Urban Regeneration to Reclaim Sustainability in ...

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Urban Regeneration to Reclaim Sustainability in Cities: The Case of Down Town Riyadh, KSA Noor . N . Tayeh School Architecture, Faculty Architecture & Digital Design, Dar Al Uloom University, Kingdom of Saudi Arabia [email protected]

Abstract: As a result of rapid urbanization in developing countries over the past 20 years, cities have experienced massive growth beyond their traditional downtowns. In the case of the Saudi capital Riyadh, the expansion of the city and the emerging of new modern centres had caused the central down town to lose its former role and to fall into a stat of decline. In 2013 a new plan was introduced for a regeneration project in this area, with the goal of its revival and transformation into a national, historical, administrative and cultural centre. In order to understand this plan in terms of its contribution to sustainability, this research conducted an analysis based on the application of sustainability indicators from the International Sustainable Building Tool for Urban Planning. Results of the study demonstrated how plans were successful in accounting for most sustainability indicators. However, few essential issues were not considered and were highlighted as well. The study showed the significance of sustainability indicators as a methodology and how they can be an effective tool for driving successful science- based urban planning to inform decision making processes in a city. Keywords: Sustainable development, urban regeneration, Sustainability indicators, Riyadh City.

Introduction Many cities across the world are experiencing extraordinary growth and Riyadh is one of the fastest growing cities in the Middle East. The city, with a population of less than 15,000 people at the turn of the last century, now has a population of about four million people and it is projected to expand to about 8 million by the year 2030 (UN HABITAT, 2016). As the city continued to grow, its functions continued to change as well. This change was not necessarily positive, as it had caused older areas within the city fabric to lose their attractiveness and competitiveness. One clear example is the city down town area. Historically, Riyadh central area formed the heart of the city with the seat of government and the main mosque in addition to a vibrant commercial centre that was severing the entire region. Recently however, the area has been going through fast decline and no longer functions as the down town for the city. Recognizing this, local authorities are seeking to develop the area in order to retain its former glory and better integrate it within the city. For this purpose, a regeneration plan has been proposed with the goal of creating a livable, vibrant, and sustainable city center. Hence, within this development framework, the research is highlighting the issue of sustainability in the built environment.

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It is believed that cities will give answers to a sustainable future, since they are the largest resources consumers of the planet and the largest generators of waste, but cities are also the place where it is possible to act more effectively to save the planet (Castanheira, 2014). So eventually, the question of sustainability cannot be overlooked when discussing urban development in today's cites. In this regard, urban regeneration is considered as one of the fundamental mechanisms for achieving sustainable urban development. It contributes towards sustainability through the ‘recycling’ of land and buildings, reducing demolition waste and new construction materials, as well as reducing urban sprawl, and facilitating compactness of existing urban areas (Turcu, 2012). Urban regeneration is mainly targeting the improvement of city centres, former industrial areas, and housing areas facing decline due to intersecting pressures. Typically, urban regeneration actions involve economic, social and physical improvement measures. In this sense, sustainable urban regeneration is understood as regeneration actions, policies and processes within a city, which address interrelated technical, spatial and socio-economic problems in order to reduce environmental impact, mitigate environmental risk, and improve environmental quality of urban systems (Czischke et al, 2015). Hence, with the aim of supporting decision-making in urban regeneration, this paper proposed an indicator-based approach for the assessment of down town regeneration plans in Riyadh city. The goal is to find out how principles of sustainable development are being considered in the future plans and how these plans are contributing to the enhancement of the urban environment in the area. Theoretical Background Study Area; Riyadh Down Town (Central Area) The Central Area covers around 1,500 hectares and is the traditional heart of Riyadh, but its current development character does not reflect the importance of the Central Area to the city as the area has seen many changes over time. In the past it was an area where Saudi locals lived in a traditional, low density, ‘human’ environment with the area being recognized as the Kingdom’s Seat of Government. More recently however, it has become an area dominated by problems and inhabited mainly by low income, non-Saudi expatriates (80% of the residents). The character has changed, as has its physical condition, neglect and decay is apparent in many parts (ATKINS, 2012).

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Figure (1): Central area location within the city of Riyadh and current land use (Source; ADA)

As a result of decline, a number of key challenges have been identified that face the Central Area and its long term future, including; Deterioration of a number of valuable historic buildings, Lack of services and public facilities, High traffic density, a lack of sufficient parking and pedestrian walkways, and deteriorating social conditions including high levels of criminal activity (ATKINS, 2012). To address such issues, as well as respond to the overall vision for the City as set out within The Metropolitan Development Strategy (MEDSTAR), the Arriyadh Development Authority (ADA) has set out to establish a Visionary Concept Plan and high level Implementation Framework capable of guiding future work on the regeneration of the historic centre of Arriyadh (ATKINS, 2013). The plan objectives include conservation of urban and cultural heritage, preservation of the existing commercial activities, creation of more employment opportunities, diversification of housing patterns, achievement of social and demographic balance, and consolidation of urban security, as well as improvement of the area's road network and public utilities (Arriyadh Development Authority, 2015).

Sustainability Indicators In recent years, assessment tools with various indicators have been developed and applied in different contexts to determine the level of sustainability in cities. They work as a guide to help cities and urban areas in the achievement of more sustainable developments. Such tools include; Building Research Establishment’s Environmental Assessment Method (BREEAM), Sustainable Building Tool (SBTool), and Leadership in Energy and Environmental Design (LEED) (Braganc et al., 2010). They form the basis for the other approaches used throughout the world and are usually based on several indicators to be evaluated according to different categories related to design and construction features of buildings and neighborhoods, resulting in a score or rating for sustainability.

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As cities and organizations are focusing on the development of indicators to measure progress, it can be stated that such indicators should closely be associated with the main objectives of sustainable development where they can be used to assess the achievement of a city or a community providing both quantitative and qualitative data (Marzukhi et al, 2011). In this sense, indicators are able to assist urban planners, local authorities and other key stakeholders to support an analysis of new developments, as well as of existing districts, from an environmental, social and economic point of view. A vast number of indicators have already been developed and suggested worldwide. Therefore, it is possible to adopt indicators and indicator sets from already existing international or national approaches to the assessment of sustainability in cities and districts. However, Special attention should be paid to the examination of data availability and the selection of information sources (Lützkendorfa & Balouktsia 2017). In the upcoming section, the indicators adapted for this study are going to be viewed along with their scope.

Figure (2): The proposed regeneration master plan for central area (Source; ATKINS 2013)

Research Framework Empirically, there are few studies which focus on single developments and their performance against specific assessment tools. Hence, it is essential to address this issue with more investigation in different contexts. In the case of urban districts, the assessment can aid in the identification of problem areas, the development of strategies for improvement and the ongoing monitoring of the success and impact of the adopted sustainability interventions and measures (Lützkendorfa & Balouktsia 2017). 4


This study investigates sustainability within the proposed regeneration plan for down town central area of the Saudi capital Riyadh. The assessment methodology adapted a number of indicators from the Sustainable Building tool for urban planning (SBTool- UP) which is used for assessing the sustainability of the built environment, particularly, urban planning and urban regeneration projects. The SBTool- UP is based on the international Sustainable Building tool designed for the assessment of buildings and was developed by the Laboratory of Building Physics and Construction Technology in the University of Minho, Portugal. It was also utilized in the assessment of several regeneration projects across Europe and it has proved its usefulness regarding the evaluation and comparison of developments to determine best practices in sustainable urban regeneration (Castanheira et at, 2013). It is important to point to the fact that a large number of studies have been conducted in terms of regeneration impacts with the focus on one certain aspect of impacts, like social or economic. Hence, this study is taking a more comprehensive approach addressing environmental, social, and economic factors which is indicated in the choice of indicators to be analyzed. According to data availability, 17 indicators have been selected from the 40 indicators outlined in the SBtool- UP. They present the three dimensions of sustainability as follows; 6 from the Environment category, 8 from the Social category, 2 from the economy category. To assess the presence of these indicators in the proposed regeneration master plan, a content analysis was conducted including a systematic reading of the proposal text, figures, tables, and maps provided by Arriyadh Development Authority and the consultant firm ATKINS. Results of the analysis are presented in tables 1,2,3 comparing performance between the existing situation and the future plan against the selected indicators. The comparison was conducted to help identify current conditions within the study area, highlighting proposed improvements and allowing for a more comprehensive understanding of the area under study.

Analysis & Results The goal of the study was to evaluate the regeneration plans for Riyadh down town central area against sustainability indicators adapted from the international SBtool for urban planning. According to these indicators, a comparison between the current situation of the area and a future scenario based on a comprehensive development plan was conducted to investigate the proposed enhancements and how they can contribute to the creation of a sustainable environment.

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Built environment rehabilitation

Percentage of existing structures rehabilitated and reused

Distribution of green spaces

Percentage of green spaces

Renewable energy

Percentage of consumed energy from renewable energy produced on site Index of water reuse

Energy

Ecology and biodiversity

Land use & infrastructure

Table (1): Environmental Indicators Analysis Categories Indicators Parameter Density & Percentage flexibility of of areas with uses flexibility of uses

Water

Consumption of drinking water

Management of wastewater

Percentage of permeable area

Current area situation The area has historically been a focus for trade with large number of souks serving the region, they are clustered in two main areas of Al Muraba' area and Batha' street. Distribution of Land uses; Residential= 31%, Commercial/ entertainment=6%, Government= 4%, Empty land= 6%

The area contains a large number of important historic buildings Including: Al Murraba Palace, Mismak Fort, The traditional mud brick houses in Al Duhaira area, and Modern Heritage including Barkiyah Radio Mast, and the water tower. parks form 5% of land use and are located mainly in King AbdulAziz cultural center and Salam Park.

Electricity generation for central area and Riyadh as a whole is largely sourced from gas fired power stations.

There are no Sewerage Treatment Plants (STP) and no reticulated a Reuse Quality Treated Sewage Effluent (RQTSE) in the area. Two pump stations and Reverse Osmosis (RO) plants on King Fahad Road allow the treatment and utilization of ground water collected from that line. Part is used to irrigate the King Fahad Road landscape, Salam Park, and King Abdulaziz Historical Centre. Most of the area, is currently hard surfacing, with relatively high runoff co-efficient. A storm water reticulation network covers most of the district. There are many streets where this network does not reach. Permeable areas form about 10% of central area.

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Proposed Scenario Commercial role remains the same with enhancement to the deteriorated areas. mixed use corridors are identified along main streets. 18 special nodes are to be developed with mixed uses and two of them as TOD areas. Distribution of Land uses; Residential= 22%, Commercial/ entertainment=10%, Government= 8%, Empty land= 0% The regeneration project vision is to conserve and restore valuable historic buildings to be given new adaptive uses as cultural centers. percentages of such buildings to be reused are not specified.

Parks are increase to 10% of land use forming a hierarchy of; District Parks, Local Parks, and Pocket Parks. Also several green boulevards are proposed along main streets. Enhancing energy production includes the king Abdullah City for Atomic and Renewable Energy program to develop renewable and nuclear energy, however the projects is still in early stages. It is proposed that a RQTSE network be constructed from the Riyadh STP to supply water to irrigation reservoirs in the Central Area. Treated drainage water could also be fed into the reservoirs, where water could then be pumped via a network to irrigate the public realm. Surplus water from the King Fahad Road treatment system may also be directed back into the Central Area. The plan proposes increased areas for parks and open spaces, and increased landscaping in street areas. These changes will reduce overall runoff volumes. Permeable areas in the proposal form about 18%.


Table (2): Social Indicators Analysis Categories Indicators Parameters Proximity to Index of services accessibility to services

Amenities

Entertainment equipment

Index of accessibility to entertainment equipment Index of existing structures

Entertainment and cultural uses form around 2% of current land use.

Public transportation

Index of quality and frequency of public transport

The area is a focal point of the current limited public transport system in the City (3% of all trips in the city). The Central Area is a key hub within this network of formal and informal public journeys within the City. The current public transit include bus service that is known with poor quality.

Pedestrian accessibility

Index of pedestrian accessibility

Cycle paths network

Index of cycle paths network quality Percentage of affordable housing

The area lacks public open space and is characterized by limited ‘local’ connections within residential neighborhoods with only few streets with sidewalks, creating a poor quality pedestrian environment. No cycling infrastructure

Local production of food

Mobility Local and cultural identity

Current Area Situation Community facilities are unevenly distributed and are 6% of current land use.

Integration and social inclusion

Proposed Scenario Proposed local centers & special nodes enhance services provisions which are 7% of total land use. Entertainment and cultural uses have been increased to form 8% of land use in the area.

No local food production areas available.

Residential units in the area have some of the city lowest rates, at circa 525per m2. Approximately 82,200 housing units are recorded n the area most of which are in poor conditions. -

Index of population participation

Non

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The plan mentioned the creation of a localized approach with sustainable food production in project goals. But it does not show any allocation of space for food farming or retailing. The area is a primary node within the proposed public transit networks. The Blue Line and the Red Line cross it providing good levels of service to the majority of it. Local level connections via bus and BRT networks are designed to enhance connectivity in inner districts. Total 7 train stations proposed and over 60 bus stations. A pedestrian network is proposed to connect the area with boulevards along main streets with upgraded squares and open spaces. A Heritage trail is created providing a pedestrian network linking heritage buildings. A network of cycling paths is proposed along main streets such as Madian Road & Batha Street. A range of housing typologies had been proposed (84,700 units) to accommodate different economic groups as the flowing; - High quality & high end housing in proximity to the work place= 21% - Medium / low income family housing= 40% - Medium / low income housing along mixed use corridors= 15% - Low income housing for expatriate & locals= 24% No public participation in the developed plan had been reported.


Table (4) summarises the final results, showing what sustainable categories were enhanced and what were not specified in the regeneration proposal. The analysis shows that the proposed plan ticks several points when it comes to sustainability and it contributes to the main goals set to turn the deteriorated area into a vibrant city centre that have the power to form a strong cultural character and to provide several opportunities for work, living, and leisure. Within the regeneration proposal, great enhancements are seen regarding transportation services of train and BRT networks currently under construction. This is followed by the introduction of activity corridors and special nodes as Transit oriented development areas which will be able to enhance the provision of services in the area as a whole. The urban design is improved as well, with the creation of more green and public spaces which are complemented by a new infrastructure for walking and cycling to connect the inner districts and to create an attractive public realm. Also, Strong existing elements that contribute to the identity of the central down town area such as souks and commercial areas are retained and enhanced, in addition to the main existing historic elements that are to be rehabilitated and linked via a cultural path which will further emphasis their significance.

Employment promotion & investment

Table (3): Economic Indicators / Extra Analysis Categories Indicators Parameters Current Area Situation Economic Index of local Significant levels of poverty in the viability economy area are reflected by poor living conditions, low incomes and a decaying urban fabric which should not characterize the centre of a modern international city. At least 50% of families residing in the Central Area live below the poverty line compared to 15% in Riyadh as a whole.

Employability

Index of employability

Sustainable buildings

Index Sustainable buildings

The area has a high rate of unemployment reported at 20% in 2004 compared to 12% in KSA as a whole. 9% of the areas workforces are Saudi citizens working in the public sector. The balance of 91% is non Saudi and work primarily on construction, industrial and trade sectors. Of the 430,000 residents approximately 195,000 are in employment. NON

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Proposed Scenario The area is likely to keep its role as a focus for commerce industrial activity and new job opportunities will be created in these sectors; Professional and business services (16%), Education and health (6%), Creative and cultural industries (10%), government services (25%). The economy of the area would become well diversified providing a substantial increase to Riyadh’s GDP. Which will add an amount of 77SAR billion (US$20.6bn) in terms of GVA. During the construction phase 22,000 jobs in KSA per year in which 17,000 are in central area. Following operational phase 195,000 new jobs are anticipated, of which 160.000 are in central area

NON


Other enhancements include green areas, which had been extended with several linear green boulevards proposed as connectors between districts. Also, an important improvement is concerned with the deteriorated housing areas which to be improved providing a variety of typologies appropriate for all people from different economic backgrounds especially those in need for affordable housing. However, there were some indicators that were not clearly identified within the proposal. As shown in table (4), the environmental category shows that 50% of total indicators were clearly specified and it shows that indicators related to the built environment rehabilitation were presented as a set of recommendations without explaining actual percentage of buildings to be rehabilitated/reused and what type of uses are suggested. Other indicators concerning renewable energy and water reused did not indicate percentages of energy and water to be conserved.

Table (4) : Summary of Indicators Analysis Indicator category Indicator Environment 50% of indicators specified Social 75% of indicators specified

Economy 100% of indicators specified Extra 0% of indicators specified

Land use & infrastructure Ecology & biodiversity Energy Water Amenities

Mobility

Integration and social inclusion Employment promotion & investment

Sustainable buildings

specified

Density & flexibility of uses Built environment rehabilitation Distribution of green spaces Renewable energy Index of water reuse Percentage of permeable areas Proximity to services Entertainment equipment Local production of food Public transportation Pedestrian accessibility Cycle paths network Percentage of affordable housing Index of population participation Index of local economy



Index of employability



Index Sustainable buildings

Not specified 

            



As for the social category, 75% of indicators were specified. However, for local food production, there were no areas allocated within the plan for farming to provide for local foods. In addition, no record was found regarding public participation that is involving area residents which is a real weakness. Hence, the economy category presented a good specification for the surplus expected from the development and the generated employment opportunities which is likely to contribute strongly towards enhancement of an underutilized area like the central downtown. Finally, the issue of sustainable buildings was not 9


specified which can have great impact on efforts to reduce energy and water consumption in addition to encouraging responsible use of materials in the area. Discussion & Conclusion The interest in evaluating systems is increasing among authorities, investors, and developers, since this can allow the comparison between urban areas, serving to support decision making processes, and benefiting authorities, planners and designers during this process. The evaluation is likely to utilize frameworks with several indicators which are assessing the sustainability of urban developments, demonstrating their environmental, economic, and social benefits to communities. (Castanheira & Bragança, 2014) This paper presented an analysis for the development plan for the down town area in the Saudi capital Riyadh. The plan is proposing a regeneration process to enhance the poor physical environment which characterizes much of the area, combined with lack of modern infrastructure, traffic congestion, social disadvantage and crime. These issues had been targeted in the proposal with the goal of enhancing sustainability as well. The analysis was conducted using the SBTool-UP methodology investigating how the proposal is actually tackling sustainable development. A set of indicators were selected and a comparison between the current situation and the proposal against each indicator was presented. The results show that the proposed regeneration framework was successful in addressing the majority of indicators, which is expected to contribute to the enhancement of quality in the urban environment and help form a starting point toward transforming Riyadh as a whole into a sustainable city. However, there were several indicators that were not addressed in the proposal, in which three are considered to be a major downfall within the development framework. The first is regarding building rehabilitation and reuse. As shown in the plan that major historic elements are to be integrated with the larger scheme, but there was no mention of other structures that can be reused or recycled. This should be taken in consideration keeping in mind that management of materials and demolition waste is an important part of any sustainable development initiative. The other issue is related to water reuse and renewable energy production which need to be more specific of how the proposed solutions will contribute to the conservation of water and energy. This is very essential specially with energy demand increasing as a result of population growth in the city. In addition, green building design needs to be included within the future detailed plans and to be integrated into the area’s Development Regulations to better enhance sustainable performance for energy, water, and materials. One final issue is public participation, which has not been addressed in the plan although it forms a real challenge when such a development is being considered. It is widely accepted that in democratic societies urban regeneration processes should 10


adopt governance approaches that involve multiple stakeholders including residents and other civil communities of interest (Czischke et al, 2015). However, this issue needs to be tackled in the down town area to avoid clashes that could lead to conflicts of interest between different stakeholders especially in this case where plans for relocation and resettlement of different population groups within the area are present. Although the proposal argues that this will provide for better quality housing, the effects of such severe demographic changes remains something that cannot be addressed without consulting with the local community.

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