INSTITUT D URBANISME DE L ALBA UNIVERSITÉ DE BALAMAND Masters in Urban Planning Thesis Presentation

Transcription

1 Prepared under the supervision of Dr. Chris7ne Mady July 18 th 2014 INSTITUT D URBANISME DE L ALBA UNIVERSITÉ DE BALAMAND Masters in Urban Planning Thesis Presentation : The cases of Saifi, Bachoura and Zokak El-Blat. By David Aouad

2 1. Research Question and Objectives! 2. Interim Spaces and Temporary Use in the City! 3. Non-Constructible Parcels in Municipal Beirut! 4. Methodology! 5. Comparative Analysis of Case Studies! 6. Recommendations! Table of Contents

3 !!!!! How can non-constructible parcels within Municipal Beirut host temporary use programs that are integrated within the urban fabric?! Research Question and Objectives

4 Objectives Identify the non-constructible parcels within one part of Municipal Beirut, Validate the reasons behind the current non-constructability status of these parcels, Classify the non-constructible parcels by types in order to identify which can be used for a temporary use program, Examine the different drivers behind new urban strategies for urban planning and how temporary use programs emerge as a result of these strategies, Define a strategy for the temporary use of non- constructible parcels and surfaces, Propose new regulations to facilitate the integration of the nonconstructible parcels in the current urban fabric, Set a systematic framework for further similar studies of other areas in Beirut. Research Question and Objectives

5 Temporary use refers to temporary activation of vacant or underused land or buildings with no immediate development demand. Hence, any use of space for other than its common use for a specific period of time is temporary use. While the term temporary use is used when referring to the activities themselves, the term interim refers to the residual spaces being assigned a program of a temporary use nature. Colomb, 2012 Interim Spaces and Temporary Use in the City

6 Source: David Aouad Interim Spaces and Temporary Use in the City

7 In Summary: the Drivers There are numerous drivers and conditions for temporary urbanism that help elaborate user oriented tactics of temporary users, i.e. the ways users use a site: Vacancy due to the low economic growth rate and the high unemployment rates (Berlin) and the continuing rise in the amount of vacant retail floor space in town centers (UK). The revolution in the workspace with the rise of flexible working and the intensity in the use of space where work is becoming a sequence of temporary projects that are diverse in range and may operate from different bases within the city Extremely developed communication systems impact the use of space and encourage mobile urban lifestyles and help develop smart cities. Interim Spaces and Temporary Use in the City

8 In Summary: the Context Spatially, time gaps or spatial vacuum could indicate how receptive is a city to the implementation of such programs. Socially, interim spaces could reduce antisocial behavior and stimulate the sense of place. Economically, even though on short-term they seem promising, the long-term effects of these spaces remain unclear. Finally these strategies could help with the preservation of a heritage and encourage sub-cultures that push for exchange of local knowledge in the city. Interim Spaces and Temporary Use in the City

9 In Summary: Urban Strategies Bottom-up strategies starting with the understanding of user s needs and the acknowledgment of the potential of residual spaces: Long or short-term strategies; Availability of resources; Leading local authorities or intermediary agents; User driven developments pushing for collaboration or centralized Obstacles that could apply to Beirut context: Conflicts between temporary uses and future developments in urban planning The lack of social acceptance of some temporary uses Existing bylaws and slow bureaucratic legal reforms Interim Spaces and Temporary Use in the City

10 In Summary: the Tools There are different tools that are used in some cities today, in order to exploit residual spaces and implement temporary use programs: Permits (applied by the Beirut Municipality) Agreements and contracts Short-term leases and adaptive rental policies Freeing up vacant public spaces for temporary use Providing benefits for private owners who support temporary uses Funding and sponsorship. Interim Spaces and Temporary Use in the City

11 Source: David Aouad The urban fabric generated by the major road networks, since the Danger master plan in 1932, led to fragmented road infrastructure and subsequently to the creation of residual and left-over parcels and surfaces. Non-Constructible Parcels in Municipal Beirut

12 How are NC parcels acknowledged by Lebanese laws and regulations? 1.Through Article 2 of the decree n 5550/73 The parcels are not identified as an entity (with a parcel number); they are part of a bigger parcel. Not the object of this thesis. 2.Through Article 5 of the decree n 6285/54 Acknowledges them as unique entities (with a parcel number identification). By elimination through the minimal areas and dimensions for constructible parcels table. Source: David Aouad Non-Constructible Parcels in Municipal Beirut

13 If we proceed by elimination Source: David Aouad Non-Constructible Parcels in Municipal Beirut

14 Source: David Aouad Non-Constructible Parcels in Municipal Beirut

15 Source: David Aouad Methodology

16 Source: David Aouad Methodology

17 Source: David Aouad Methodology

18 Source: David Aouad Comparative Analysis of Case Studies

19 77/423 18% 118/ % 151/559 27% L e g e n d District_Limits Saifi_PRCLS CST_Status C L e g e n d Bachoura_PRCLS CST_Status C L e g e n d ZokakElBlat_PRCLS CST_Status C NC_Built NC_Built NC_Built NC_Unbuilt Meters NC_Unbuilt Meters NC_Unbuilt Meters Table 1: Number of parcels/non-constructible parcels in all study districts Saifi Bachoura Zokak El-Blat 50 SqM Total parcels (No) NC parcels (No/%) Source 1: By author (18%) 118(14.5%) 151(27%) Source: David Aouad Comparative Analysis of Case Studies

20 Table 1: Number of non-constructible parcels and respective areas (m2) according to their proximity to roads Saifi Bachoura Zokak El-Blat Source 1: By author AMR ASR ATR NAR 30(1407) 19(959) 8(370) 26(975) 71(3136) 53(2961) 57(2675) 16(1261) 61(2736) 70(4087) 5(223) 22(1346) 15% of non- construc7ble parcels in all three districts that are currently not accessible or least exposed. 37% of non- construc7ble parcels in all three districts that are adjacent to a main artery or road or highly exposed. 48% of non- construc7ble parcels in all three districts that are either connected to a secondary or ter7ary road or less exposed Source: David Aouad Comparative Analysis of Case Studies

21 DEMOLISHED SAIFI 1079 RUINS DISTRICT S CONVIVIUM 6 SAIFI 477 SAIFI HOMES DALAL BLDG SAIFI SUITES SAIFI VILLAGE 2 MEDCO STATION DEMOLISHED RESIDENTIAL RESIDENTIAL CENTRALE RESIDENTIAL GARDEN SAIFI VILLAGE BEIRUT DIGITAL DISTRICT RESIDENTIAL CITY INTERNATIONAL SCHOOL DEMOLISHED RETAIL BEIRUT GATE GAZ STATION RESIDENTIAL OFFICE BLDG RESIDENTIAL RESIDENTIAL RESIDENTIAL PARKING RESIDENTIAL ACHRAFIEH CAFERES DEM GREEN AREA NEW TUNNEL RESIDENTIAL RESIDENTIAL RESTAURANT PROJECT 419 VACANT LAND NEW PROJECTS RESIDENTIAL RESTAURANT RESTAURANT RES L e g e n d RESIDENTIAL L e g e n d REATAURANT District_Limits RESTAURANT RESTAURANT UPDATE_2013_Saife RESTAURANT HUGO 43 RESTAURANT MONOT 38 Date Built 1963 Built Saifi_PRCLS CST_Status C NC_Built NC_Unbuilt LE PATIO RES Meters NEW_TUNNEL District_Limits UPDATE_2013_BACHOURA Date Built 1963 Built Bachoura_PRCLS CST_Status C NC_Built NC_Unbuilt NOOR TOWERS NEW PROJECTS NEW PROJECTS Meters L e g e n d RESIDENTIAL District_Limits UPDATE_2013_ZOUKAKELBLAT Date Built 1963 Built ZokakElBlat_PRCLS CST_Status C NC_Built NC_Unbuilt Meters Sectarian divide / Social divide: Contras7ng profiles will guide temporary use program implementa7on. Gentrifica7on in Bachoura Real estate surge in different sectors / Economic slow- down. Source: David Aouad Comparative Analysis of Case Studies

22 31/46(U) 59.7% 79/118(U) 59.9% 63/89(U) 58.5% L e g e n d L e g e n d Nature_Of_Use COMMERCIAL PARKING PART OF NEW PROJECT PART OF NEW ROAD PASSAGE RESICENTIAL-OLD RESIDENTIAL RESIDENTIAL-OLD RESIENTIAL-OLD Nature_Of_ COMMERCIAL PART OF NEW PROJECT PART OF NEW ROAD PASSAGE RESIDENTIAL_OLD VACANT LAND VACANT LAND_GARDEN District_Limits VACANT LAND VACANT LAND_GARDEN District_Limits L e g e n d Nature_of_Use COMMERCIAL COMMERCIAL-RENOVATED GUARD HOUSE PART OF NEW PROJECT PART OF NEW ROAD PASSAGE RESIDENTIAL RESIDENTIAL OLD RESIDENTIAL-EXT RESIDENTIAL-OLD RESIDENTIAL-UC RESIDENTIAL_UC VACANT LAND VACANT LAND-DUMP VACANT LAND-ENTRANCE VACANT LAND-GARDEN VACANT LAND-GENERATOR VACANT LAND-PARKING District_Limits Meters Meters Meters Table 1: Number of built and un-built non-constructible parcels Saifi Bachoura Zokak El-Blat NC-Built NC-Unbuilt Source 1: By author 37.2% (26.4% of the total area) of non- construc7ble parcels in all three districts are Vacant Land 22% of non- construc7ble parcels in all three districts are Right of Ways 2% are Commercial and 28.3% (41.5% of the total area) are ResidenCal Source: David Aouad Comparative Analysis of Case Studies

23 Does Beirut Municipality have a strategy for the implementation of temporary u s e s o n n o n - c o n s t r u c t i b l e p a r c e l s? Comparative Analysis of Case Studies

24 Urban Strategy for temporary use implementation in Beirut Rather inexistent Non-constructible parcels as a potential resource not acknowledged Developments are still promoter oriented rather than user oriented No committee to short list potential sites and define user s needs No resources or funding are available. Planning strategies are still very classical and rely heavily on traditional tools such as land consolidation and re-parceling. Comparative Analysis of Case Studies

25 Permits for temporary use on publicly owned land: Beirut Municipality Permits only granted on Municipality property Case by case study Muhafez has last call Duration of the procedure and bureaucratic slowdown Costly No team No strategy Comparative Analysis of Case Studies

26 Recommendations

27 Urban Strategy The proposed urban strategy dedicated for the implementation on temporary uses on non-constructible parcels will have to be of a tactical nature where temporary use is applied as part of a long-term vision for the regeneration of the city with adequate resources to back it up. It should be consistent in the sense that it is strategically focused on the implementation process. Recommendations

28 Urban Strategy: Implementation by phases Phase 1: All publicly owned vacant land The easiest to implement by reforming permits procedures from Municipality and finding resources. Phase 2: All privately owned vacant land Cooperation, short term leases, agreements and PPP with incentives. Phase 3: All illegally built land The hardest since it requires dealing with people living in residential buildings. The implementation of this strategy requires in some cases that urban operations be applied. Recommendations

29 Source: David Aouad Recommendations

30 Table 1: Example 03 / Urban Operations Plots involved Status of the Built Land Consolidation/Demolition 208,209,214,136 Residential Land Consolidation/Demolition ,1381 Residential Source: David Aouad Recommendations

31 CONNECTIVITY Source: David Aouad Recommendations

32 Source: David Aouad Recommendations

33 Thank you.