Housing & land use:

Housing Strategy Studies using the examples of Sydney & Glasgow

• 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)

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

• QOL definitional criteria for Housing :– Cost of housing;– Housing for 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:

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!)

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

• Australia’s commercial capital,

• Population:3.5 million, expected to grow to 5.3 million by 2031. Comparable to UAE emirates

Sydney cont’d• High growth rate (similar to UAE)• average household sizes anticipated to fall from 2.65 to 2.36 people per private

dwelling • will have a total of 2.2 million dwellings (currently 1.6 million)

• Will have a different population structure ex:– by 2031, there is likely to be about 700,000 more people aged 55 and above in the city

than in 2001– requires a range of housing options that is significantly different from the current

stock.

Sydney’s 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 by accessibility to affordable services, – environmental protection, – improved governance

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 .

Key Objectives of each metropolitan strategy

Note similarities & differences: (red denotes differences)

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

Notes• we can’t 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 according to local situation..

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) anticipated changes 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 declined in 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

Sydney Sydney:

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

UAE!• Growing similar requirements• Growth:

• by year 2010 Dubai population is projected to be 1.845 million - an increase of 432,000 people 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, July 20): 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)

UAE (cont’d)• 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 land for additional residential developments…with appropriate housing mix for different income levels (increased supply counteracts inflated prices… at appropriate locations!

• Note incoming Sydney strategy for doing so…

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

• 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

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.

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.

UAE

• Any state & local planning & collaboration,??• Not much state planning, each emirate plans on its own.. • What about regional or contextual planning/dev?• TOD? Centre dev?

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

• Gulf news(2006, December 9): Dubai and Sharjah '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,"

Sydney’s rail network, but is that of UAE effective??

UAE-cont’d• Too much new infrastructure, rather than making use of what’s 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.

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

Sydney’s 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 Sydney’s new housing needs to the year 2031 ……..think of UAE

UAE

Squared urban blocks

• Suburban expansion rather than densification.

• In land allocation for housing locals, land is not downgraded houses usually built before 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 design planning (cone shape &morphology of desert area

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

o Detailed Planning & estimating capital facilitieso Private directorate of ruler + 12 consultants & 15 contractors v.efficient approval, financing & implementation successful

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

Example of lifeless & non-appealing ‘residential’ area around AUS

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

Residents bring other Residents

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 of educating ‘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

UAE-cont’d• Land allocation for Housing ?• Housing & land use incompatibility:• Case of Madiant Moh’d bin Zayed…

• Sewage plant near houses• Mirdiff..

• Airport near houses• Ras Al Khaima:• Quaryying near houses!

1c.Sub-regional planning in Sydney (UAE?)

• For planning comprehensiveness

• Sydney: – different local governments : city divided into south, East, North, North East…etc 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 plans…etc (to achieve key objectives)

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

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 sufficient

employment 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?

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

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.

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

• Seniors Living SEPP guidelines (part of Local environmental plans)

• Also mechanisms for their effective public & private delivery, and to maintain their availability.

• UAE?

SHOP–TOP 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?

3rd action: Urban renewal/regeneration

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

– sub-regional planning identifying local centres for renewal.– partnerships– Innovative developer Government’s 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

4th Sydney Planning 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 what’s new)

For UAE?

Sydney’s 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

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

• UAE: EstatesDubai.com: “Tenants see discrimination among nationalities” (Indian Vs European!-landlord’s requirements real estate agents comply..

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

• Effectiveness of providing housing services (specialist agency allocation, housing advice, 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 (can’t sell or rent it.. Once & for all)

• special needs (ex: drug misusers ,learning disabilities, bachelors, housing alarms, room size & flexibility

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..

• Sources:• Gulfnews.com (2007, April 02) Housing demand in Dubai poised to continue soaring• http://www.gulfnews.com/articles/07/04/02/10115404.html• Gulfnews.com (2007, July 20) 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/24756.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 Sydney’s 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