir river are developed. The greening program to create the greenbelts should be phased according to water supply development as follows (Figure 4.8).

(1) 1st phase (up to 2015)

Greening is undertaken along the Bagram road and in the areas surrounding the existing agricultural villages in the eastern part of Dehsabz south. During this period, it is important to undertake greening of areas that would benefit the existing farm villages.

(2) 2nd phase (2015 to 2025)

The green spaces prepared in the 1st phase will be widened. Also green bands along newly



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constructed arterial roads and parks will be created. The greening is limited within the water availability. The use of treated sewage should also be considered.

(3) 3rd phase (after 2025)

The greenbelts will be developed to cover all districts in the new city.

Figure 4.8 Greenbelts Development and Locations of Karez Outlets

4.8 Early Development

The land use plan has been prepared for the target year of 2025 and population of 1.5 million. Considering the developing process of the new city, the intermediate year of 2015 is most critical in determining the capacity of further development. Especially, the water availability in Dehsabz north and Barikab is quite severe until 2015. The early development of the new city is summarized in Table 4.8 with respect to water resources development as illustrated in Figure 4.9.



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Table 4.8 Initial Water Resources Development for New City

Area Pop. in 2015 Unit water use (LCD)

Water demand(MCM/year)

Water sources Development potential

Barikab 100,000 25

0.913 Shallow wells in Barikab 1.095MCM/year (only for temporary use)

Dehsabz North

150,000 25 1.369 Shomali aquifer 8MCM/year (only for temporary use)

Paymonar 100,000 25 0.913 Shallow wells in 4km northeast of Paymonar

0.9125 MCM/y (only for temporary use)

Dehsabz South

100,000 25 0.913 Shallow wells in east of the Bachtyaran canal

0.9125 MCM/y (only for temporary use)

Existing villages

150,000 25 1.369 Existing springs and wells Continued use

Total 600,000 5.477

Source: JICA Study Team

The prospects of development capacity until 2015 for each area are as follows.

(1) Barikab

It is judged that the development for up to 100,000 people may be possible with the water from shallow wells in the vicinities. Therefore, only the on-going settlement for returned refugees should be carried out until the major water resources development is undertaken to bring water from the Panjshir basin.

(2) Dehsabz north

It is judged that the development for up to 150,000 people may be possible with the water from the Shomali aquifer. Therefore, only the on-going 26Dalwa project with 150,000 people should be undertaken until the major water resources development is undertaken to bring water from the Panjshir basin.

(3) Dehsabz south

It is judged that the development for up to 100,000 people may be possible with the local groundwater, which may be used either for the Paymonar project planned by the Kabul municipality or other development schemes. The use of the local groundwater should be considered temporary until the major water resources development is undertaken to bring water from the Panjshir basin. The tables of the local groundwater should be carefully monitored, and the development should be adjusted to avoid conflicts with existing water users nearby.

(4) Paymonar

Development up to about 100,000 people is judged possible based on the local groundwater. It should be noted that this groundwater source is limited to tentative and temporary use until the major water resources development is completed to bring water from the Panjshir river.



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Dehsabz North

Dehsabz South

Barikov

Dehsabz West

2010-2015

Shallow well in Barikov

Shallow well in Shomali

0.913

1.369

0.913

1.369

Shallow well in DehsabzFor Existing village

Unit: MCM/y

0.913

Shallow well around east of Bachtyaran canalShallow well around

north of Paymonar

Dehsabz North

Dehsabz South

Barikov

Dehsabz West

2010-2015

Shallow well in Barikov

Shallow well in Shomali

0.913

1.369

0.913

1.369

Shallow well in DehsabzFor Existing village

Unit: MCM/y

0.913

Shallow well around east of Bachtyaran canalShallow well around

north of Paymonar

Figure 4.9 Estimated Water Resources Capacity for New City’s Early Development

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