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

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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

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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

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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.

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In Situ Planning Process in

situ

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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

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In Situ Planning Process in

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An overview which illustrates the integration between the two open spaces and renovated stairs.

Proposed Building Use Maphe

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Khatib Complex Functionshe

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Residential

LibraryCommunity Resource

Centre

Saket Complex Functionshe

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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

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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

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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.

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ce: p

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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.

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ce: p

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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

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ce: p

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• 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

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•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

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ent

Proposal

built

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ent

Proposal

Proposalbu

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Proposalbu

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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

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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

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ent

Cross-Sectionbu

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A cross-section of the garden, open space, café/ teahouse and changing street levels.

Wider Contextbu

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•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

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