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Dr. Kayvan Karimi, Ed Parham
An evidence informed approach to developing an adaptable regeneration programme for declining informal settlements
The 8th Space Syntax SymposiumSantiago de Chile January 2012
Dr. Kayvan Karimi Senior Lecturer - Bartlett, UCL ; Director - Space Syntax LimitedEd Parham Associate Director - Space Syntax Limited
Dr. Kayvan Karimi, Ed Parham
• According to UN-Habitat’s ground breaking report, The Challenge of Slums, in 2003, 924 million people, or 31.6 per cent of the world’s urban population, lived in slums or squatter settlements.
• The majority of these settlements were in the developing regions, accounting for 43 per cent of the urban population (UN-HABITAT, 2003).”
• These figures are unfortunately in continuous rise according to internationally verified statistics (UN-HABITAT, 2006).
• Due to complexities of defining a slum area, these figures don’t necessarily include the ‘slum-like’ conditions of many other deteriorated urban areas, such as historic centres, which would not automatically qualify as a slum.
Deteriorated unplanned settlements/Slums a disturbing reality
Dr. Kayvan Karimi, Ed Parham
Cities in transition Forces of change
Dr. Kayvan Karimi, Ed Parham
First modern slums Victorian UK
Dr. Kayvan Karimi, Ed Parham
Unplanned/informal settlements and slums
Not always is an informal settlement a slum, or is a slum created in unplanned areas, but it is fair to say that in most cases slums happen to be informal or unplanned areas that are suffering from multiple physical or socio-economic problems.
Dr. Kayvan Karimi, Ed Parham
In many developing countries, the governments that don’t have the resources, or are highly influenced by economic, social and political agendas, resort to a variety of harsh solutions to transform the slums.
“urban segregation is not a frozen status quo, but rather a ceaseless social war in which the state intervenes regularly in the name of ‘progress’, ‘beautification’, and even ‘social justice for the poor’ to redraw spatial boundaries .. (Mike Davis, Planet of Slums).” .In other words, the whole effort is sometimes about eliminating the question through removing human encumberments, urban evictions, city beautification, slums de-criminalisation, and so on, rather than finding a solution to create a condition that informal settlements could self-correct themselves.
Regenerating urban slums a huge challenge
Dr. Kayvan Karimi, Ed Parham
Imag
e: S
au P
aolo
- Lu
iz A
rthu
r Lei
rão
Viei
ra (T
uca
Viei
ra)
Physical segregation and social segregation
Dr. Kayvan Karimi, Ed Parham
Physical segregation and social segregation
Dr. Kayvan Karimi, Ed Parham
Forces of change:Rapid growth, urbanisation,
changing economies, migration, poverty …
Socio-economic conditions:Deprivation, Impoverishment, low income, …
Spatial conditions:Segregation, Degradation,
Encroachment, densification, …
Urban Slums the vicious circle of depravation
Dr. Kayvan Karimi, Ed Parham
Physical transformation Force of demolition
Dr. Kayvan Karimi, Ed Parham
The need for change physical transformation
Dr. Kayvan Karimi, Ed Parham
Slum Clearance The UK case
Much of this effort was associated with slum clearance, as encouraged by the 1930 Act, which made the local authorities responsible for slum clearance and providing alternative accommodation.
Dr. Kayvan Karimi, Ed Parham
At the other end of the regeneration spectrum, it is argued that the slums have to be fixed by themselves. By helping people to help themselves, the life conditions will improve and the slums will be saved.
Being much less costly, interruptive, and authority-dependent, this approach is favoured by institutions such as the World Bank, international aid agencies, NGOs and philanthropists.
On the face of it, it looks like a good approach, but when it comes to the realities of the vast slums and deteriorated areas, the solutions do not seem to work.
Mike Davis goes as far as calling it the ‘illusion of self-help’ and scholars such as Jeremy Seabrook, call it a misrepresentation: “it would be foolish to pass from the distortion – that the slums are places of crime, disease and despair – to the opposite; that they can be safely left to look after themselves (Seabrook, 1996, p. 197).”
So, what should be done?
The social approach illusion of ‘self help’
Dr. Kayvan Karimi, Ed Parham
Patrick Geddes (1854-1932).
Conservative surgery Geddesian approach
Dr. Kayvan Karimi, Ed ParhamThe Indian Town of Barlampur (1917)
Physical transformation Conservative Surgery
Dr. Kayvan Karimi, Ed Parham
Forces of change:Intervention, Regeneration, Investment, Redevelopment, …
Spatial conditions:Access, Integration
infrastructure, development, …
Socio-economic conditions:Improvement, cohesionviability, investment, …
Urban Slums the virtuous circle of regeneration
Dr. Kayvan Karimi, Ed Parham
Complex issues need complex approaches The case of Santiago
Dr. Kayvan Karimi, Ed Parham
Jeddah Unplanned Settlements
How did the Growth of Jeddah lead to the formation of unplanned settlements and what conditions exist within them today?
Dr. Kayvan Karimi, Ed Parham
Jeddah Saudi Arabia
Saudi ArabiaBiggest port on Red Sea Gateway to the holy cities of Makkah and Madinah - 2.5m pilgrims in 2009
2010 Population 3.4 million2030 Population 5.6 million
Dr. Kayvan Karimi, Ed Parham
2000
1800
1600
1400
1200
1000
800
600
400
200
0200 bc
400 bc
646 Jeddah main port for holy cities
Jeddah established as fishing village by Q
uda’a tribe
1947 City wall rem
oved1964 - 71 O
il boom1980s – Present day
1500s City walls built
Urban growth
60 km
Dr. Kayvan Karimi, Ed Parham
The city of Jeddah historical background
Dr. Kayvan Karimi, Ed Parham
History Phases of growth
Dr. Kayvan Karimi, Ed Parham
Proposed Masterplan for Jeddah, Dr. Abdul Rahman Makhloof (1963 AD),Source: Historical Area: yesterday, today and tomorrow, King Abdul Aziz Project for Protection and Development Jeddah Historical Area
Proposed Masterplan for Jeddah, Sirt Jackson and Saudi Consultants (1978 AD)Source: Historical Area: yesterday, today and tomorrow, King Abdul Aziz Project for Protection and Development Jeddah Historical Area
Planning History Modern masterplans
Dr. Kayvan Karimi, Ed Parham
“Planned” areas
1.5 km
Dr. Kayvan Karimi, Ed Parham
2.7 km
Unplanned areas
Dr. Kayvan Karimi, Ed Parham
1.8 km
Unplanned areas
Dr. Kayvan Karimi, Ed Parham
1.6 km
Unplanned areas
Dr. Kayvan Karimi, Ed Parham
1.0 km
Unplanned areas
Dr. Kayvan Karimi, Ed Parham
Unplanned settlementsOver 50 unplanned settlements across Jeddah
Settlement populations range from 3,000 to 120,000
Current estimation of 1m unplanned settlement inhabitants in total
Worked with Municipality of Jeddah and public private partnership since 2006 to address Unplanned Settlements
Dr. Kayvan Karimi, Ed Parham
Current conditions
Dr. Kayvan Karimi, Ed Parham
Current conditions
Dr. Kayvan Karimi, Ed Parham
Current conditions
Conditions across settlements vary but all of them combine at least 3 of the 5 characteristics the UN uses to define a slum:
• Inadequate access to safe water• Inadequate access to sanitation and other infrastructure• Poor structural quality of housing• Overcrowding• Residential status
Dr. Kayvan Karimi, Ed Parham
Spatial Accessibility
Unplanned settlements
High
Low
Jeddah
Spatial accessibility
Spatial analysis Local scale
Dr. Kayvan Karimi, Ed Parham
Spatial Accessibility
Unplanned settlements
High
Low
Jeddah
Spatial accessibility
Spatial analysis City wide scale
Dr. Kayvan Karimi, Ed Parham
Spatial Accessibility
Unplanned settlements
High
Low
Agra
Spatial accessibility
Spatial analysis Local scale
Dr. Kayvan Karimi, Ed Parham
Spatial Accessibility
Unplanned settlements
High
Low
Agra
Spatial accessibility
Spatial analysis City wide scale
Dr. Kayvan Karimi, Ed Parham
Current conditionsProblems
• Isolated communities• Poor physical quality• Inadequate access to utilities• Under provision of social infrastructure• High proportion of illegal immigrants• High (perceived) levels of crime
Benefits
• Cheap accommodation• Established family/social networks• Established local economies• Contribution to wider city economy• Least reliance on cars
Dr. Kayvan Karimi, Ed Parham
Reversing the cycle of decline
How can an intervention be developed to address the fundamental spatial problems at the heart of the unplanned settlement condition, and which can respond to potential changes in the economic, social and political conditions?
Dr. Kayvan Karimi, Ed Parham
Transformability index
27.5 to 4025 to 27.522.5 to 2520 to 22.515 to 2010 to 15
5 to 100 to 5
Vacant land
Access to public realm components
3 to 42 to 31 to 20 to 1
Number of utilities
3 to 42 to 31 to 20 to 1
Public Realm index Utilities Realm index
Settlement profile Analytic indices
Dr. Kayvan Karimi, Ed Parham
Fulfils three roles:
Provides settlement-specific profile which can be used to categorise areas
Identifies areas to target improvements in each settlement
Provides design tool for later in process
Settlement profileAccess and Public Realm (sq m)
Access Road Widening 5,420
Parking *
Public Realm Road Surfacing 106,304
Street Lighting 60
Pavements *
Utilities and Services (%)
Utilities Sewers 5%
Surface Drainage 100%
Water Supply 5%
Electricity Supply 5%
Services Regular Refuse Collection 100%
Police Patrol 100%
Socio-Economic and Social Infrastructure (no.)
Social Infrastructure Health Facilities 0
Hygiene Facilities 0
Primary School 8
Secondary School 1
Community Centre 1
Socio-Economic Micro-CreditMarket Places 1
Services Remove Abandonned Cars 106,304
Public realm Façade maintenance 141,092
Public Space 4,126
Dr. Kayvan Karimi, Ed Parham
Attractiveness to developersHigh
Low
Ranking formed the basis for the JDURC classification of settlements:
1. Settlements attractive to developers
2. Settlements partially attractive to developers
3. Areas with potential for self improvement
4. Settlements in need of immediate partial intervention
Settlement classification
Dr. Kayvan Karimi, Ed Parham
Approach Spatial intervention
If the heart of the unplanned settlement condition is spatial, how can changes be made to spatial structure which minimise disruption to existing residents and stakeholders?
If each of these approaches has its own strengths which are suited to a particular set of economic, social and political conditions, what can be done to combine the benefits of all of them and switch between them?
Dr. Kayvan Karimi, Ed Parham
Principles of design Adapt existing spatial network to reverse cycle
Dr. Kayvan Karimi, Ed Parham
0 250 500
metres
Principles of design Adapt existing spatial network to reverse cycle
Dr. Kayvan Karimi, Ed Parham
Principles of design Distribution of functional components
Higher FARsPredominantly Commercial
Lower FARsPredominantly Residential and Social infrastructure
Land use/FARExposure to movement
Distribute land use and density in mixed use areas according to route hierarchy and exposure to movement (accessibility)
Primary blocks
Special blocks
Secondary blocks
Block type
Primary routes
Secondary routes
Route hierarchy
Tertiary routes
Dr. Kayvan Karimi, Ed Parham
Principles of design Distribution of functional components
Dr. Kayvan Karimi, Ed Parham
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Private lead landRoute-basedplot assembly (Scenario C)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Design Scenarios Flexibility
Dr. Kayvan Karimi, Ed Parham
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Private lead landRoute-basedplot assembly (Scenario C)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Scenario A
Private sector, super–block based redevelopment
Design Scenarios Flexibility
Dr. Kayvan Karimi, Ed Parham
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Private lead landRoute-basedplot assembly (Scenario C)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Scenario B
Private sector, route-based regeneration
Design Scenarios Flexibility
Dr. Kayvan Karimi, Ed Parham
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Private lead landRoute-basedplot assembly (Scenario C)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Scenario C
Public/Private, route-based regeneration
Design Scenarios Flexibility
Dr. Kayvan Karimi, Ed Parham
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Private lead landRoute-basedplot assembly (Scenario C)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Scenario D
Public lead, route-based road widening and self-organising regeneration
Design Scenarios Flexibility
Dr. Kayvan Karimi, Ed Parham
Projects need to optimise public investment. To make sure designs offer a viable option for private development cost models were developed.
Functional components Cost model
Dr. Kayvan Karimi, Ed Parham
Design guidelines: Sherafiyah
PrimaryPlot Area 81,477FAR 4.5Built Area 366,647Maximum plot coverage (ground) 100%Minimum plot coverage (ground) 80%Available plot area 81,477Maximum plot coverage (upper) 60%Minimum plot coverage (upper) 50%Available plot area 48,886
Land use Land use split Built Area Plot Area Min. no. of floors Max. no. of floors Average plot coverage Max ground floor area Max upper level area Min ground floor area Min upper level areaCommercial Retail 15% 54,997 12,222 6 7 12,222 42,775 9,777 45,220Commercial Office 15% 54,997 12,222 6 7 12,222 42,775 9,777 45,220Residential private 45% 164,991 36,665 6 7 36,665 128,326 29,332 135,659Residential social 20% 73,329 16,295 6 7 16,295 57,034 13,036 60,293Social infrastructure 5% 18,332 4,074 6 7 4,074 14,258 3,259 15,073
100% 366,647 81,477 6 7 69% 81,477 285,170 65,182 301,465
SecondaryPlot Area 40,428FAR 3.0Built Area 121,284Maximum plot coverage (ground) 80%Minimum plot coverage (ground) 70%Available plot area 32,342Maximum plot coverage (upper) 60%Minimum plot coverage (upper) 50%Available plot area 24,257
Land use Land use split Built Area Plot Area Min. no. of floors Max no. of floors Average plot coverage Max ground floor area Max upper level area Min ground floor area Min upper level areaCommercial Retail 5% 6,064 2,021 4 5 1,617 4,447 1,415 4,649Commercial Office 5% 6,064 2,021 4 5 1,617 4,447 1,415 4,649Residential private 55% 66,706 22,235 4 5 17,788 48,918 15,565 51,141Residential social 20% 24,257 8,086 4 5 6,468 17,788 5,660 18,597Social infrastructure 15% 18,193 6,064 4 5 4,851 13,341 4,245 13,948
100% 121,284 40,428 4 5 74% 32,342 88,942 28,300 92,984
SummaryFinancial model headlines Guidelines
Area of plots 121,905 121,905Proposal built area 487,620 487,931Average settlement FAR (financial model) 4.0 4.0Average plot coverage (financial model) 85.0% 71.3%Commercial Retail 65,057 61,061 13%Commercial Office 65,057 61,061 13%Residential private 227,639 231,697 47%Residential social 97,400 97,586 20%Social infrastructure 32,467 36,525 7%
Sherafiyah
Primary investment Land Buildings CompensationLand value sq m 1,000 Cost per sq m 1,000 Compensation per household 0No. of plots 799 Built area 324,563 No. of households 529Area of plots sq m 133,785
Government grant 0 Government grant 0 Government grant 0Total 133,785,000 Total 324,563,000 Total 0
Secondary investment Resettlement Demolition Road buildingCost per household 0 Cost per sq m 210 Cost per sq m 500No. of households 529 Area for demolition 324,563 Area for required 23,884
Government grant 0 Government grant 0 Government grant 0Total 0 Total 68,158,230 Total 11,942,000
Further investment Vacant land costs Serviced land costs Urbanised land costs Developed land costsCost of utilities per plot 0 Cost of utilities per plot 0 Cost of utilities per plot 0Plots requiring utilities sq m 0 Plots requiring utilities sq m 0 Plots requiring utilities sq m 121,905Cost 0 Cost 0 Cost 0
Government grant 0 Cost of public realm sq m 0 Cost of public realm sq m 0Total 0 Area of roads, public space 0 Area of roads, public space 23,884
Cost 0 Cost 0
Government grant 0 Cost of building sq m 2,425Total 0 Area of built space 414,477
Cost 1,005,106,725
Government grant 0Total 1,005,106,725
Revenue Revenue 1: Vacant 0% Revenue 2: Serviced 0% Revenue 3: Urbanised 0% Revenue 4: Developed 100%Value of land sq m 0 Value of land sq m 0 Value of urbanised land sq m 0 Value of built space sq m 3,775Area of land sq m 0 Area of land sq m 0 Area of land sq m 0 Area of land sq m 121,905
FAR 4.0Plot coverage 85%Area of built space 414,477
Total value 0 Total Value 0 Total Value 0 Total Value 1,564,645,874
Primary investment 0 Primary investment 0 Primary investment 0 Primary investment 458,348,000
Secondary investment 0 Secondary investment 0 Secondary investment 0 Secondary investment 80,100,230
Further investment 0 Further investment 0 Further investment 0 Further investment 1,005,106,725
Total cost 0 Total cost 0 Total cost 0 Total cost 1,543,554,955
Profit (value - cost) 0 Profit (value - cost) 0 Profit (value - cost) 0 Profit (value - cost) 21,090,919return 0% return 0% return 0% return 1%
Assumptions - existing values/costs Assumptions - potential values Total Cost 1,543,554,955
Existing land value sq m 1,000 vacant land sale value sr/sq m 2,000 Total Profit 21,090,919
Existing building value per sq m 1,000 vacant land rental value sr/sq m 2,000 Overall return 1.37%Compensation per household 0Cost of resettlement per household 0 serviced land sale value sr/sq m 3,000Cost of demolition per sq m 210 serviced land rental value sr/sq m 3,000Cost of road building per sq m 500
urbanised land sale value sr/sq m 4,000cost of electricty sr/sq m 0 urbanised land rental value sr/sq m 4,000cost of water sr/sq m 0cost of sewers sr/sq m 0 retail sale value sr/sq m 6,000cost of telecoms sr/sq m 0 retail rental value sr/sq m 6,000
office sale value sr/sq m 5,000cost of road surfacing sr/sq m 0 office rental value sr/sq m 5,000cost of pavement sr/sq m 0 private residential sale value sr/sq m 3,500cost of street lighting sr/sq m 0 private residential rental value sr/sq m 3,500cost of land scaping sr/sq m 0 social residential sale value sr/sq m 2,500
social residential rental value sr/sq m 2,500retail building cost 2,000 social infrastructure sale value sr/sq m 0office building cost 3,000 social infrastructure rental value sr/sq m 0private residential building cost sr/sq m 2,500social residential building cost sr/sq m 2,000social infrastructure building cost 2,500
Once we have an outline of the amount of development required, and the land use mix, it is easy to develop a set of design guidelines for massing
Functional components Cost model
Dr. Kayvan Karimi, Ed Parham
Secondary
5% Commercial retail5% Commercial office75% Residential15% Social infrastructure
3.0
70 – 80%
50 – 60%
4 – 5
Secondary
5% Commercial retail5% Commercial office75% Residential15% Social infrastructure
2.0
70 – 80%
50 – 60%
2 - 3
Primary
15% Commercial retail15% Commercial office65% Residential5% Social infrastructure
4.5
80 – 100%
50 – 75%
6 – 7
Primary
15% Commercial retail15% Commercial office60% Residential5% Social infrastructure
5.0
80 – 100%
50 – 75%
7 - 8
Guideline example one (preferred)
Land use distribution
Floor Area Ratio (FAR)
Plot Coverage (ground floor)
Plot Coverage (upper floors)
Building heights
Guideline example two
Land use distribution
Floor Area Ratio (FAR)
Plot Coverage (ground floor)
Plot Coverage (upper floors)
Building heights
Impact
Impact
There are a huge number of potential guideline combinations that satisfy the requirements of the population and financial model but what is the physical impact?
Design guidelines Option testing
Dr. Kayvan Karimi, Ed Parham
Detailed design guidelines developed to create consistent, high quality, safe, and inhabited public realm
Design guidelines Public realm character
Dr. Kayvan Karimi, Ed Parham
At all stages of project, consultation carried out with Residents, Local Municipalities, Omdahs, Developers, JDURC and Municipality
Consultation
Dr. Kayvan Karimi, Ed Parham
Slowing the cycle of decline
If the wider context to the project does not support the levels of investment required to implement changes to reverse the cycle of decline, what can be done to slow it, improve living conditions, and start to create the forces of change?
Dr. Kayvan Karimi, Ed Parham
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Private lead landRoute-basedplot assembly (Scenario C)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Design Scenarios
Dr. Kayvan Karimi, Ed Parham
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Private lead landRoute-basedplot assembly (Scenario C)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Scenario E
Public lead, community assisted improvement
Design Scenarios
Dr. Kayvan Karimi, Ed Parham
Current problems
What improvements need to be made to improve existing living conditions?
Poor access for vehicles (Cars, Security, Refuse)No Street lightingPoor access to Education facilitiesPerception of crimeNo PavementNo Road SurfaceNo connections to SewersStreets blocked by cars and rubbish (no Parking)Inadequate access to servicesNo access to Water mainsNo Storm Water DrainageNo connections to ElectricityPoor condition and lack of maintenance of buildingsPoor access to Health facilitiesUncollected rubbishPoor quality Public SpacesDifficult to establish local Economic Activity
Dr. Kayvan Karimi, Ed Parham
Analysis and strategic design Principles of design
How can improvements be implemented?
Improvements cannot be implemented across the whole settlement uniformly so a framework for improvement is required.
Route-based improvement of Access, Utilities, Public Realm and Face Lifting
Settlement-wide improvement of access to services and Social Infrastructure
Self-organising regeneration through guidelines and access to micro credit
Dr. Kayvan Karimi, Ed Parham
Define a spatial structure which can be used to analyse existing conditions and implement improvements
Route-based improvements
Access and Public Realm
Access Road WideningParking
Public Realm Road SurfacingStreet LightingPavements
Utilities and Services
Utilities Sewers
Surface DrainageWater Supply
Electricity Supply
Services Regular Refuse CollectionPolice Patrol
Socio-Economic and Social Infrastructure
Social Infrastructure Health Facilities
Hygiene Facilities
Education Facilities
Community Centre
Socio-Economic Micro-CreditMarket Places
Facelifting
Services Remove Abandonned Cars
Public realm Façade maintenancePublic Space
Dr. Kayvan Karimi, Ed Parham
Framework for improvements to Access, Public Realm and Utilities
Route-Based Improvements Access, Utilities and Public Realm
Dr. Kayvan Karimi, Ed Parham
8.0m Section allows access for vehicles, parking, utilities and pedestriansWhere more space is available additional parking or pedestrian space can be added
4.0 - 5.0m traffic
0.75 - 1m pedestrian
0.75 – 1m pedestrian
Upper levelsResidential usesPrivacy provided through screening
Ground floorCommercial uses
First floorResidential usesPrivacy provided through screening
2.0m Tolerance/parking
Route-Based Improvements Access, Utilities and Public Realm
Dr. Kayvan Karimi, Ed Parham
Route-Based Improvements Face Lifting (Valparaiso)
Dr. Kayvan Karimi, Ed Parham
Favela Painting, Rio de Janeiro, Brazil
Route-Based Improvements Face Lifting
Dr. Kayvan Karimi, Ed Parham
In the immediate term “Face Lifting” can be carried out to improve conditions quickly and cheaply.
This could involve re-painting facades, removing all abandoned vehicles and cleaning up Public Spaces.
Route-Based Improvements Face Lifting
Dr. Kayvan Karimi, Ed Parham
Use existing vacant plots to provide range of public spaces and other facilities based on plot size
Settlement-Wide Improvements Social Infrastructure
1,000 sq m +- Sports ground / public park- School- Community centre- Weekly market
250 – 1,000 sq m- Neighbourhood park- Clinic- Car parking
Less than 250 sq m.:- Local public space- Car parking- Hygiene facilities- Water taps
Identify existing vacant plots and provide social infrastructure
Dr. Kayvan Karimi, Ed Parham
Settlement-Wide Improvements Development allowances
Plot size (sq m) FAR Max Commercial land use Max height
Primary route Plot size < 300 0.0 N/A 1.0301 < Plot size < 625 1.0 100% 3.0625 < Plot size < 900 2.0 50% 4.0901 < Plot size < 2,000 2.5 40% 5.0
2,000 < Plot size < 3,000 3.0 33% 5.03,001 < Plot size < 5,000 2.5 40% 5.05,001 < Plot size 0.5 Case by case assessment 1.0
Secondary route Plot size < 300 0.0 N/A 1.0301 < Plot size < 625 1.0 50% 3.0625 < Plot size < 900 2.0 25% 4.0901 < Plot size < 2,000 2.0 25% 4.0
2,001 < Plot size < 3,000 1.5 33% 3.03,001 < Plot size < 5,000 1.0 50% 3.05,001 < Plot size 0.5 Case by case assessment 1.0
Tertiary route Plot size < 300 0.0 0% additional to existing 1.0301 < Plot size < 625 1.0 0% additional to existing 3.0625 < Plot size < 900 1.3 0% additional to existing 3.0901 < Plot size < 2,000 1.5 0% additional to existing 3.0
2,001 < Plot size < 3,000 1.5 0% additional to existing 3.03,001 < Plot size < 5,000 1.3 0% additional to existing 3.05,001 < Plot size 0.5 0% additional to existing 1.0
Plots do not have to be vacant or affected by access improvements to be redeveloped.
Owners may redevelop plots according to a set of Self-Organising Guidelines based on location and plot size
Dr. Kayvan Karimi, Ed Parham
Route-based improvements to access, utilities, public realm and face lifting
Settlement-wide improvements to social infrastructure
Self-organising regeneration of existing built fabric
Minimum Intervention Improvement Framework
Dr. Kayvan Karimi, Ed Parham
Implementation Flexible programme of Improvements
Some elements of the framework are flexible enough to be delivered early if the budget is availableIf additional budget is available, some items can move forwardIf less budget is available, key improvements can be chosen and the rest shifted back
Phase 1 Phase 2 Phase 3
Settlement Wide Design Guidelines/Self Organsinig Regeneration
Social Infrastructure
Social Infrastructure
Social Infrastructure
Route Based Project 1
Project 2
Project 3
Project 4
Project 5
Project 6
Project 7
Project 8
Project 9
Project 10
Project 11
Project 12
Project 5
Phase 1 Phase 2 Phase 3
Settlement Wide Design Guidelines/Self Organsinig Regeneration
Social Infrastructure
Social Infrastructure
Social Infrastructure
Route Based Project 1
Project 2
Project 3
Project 4
Project 5
Project 6
Project 7
Project 8
Project 9
Project 10
Project 11
Project 12
Project 5
Project Access and Public realm Facelifting Grand Total
Land Building Demolition Public Realm Lighting Total Façade Public Space Total
Phase 1
1 8,623 0 0 852,796 104 861,523 80,955 22,502 103,457 964,980
2 176,818 40,395 52,595 646,977 878 917,664 10,320 23,187 33,507 951,171
3 531,575 40,662 52,944 419,800 0 1,044,981 7,645 0 7,645 1,052,626
4 564,341 80,986 105,446 474,462 102 1,225,336 8,700 18,644 27,344 1,252,681
5 1,347,335 505,762 658,516 535,227 0 3,046,839 8,925 2,062 10,987 3,057,826
Phase 2
6 1,912,098 255,333 332,451 387,950 0 2,887,832 7,620 0 7,620 2,895,452
7 1,437,692 200,808 261,458 447,250 282 2,347,490 8,175 0 8,175 2,355,665
8 1,082,239 139,167 181,200 575,365 86 1,978,058 13,305 9,468 22,773 2,000,831
Phase 3
9 1,958,167 152,550 198,624 284,440 157 2,593,937 10,070 655 10,725 2,604,662
10 520,408 61,295 79,808 185,895 444 847,849 6,010 19,978 25,988 873,837
11 0 0 0 149,764 0 149,764 3,115 6,643 9,758 159,522
12 0 0 0 96,000 0 96,000 2,005 0 2,005 98,005
13 0 0 0 53,000 29 53,029 2,040 0 2,040 55,069
All Projects 9,539,295 1,476,959 1,923,042 5,108,925 2,084 18,050,304 168,885 103,138 272,023 18,322,327
Dr. Kayvan Karimi, Ed Parham
Public/PrivateRoute-basedregeneration (Scenario C)
Private lead Superblock-based redevelopment(Scenario A)
Maximum interventionMaximum investmentMaximum rehousingMinimum program
Private-lead Route-based regeneration(Scenario B)
Public-leadCommunity assistedimprovement(Scenario E)
Minimum interventionMinimum investmentMinimal rehousingMaximum time for transformation
Public-leadRoute based road widening(Scenario D)
Flexibility of implementation
Scenario hybrid
Dr. Kayvan Karimi, Ed Parham
Thank You!
The 8th Space Syntax SymposiumSantiago de Chile January 2012
Dr. Kayvan Karimi Senior Lecturer - Bartlett, UCL ; Director - Space Syntax LimitedEd Parham Associate Director - Space Syntax Limited
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