أرشيف الوسم: oil

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.

In 2005, Kuwait Municipality amended building legislation and raised the FAR and allowed the construction of various residential units within one house, which complicated the housing condition and resulted in unaffordability of housing in Kuwait. As houses prices rocketed in parallel with the scarcity of land and housing alternatives.

Coupled with neglecting professional opinions, the exclusion of the Municipality’s planning role and following the populist voices that calls for the expansion of the housing units, increasing the FAR and the number of units. Citizens may think that the are benefiting from these decisions, however in fact there are harming themselves and the rest of society in the short and log terms.

Thus, we call to revise the current building regulation and if necessary, to start to apply a new revised version on new residential areas to conserve the single-family land use, to improve the built environment, contribute to the availability of affordable housing for all. Lowering the FAR would reap the following advantages:

Compact cities that limit random urban sprawl:

Compact cities are more sustainable, as they limit random urban sprawl that consumes natural land. We should seek a new efficient model that better utilize urban land to lower waste and reduce harmful gas emissions. Reducing house size has a direct impact on the reduction of urban sprawl and achieve higher efficiencies.

Reduce the cost of Infrastructure:

Decision makers in Kuwait drifted toward allowing expanding houses sizes and facilities according to the current unsustainable model.   Coupled with the determination of beneficiaries of public housing of larger homes and wider roads, which lead to waste of land and increase the cost of infrastructure. And accordingly impede the government’s effort to construct new projects and more homes. And achieve a viable solution to the housing crisis. In Kuwait Housing projects seek to achieve housing densities that reach 8 to 10 units per Hectare. Reducing housing sizes through the reduction of FAR will allow planners to accommodate higher number of units and contribute directly to solving the housing crisis.

Reduce the cost of house construction:

Through firsthand experience in the design and construction of houses in Kuwait, one can see that individual households to use the maximum allowed FAR. Consequently, build homes that reach 1000 square meters of built-up area. Currently this cost each household more than 150 thousand Kuwaiti Dinars. Which makes double the granted governmental housing loan. Usually, this difference is covered through individual loans from local banks, which burdens households and makes an indebted society, which leads to negative social and economic problems.

Empower the Real Estate Developer:

While the government is foreseeing the involvement of the private sector in the development of Housing projects and to contribute to the provision of housing units to ease the demand. Obviously, the current form of houses in Kuwait are financially unfeasible. For the Real Estate Developer to succeed, our regulation must allow for the production of various types of hosing unis that cater for alternative tenants. These alternatives must include smaller homes and higher density for them to be feasible.

Ease the pressure on utilities and services:

When designing residential projects, planners and engineers build their assumptions on total foreseen population. Which is based on the average size of Kuwaiti household and the number of units. Taking into consideration that each house would house one household. However, the actual situation differs; due to the overcrowding that result from rented units, which increase the planned population of every neighborhood. This increase traffic congestion, random parking, and increase demand on electricity, water and sewage networks. In addition to pressures on other amenities like schools, parks, and other social and commercial services.

Decrease the attractivity of housing as an investment:

There is a direct correlation between increasing the FAR and the increasing housing prices. After the permission of establishing multiple units within the single-family house, residential areas began to attract investments and it became a speculation tool, and a preferred investment option.  This process raised prices and owning a home became beyond the reach of middle-income families. Renting became so common in residential areas as the current FAR allows the creation of more than eight rental units per home. And consequently, led to huge economic defect.

Accordingly, we call upon Kuwait Municipality planners, members of the Municipal Council and other decision makers to study the degrading condition of Residential neighborhood, revise the existing building regulation and appreciate the necessity to reduce the FAR in all Single-Family areas or at least in newly established residential neighborhoods to achieve sustainability and welfare.

Every now and then, GCC citizens wake up to a new announcement for the launch of another novel megaproject. These megaprojects often share the same promises and goals, such as creating financial centers, attracting foreign investments, job creation, transfer of knowledge, an alternative income stream, or economy diversification. Past projects include Silk city in Kuwait, NEOM and the unique Line in KSA, the Duqm in Oman as well as many others. Unfortunately, the problem is that more often than not, these mega builds deliver on only a fraction of their stated promises.

The primary issue with these megaprojects is their clear lack of citizen participation. Despite elaborate marketing campaigns directed at the public, the projects rarely manifest from community input or interests. Lofty promises are made by organizers, and citizens remain skeptical. Further, these ambitious plans ask citizens to make sacrifices and contribute to their success, even though community members feel alienated throughout the process.

We cannot deny the positive impacts generated by these projects and the wide international coverage they receive. They infer attempts to move the stagnant economy and escape the repetition of traditional endeavors that proved unsuccessful in the past. Nevertheless, we must raise some worthy questions, as projects of this scale should not pass without careful study and examination. If the project fails, it’s very difficult to undo without high economic, social, and environmental costs.

Here are the questions to ask when considering a megaproject:

• Do the GCC countries have the luxury of investing future generations’ funds for immature/high-risk projects?
• Are these projects worth risking untouched land that is financially and environmentally costly to develop while ignoring existing urban centers suffering from complex problems and when GCC countries face an unprecedented lack of financial/human resources?
• Can the Arabian Peninsula accommodate an additional influx of migrant workers, population, tourists, and consumers? Were the associated environmental and financial costs resulting from further urban sprawl and population expansion taken into consideration?
• Will GCC countries truly benefit from this project, or does it only serve to add another item on the portfolio of international mega consultancies and contracting companies?
• Should national investments of this scale necessitate more citizen participation?

In this moment, we are moving against the current. Nations worldwide invest in wise valuable projects where the environment, conservation, and recycling are all priorities. Advanced nations approach projects with an intense analysis of cost and returns. Contemporary successful projects are local, compact, smart, and efficient, while our present proposals are foreign, mega, conventional and wasteful.

The “Before It’s Too Late” report was prepared by 29 Kuwaiti academics who set out to shed a light on the dire state of Kuwait’s economy. The report included a call for major reforms to correct the current trajectory of Kuwait’s chaotic urban sprawl and rescue the general condition of the State while it is still possible.

The report states that “the sustainability of the welfare state for future generations is not possible without sacrifices and concessions made by our current generation.”*  In this context, reforming Kuwait’s urban growth model is key to its overall transformation. Although the model of urban growth that Kuwait followed for more than 50 years may have been suitable when the population was limited and the resources vast, it is no longer appropriate or sustainable.

After many years of explosive population growth and a surge in spending and subsidiaries coupled with wasting resources and missing opportunities to create a productive sector, many challenges have arisen. Thus, we are obliged to reconsider our urban growth policies and unwise expansion, which is the source of massive governmental and individual wastage.

Reestablishing urban development in Kuwait on sustainable principles that protect the rights of future generations must be made a priority. The first step toward this goal is to control the model of chaotic urban sprawl, which is rejected worldwide due to its disastrous effects on the economy and environment.

Chaotic urban sprawl has a negative economic impact, as the segregated new cities require the construction of new roads, infrastructure, and services. They also require the employment of many services and an administrative workforce that would increase the State’s spending. This cost is felt now, and in the near future, it would constitute heavy obligations, which the State may not be able to keep.

The model employed today provides a single housing option that drains the state’s and the individual’s budget. Moreover, this model forces families to spend their entire savings on the procurement of housing, leaving them in debt for the rest of their lives. This cost does not even include the price of furnishing and maintaining large homes secluded on the outskirts with inadequate amenities. Also, in the future, the peripheries would receive the least amount from municipal and public services and become locations of complex economic and social problems.

The chaotic urban sprawl negatively impacts the environment. Urban sprawl consumes natural land, destroys the environment, and increases greenhouse gas emissions that result from a dependency on private vehicles and road usage. These factors contribute to increased temperatures as well as other climatic disasters, such as seasonal floods.

Chaotic urban sprawl also imparts a negative social impact in addition to its economic consequences. Chaotic urban sprawl increases class disparity and hinders the creation of coherent communities. The secluded urban setting, the time spent on roads, the large distance between home and work, and the lack of physical movement directly impact psychological and physical health.

We must take a stance while it is still possible and reconsider our urban development model. We need to choose a sustainable approach that meets our aspirations and protects the rights of future generations. Decision makers should urgently take these steps:

• Review the state’s master plan and reevaluate the location of future housing cities to ensure their suitability and efficiency, measuring their life cycle cost based on real givens.
• Conduct detailed studies on the existing metropolitan area, consider the possibility of redistributing land-uses, and introduce new land-uses that correspond with current conditions, requirements, and circumstances.
• Update housing design criteria and establish highly efficient guidelines that consider long-term costs and meet economic and environmental standards.
• Revise current building regulations and produce new ones that propose alternative housing options that accommodate different families and individuals.

… Before it’s too late!

• *kuwaitimpakt.com