Reimagining Mongolia’s Ger Districts

A Blueprint for Green, Resilient andPublic Disclosure Authorized 1818 H Street NWWashington, DC 20433Telephone: 202-473-1000Internet: www.worldbank.org This work is a product of the staff of The World Bank with external contributions. The findings,interpretations, and conclusions expressed in this work do not necessarily reflect the views of TheWorld Bank, its Board of Executive Directors, or the governments they represent. The World Bank does not guarantee the accuracy of the data included in this work. The boundaries,colors, denominations, and other information shown on any map in this work do not imply anyjudgment on the part of The World Bank concerning the legal status of any territory or theendorsement or acceptance of such boundaries. RIGHTS AND PERMISSIONS The material in this work is subject to copyright. Because The World Bank encourages disseminationof its knowledge, this work may be reproduced, in whole or in part, for noncommercial purposes if fullattribution to this work is given. Any queries on rights and licenses, including subsidiary rights, shouldbe addressed to World Bank Publications, The World Bank Group, 1818 H Street NW, Washington, DC20433, USA; fax: 202-522-2625; e-mail: PUBRIGHTS@WORLDBANK.ORG. CITATION Please cite the report as follows: World Bank. 2024. Reimagining Mongolia’s Ger Districts: A Blueprintfor Green, Resilient and Affordable Housing in Mongolia. Washington, DC: World Bank. Cover /back cover photos: Panorama of Ulaanbaatar.Layout Design: Encrea Studio Table of Contents Acknowledgements Acronyms Executive Summary 1Introduction Page 25 1.1 Urban development context and challenges in Mongolia1.2 Current land allocation policies contribute to urban expansion1.3 Common growth pattern of ger neighborhood1.4 Harsh climate conditions exacerbate urban challenges1.5 Lack of infrastructure in many ger areas worsens conditions for households1.6 The housing shortage is both qualitative and quantitative1.7 Missed opportunities for wealth building among Ger residents1.8 Current Government programs and policies need readjustment to address complex urban challenges1.9 Opportunities to develop ‘missing middle’ solutions 2Solution 1: Green and Resilient Retrofits for Existing Homes in Ger areas 2.1 Last mile infrastructure connectivity2.2 Resilient retrofits2.3 Green, energy-efficient retrofits 3Solution 2: Introducing New Resilient Housing Typologies 3.1 Housing typology 1: Single-family (detached) house3.2 Housing typology 2: Duplex house3.3 Housing typology 3: Shop house3.4 Housing typology 4: Low-rise housing3.5 Passive and green design3.6 Best GER certification system3.7 Affordability of new housing typologies 4Solution 3: Gradual Densification Page 65 4.1 Identified densification approaches in ger areas4.2 Gradual densification4.3 Land and housing densification schemes4.4 Densification case studies4.5 Environmental benefits of densification4.6 Affordability and other benefits of gradual densification 5Solution 4: Sites and Services 5.1 Case studies5.2 Environmental benefits5.3 Affordability and other benefits 6Implementing and Financing “Missing Middle” 6.1 Engaging the community6.2 Supply side implementation: ensuring greener and more resilient construction6.3 Demand side implementation: financing ‘missing middle’ solutions6.4 Identifying current financial barriers6.5 Expanding access to home improvement loans6.6 Expanding access to mortgages via HFP reform6.7 Conclusion 7Proposed Roadmap 8Conclusion Thisreport is the result of extensive collaboration between theGovernmentof Mongolia and the World Bank,incorporatingcomprehensiveconsultations with various government agencies,development partners, and other stakeholders.It was prepared by ateam led by Dao Harrison, Senior Housing Specialist, Task Team Leader,World Bank, and the core team comprised of Olivia Nielsen (Principal,Miyamoto International); Emile Fremont (Urban Planner, MAD Urban);(Pallavi Sengupta, Urban Specialist Consultant, World Bank); AltangerelDavaajargal (National Consultant, World Bank); Badamkhand Bold (TeamAssistant, World Bank) and Kai Xin Nellie Teo, (Program Assistant, WorldBank). Extended team members included: Munkhbayar Buyan (MongolianUniversity of Science and Technology), Ariunzaya Chuluunbaatar (MADUrban), Pavin Chanteau (Consultant), Mike Emmerton (Consultant),Ricardo Ochoa (CAPSUS); Adriana Navarro-Sertich (Associate Principal,MiyamotoInternational),AmirGilani(MiyamotoInternational),Mungunchimeg Perenlei (Consultant); Nandin Enkhtuvshin (Consultant)and Harish Khare (Consultant). Editing for this report was done by EmmaHarwood (Senior Program Coordinator, Miyamoto International) and thereport was designed by Encrea Studio. of Housing and Finance Division, Policy Planning Department). Fromthe Bank of Mongolia, we thank A.Enkhjin (Director General, ReserveManagement and Financial Market Department); Odgerel Ochbold(Reserve Management and Financial Market Department Head ofFi