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As-Salt:Steps to a Living Heritage
MSc Building and Urban Design in Development, UCL
19 May 2005
Enhance participatory processes through:•Involving local and community organisations in planning and implementation of projects•Increasing consultative processes in municipal interventions•Ensuring that interventions include the capacity building component and are culturally sensitive
Encourage design interventions which:•Facilitate social interaction through design•Enhance local skills and human capital•Accommodate the changing aspirations and lifestyle of the new generation•Recognise and utilise full potential of women and youth•Introduce more effective maintenance and upkeep processes
Recommendation Framework
Promote economic strategies which:•Generates local employment through tourism•Promote household awareness on how to capitalise on tourism potential•Increase access to loans for maintenance and construction•Retain Salti earnings and encourage inward investment
Improve the quality of the physical environment by:•Providing green/open, recreational/social interactive spaces•Promoting environmental awareness
All Interventions should support or take into account livelihood strategies
Recommendation Framework
Vision: To develop a living heritage for Salt
Living heritage: Enhancing the built and cultural heritage, while respecting the existing community, to adapt to changing contexts without compromising livelihoods.
Objectivehe
ritag
e
herit
age
Location
This heritage cluster, located in Jada’a, consists of three heritage complexes, a vital community, open spaces and access points.The process begins with clusters, which may or may not contain heritage buildings, and gradually impacts the surrounding area, leading to overall development.
• Community-driven• Resident-focused• For the greater public good• Involving mixed uses• Incrementally implemented• Tourist-friendly• Incorporates 24-hour functions• Uses adaptable spaces and functions
herit
age
Guiding Principles
Phased Implementation Strategyhe
ritag
e
Phase I:Foundation
Phase II:Planning
Phase III:Restoratio
nConsensus &
capacity building of Municipality
staff
Identification of heritage clusters
and target neighbourhoods
Community awareness campaigns
In situ planningConsideration of funding options
Engage universities, professionals, “working vacation” agencies
Interiors
Exteriors/facades
Outdoor
in si
tu p
lann
ing
Aim of In Situ Planning
• Increase social interaction• Create partnerships with community and NGOs• Assess community needs and aspirations• Serve as a tool to determine new building functions• Garner commitment to and interest in maintenance of area
In Situ Planning Process Preparation In situ
MeetingFeedback Presentation
•Identify target community and area•Identify appropriate information dissemination•Determine necessary process tools•Confirm meeting; estimate number of participants
•Organise participants in teams with two coordinators•Provide introductory explanation to familiarise with site and tools•Allow teams who are prepared to begin•Tools employed are flexible and should be adapted to the context of the exercise
•Prepare visual representation of community feedback from exercise•Present back to participants
•Present in-situ results and feedback modifications to potential donors, planning authorities, etc.
in si
tu p
lann
ing
In Situ Planning Process in
situ
pla
nnin
g
1 10
11 14
15
Greenery (trees, flowers, shrubbery)Street furniture (benches, lighting, swings)Fences
16 17 No car parking
18 Danger
Library
Artisan skill WorkshopOccupied building
Fences
19
20
21
23
22
In Situ Planning Process in
situ
pla
nnin
g
In Situ Planning Process in
situ
pla
nnin
g
An overview which illustrates the integration between the two open spaces and renovated stairs.
Proposed Building Use Maphe
ritag
e
Khatib Complex Functionshe
ritag
e
Residential
LibraryCommunity Resource
Centre
Saket Complex Functionshe
ritag
e
Residential
CafeInteractive
SpacesGarden
Community Fund: • for the upkeep of community facilities • sponsorships from private donors • monthly, nominal contributions by the community for
access to library, community resource centre, etc.
Repairing Lease: • government leases heritage building from owner at no
cost• government funds restoration incrementally • government collects rent from existing tenants• incorporates protective conditions with regards to rent
control, building sales, etc• post-lease period, building returned to owner
Funding Optionshe
ritag
e
Repairing Lease compared to Current SchemeRe
pairi
ng L
ease
Government leases from owner
at no cost
Government finances repairs
Government collects rent from
tenants
Building returned to owner
Curre
nt S
chem
e Government purchases building
Government gives incentives to
residents to leave
Government /funding body pays
for repairsCommercial tenant rents
space
Lease Period
Owner collects rent from tenants
Advantageshe
ritag
e
Advantages for community and Municipality:
Social/cultural:
•Strengthens community•Skills development for women and youth•Strengthens culture without commodification•Potential for tourism, while maintaining existing culture•Building uses that are appropriate to existing social context•Mixed functions•Youth activities outside the home
Built Environment:
•Clusters as opposed to individual buildings•General improvement of public and private space•Value of historic buildings maintained/increased
Economic: •Completed example will encourage private investment for future heritage clusters•Long-term financial benefits to owners and investors
Political: •Creates partnerships between community and local government
Two main financial conflicts:
1. The high cost of the repair of the buildings combined with the uncertain future revenue from these investment projects.
2. The divergence between the financial proposal of the municipality (i.e. purchase of heritage buildings) and the demand of the local property market (directly involving the needs of the residents).
In order to find solutions to these conflicts, we propose a two-staged solution.
Participatory Conservation and Property Development
finan
ce: c
urre
nt
situa
tion
The aim of the first stage is to reduce the cost of heritagebuildings conservation.
• Focus on the improvement of the environment and living conditions of the residents; holistic improvement of the historic core.
• Engage the local community in property development. The municipality will act as initiator and mediator whilst the investment will be provided by the private sector.
The second stage focuses on implementing free marketmechanisms which are more appropriate for long-termdevelopment, conservation of heritage buildings and
economicprosperity of the area.
Participatory Conservation and Property Development
finan
ce: c
urre
nt
situa
tion
decreasesMotivation for maintenance
and improvement
Poor holistic
environment
Low rent
Family Pride
Support of municipality
Higher
Revenue from new-
built property
Increase in Property
Prices
Poor living conditions
High Repair and
Maintenance costs
Absentee Landlordfin
ance
: cur
rent
sit
uatio
n
incr
ease
s
Motivation for maintenance
and improvement
Family Pride
Support of municipalit
y
Higher Revenue
from new-built
propertyPoor living conditions Low rent
Poor holistic environmen
t
Increase in property prices
High repair and
maintenance costs
Resident Landlordfin
ance
: cur
rent
sit
uatio
n
decreasesincr
ease
s
Motivation for maintenance
and improvement
Poor living conditions
Low financial ability
Low investment
security
High mobility
Poor holistic
environment
Increasing prices of new-built property
High repair and
maintenance costs
Low rent
Tenantfin
ance
: cur
rent
sit
uatio
n
decreasesincr
ease
s
New houses Heritage houses
Resident Landlord
Absentee Landlord
Tenants
Municipality
Private sector
?
Current Property Marketfin
ance
: cur
rent
sit
uatio
n
Heritage
buildings
Investment in tourism
Purchase of the heritage
buildings
Repair of heritage buildings
Low financial abilities
High cost of maintenance of heritage buildings
Unsu
stai
nabl
e fu
ndin
g
Single use of heritage buildings
Municipalityfin
ance
: ana
lysis
Current Scheme Analysis
Recommendations for Heritage
Buildings
Support Investment for mixed-
use activities
Property Rental
Property Repair and
Maintenance
Flexible Loan Repayments
Lower cost of heritage
conservation
Sust
aina
ble
Lower cost of maintenance
Short-Term Proposalfin
ance
: pro
posa
l
Proposal Rationale
Private sector
Investment in
Commercial Activities
Investment in Housing
Investment in Infrastructure
Municipality
Technical Support
Long-Term Proposalfin
ance
: pro
posa
l
The Role of the Municipality
• Focus on improving the living conditions of the residents.
• Seek alternative funding options - do not rely on foreign aid and tourism revenue.
• Act as catalyst for new investment.
• Mobilise and motivate the residents into taking initiative in the planning and implementation of solutions for their built environment.
• Provide the institutional setting for the provision of affordable housing, infrastructure and services.
finan
ce: p
ropo
sal
Management & Planning for the Municipality
• Establish a technical support office to provide advice and support to the residents/potential investors.
• Establish a financial award for Best Open Space. • Carry out in situ planning exercises. • Create a ‘heritage zone’ incl. the built environment,
natural environment and interstitial spaces. • Promote a holistic approach to
regeneration/economic development.• Set up a Heritage Buildings Fund.• Encourage flexible regulations for restoration of
Heritage Buildings.
finan
ce: p
ropo
sal
Technical Support Office
Information on Legal Rights
Information on Building Regulations
Information on Financial
Support
Mediate/ Contract between
landlord and tenant
Prepare layouts and document-
ation
Sust
aina
ble
Refer to Lending
Institutions
Technical Support Officefin
ance
: pro
posa
l
Financial Schemes
• Increase the existing Building Permit Fee for all new construction outside the ‘heritage zone’.
• Allocate the difference from the increase to the BPF Fee for; the Technical Support Office, financial award for the Best Open Space, refurbishment of Open and Green Spaces and contribution towards the Heritage Buildings Fund.
• Waive the Building Permit Fee for the ‘Heritage zone’.
• Carry out discussions with lending institutions to offer loans for repair and maintenance at more flexible conditions; small loans at lower rates over a longer repayment period. i.e. Emergency Loans for Repair and Maintenance
finan
ce: p
ropo
sal
• Use match funding to encourage resident investment for the refurbishment of Open and Green Spaces.
• Establish a Shareholders’ Scheme for the Restoration and Management of the heritage buildings.
• Create a Community Fund for maintenance costs of the community facilities.
• The government can agree on a repairing lease with a heritage building owner to lease the property for renovation.
Financial Schemesfin
ance
: pro
posa
l
Municipality Technical Support Office [Financial Unit]
Lending Institutions
Grant Funding
Owner Owner
Owner Owner
Owner Owner
Smal
l
Med
ium
Larg
e
Sub-schemesOwner Owner
Owner Owner
Owner Owner
Owner Owner
Owner Owner
Owner Owner
Mat
ch F
undi
ngHeritage Building
Fund
Refurbishment of Open and
Green Spaces
Award for “Best Open Space”
External Investors
Municipality 1/3
Investors 2/3
Shareholders
Overall Financial Strategyfin
ance
: pro
posa
l
Building Permit
Fee Revenues
[Set-up]
Additional Sources
Proposalbu
ilt e
nviro
nmen
t
•access routes, stairs and paths are linked, extended, cleared; street signage is standardised•green and open spaces are landscaped and linked with the main thoroughfares • spaces for recreation and social interaction are incorporated into the overall system of paths and stairs•clear distinction of private and public routes •open spaces can be given creative functions
built
env
ironm
ent
Proposal
built
env
ironm
ent
Proposal
Proposalbu
ilt e
nviro
nmen
t
Proposalbu
ilt e
nviro
nmen
t
On the Steps
A trellis on the stairs which provides a small, shaded seating area for passer-bys.
Walls which was covered by graffiti is cleaned.
Plants added as a cosmetic measure.
built
env
ironm
ent
Courtyard
A new wooden courtyard is cantilevered atop existing derelict green space.
Space has been modified as a new and innovative use, and can inspire thetransformation other derelict spaces in the area.
built
env
ironm
ent
Cross-Sectionbu
ilt e
nviro
nmen
t
A cross-section of the garden, open space, café/ teahouse and changing street levels.
Wider Contextbu
ilt e
nviro
nmen
t
•process can be applied to other areas in the Greater Salt area• clusters consist of open/green areas, communities, access points and heritage or non-heritage buildings•guiding principles:
• in situ planning•holistic integration of open and green spaces •re-adaptation of heritage buildings with creative land use functions•tourism-friendly, while remaining faithful to the lifestyle and cultural norms of its residents
End
Babar MumtazMona Khechen
Aferdita Bytyqi-CampbellPao DusitanondKarolina GrebowiecHelen LeeCecilia LindstromZhen Yong Lu PoNien Lu Sandhya MugveYen-Chong Wang
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