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Housing & land use:

Housing Strategy Studies using theexamples of Sydney & Glasgow

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Housing is usually the largest bulk of urban dev. & part of a v.complex urban system.

Dr Salem: per capita consumption of space in UAE: world highest for middle income nationals

in Dubai (71.4 as opposed to 31.5 sq.m in high income countries, 15.9 in middle income

For Abu Dhabi (year 2030)

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Housing as a QOL indicator

Housing: a basic human right, & one of the QOL indicators .

QOL definitional criteria for Housing :

Costof housing;

Housingfor all income groups; Housing Mix(diff types for all);

Quality/standards of housing

Housing is within the context Land use planning: as observed in the following

housing strategy:

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Sydney

Sydney Size:, one of the largest cities in its land size (=London & >double New York(1580 sq km)

Coastal city: Sydney is without sunshine for only 23 days of the year, attractive harbour

& Great Barrier reef tourist destination (Dubai!)

Australias commercial capital,

Population:3.5 million, expected to grow to 5.3

million by 2031. Comparable to UAE emirates

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Sydneys Housing vision

Vision: balancing growth with better quality development around transport

(TOD), & increasing supply of land & new releases for housing developments

Smart planning : protect suburbs by constraining & balancing urban growth in

centers & within transportation nodes)

Strategy for Housing structured to meet metropolitan strategy aims:

livability,

economic competitiveness by housing mixes,

equity byaccessibility to affordable services,

environmental protection,

improved governance

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General structure of housing strategy;

1. Background & review on current conditions

2. problems, needs and concerns identified

3. conclusions drawn

4. planning actions to be done- listed as key objectives of the metropolitan strategy.

6. sub-targets within each main objective to serve as detailed steps to achieve each .

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Key Objectives of each metropolitan strategy

Note similarities & differences: (red denotes differences)

Glasgow Sydney

A: To promote the regeneration of the city

B: To raise the citys housing in all tenures to satisfactory standards,

with afforable costs.

C: To meet peoples changing housing needs

D: To prevent and alleviate homelessness through the delivery ofeffective services

E: To ensure equality of access to housing irrespective of race,

gender, disability, age and sexual orientation and to monitor relevant

processes effectively

F: To promote effective delivery of housing services in the city.

1. Ensure adequate supply of land and sites

for residential development.

2. Plan for a housing mix near jobs, transport

and services.

3. Renew local centres

4. Improve housing affordability.

5. Improve the quality of new development and

urban renewal

similarities always tend to exist due to common temporary urban issues..

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Notes

we cant just imitate best practices/plans from other countries

Sydney studied its local conditions before strategizing its plan (to give direction)

Only the ideas in the plan maybe useful, but not the LUP itself..so plan accordingto local situation..

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Sydney report example-Background on local conditions

& conclusions -applicable to UAE

NOTE: The conclusions are used here to give HINTS for actions (the actual structure &

details of planning actions is presented later)

1) anticipatedchanges in household types require a wider mix of housing types

(Population growth , more bachelors & young ppl)

identify housing opportunities & zone residential dev

2)housing affordability has declinedin all major world cities as they became primary

economic hubs.

Economic & pop growth, investment, low interest rates strong housing demand moderate income housing most impacted-more than half the population

focus on those with upto 120% of median household income

Planning actions to prevent housing stress (social housing (UAE?), community housing

providers, housing schemes for duty exemptions& savings ex:in mortgages

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Sydney

Sy

d

ne

y

:

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Note that the rate of increase in prices is > rate of increase in income

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UAE! Growing similar requirements

Growth:

by year 2010 Dubai population is projected to be 1.845 million - an increase of 432,000people between 2006 and 2010.

housing inadequacy: Gulf news, 2007: Housing demand in Dubai poised to continue soaring

DCCI, 2007: projected expansion in pop demand for > 43,000 additional residential units in

2010 (international standard of 2.5 persons/room).40,000 to 50,000 housing units will be supplied

annually in Dubai

Population in Dubai & Sharjah almost equal, but housing units are less in Dubai, why? (UAE

National Census,200)

National housing: alot are on waiting lists..supply according to oil revenue, sustainable?

Housing un-affordability: inflation of prices

Gulfnews.com (2007, July20): Abu Dhabi residents were priced out of the capital's

housing market and many of them were forced to send their families home.;

ex: income 5,000-6,000 Dhs (50% of AD population)

"Residents, who are not granted company or government-provided accommodation,

are bearing the brunt," (social housing)

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UAE (contd)

Housing inaffordability:

Gulfnews.com (2006, Oct 09): bachelor accommodation problems, cramped, social

problems, health & safety risks..

construction of low-cost buildings.. in satellite towns??So far:accommodation

complexes for 300,000 workers (uaeinteract.com,2007, March 10 )

Actually for laborers working in AD urban development projects, not for middle-

low income residents..

need to use census results, zone landfor additional residential

developmentswith appropriate housing mix for different income levels

(increased supply counteracts inflated prices at appropriate locations!

Note incoming Sydney strategy for doing so

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3rd conclusion:State planning & local planning of strategic & local centres

Centres as Employment attraction areas (industrial, commercial, recreational, around

stations) major destinations, economically significant

focus development in centres (major & neighborhood)-

Benefits: vibrant spaces, TOD (sustainable), multiple use of CF, design & character of

urban space, local planning with public consultation economy

Collaboration: between State gov & local gov

Will also plan for resource lands, ecological & recreational areas beyond the urban area

Integrated into constituent of the Economy and Employment Centres and Corridor

Strategies contextual development

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strategy has identified different types of centres which will accommodate

development

(diff radii, size & number of shops & services, housing density & types..

From Local library, to school,shops,supermarket, butcher, hairdresser etc

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4th Sydney report finding:

DEVELOPMENT NEAR TRANSPORT:over the last 5 years, 43% of new housing in

existing areas has been located within easy access of public transport.

target:

locate more housing near transit nodes

increase the proportion to 66%

by year 2013.

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5th Sydney finding: density differences differences in evolutionary changes density in some parts of the city is

significantly higher than others.

Conclusion: the more recently developed areas can change positively just as older

centres of the city did.

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UAE

Any state & local planning & collaboration,??

Not much state planning, each emirate plans on itsown..

What about regional or contextual planning/dev?

TOD? Centre dev?

Dubai-Sharjah case (housing, jobs & commuting..

Gulf news(2006, December 9): Dubai andSharjah

'must cooperate to reduce traffic'

Al Shafei"There has to be an agreement to link the 2

emirates [Dubai and Sharjah]," will be reached in

near future ??

"The biggest challenges of RTA are the up-coming real

estate projects and the development of a transport

strategy to cope with the rapid growth in Dubai,"

Sydneys rail network, but is

that of UAE effective??

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UAE-contd

Too much new infrastructure, rather than making use of whats existing..

Scattered & suburban development & sprawl

Broad guidelines for planning actions:

Urban infill development, Downtown revitalization, compact building design, mixed

use developments, zone for higher densities, Density transfers & TDR counteract

sprawl & demand for C.F ,energy & water

Align transit with other developments (ex: residential & commercial), Non-motorized

transportation planning & design accessible sustainable transport, pedestrian

friendly community

Cluster development (to get density for saving unbuildable portions of land ex:

mountains, wetlands, native desert, green space ) Preserve open space, native

desert, ecological& coastal areas

Strategies for Stakeholder Collaboration and input in the decision making process for a

proposed land use public participation & interest.

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Key factors affecting density choice

Cost of development (if highhigh rise dev

Availability of land

Cost of operation & mainatainance of the residential development.

Support of mass transit

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Sydneys 1st action:(applicable to UAE?)

A. ensure adequate supply of land and sites for residential development.

B. Land release strategy:

past (only land that is serviced by infrastructure)

New Growth Centre Plan (release new land & low density areas with detailed planning for housing & C.F (to

accommodate the rapid growth)

Part of Local Environmental Plan.

will provide for 40% of Sydneys new housing needs to the year 2031 ..think of UAE

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UAE

Squared urban blocks

Suburban expansion rather than densification.

In land allocation for housing locals, land is not downgraded houses usually builtbefore the rest of C.F. land is not habitable

UAE Case studies: (interview with AD planning directorate):

#1: Al Shamkha area, along SweihanIn native bare desert land (no services)

challenging in its designplanning

(cone shape &morphology ofdesert area

special case: direct request from the former ruler(sponsor & monitor to finish in 1.5 yrs)

o Detailed Planning & estimating capital facilities

o Private directorate of ruler + 12 consultants & 15 contractors

v.efficient approval, financing & implementation

successful

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` was not successful despite its simple and usual grid iron design

` Land for locals

` Both sides (residents and government) depending on loans

` Each side waiting for the other!

` after 20 years: still a lifeless area, no residents & C.F. (only 30% finished)

` Manager of town planning:reasons are not clear: Is it not enough money..or residents?

#2 The Opposite! Khalifa Alif area

E

xample of lifeless & non-appealing residential area around AUS

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Area nearby AUS: Once some people colonize and capital facilities areavailable in an area, it becomes appealing for others to reside in there.

Residents bring other Residents

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` One way planning, coming from the powerful authoritarian side (ruler, his private

directorate, municipality) need of public participation & stakeholder contribution

`Emphasizing design as a challenge over planning (design background)

need ofeducating planners (more like designers) about the definition & extent of the

planning profession.

` prioritization of roads as base for design of urban blocks (traditional design rather

than modern tracking for pedestrian environment) need to update UAE planners

on new design & planning strategies, ex: smart growth, public spaces, NMT

Implications from Al Shamkha case

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UAE-contd

Land allocation for Housing ?

Housing & land use incompatibility:

Case of Madiant Mohd bin Zayed

Sewage plant near houses Mirdiff..

Airport near houses

Ras Al Khaima:

Quaryying near houses!

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1c.Sub-regional planning in

Sydney (UAE?)

For planning comprehensiveness

Sydney:

different local governments : city divided into south, East, North, North Eastetc sub

regions.. strategy for long term possible housing distributions

sub regional housing capacity targets: supply development sites in excess of

forecasted demands (for affordability)

Focus new development in strategic & local centres /corridors, monitoring

trends plansetc (to achieve key objectives)

partnerships between state & local government, and with associations & agencies..)

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1d. Monitor Future Housing & Employment Supply (UAE?)

housing potential assessments

determine levels & locations of zoning capacity infrastructure planning

Monitor market for commercial, retail and industrial lands :

understand the employment demands and available supply

develop plans for needed retail floor space capacity for sufficientemployment zone commercial areas

encourages nearby residential development (in centres)

Also could be as part of a strategy to

alleviate any homelessness (by

decreasing unemployment)

UAE?

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1.e. increase usage & viability of existing housing stock

redevelop existing apartments & encourage higher occupation of existing dwellings

(make use of existing infrastructure)

Ex: second kitchens, design standards for underground parking & accessibility for

disabled people

BUT: increases costs of reform

Applicable to UAE?

SOME HOUSES MAY CONTAIN

MORE THAN ONE DWELLING

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2nd housing action: housing mix (for UAE?)

2a. plan for a housing mix near jobs, transport and services

VIBRANT SPACES

large residential population

high land values high rise developments zone for them!

Example: Kogarah Town Square , Sydney (mix of retail, commercial, basement

parking, hospital, banking sector, traditional main street.

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housing mix-2b. self care housing for seniors &

disabled

Seniors Living SEPP guidelines (part of Localenvironmental plans)

Also mechanisms for their effective public &

private delivery, and to maintain their availability.

UAE?

SHOPTOP HOUSING

PROPOSED AGED CARE

Housing mix-2c. market analysis

to guide local environmental plans

To meet needs of a changing and ageing

population whist considering market trends. wide range of housing in a flexible market

appropriately located affordable housing

UAE?

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3rd action: Urban renewal/regeneration

Sydney: 3rd action: renew local centres; by:

sub-regional planning identifying local centres for renewal.

partnerships

Innovative developer Governments renewal agency

Revitalized centres will then serve as models for other areas

In Sydney: State owned sites: significant area catalysts for the urban

renewal assessed and evaluated comprehensively(in relation to open space,

facilities, surrounding areas) contextual dev

Issues possible in UAE:

Favoring suburbanization rather than redeveloping lower density areas or

downtown..

government investing in key projects for downtown attractive dev ( here housing )

land reclamation and funding (infrastructure & transport

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4th SydneyPlanning Action: housing affordability

developing economically prices increasing..

a. special committees, strategies & programs, focus on moderate income.

b. major property owners (via market:7.5%)

c. support social housing, community housing providers

d. high rise dev (in urban renewal centres, corridors and major residential/mixed use..sites

Other possible options: facilitated national mortgage and rent schemes (to enable

tenants to stay in their homes

investment in old, disrepaired housing (stays cheaper than whats new)

For UAE?

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Sydneys 5th key action

Improve the quality of new development and urban renewal; Achieved by:

a. good design/ urban design & competition./ landmark site design attractive

b. local gov training & education

c. design quality criteria d. local cultural & environmental plans (art is an element)

Other possibilities (not in strategy):

Develop quality specifications.(now energy efficiency & environment important

Upgrade/ invest in old disrepaired housing

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Other issues

Equality of access to housing (irrespective of race, gender, etc)

UAE: EstatesDubai.com: Tenants see discrimination among nationalities (Indian

Vs European!-landlords requirements real estate agents comply..

need of monitoring, policies & housing for all types..

Effectiveness of providing housing services (specialist agency allocation, housingadvice, stakeholder participation?)

Homelessness, ex in Glasgow: chronic problem

UAE: current housing stress may lead to this problem..

re-housing (UAE: rigid local housing location & size because of policy& funding

strategy (cant sell or rent it.. Once & for all)

special needs (ex: drug misusers ,learning disabilities, bachelors, housing alarms,

room size & flexibility

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General Census

issues

Why important

Using results in actual planning

Need of Relevant, high quality, timely information..

Scope & contents for housing plans: Population demographics, with social & economic charactersitics

Building & housing characteristics

Ex:# of buildings, housing units, locations, cost/types of materials, crowding,

overcrowding,# of ppl/unit, future demand..

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Sources:

Gulfnews.com (2007, April 02) Housing demand in Dubai poised to continue soaring

http://www.gulfnews.com/articles/07/04/0 2/10115404.html

Gulfnews.com (2007, July20) Low cost housing for bachelors in Abu Dhabi, Retrieved March 4, 2008, from http://www.gulfnews.com/articles/07/07/20/10140374.html

uaeinteract.com (2007, March 10 ) Dh2.5b accommodation complexes for workers to be built in Abu Dhabi,

Retrieved March 4, 2008, from

http://uaeinteract.com/docs/Dh2.5b_accommodation_complexes_for_workers_to_be_built_in_Abu_Dhabi/24

756.htm

Gulfnews.com (2006, Oct 09) Housing for bachelors in Abu Dhabi under study

, Retrieved March 4, 2008, from http://archive.gulfnews.com/articles/06/10/09/10073324.html M. Al Serkal, Mariam (2006, December 9), Dubai and Sharjah 'must cooperate to reduce traffic'.

archive.gulfnews.com, Retrieved May 17, 2007, from http://archive.gulfnews.com/indepth/trafficwatch/dubai-

sharjah_road/10088058.html

NSW Government, nd, City of Cities; A plan for Sydneys Future-Housing Strategy for Sydney

http://www.metrostrategy.nsw.gov.au/dev/uploads/paper/housing/index.html

Glasgow City Council, 2007, Glasgow's Local Housing Strategy 2003-2008, retrieved March 10 2008 from

http://www.glasgow.gov.uk/NR/rdonlyres/93E7E617-DA68-4EEE-A064-9EC109B011B9/0/lhs_230404.pdf Sydneycity.net, 2008, Sydney Facts retrieved March 15 2008, from

http://www.sydneycity.net/sydneyfacts2.htm

http://www.estatesdubai.com/2007/03/tenants-see-discrimination-among.html