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Karachi and Implications for Low-Income Housing

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Karachi and Implications for Low-Income Housing INTERNATIONAL INSTITUTE FOR ENVIRONMENT AND DEVELOPMENT UNITED NATIONS POPULATION FUND URBANIZATION AND EMERGING POPULATION ISSUES WORKING PAPER 10 Land ownership, control and contestation in Karachi and implications for low-income housing by ARIF HASAN, NOMAN AHMED, MANSOOR RAZA, ASIYA SADIQ, POPULATION AND DEVELOPMENT BRANCH SAEED UD DIN AHMED and MOIZZA B. SARWAR MARCH 2013 HUMAN SETTLEMENTS GROUP Land ownership, control and contestation in Karachi and implications for low-income housing Arif Hasan, Noman Ahmed, Mansoor Raza, Asiya Sadiq, Saeed ud Din Ahmed and Moizza B. Sarwar March 2013 ABOUT THE AUTHORS Arif Hasan, Architect in private practice in Karachi Email: [email protected] Dr. Noman Ahmed, Head of the Department of Architecture & Planning, NED University, Karachi Mansoor Raza, Engineer, Independent Researcher, Karachi Asiya Sadiq, Associate Professor, Department of Architecture & Planning, NED University, Karachi Saeed ud Din Ahmed, Assistant Professor, Department of Architecture & Planning, NED University, Karachi Moizza B. Sarwar, D.Phil candidate at Department of Social Policy, University of Oxford ACKNOWLEDGEMENTS A number of persons have supported the authors of the report in their work. The inputs from the Urban Research and Development Cell of the NED University have been supported by Architect Rahat Arsalan (Lecturer at NED University), research assistants Madiha Salam and Samia Shahid and surveyors Muhammad Younis Khan, Mirza Kamran Baig, Azeem Ahmad Khan and Faheem Rafique. Arif Hasan and Mansoor Raza's work was supported by Architect Nurjehan Mawaz Khan and by Fatima Zaidi (Karachi University Mass Communication student), Fawwad Hasan (student at College of Business Management) and Humayoon Waqas (research assistant to Mansoor Raza). Moizza B. Sarwar, Israr Ahmad Rana (Arif Hasan's secretary) and Architect Nurjehan Mawaz Khan helped in putting the study together. © IIED 2013 Human Settlements Group International Institute for Environment and Development (IIED) 80-86 Gray’s Inn Road London WC1X 8NH, UK Tel: 44 20 3463 7399 Fax: 44 20 3514 9055 ISBN: 978-1-84369-916-3 This paper can be downloaded free of charge from http://pubs.iied.org/10625IIED.html This paper has been funded by UK aid from the UK Government. Disclaimer: The findings, interpretations and conclusions expressed here do not represent the views of any organisations that have provided institutional, organisational or financial support for the preparation of this paper. ii CONTENTS Acronyms and local terms ................................................................................................. v EXECUTIVE SUMMARY ..................................................................................................... vi 1. KARACHI: THE CONTEXT .............................................................................................. 1 2. LAND ......................................................................................................................... 5 2.1 Issues in control and ownership .................................................................................. 5 2.1.1 Conclusions ................................................................................................... 11 2.2 Review of the laws, statutes and regulations relating to land management in Karachi .................................................................................................................................12 2.2.1 The importance of land .................................................................................. 12 2.2.2 Disposal of urban land ................................................................................... 12 2.2.3 Cantonment laws ........................................................................................... 15 2.2.4 Railway laws .................................................................................................. 17 2.2.5 Laws on katchi abadis .................................................................................... 18 2.2.6 The Societies Act ........................................................................................... 19 2.2.7 Laws on land revenue .................................................................................... 19 2.2.8 Laws on land acquisition ................................................................................ 21 2.2.9 Building control and town planning regulations .............................................. 22 2.2.10 Environmental laws ....................................................................................... 23 2.2.11 Building control laws ...................................................................................... 23 2.2.12 Conclusions ................................................................................................... 24 2.3 Review of land and urban master plans .....................................................................24 2.3.1 Conclusion ..................................................................................................... 25 2.4 Views of the provincial government and the CDGK on the Karachi Strategic Development Plan-2020 .......................................................................................................26 2.4.1 The views of the provincial government ......................................................... 26 2.4.2 Views of an official in City District Government Karachi (CDGK) .................... 28 2.4.3 Views of an official from the Sindh Katchi Abadi Authority (SKAA) ................. 29 2.4.4 Conclusions ................................................................................................... 30 3. CREDIT FOR PURCHASE OF LAND AND HOUSING................................................... 31 3.1 A review of housing finance .......................................................................................31 3.2 Conclusions ...............................................................................................................33 4. ACTORS AND FACTORS IN LAND-RELATED CONFLICTS: FINDINGS FROM SECONDARY SOURCES................................................................................................... 44 4.1 Introduction ................................................................................................................44 4.2 Data gathered from visual media on land in Karachi ..................................................45 4.3 Observations on feature films about land issues ........................................................48 4.4 Data on land in Karachi from five case studies ...........................................................49 4.5 Land conversion along Karachi’s coastline ................................................................54 4.6 Synopsis of data on land in Karachi from the print media ...........................................56 4.7 Conclusions ...............................................................................................................68 5. ACTORS AND FACTORS IN LAND-RELATED CONFLICTS: FINDINGS FROM PRIMARY SOURCES ......................................................................................................... 70 5.1 Introduction ................................................................................................................70 5.2 What the interviews tell us .........................................................................................70 5.2.1. The emergence and role of a builder’s ‘mafia’ in Karachi ................................... 70 5.2.2. Land in the informal domain – the nexus of builders, politicians, police and iii developers ................................................................................................................... 71 5.2.3. House prices and market mechanisms in settlements ........................................ 73 5.3 Public views on housing .............................................................................................75 5.4 Conclusions ...............................................................................................................77 6. SUPPORT TO POOR COMMUNITIES; RESIDENTS’ VIEWS ON AFFORDABILITY AND LOCATION ISSUES................................................................................................... 79 6.1 NGO and CBO support to poor communities .............................................................79 6.1.1. Main focus of NGO work .................................................................................... 79 6.1.2. Accessing credit through NGOs ......................................................................... 80 6.1.3. NGOs and housing ............................................................................................. 80 6.1.4. NGOs and advocacy .......................................................................................... 81 6.1.5. Conclusion ......................................................................................................... 81 6.2 Issues associated with affordability and location ........................................................81 6.2.1. Household size .................................................................................................. 82 6.2.2. Quality of housing .............................................................................................. 82 6.2.3. Employment status ............................................................................................. 83 6.2.4. Legal status .......................................................................................................
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