カテゴリー Ⅰ 日本建築学会計画系論文集第 83 巻第 743 号,83-91,2018 年 1 月 J. Archit. Plann., AIJ, Vol. 83 No. 743, 83-91, Jan., 2018 DOI イン

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1 カテゴリー Ⅰ 日本建築学会計画系論文集第 83 巻第 743 号,83-91,2018 年 1 月 J. Archit. Plann., AIJ, Vol. 83 No. 743, 83-91, Jan., 2018 DOI インフォーマル市街地における開発形態の特質ナイロビのインフォーマル市街地における空間マネジメントに関する研究 (1) DEVELOPMENT PATTERNS IN INFORMAL SETTLEMENTS Understanding the spatial formation and management of informal settlements in Nairobi (1) 小野悠 * **, 城所哲夫 Haruka ONO and Tetsuo KIDOKORO The purpose of this research was to empirically clarify the process of African urban development, with a focus on informal settlements, and to provide insights into the paradigms of urban planning in Africa. This paper explores development patterns of informal settlements using survey data from Nairobi, Kenya. The results are as follows: 1. Spatial structure in informal settlements is not uniform. 2. Plot price is unaffordable for most residents, whereas room rent offers low-income residents a wide range of choices. 3. Informal settlements are not so much a place to live, but rather an attractive investment opportunity for structure owners. Development pattern, Informal settlement, Urbanization, Nairobi, Africa % % % 3070% Berner % 3) 1960 Turner 1970 Turner De Soto De Soto 2000 The Mystery of Capital 6) 2000 De Soto Durand-Lasserve & Selod2007 7) Payne et al ) 9) 10) 11) * ** 豊橋技術科学大学大学院工学研究科講師博士 ( 工学 ) 東京大学大学院工学系研究科都市工学専攻准教授博士 ( 工学 ) Assist. Prof., Toyohashi University of Technology, Dr.Eng. Assoc. Prof., Dept. of Urban Engineering, University of Tokyo, Dr.Eng. 83

De Soto Durand-Lasserve & Selod2007 8) Nkurunziza 2007 12) 1963 2.2. 1963 % 314 2009 16) Kajihara2013 17) Fig.

2 De Soto Durand-Lasserve & Selod2007 8) Nkurunziza ) % ) Kajihara ) Fig.1 5.2% 5560% 50,000 / Fig.1 Nairobi Land Use Source: Kajihara,

3.1. 18km 1 15 18) 1980 Fig.2 1990 4819982000 48 MCC Fig.2 Map to show Mukuru Kwa Njenga 3.2. MCC Table1 2014 27 Table1 Basic information about the villages Village name Sisal Jua Kali MCC Area() 0.

3 km ) 1980 Fig MCC Fig.2 Map to show Mukuru Kwa Njenga 3.2. MCC Table Table1 Basic information about the villages Village name Sisal Jua Kali MCC Area() Population 11,427 6,999 no data Year of the creation Notes : one area in Vietnam Village Source: CURI, Fig.3 Fig.3 photo MCC 8m Fig.3 photo 4.2. Fig MCC Fig MCC Fig Fig %92.5% MCC 88.1% Fig %77.6% MCC 45.8% 27.2% 11.5%MCC MCC 85

4 Fig.3 Housing layout 86

4. Table2 56.8% 59.4%MCC 64.7% 66.8% 71.1%MCC 196.

(right) attached to dwelling Source: Author Table2 Built environment

ratio (%) 56.8 59.4 64.7 Gross floor area ratio (%) 66.8 71.1 196.

5 Fig %61.2% Fig.4 Construction material Notes: number shown in parentheses is percent. 21.5%29.9% MCC 25.4% 55.9% 8.5%MCC Fig.5 Number of stories Notes: number shown in parentheses is percent Table2 56.8% 59.4%MCC 64.7% 66.8% 71.1%MCC 196.7% MCC MCC 500% Photo1 Medical clinic (left) and nursery school (right) attached to dwelling Source: Author Table2 Built environment Sisal Jua Kali MCC Number of plots Gross building coverage ratio (%) Gross floor area ratio (%) Notes : Calculated within the area surrounded by medial line of street surrounding the studied area 4.5. photo1 Fig.6 Structure use Notes: number shown in parentheses is percent

Fig.7 2014 1020 10 ksh CURI 18) 500ksh 1,5002,000ksh/ MCC 3,5005,000ksh/ 5,500 7,500ksh/ 8,00012,000ksh/ 50,000ksh/ MCC Fig.8 Room rent Fig.9 26.2% 13.4%MCC 6.8% Fig.

6 Fig ksh CURI 18) 500ksh 1,5002,000ksh/ MCC 3,5005,000ksh/ 5,500 7,500ksh/ 8,00012,000ksh/ 50,000ksh/ MCC Fig.8 Room rent Fig % 13.4%MCC 6.8% Fig.7 Plot price in relation to purchase year and plot size Notes: The number of samples: 9 plots in Sisal, 3 plots in Vietnam, 1 plot in MCC MCC 5.2. Fig ,500ksh/ Fig.9 Residents living in the plots Notes: number shown in parentheses is percent. 88

7 MCC MCC (1) (2) (3) JSPS Peter Ngau University of Nairobi Joseph Mwendo Muungano Wa Wanavijiji 1) UN-HABITAT: The State of African Cities 2010: Governance, Inequality and Urban Land Markets, ) Berner, E.: Learning From Informal Markets: Innovative Approaches to Land and Housing Provision, ) Anyamba, T.J.C.: Diverse Informalities" Spatial Transformations in Nairobi, VDM Verlag, ) Myers, G.: Defining Power: Forms and Purposes of Colonial Model Neighbourhoods in British Africa, Habitat International, 27, pp , ) Turner, J. F. C. and Fichter, R. eds.: Freedom to Build: Dweller Control of the Housing Process, Macmillan: New York, 1972 < ) De Soto, H.: The Mystery of Capital: Why Capitalism Triumphs in the West and Fails Everywhere Else, Basic Books, ) Payne, G., Durand-Lasserve, A. & Rakodi, C.: The Limits of Land Titling and Home Ownership, Environment and Urbanization, Vol 21(2), pp , ) Durand-Lasserve, A. and Selod, H.: The Formalisation of Urban Land Tenure in Developing Countries, ) Benjaminsin, T.A., Holden, S., Lund, C.and Sjaastad, E.: Formalization of Land Rights: Some Empirical Evidence from Mali, Niger and South Africa, Land Use Policy, 26, pp , ) Magigi, W. and Majani, B.B.K.: Community Involvement in Land Regularization for Informal Settlements in Tanzania: A strategy for Enhancing Security of Tenure in Residential Neighborhoods, Habitat International, 30, pp , ) Ono, H., Maeshima, A., Kidokoro, T. and Shima, N.: Land Issues in Residential Area in Lusaka, Zambia, Journal of Architecture and Planning (Transactions of AIJ), Vol.77, No.675, pp , (in Japanese),,, :,, , pp , ) Nkurunziza, E.: Informal Mechanisms for Accessing and Securing Urban Land Rights: The Case of Kampala, Uganda. Environment and Urbanization, 19(2), pp , ) Fernandes, E., and Varley, A.: Law, the city and citizenship in developing countries: An introduction. In Fernandes, E. & Varley, A. (Eds.), Illegal cities: Law and urban change in developing countries. London: Zed., ) Weru, J.: Community Federations and City Upgrading: The Work of Pamoja Trust and Muungano in Kenya, Environment&Urbanization, Vol.16, No.1, pp.47-62, ) Housing Research and Development Unit University of Nairobi: Mathare Valley: A Case-Study of Uncontrolled Settlement in Nairobi, ) Kenya National Bureau Statistics: 2009 Kenya Population and Housing Census, ) Kajihara, H.and Kidokoro, T.: The Impact of Land Tenure System on Informal Urban Development in African Cities: A Case Study of Nairobi, Lusaka and Dakar, Journal of the City Planning Institute of Japan, Vol.48, No.3, pp , (in Japanese), : --, 48-3, pp , ) Centre for Urban Research and Innovations (CURI) and University of Nairobi: Mukuru Kwa Njenga Slum Upgrading Project, ) Durand-Lasserve & Selod2007 Payne et al

8 2) Fernandes & Varley ) ) 15 5) ) ) ) 9) ) ) ) MCC

9 DEVELOPMENT PATTERNS IN INFORMAL SETTLEMENTS Understanding the spatial formation and management of informal settlements in Nairobi (1) Haruka ONO * and Tetsuo KIDOKORO ** * Assist. Prof., Toyohashi University of Technology, Dr.Eng. ** Assoc. Prof., Dept. of Urban Engineering, University of Tokyo, Dr.Eng. Cities in Africa are growing rapidly, but urban planning is lacking. Urban populations have few options and end up finding housing in informal settlements, which are developed without government-controlled urban planning resources. Informal settlements have become a major dynamic in African urbanization. The purpose of this research was to empirically clarify the process of African urban development, with a focus on informal settlements, and to provide insights into the paradigms of urban planning in Africa. At the first onset, this paper explores development patterns of informal settlements using survey data from Nairobi, Kenya. This area of focus is the Mukuru Kwa Njenga settlement, which was illegally formed in an industrial area and houses approximately 150,000 people in a one square kilometer area. This case study was conducted onsite via field surveys using observation, measurements, and interviews by specifically examining layout planning, material, building plan and use, building coverage ratios, plot ratios, housing and land affordability, and characteristics of developers. The results are as follows: (1) Spatial structure in informal settlements is not uniform. For example, we identified squatter areas with iron sheet houses and narrow streets, planned areas with high-rise buildings made of concrete blocks arranged in a perfect array, and intermediate conditions. (2) In informal settlements, structures are built and rented to tenants by plot owners who are referred to as structure owners. As a general rule, plot price and room rent are set by structure owners. Plot price, which is related to plot size and the presence or absence of access roads, is unaffordable for most residents. In contrast, room rent, which is related to the size and type of room, the presence or absence of basic services in the room or plot (such as water, sanitation, and electricity), land conditions (such as roadside, low-lying, and flooded areas), and security, is generally fixed in accordance with the area and offers low-income residents a wide range of choices. (3) Few structure owners reside in their own structure, and others are non-residents who build and rent structures for profit. Some own and manage more than one structure. Therefore, informal settlements are not so much a place to live, but rather an attractive investment opportunity for structure owners or developers. This tendency is more applicable in planned areas than in squatter areas in informal settlements. (2017 年 3 月 10 日原稿受理,2017 年 9 月 25 日採用決定 ) 91

計画系 741 号カテゴリー Ⅱ 日本建築学会計画系論文集第 82 巻第 741 号, ,2017 年 11 月 J. Archit. Plann., AIJ, Vol. 82 No. 741, , Nov., 2017 DOI

計画系 741 号カテゴリー Ⅱ 日本建築学会計画系論文集第 82 巻第 741 号, ,2017 年 11 月 J. Archit. Plann., AIJ, Vol. 82 No. 741, , Nov., 2017 DOI カテゴリー Ⅱ 日本建築学会論文集第 82 巻第,297-2913,17 年 11 月 J. Archit. Plann., AIJ, Vol. 82 No. 741, 297-2913, Nov., 17 DOI http://doi.org/1.313/aija.82.297 住宅土地統計調査を用いた住宅残存率曲線の決定手法および既存住宅築年推定法の検討 DETERMINATION METHOD