أرشيف الوسم: Kuwait_City

One can sense a general feeling of optimism in Kuwait at the announcement of the intention to change and reform the government sector. This optimism is founded in the stated intent to replace some leaders in the government sector who have failed to perform and achieve tangible results. The other reason for optimism is the decision to investigate some allegations of corruption or failures to deliver.

However, for both the simple citizen and private businesses there are phenomena that deserve attention, and which could be considered key to future reform.  These are centralisation and the slow decision-making processes which result in a waste of effort and the loss of opportunities.

In previous years, in an attempt to battle corruption some leaders thought that complex processes and diminishing authority would necessarily lead to enhanced transparency and would reduce the margin for corruption. Unfortunately, this led to the creation of a complex system that is incomprehensible, slow, and ineffective, and the main goal of the regulation is lost through layers of decisions. Both decision-makers and employees no longer know the goal for which they were originally aiming. Everyone has become like a gear in an old machine.

A fear of responsibility has prevailed which has led to the evasion and transfer of obligations to other agencies or fruitless committees. It has become known that whoever works will inevitably make  mistakes and be accountable, while those who are slow or reject responsibility will usually get away with it. This has exacerbated the sluggishness of the system and added to the cost of waste to those who work in Kuwait.

As fear increases authority decreases, and a limitation is put on initiatives, creative thinking, and solution-finding. Managers become mere tools of signatories, and employees become a marginal part of routine machinery. Leaders become obsessed with micro-managing minute details and the approval of even the smallest decisions. They avoid delegation and enhance more centrality, either for the sake of practising authority or for the lack of trust in their employees.

We in the construction industry, like all sectors of the economy, suffer from this abhorrent bureaucratic process that costs the economy so much. It is a major obstacle to progress and leads to the failure of many projects, organizations, and individuals.

Thus, if we are seeking reformation, we have to face this general phenomenon and focus on the deconstruction of this centralisation. We need to genuinely simplify processes and clarify decision-making mechanisms. We have to identify responsibilities and deal transparently with decisions. We need to re-establish trust in leaders and employees in the government sector again and equip them with true authority to take decisions that serve the public good, and, more importantly, to re-educate the government sector and raise awareness that gives priority to consumers, whether individuals or private businesses, by enhancing management practices. Only then we can have a practical optimism.

Newspapers and social media platforms published the draft of the new ministerial decree to organize building works for the state of Kuwait. Notably, the new legislation seeks to increase building heights and built-up areas for single-family housing. The proposal hasn’t been approved yet, therefore we must conduct a community dialogue to assess the advantages and disadvantages of the new regulations. These amendments will affect all of us, so I believe we should be concerned.

Our communities and how we build them reflect the values of its residents. The chaos, disorder, and the spread of ugliness in the public realm are a genuine reflection of planning incompetence, moral decay, and administrative deterioration in all walks of life.

You can read the consensus by architecture and urban planning experts who reject these amendments. This contradiction between expert opinion and official decision makers, signifies the corruption and administrative failure which have become standard in our country.

I want to point out that increasing housing density will have positive effects. It will provide affordable housing for a large number of people, which may decrease the need for further urban sprawl. Higher urban densities has the potential to lower energy usage and limit the need for additional infrastructure. An increased population density will improve transportation efficiencies and increase the effectiveness of public transport systems. However, these benefits do not mean such a decision should be taken lightly.

We must look at the long-term effects of these amendments. The decree seems to allow some homeowners to expand their homes and accommodate their children and relatives, which may satisfy a segment of the community. However, the legislation would simultaneously encourage others to look at a private house as an investment. This will inevitably increase the cost of housing. Higher population density will put pressure on roads, parking, and services. We must realize that Kuwaiti building regulations are comprehensive and applicable over the entirety of Kuwait, including new towns and neighborhoods. It will also apply to upcoming private development projects. All of this will create a new reality that may be unimaginable for many.

The current condition of our urban milieu and our single-family neighborhoods are signs of failure in planning and execution. That is alright, as some plans fail despite our best intentions. However, we must not act as if nothing is wrong and continue pursuing the same flawed trajectory.

The current proposed amendments to the housing legislation will gradually and rapidly eliminate single-home family neighborhoods. We won’t find a single street where you can own a single house, where all of your neighbors are single families. This is a significant shortcoming of our planning system. A sound planning system must offer diverse and balanced uses that cater to the needs of all members of society. Thus, it is essential to redefine “single-family” land use, and allocate actual “single-family” suburbs with special regulations, as implemented in most progressive cities and practiced in neighboring GCC cities.

These changes are not simple. As this legislation will affect all of us and the future of our families and neighborhoods across the country, I believe it is imperative that we care.

Kuwait was struck by the fire that broke out at the Al Mubarakiya Market (the main souq of Kuwait). The fire damaged a significant portion of the market and caused irreparable damage. This fire left another wound in Kuwait City, and we hope it can be repaired soon and in the best manner.

Currently, specialists and architects are concerned about how the government will approach repairing the fire damage. They are worried that the process will fall victim to state bureaucracy, neglect, and even worse, alternative schemes for the site, which will destroy what remains of the identity of this wounded city.

Kuwait City is the capital of a modern state with massive resources that have the potential to provide an outstanding urban model. This city’s many vital constituents could be the basis for a rich civil center. However, inadequate planning and ignorance led to its current deterioration.

The rich coastline and traditional ports are where many Kuwaitis previously built their livelihood around. They were not adequately preserved and or developed. Additionally, Kuwait City was initially divided into three distinct areas that could have been utilized to preserve the unique character of Kuwait. However, the modernization efforts have erased or covered over many of its landmarks.

The early master plans advocated preserving Kuwait City’s remaining historic buildings. These plans protected the densities from commercial uses. They also proposed the reduction of building heights. More importantly, the plans recommended the increase of housing within the city to create the desired land use balance.

However, with time and a lack of vision, Kuwait city saw a series of decisions that negatively impacted its character and left the city with chronic wounds. Such as:

• • • • • An early compulsive takeover led to the demolishment of the vast majority of traditional mud houses within the city boundary, destroying the city’s urban fabric.
        • The first ring road project, which gave priority to private vehicles, led to a highway that disconnected the city and lowered its accessibility.
        • During the last few years, we saw a series of decisions that prompted the demolishing of various modern architectural landmarks with a unique architectural and historical value, such as (the Al Hambra Cinema, Al Sawaber complex skating ring, lately the Justice Palace, and others.
        • In addition, the negligence of large areas of open unutilized governmental lands within the city boundaries that are random parking yards contributed to the mutilation of the city.

The failure of national-level planning led to the deteriorating condition of Kuwait City and the random transformation of its land uses and densities. While the local market expanded and consumption multiplied, the market did not provide venues to absorb the expansion. The market also imposed a reorganization of the city. We saw the building of various highrise towers and multiple shopping malls, leading to wider roads and bigger multi-story car parking buildings. All this damaged the urban fabric and defected the city.

To develop the city, we need a comprehensive vision for the state, allocating the necessary resources and overcoming all obstacles. And the deployment of teams of specialized and competent members. Further, because it’s Kuwait city, the wounded capital, it has to be treated.

The Municipal Council’s latest decision to allow for the construction of a fourth floor on the residential plots that are less than 400 square meters drew the ire of many people in Kuwait. Most people expressed dissatisfaction with the likely adverse effects of The Council’s approval and application. This decision highlights the failings of our planning system and calls for a serious review of the path we are taking.

This decision will increase densities, encourage renting, and eventually lead to increased real estate prices, making owning a home unaffordable. In turn, we will see more pressure placed on utilities, services, and roads as well as parking congestions.

We need to take note of the distortion occurring in Kuwait’s built environment. According to the 1985 regulation, the allowable built-up floor ratio was 120%, with wide setbacks to allow private vehicles to park within home boundaries. However, in 1996, setbacks decreased, and FAR increased to 170%. Also, in 2006 FAR increased to 210% and 240%. Today, we are about to experience another FAR increase.

The issue is more than the addition of a fourth floor: we have reached the point of no return. We destroyed an urban model that was once the best among the Arabian Gulf countries. Frustrations grow as decision-makers are taking such decrees lightly. Even worse, the decisions made lack insight from formal studies or consultancies or awareness of long-term effects—some of which would be unfixable.

We respect people’s choices and understand the absurdity of applying a standard building regulation countrywide. Various households carry different preferences, needs, lifestyles, social, and economic situations. And so, the built environment must reflect the diversity of its residents. We need to develop our master planning mechanisms and building regulations to achieve integrated solutions in a diverse ecosystem of neighborhoods. Now, the standard model is no longer suitable, as the state is more complex than ever, requiring dynamic building regulations that meet people’s aspirations.

The Municipal Council’s decree embodies its inability to address the problems facing Kuwait. It is no longer tenable for one board represented by 16 members to decide on all municipal and urban issues that cover a wide geographic space, which has multiplied many types since the establishment of the modern state. We are obliged to amend Kuwait’s municipality law and establish various local municipalities and councils with authorities and clear boundaries.

We hope to see a withdrawal of this decree and a major review of Kuwait’s urban strategy, master planning, and building regulations. This strategy must align with our national goals and rise to the level of our social and economic challenges and aspirations.