New Housing Delta Project - 30 New satellite towns (300 Communities)
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Goal:To distribute 500 sqm plots for each family to build private homes (villas). The construction will be limited to 40% of the land (200 sqm). Each home must be centered in the plot so that there are reasonable distances among the houses. Grass and trees will surround the units. Approximately all villas will have their back yards back to back. Only one floor (200 sqm-total area max) would be permitted and the roof would be slanted to prevent constructions on top. The communities will be designed in parallel with the High-Speed Railway system. In addition to these starting homes, many other private buildings will be erected in the new town or between each town. These new houses will be the seeds for the new towns to grow and support millions to migrate and work in the new housing delta. This would only be the beginning. The plan would be to build more satellite towns in Sinai and the North Coast. The same concept would apply.
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Strategy:1.5 Million homes will constitute building 30 new satellite towns. Each town comprises 50,000 homes. These 30 towns will be established on the Cairo to Ismailia and Cairo Suez routes and Cairo to Ain Sokhna. To start 1) Cairo to Ismailia route can be opened for reservations till a threshold level is reached and only then construction will start, then 2) Cairo to Suez & finally 3) Cairo to Ain Sokhna.
Each town will be separated by a short distance. Please see "Housing Delta overlaid with satellite image" below. Inside these satellite towns, land plots will be allocated for building affordable housing building. The government will build and sell the flats at cost price. Funding for these units will come from 20% of the land cost of the villas. |
Attributes:The towns will form a distinguished and lively multi-faceted city centers, providing residential areas, office and commercial space as well as shopping and entertainment centers. The towns will be adorned with public spaces, and landscaped parks in accordance to the latest sustainable urban planning practices and environmental standards. The modern towns will provide modern city fabric with avenues and squares surrounding the buildings in a synchronized manner.
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Why horizontal expansion not vertical so that we save land?Answer:
Moving horizontally will expand the country's land use that is currently at 5% Why only one floor?Answer: There is a need to explore more economical ways to build so that it reduces the huge costs involved. Building 1 (one) floor will dramatically reduce the cost of the foundation that takes up the majority of the
iron bars, beams etc.. Our proposal is to use cement slabs also known as Raft foundation. Widely used in the nation of Jordan for decades. |
Why a Villa and not an apartment flat?Answer:
Living in a Villa has the following attributes: 1. Spreading suburban living will increase the human to land ratio. 2. Will relieve tensions among people since they will have more living space surrounded by green. 3. No crowded streets. 4. People will become more friendlier since life will become easier. 5. Increases human productivity (a happy citizen is likely to produce more than an unhappy citizen) 6. Decreases travel time that is wasted in traffic which will yield more time for family, work, volunteering etc.. 7. Property ownership is more valuable than an apartment/flat. 8. Villas are less expensive to build in our method. |
What's wrong with a flatAnswer:
Living in a flat is a shared type of housing which has the following attributes: 1. No privacy, 2. Increases contagious diseases, noise pollution 3. Increases tensions and stress since flats are in buildings that are next to one another. 4. Streets will eventually become crowded and cars will have no place to park. 5. Has many other negative attributes. |
Cairo to Ismailia High level concept:
The above diagrams are simply ideas of how the communities would line up. It will be up to the Urban development experts to create the master plan for the 30 towns (300 communities).
The Approach/Phase 1 - A House for every family (Joining comfort and privacy to promote healthy living)
A world-class firm will carry out the design and urban development. A firm will be responsible to establish the zoning for the entire Area/Housing Delta and perhaps the surrounding provinces. Zoning will be strict and will allocate residential areas, commercial areas, business district, farmland, services and protected areas.
Land Calculations:
Number of houses that can be built if we allocate 500sqm for purchase and another 500 sqm for streets, avenues and greenery
1 square Kilometer = 1000 lots. Land size for 50,000 lots is 7 kilometer by 7 Kilometers. which is approx 12,000 fadans. (equates to one satellite town).
Cost per plot:
Price per Meter will be 200LE. The price for the plot is 100,000LE. The cost of the land will go toward infrastructure for sewer, water, electricity, telephone, hospitals, services, schools, streets and public transportation etc. This amounts is 5.0 Billion LE per town.
Estimated distribution of the 100,000LE per villa:
1. 5000LE for the managing and engineering firms. (250 Million LE) responsible up to the last home built.
2. 12000LE for Labor (600 Million LE).Those that purchased a lot are recommended to work on the project and receive a salary. If we assume that each town will employee 10,000 workers that will equate to 2500LE per month for 2 year period.
3. 20,000LE for Infrastructure within the compounds - Natural gas, Electricity, Water, Sewer, Telephone, Internet Lines, inside streets. All these utilities are underground and are done at the same time. (1 Billion LE)
4. 13,000LE for Hospitals and Schools (650 Million LE)
4.1 Build 3 High Capacity schools adequate for the town population, the best standard available. (200 Million LE)
4.2 Build 1 Big Medical Center (450 Million LE)
5. 30,000 LE for Transportation network (depicted in red color in the image below) (1.5 Billion LE contribution from each town)
6. 20,000 LE - Affordable housing. 20,000LE x 50,000 units = (1 Billion LE). Here if we suppose the cost of construction for a 100meter flat will cost 50,000LE, we will be able to construct 20,000 units/flats. Therefore the building of the 50,000 units will allow the construction of 20,000flats. These units/flats can be sold or given away at some decided price (i.e. 20,000LE). these units can be grouped into 250 buildings (10 floorsx8units). Land for these building is approximatly 150Faddans, which can be easily allocated in the satellite town. Therefore each satellite town provide homes to 70,000 families.
7. The total funds collected from the people for this project will be 150Billion LE for reserving land plots. Further funds will be collected by a specific schedule to build the villas and low income flats.
8. Proceeds from selling the affordable housing at 30,000LE is 18 Billion LE (30 towns), which can be used to fill any funding gaps in the project.
(this distribution can be realligned)
The 50,000 lots will be divided into TEN COMMUNITIES (5000VILLAS + 2000 AFFORDABLE HOUSING FLATS). Each community will be implemented by the same or different engineering firm.
Design and Construction:
1. We propose 10 closed communities each comprising of 5000 lots.
2. The design and management of the construction will be carried out by the firm.
3. Each closed community will have its own characteristics.
4. Each community will have different designs of villas to choose from as well as internal amenities in a form of packages. (furnisher, appliances etc to promote Made-In-Egypt products and factories)
5. All the communities will be aligned next to each other with roads, avenues separating them.
6. No gates will be used to separate the villas as this creates eye soars and congestions, rather trees will be used as separators.
7. All government fees, certificates and processing fees will be waived to reduce the overall cost.
Supporting Infrastructure / stations needed.
1. Electric Power stations
1.1 The power plants would be powered by natural gas.
1.2 Placement of the electricity plants will be positioned strategically/geographically to feed one or multiple satellite towns.
1.3 Another source for power can come from Solar plants and Wind farms. If enough power is generated to cover the population and industrial areas
would be the best and ideal way. Environmentally friendly and much needed energy.This can be inline with another national project for Wind Energy.
Similiar to Masdar city, a project that was unveiled in 2007 in Abu Dhabi, aims to be the world's first carbon-free city by relying entirely on solar and
other renewable energy sources. It also aims to be completely zero-carbon and zero-waste by banning cars within the city, allowing its residents to
rely on the public transport system and personal rapid transit systems. Egypt has already begun work on the country's first solar unit, located
just south of Cairo in Koraymat. This station will have a capacity of 140 megawatts and is expected to be operational in 2010/2011. It is part of a larger
facility that also includes three non-solar units and is expected to generate 2,900 megawatts once it comes on-stream.
Egypt aims to generate 20 percent of its power from renewable sources by 2020. Officials say Egypt's combined oil and gas reserves will last the
country for roughly three more decades. Masdar already has deals with Egypt to build a 200MW wind farm near Suez. The country already has two
wind farms operating in the eastern part of the country, in the towns of Zafarana and Hurghada.
Egypt currently has a wind energy capacity of 430 MW, chiefly derived from wind farms near the Red Sea.
2. Sewer Plants
2.1 Multiple plants will be established for each satellite town.
2.2 Placement of the sewer plant will be positioned geographically downstream in accordance with national standards.
3. Water Plants
3.1. Water sources can be a combination of wells and distillation plants
3.2 The distillation plants will be position on the cost of the Great Bitter lake.
3.3 A pipeline will be established from these distillation plants to all the satellite towns.
4. Natural gas
4.1 All the satellite towns will be supplied with natural gas.
5. Cable (Internet, TV and phone)
5.1 All satellite towns will be supplied with internet and phone lines up to the homes as well as a cable system/centralized satellite dish, this is to avoid satellite dishes on top of every villa.
6. Street Lighting
6. 1 All street lighting will be powered by solar panel station. the station will be position nearby each satellite town.
Financial Aid for construction:
1. After funds are received for the plots, any surplus money will go toward a construction fund that will assist the construction of the homes in the form of a soft loan.
2. Another way to accumulate funds is to sell nearby land to investors at market price. The proceeds will also go into the construction fund. If the price per meter for building is for example 700LE, any surplus money will go toward reducing that cost in the negotiation with the builders.
3. A third source of funding can be thru a bartering program. Those that live currently in nearby towns, for example in the Suez city center can sell their homes or land at market price in exchange for building their new homes. The builders in return will acquire the homes and will be allowed to build high-rises in accordance with international standards.
4. Real-estate taxes collected at the national level will go directly to the construction fund and the abolishment of illegal constructed buildings.
5. All these are brainstormed ideas and not essential to the success of the project.
Calculations of Costs for the model mentioned below: (Prices change and this is meant to give a simple estimate)
Foundation: 169 sq. m
Slab footing thickness: 30cm
Slab footing foundation measurement: 50 cu.m
Metal Mesh: Light weight
Ceiling:169 sq. m
Ceiling thickness: 25cm
Ceiling slab = 43 cu.m
Walls: 20,000 bricks, each ton of cement used for 5000 bricks, therefore 4tons of cement.
1 cubic meter foundation = 200 LE
1000 brick = 300LE
Foundation and ceiling 93cu.m x 200 = 18600LE
Walls = 6000LE bricks + 6000 cement = 12000
Windows (wood+glass): = 5000
12 Doors: 1200LE
1 Door for entrance: 500LE
Electric wiring and outlets = 2000LE
Kitchen cabinets and accessories = 5000LE
2 Bathrooms (2 toilet, 2 tub, 2 sink, pipings) = 5000LE
Ceramic floors = 5000LE
Outside painting = 3000E
Inside painting = 4000LE
Landscaping and trees= 6000LE
Lifetime maintenance trust account=20,000 LE
Hard scaping = 2700 LE
The ifetime maintenance trust account proceeds will go towards operations of the the gardens, park, playgrounds, schools, hospital insurance and the
town club). The is equivalent to 1 Billion LE (20,000 LE x 50,000 homes). If invested can have a return on investment that can be used for the town.
The primary use of the proceeds is to build schools as needed every year.
Note: The materials above will be supplied at wholesale and it is the responsibility of the engineering firms to ensure quality of materials. Doors would be hollow doors but with elegant appearance. Most of the doors in U.S. and Europe are hollow and light weight. Windows will be stylish (sliding type) wooden with glass. Not aluminum.
TOTAL: 90000 LE (without Land cost)
Grand Total: 190,000 LE (included 500sqm land, 169sqm living area)
Grand Total: 170,000 LE (if land is reduced to 400sqm, 169sqm living area)
Even if the price of the villa varies by a corrective percentage, it is still attractive.
Villa reservations rules and process:
Villa reservation will be open to neighboring provinces first for the first 10 days, then the rest of the nation. As a first priority, those that do not own a realestate property will be considered first, then those that are renting and those that are willing to evacuate their homes in the neighboring provinces can go thru a bartering process or sell their property on their own. The national IDs will be the way to manage the reservations. Minimum of two (2) are allowed to reserve the property. The reason for this arrangement is to cover as much people as possible, as every citizen has the right to a property. Secondly the financial burden to be distributed among those reserving the villa. This project caters to a wide audience but not all. Not everyone is capable of providing the financial costs. Other housing programs would be established to cater to others that cannot afford it.
Land Calculations:
Number of houses that can be built if we allocate 500sqm for purchase and another 500 sqm for streets, avenues and greenery
1 square Kilometer = 1000 lots. Land size for 50,000 lots is 7 kilometer by 7 Kilometers. which is approx 12,000 fadans. (equates to one satellite town).
Cost per plot:
Price per Meter will be 200LE. The price for the plot is 100,000LE. The cost of the land will go toward infrastructure for sewer, water, electricity, telephone, hospitals, services, schools, streets and public transportation etc. This amounts is 5.0 Billion LE per town.
Estimated distribution of the 100,000LE per villa:
1. 5000LE for the managing and engineering firms. (250 Million LE) responsible up to the last home built.
2. 12000LE for Labor (600 Million LE).Those that purchased a lot are recommended to work on the project and receive a salary. If we assume that each town will employee 10,000 workers that will equate to 2500LE per month for 2 year period.
3. 20,000LE for Infrastructure within the compounds - Natural gas, Electricity, Water, Sewer, Telephone, Internet Lines, inside streets. All these utilities are underground and are done at the same time. (1 Billion LE)
4. 13,000LE for Hospitals and Schools (650 Million LE)
4.1 Build 3 High Capacity schools adequate for the town population, the best standard available. (200 Million LE)
4.2 Build 1 Big Medical Center (450 Million LE)
5. 30,000 LE for Transportation network (depicted in red color in the image below) (1.5 Billion LE contribution from each town)
6. 20,000 LE - Affordable housing. 20,000LE x 50,000 units = (1 Billion LE). Here if we suppose the cost of construction for a 100meter flat will cost 50,000LE, we will be able to construct 20,000 units/flats. Therefore the building of the 50,000 units will allow the construction of 20,000flats. These units/flats can be sold or given away at some decided price (i.e. 20,000LE). these units can be grouped into 250 buildings (10 floorsx8units). Land for these building is approximatly 150Faddans, which can be easily allocated in the satellite town. Therefore each satellite town provide homes to 70,000 families.
7. The total funds collected from the people for this project will be 150Billion LE for reserving land plots. Further funds will be collected by a specific schedule to build the villas and low income flats.
8. Proceeds from selling the affordable housing at 30,000LE is 18 Billion LE (30 towns), which can be used to fill any funding gaps in the project.
(this distribution can be realligned)
The 50,000 lots will be divided into TEN COMMUNITIES (5000VILLAS + 2000 AFFORDABLE HOUSING FLATS). Each community will be implemented by the same or different engineering firm.
Design and Construction:
1. We propose 10 closed communities each comprising of 5000 lots.
2. The design and management of the construction will be carried out by the firm.
3. Each closed community will have its own characteristics.
4. Each community will have different designs of villas to choose from as well as internal amenities in a form of packages. (furnisher, appliances etc to promote Made-In-Egypt products and factories)
5. All the communities will be aligned next to each other with roads, avenues separating them.
6. No gates will be used to separate the villas as this creates eye soars and congestions, rather trees will be used as separators.
7. All government fees, certificates and processing fees will be waived to reduce the overall cost.
Supporting Infrastructure / stations needed.
1. Electric Power stations
1.1 The power plants would be powered by natural gas.
1.2 Placement of the electricity plants will be positioned strategically/geographically to feed one or multiple satellite towns.
1.3 Another source for power can come from Solar plants and Wind farms. If enough power is generated to cover the population and industrial areas
would be the best and ideal way. Environmentally friendly and much needed energy.This can be inline with another national project for Wind Energy.
Similiar to Masdar city, a project that was unveiled in 2007 in Abu Dhabi, aims to be the world's first carbon-free city by relying entirely on solar and
other renewable energy sources. It also aims to be completely zero-carbon and zero-waste by banning cars within the city, allowing its residents to
rely on the public transport system and personal rapid transit systems. Egypt has already begun work on the country's first solar unit, located
just south of Cairo in Koraymat. This station will have a capacity of 140 megawatts and is expected to be operational in 2010/2011. It is part of a larger
facility that also includes three non-solar units and is expected to generate 2,900 megawatts once it comes on-stream.
Egypt aims to generate 20 percent of its power from renewable sources by 2020. Officials say Egypt's combined oil and gas reserves will last the
country for roughly three more decades. Masdar already has deals with Egypt to build a 200MW wind farm near Suez. The country already has two
wind farms operating in the eastern part of the country, in the towns of Zafarana and Hurghada.
Egypt currently has a wind energy capacity of 430 MW, chiefly derived from wind farms near the Red Sea.
2. Sewer Plants
2.1 Multiple plants will be established for each satellite town.
2.2 Placement of the sewer plant will be positioned geographically downstream in accordance with national standards.
3. Water Plants
3.1. Water sources can be a combination of wells and distillation plants
3.2 The distillation plants will be position on the cost of the Great Bitter lake.
3.3 A pipeline will be established from these distillation plants to all the satellite towns.
4. Natural gas
4.1 All the satellite towns will be supplied with natural gas.
5. Cable (Internet, TV and phone)
5.1 All satellite towns will be supplied with internet and phone lines up to the homes as well as a cable system/centralized satellite dish, this is to avoid satellite dishes on top of every villa.
6. Street Lighting
6. 1 All street lighting will be powered by solar panel station. the station will be position nearby each satellite town.
Financial Aid for construction:
1. After funds are received for the plots, any surplus money will go toward a construction fund that will assist the construction of the homes in the form of a soft loan.
2. Another way to accumulate funds is to sell nearby land to investors at market price. The proceeds will also go into the construction fund. If the price per meter for building is for example 700LE, any surplus money will go toward reducing that cost in the negotiation with the builders.
3. A third source of funding can be thru a bartering program. Those that live currently in nearby towns, for example in the Suez city center can sell their homes or land at market price in exchange for building their new homes. The builders in return will acquire the homes and will be allowed to build high-rises in accordance with international standards.
4. Real-estate taxes collected at the national level will go directly to the construction fund and the abolishment of illegal constructed buildings.
5. All these are brainstormed ideas and not essential to the success of the project.
Calculations of Costs for the model mentioned below: (Prices change and this is meant to give a simple estimate)
Foundation: 169 sq. m
Slab footing thickness: 30cm
Slab footing foundation measurement: 50 cu.m
Metal Mesh: Light weight
Ceiling:169 sq. m
Ceiling thickness: 25cm
Ceiling slab = 43 cu.m
Walls: 20,000 bricks, each ton of cement used for 5000 bricks, therefore 4tons of cement.
1 cubic meter foundation = 200 LE
1000 brick = 300LE
Foundation and ceiling 93cu.m x 200 = 18600LE
Walls = 6000LE bricks + 6000 cement = 12000
Windows (wood+glass): = 5000
12 Doors: 1200LE
1 Door for entrance: 500LE
Electric wiring and outlets = 2000LE
Kitchen cabinets and accessories = 5000LE
2 Bathrooms (2 toilet, 2 tub, 2 sink, pipings) = 5000LE
Ceramic floors = 5000LE
Outside painting = 3000E
Inside painting = 4000LE
Landscaping and trees= 6000LE
Lifetime maintenance trust account=20,000 LE
Hard scaping = 2700 LE
The ifetime maintenance trust account proceeds will go towards operations of the the gardens, park, playgrounds, schools, hospital insurance and the
town club). The is equivalent to 1 Billion LE (20,000 LE x 50,000 homes). If invested can have a return on investment that can be used for the town.
The primary use of the proceeds is to build schools as needed every year.
Note: The materials above will be supplied at wholesale and it is the responsibility of the engineering firms to ensure quality of materials. Doors would be hollow doors but with elegant appearance. Most of the doors in U.S. and Europe are hollow and light weight. Windows will be stylish (sliding type) wooden with glass. Not aluminum.
TOTAL: 90000 LE (without Land cost)
Grand Total: 190,000 LE (included 500sqm land, 169sqm living area)
Grand Total: 170,000 LE (if land is reduced to 400sqm, 169sqm living area)
Even if the price of the villa varies by a corrective percentage, it is still attractive.
Villa reservations rules and process:
Villa reservation will be open to neighboring provinces first for the first 10 days, then the rest of the nation. As a first priority, those that do not own a realestate property will be considered first, then those that are renting and those that are willing to evacuate their homes in the neighboring provinces can go thru a bartering process or sell their property on their own. The national IDs will be the way to manage the reservations. Minimum of two (2) are allowed to reserve the property. The reason for this arrangement is to cover as much people as possible, as every citizen has the right to a property. Secondly the financial burden to be distributed among those reserving the villa. This project caters to a wide audience but not all. Not everyone is capable of providing the financial costs. Other housing programs would be established to cater to others that cannot afford it.
A typical entrance to a compound:
Satellite towns will consist of the following formations:
1) Housing (This project)
2) Park and Playground
3) Schools (in this project)
4) Medical Center (in this project)
5) Police Station
6) Fire House Station
7) Gas Stations - private investment opportunity
8) Mall and Supermarkets - private investment opportunity
9) Downtown Area - private investment opportunity
10) Business District - private investment opportunity
11) Industrial Area - private investment opportunity
12) Land for investors to build housing buildings and other uses.
Housing Delta overlayed with satellite image. The number of satellite cities can be equally distributed over the three routes (Ismailia, Suez and Ain Sokhna) or whatever is geographically available. COMMUTER TRAIN lines that will support the new housing project on these main three corridors. Depending on the routes taken the length of the railway may range between 500km and 1000Km. All can be built by Egyptians at affordable construction costs. 45 Billion LE will be allocated for the railway from the 30 towns (300 COMMUNITIES).
List of Investment Opportunities:
1. 30 Malls
2. 30 Hyper Markets
3. 200 Gas stations
4. 30 Auto Service Centers
5. 30 Hospitals and Hospital vendors
6. 90 schools and school vendors
7. 30 Misc. service centers
8. 30 Long term/short term parking lots
9. 10-15 Industrial complexes (each complex will specialize in a field)
10. 100-200 drive thru food services
2. 30 Hyper Markets
3. 200 Gas stations
4. 30 Auto Service Centers
5. 30 Hospitals and Hospital vendors
6. 90 schools and school vendors
7. 30 Misc. service centers
8. 30 Long term/short term parking lots
9. 10-15 Industrial complexes (each complex will specialize in a field)
10. 100-200 drive thru food services