Qatar Society of Engineers 28th March 2012 - Diplomatic Club - Doha – Qatar
Lecture:
Housing Research Academia Informing Profession Sponsored By
Arab Engineering Bureau Dr. Yasser Mahgoub Department of Architecture and Urban Planning College of Engineering Qatar University
Outline • • • • • • • • • •
Introduction Housing and Research: Academia Informing Profession Definitions of Housing The Housing Problem! Housing in Qatar Housing Types in Doha A walk around the block Latest trends in Housing Research and Design Housing research at QU-CENG-DAUP-MUPD A New Vision Towards Housing
Introduction “Our major problem today as professionals – planners, architects, developers, and practitioners involved in housing – is the serious discrepancy between what we know and what we actually can handle. Like all other professions we must develop new skills and methods to meet the challenges of our times.” Habraken, John N. (2002) The Uses of Levels. Open House International June 2002
Housing Research Academia Informing Profession • This lecture stresses the need to integrate the academia and the profession through research and housing studies. • Current findings of housing studies and a model to integrate research as a major component of the design process are introduced. • The lecture presents current research at the Master of Urban Planning and Design Program, Department of Architecture and Urban Planning at Qatar University and opportunities for cooperation with the society and professional community. • There is a growing academic and societal need for the integration of academic activities among themselves and with Society, including private and public sectors.
DEFINITIONS OF HOUSING
Housing Definitions - English • Housing – Buildings or other shelters in which people live. – A place to live; a dwelling. – Houses or dwellings collectively.
• House – A structure serving as a dwelling for one or more persons. – A dwelling for a group of people.who live together as a unit ore persons, especially for a family.
Housing Definitions - Arabic المسكن Al-Maskan - المسكن هو البناء الذي يأوي إليه اإلنسان ويشمل على كل الضروريات والتجهيزات واألدوات التي يحتاجها أو يرغبها الفرد لضمان تحقيق الصحة الطبيعية والعقلية والسعادة االجتماعية له وللعائلة .واصل االسم هو من السكينة فالمسكن يوفر لإلنسان السكينة والهدوء. اإلسكان Aliskan - – هو الوحدات السكنية التي يعيش فيها الناس. – هو دراسة لرغبات ومتطلبات الناس الخاصة بمساكنهم والمشاكل التي يتعرض لها الناس للحصول على مسكن. – هو مجال ذو نظام متداخل يتطلب تطبيق علم العمران واالجتماع واالقتصاد والعمارة والتصميم الداخلي والسياسة وعلم النفس وعلم القانون.
Housing Definitions - Arabic البيت Al-Bait - يحمل البيت معنى اشمل من المسكن حيث ”يبيت“ اإلنسان في أمان وسكينة .وهو يحمل معنى القدسية فنقول على المسجد ”بيت من بيوت هللا“ ومكة هي ”بيت هللا الحرام“ .والبيت يضم أيضا أفراد األسرة واألهل .فنقول ”من بيت فالن“و“بيت الرجل“ هو أوالده وزوجته. الدار Aldar - • الدار هو المكان الذي يضم البناء والمساحة المحيطة به. واصلها من الدائرة أو المحيط ويضم العائلة أو القبيلة .و اإلحساس بالدار ”معنوي“ أكثر منه ”مادي“ فنقول ”دار فالن“ اى عائلته. المنزل Al-Manzil - • المنزل هو المكان الذي يقيم فيه أفراد تربط بينهم روابط وهو المكان الذي تتم فيه استضافة األهل واألصدقاء وينعم فيه الفرد بالراحة والخصوصية واألمان وهو المكان الذي يحفظ فيه الثقافات األساسية ومكونات العادات واللغة والتقاليد ثم تتناقل للصغار .واإلحساس بالمنزل أنّه مؤقت يصلح للنزول فيه فقط ولو لم تغادره أبدا.
Factors Influencing Housing •
Social and Cultural Factors – –
•
Climatic Factors – –
•
Basic Technology: Telecommunication, Entertainment and HVAC Advanced Technology: Smart and Sustainable Technology
Planning and Design – –
•
Water and Electricity Sanitary and Garbage Collection
Technology – –
•
Structure Exterior and Interior Materials
Utilities – –
•
Location Site and Topography
Construction and Materials – –
•
Sun, Wind and Precipitations. Environmental
Site and Context – –
•
Family and Privacy Neighbors and neighborhood
City and Neighborhood Planning Individual and Prototype Unit Design
Economics – – –
Cost Affordability Life Cycle Cost Analysis and Value Engineering
HOUSING AND RESEARCH: ACADEMIA INFORMING PROFESSION
Maslow's Hierarchy of Needs
Housing and Research • There is a growing societal need for the integration of academic activities among themselves and with Society, including private and public sectors. • An increasing number of academics have noticed the importance of integrating Research, Education, and Problem Solving among themselves and with societal and corporate real life problems.
Research
Education
Consulting
Academic activities
What is Research? •
•
Research is the systematic process of collecting and analysing information (data) in order to increase our understanding of the phenomenon with which we are concerned or interested. Research involves three main stages:
planning data collection analysis
The Research Process • • • • • •
Originates with a question or problem. Requires a clear articulation of a goal. Follows a specific plan of procedure. Usually divides the principal problems into more manageable sub-problems (hypotheses), which guide the research. Accepts certain critical assumptions. Requires collection and interpretation of data to answer original research question.
Housing and Research • Research is a basically a twophase informing process, which include: • 1- informing oneself and • 2- informing others with regards to the newly found knowledge, solution, problem, hypothesis, theories, methodologies, design, etc.
Housing and Research
Housing and Research User
Designer
Developer
Housing Development Source: Lawson, B. R., 1997. ‘How Designers Think’
Research & Design Higher Education Domain
Problem Solution
DESIGN
RESEARCH
Two works are supposed to work together, supplying each other as two sides of a coin Uncomfortable Remoteness
Problem Description
THE HOUSING PROBLEM!
The Housing Problem! • The complexity of the problem – How many actors are involved and how many aspects are of importance to it.
• The magnitude of the problem – How many people are in need of better shelter. “As long as we follow the ways of thinking and working we have inherited from the past we will only see problems: things remain problematic.”
Lessons Learned from Research Housing is only partially a matter of production of buildings … Process Old Model • The primary goal is to give shelter, build as many units as you can, there is no time to waste, the need is too large. • Mass production and industrialization of housing are most important.
New Model • Housing is not just to provide a roof over people’s heads but to create conditions that will, eventually, give everybody a decent house. • The issue is not production of houses but the cultivation of a process.
Lessons Learned from Research The job is not just professional. People Old Model • Housing was seen as a professional job: the experts had to make all decisions. • Users needs had to studied but users could not be involved in the process.
New Model • Professionals are important and, indeed indispensable, but they must work together with users, user groups, and those who represent them: the politicians and other officials.
Lessons Learned from Research Change over time is important. Time Old Model • The dimension of time was not considered. • “We must design the best possible houses for the people, the house for the future, for the better world of tomorrow … NOW!!!”
New Model • Housing projects and neighborhoods must grow and develop over time. • There is no such thing as an instant environment. • What is good today is insufficient tomorrow.
Lessons Learned from Research Uniformity is not efficient. Variety Old Model • It was believed that uniformity ensured efficiency and industrialization.
New Model • Uniform floor plans and uniform buildings do not guarantee industrialized building methods. • Truly industrial methods make different solutions possible.
Lessons Learned from Research Users have different values & needs. Individuality Old Model • Housing model needs the uniform floor plan and therefore cannot recognize individual differences.
New Model • It is impossible to find a solution that fits everybody. A house is a personal thing and must adapt to the user.
• It seeks the ideal prototype to be designed on the basis of scientific user needs survey.
• Individual preferences are very important and can only be taken care of on an individual basis.
Lessons Learned from Research Local lifestyles and typology are important. Culture Old Model • There was a belief in the international style and never considered different cultural values in the world.
New Model • Cultural values for each country and each region are important. People want to connect to their heritage. • Of course they also want modern amenities and they want to be respected in an international perspective. But these two demands must both be met.
Lessons Learned from Research Housing projects must fit into their urban context and connect to existing urban fabrics. Context Old Model • The modernist movement hated the existing cities and did not believe anything could be learned from them.
New Model • CONTEXT is important and can no longer be ignored.
A New Model for Housing Interior Design Architecture Urban Design
Urban Planning
A New Model for Housing Physical systems
Territorial systems
urban structure town tissue neighborhood building dwelling infill room furniture
HOUSING IN QATAR
Qatar Economy • With GDP per capita reaching US$75,000 in 2010 at market exchange rates, Qatar is the wealthiest country in the GCC. • Qatar overtook Luxembourg in 2011 to become the country with the highest GDP per capita worldwide at US$88,559. • Qatar’s nominal GDP per capita will rise to around US$109,000 by 2012 on the back of strong oil prices and increased output.
Population Statistics in Qatar • Statistics Authority has published the Preliminary results of the Census of Population 2010: – Census data show a total population of 1,696,563 as of April 20, 2010, a growth in population of 128% since 2004. – Males totaled 1,284,867; this amounted to 76% of the population compared to 67% in 2004. – As of 31 May, 2011, total Population within the State of Qatar reached 1,703,448 persons, including Males’ number reaching 1,269,633, whereas females reached 433,815. (Of these, approximately 75% to 80% are non-Qataris.) “Source: Qatar Statistics Authority”
Population Statistics in Qatar
“Source: Qatar Statistics Authority�
Population Distribution in Qatar
“Source: Qatar Statistics Authority�
Population Problems • Highest population growth rate in the world. • Huge influx of foreign workforce. • Imbalanced gender ratio; more than 3.2 males per one female. • Population imbalances: – Nationality: Nationals to non-nationals ratio – Age: Youth to old ratio – Marital Status: Married to non married ratio • Concentration of the population in Greater Doha region intensifying the housing problem.
Housing Statistics in Qatar • Statistics Authority has published the Preliminary results of the Census of Housing and Establishments 2010: – Buildings total 148,532, an increase of 50% since 2004. – Housing Units total 254,309, an increase of 102% since 2004. – Villas as housing units totaled 63,462, an increase of 102% since 2004. – Apartments as housing units totaled 92,901, an increase of 146% since 2004. – Rooms as housing units totaled 35,712, an increase of 243% since 2004. “Source: Qatar Statistics Authority”
“Source: Qatar Statistics Authority”
Housing Stock in Qatar
“Source: Qatar Statistics Authority”
Housing Stock in Qatar
“Source: Qatar Statistics Authority”
Housing Stock in Qatar
“Source: Qatar Statistics Authority”
Housing Stock in Qatar
“Source: Qatar Statistics Authority”
Housing Stock in Qatar
“Source: Qatar Statistics Authority”
Housing Stock in Qatar
“Source: Qatar Statistics Authority”
Housing in Qatar • About 97% of Qataris live in villas while only 3% live in residential buildings with flats. It is required to change attitudes of Qataris towards housing requirements to accept smaller and different types. • Non-Qatari families live in small housing units, particularly small and medium-size flats. – 75% of the units are comprised of one to four rooms.
Housing Problems in Qatar • More than 50% of the workforce in Qatar living in compounds. • Approximately 70% of the expatriates are singles living in small groups of 7 or less accommodated in shared flats or villas. • 2/3 of the groups of workers live in villas amidst families causing social and security problems.
Cost of accommodation in Qatar • Accommodation costs forms the bulk of an expat’s expenditure, roughly 30 to 40 percent of a monthly salary. • Rents in expat standard accommodation are high, but they have decreased over the past few years. • Most expats tend to choose which area they live in according to availability and proximity to work and children’s school.
Cost of Housing in Doha • Accommodation costs form the bulk of an expat’s expenditure, roughly 30 to 40 % of a monthly salary. – Two-bedroom apartment Al Khor5,000 to 6,000 QAR/month – Two-bedroom apartment in Al Saad – 7,000 to 9,000 QAR/month – Two-bedroom apartment in the Pearl – 13,000 to 15,000 QAR/month – Two-bedroom apartment in West Bay – 14,000 to 17,000 QAR/month – Semi-detached 4-bedroom villa Al Rayyan- 18,000 QAR/month
The Pearl of Doha
Musheireb Master Plan
Musheireb Master Plan
Musheireb Master Plan
Barwa City Project, Doha, Qatar
A WALK AROUND A BLOCK
Doha Map
Residential Neighborhood
Gated Communities
Gated Communities
Gated Community
Private Residential Areas
HOUSING RESEARCH AT QU-DAUPMUPD
Housing Research at QU-CENG-DAUP-MUPD • Research Activities: – Faculty members research. – Graduate research projects. – Undergraduate design projects. – QNRF Research: NPRP and UREP.
Housing Research at QU-CENG-DAUP-MUPD • Services that can be provided by: • • • • • •
QU CENG DAUP MUPD Research Commissions Design Consultation
Department of Architecture and Urban Planning Urban Planning Legislations Dr. Yasser Mahgoub Fall 2011
QUALITY OF LIFE AND AFFORDABLE HOUSING FOR WORKERS IN QATAR
1. ABSTRACT Qatar as one of the fast developing countries in various fields (industry, infrastructure, electricity, housing, healthcare, education and other social services) required skilled people that were limited locally. Hence, with the increasing employment opportunities the numbers of expats/ migrants/ workers enlarged. Accommodations of the workers were getting packed with people, causing less hygiene, health and security in some places. Workers have the least chance of education and recreation, feel isolated from the local community, and treated as a threat. The quality of life of these workers is investigated in this paper using previous studies data (Catnaps, Qatar Statistics Authority, Winckler, Nagy, Lux, AlNajjar, UN-Habitat, Rahman, Gardner), surveys and personal interviews considering limitations such as language. The result of this study will direct decision makers by suggesting legislations, guidelines, and recommendations (governmental, private large investing companies, consulting offices, offices that bring workers) to providing better living conditions with a good quality of life by legislations and policies.
UPL_Fall 2011
Arch. Eng. Ahood Al-Maimani
2. POPULATION
Males & Females
Clerical Workers
Construction Workers Service Workers Drivers Technicians House Workers More ‌
UPL_Fall 2011
Arch. Eng. Ahood Al-Maimani
3. HYPOTHESIS “Male and female workers in Qatar are increasing by time, especially of age (20 and 30) and they have bad living conditions especially in terms of housing; as they barely have enough space, with lack of security and hygiene. And they all live in these spaces because they don't have other choices of better quality and that is also affordable, as most have no control over their choice (kafeel chooses it) since the planning in Qatar in many stages haven't considered them in their plans. They also have difficulty in creating friendly relations with locals and they feel isolated with their similar ethnic groups from the local community; and if they got the chance they would like to interact more with other ethnic groups and the local community and have more things to do in their free time, as it is very expensive to go out in Qatar".
4. METHODOLOGY 4.1. 30 surveys with workers related to: 1.General information 2.Work conditions 3.Housing conditions 4.Quality of life 5.Future plans 6.Overall satisfaction
UPL_Fall 2011
4.2. Conducted interviews (3 individuals: 1 taxi driver, 1 Architect in a consulting office, and 1 researcher).
Arch. Eng. Ahood Al-Maimani
5. RECOMMENDATIONS
Laws; • Accommodation shall not be all concentrated on one area, to prevent internal issues of different ethnic groups. • Large accommodation (more than 250 workers) shall have a proper management and supervision team. • Workers accommodations should have regular inspections (# person per room, # toilet per person, health, safety) by the municipality and the civil defense. • large accommodations with more than 250 workers, a clinic shall be provided with 24 hours availability . • Dedicating certain malls and open space open to public, locals and expatriates, not restricted to families, in all weekdays, providing affordable products. • Providing affordable housings for low income workers located in different areas.
Guidelines, Ideas and Suggestions; • Providing outdoor facilities and activities (sports fields, small gardens, and small supply store). • Hold small regular events entertain the residents of the large accommodations (more than 250 workers). • Providing opportunities to educated workers, providing workshops to learn new skills, learn languages. UPL_Fall 2011
Arch. Eng. Ahood Al-Maimani
Contemporary Qatari houses after 2000 Course: Urban Planning Legislation Name: Maha Adheir Instructor: Dr. Yasser Mahgoub Monday Dec 26, 2010
Quality of Life * The state provides citizens with interest-free loans to build homes in areas reserved by low. * After independence, Qatar developed extensive social welfare programs, including free health care, education through university, housing grants, and subsidized utilities. * Improvements in utility services, road networks, sewage treatment, and water desalination have resulted in a better quality of life.
Quick construction The objective was to build as quickly as . possible
Villas today represents Qatar's past yet meets the present
Qataris are still attached to their country's culture and are proud of their identity
AL Dafna & West Bay Western-looking
A new type of houses in Qatar
College of Engineering Master of Urban planning and Design
Economic Sustainability of Gated Residential Developments Fatma Abdullah Khalfani Urban Planning Legislation – Dr. Yasser Mahgoub
Abstract Urban sustainability is one of the goals for urban planning and Management, considering planning legislation and quality of urban Life, all urban development must be considered in relation to the dimensions of urban sustainability. Gated community is a physically powerful urban type, it might have dramatic impact not only on the daily activity patterns of people, but also on the urban form and functioning. Research paper apply a theoretical approach that argues how productive this
type of urban development is. •Performance of gated communities, •Target people to live in GCs, •Legislation and policy that currently exist, •Non residents perception about GCs- Qataris local residents. Investigating the legislation and policies as well as design guidelines to improve the quality of GCs life. Urban Planning Legislation - MUPD (621)
Significance • Changing housing approaches among Qatari nationals to make them more acceptable of occupying small and medium residential units. • Its showed the participation of local governmental authorities contributing direct and indirectly in actions that helped sustained the GRDs well being and Productivity.
Urban Planning Legislation - MUPD (621)
Gated Communities • In its modern form, – A form of residential community or housing estate containing strictly-controlled entrances for pedestrians, bicycles, and automobiles, – often characterized by a closed perimeter of walls and fences. Gated communities usually consist of small residential streets and include various shared amenities.
– In this research, gated communities mean gated Residential Developments) / Housing Compound.
Urban Planning Legislation - MUPD (621)
Economic Sustainability • utilize available resources to best advantage. • usage of resources that is both efficient and responsible, and likely to provide long-tem benefits. • using resources so that the business continues to function over a number of years, while consistently returning a profit. Efficient & responsible Usage
+
Continues Usage
+
Returning a Profit
=
Economic Sustainability Urban Planning Legislation - MUPD (621)
Productivity
Data Collection • Primary Data –Professional in Planning & Architecture –GCs Residents –GCs non Residents/ Qataris
• Secondary Data –UPDA –Permanent Population Committee –Qatar Statistic Authority –Qatar Local Newspaper
Urban Planning Legislation - MUPD (621)
Results Performances of facilities provided in Gated communities is not that sufficient for residents, the result indicate that none of the element is neither excellent nor very good in terms of performance, except for safety and security that got 71% sufficiency.
This results indicate that the probability of permanent living in gated community is really poor and the GCs residents are not recommending others to live in such community with low Quality of life
Urban Planning Legislation - MUPD (621)
Results Qataris perception of gated communities is that it not suit their lifestyle, needs and wants families always preferred living in independent residential units which have no sharing entries or stairs with others. Most of the residential units preferred by Qatari families include more rooms with larger size, more than 2 parking lots and spacious back and front yard,‌ etc. The trend of living in gated communities is still very low among Qataris although it will cost them less, and this might impact the profitability of gated communities in the future. In other words, when permanent residents or Citizens chose to live in gated communities this means that it might function for a long term with a profit return to owner, therefore it will be more economically sustainable.
Urban Planning Legislation - MUPD (621)
Recommendation- Legislation & policies Land prices: government to control the land prices: Property values: legislation to identify a positive price change for a specific gated enclave is consistent with the pattern of price change in a metropolitan area Targeted Class: Reinforce the gap between investors and the street need to build many of the subsidized housing that are available to quality services at prices suited to low-income to avoid the return of the housing crisis that hit the country three years ago. Specifying special gated communities to be inhabited by Qatari residents only, might help to attract Qataris toward living in GCs. Traffic: the proposed street layout should be coordinated with the street system of the surrounding area. Streets in the proposed subdivision shall be connected to dedicated streets in adjacent areas where required to provide for proper traffic circulation.
Location: gated communities should be developed in inhabited area with enough provided services that could be accessed by its residents. Urban Planning Legislation - MUPD (621)
Recommendation – Design Guideline Housing Units: plan and design the building with reviewing the constraints and imperatives of already existing gated communities; - Develop variety of housing typology (Single-detached, single- attached, Duplex, Apartment) - Design unit Area to vary from 500-2500 m² - Plan the room areas to minimum 12 m² - Design the units and community facilities as a whole with style that might attract both citizens and residents of Qatar
Privacy: Design the compound to satisfy the minimum requirement of privacy for each family by; - Increase the distance between the units to be 3-4m - Increase the setbacks to 2- 3m where the façade are opposite of the main or secondary streets - Design the landscape to act as a buffer zone providing more privacy - Develop the concept of courtyard whenever possible - Enlarge the front and backyard area
Services: Provide services that might enhance the quality of life in Gated communities and improve the social interaction, for examples; - Provide services that satisfy both genders within different ages - Afford a safe open outside area for children to play - Provide a safe closed area for children to play (in summer) - Increase number of provided parking lots and develop park house inside the community - Create a connection and access point for public transportation - Provide large closed gathering spaces for both genders that can be used by each units when they have a guests
Urban Planning Legislation - MUPD (621)
Conclusion • Studying the performance and quality of urban life of gated urban settlement showed that there is a risk of having more and more gated communities empty and uninhabited as soon as people have an opportunity to live in independent villas. • Gated communities in Qatar as a long term implication could not be economically sustainable if it cannot function for a long time and return profit to the developers and owners.
• We need to attract Qataris citizens to live in gated communities through implementing some of recommended actions.
Urban Planning Legislation - MUPD (621)
THE FUTURE
Planning starts with a vision for the FUTURE • • • •
Qatar National Vision 2030 Qatar National Master Plan 2032 FIFA World Cup 2022 A Vision for Housing
Planning starts with a vision for the FUTURE • • • • • •
Affordable Housing Appropriate Housing Smart Housing Sustainable housing Housing Stock Retrofitting Housing Environment Upgrade
The Housing Process • Housing is a process not as an end-point product, as a journey rather than a destination. • Turning problems into opportunities is a paramount challenge for all actors and decisionmakers.
Sustainable Housing • Environmental Sustainability cannot be envisaged without social equity and economic sustainability. Environment • Creative, balance–seeking process extending into all areas of local decision-making. Economy Society • A healthy environment, social cohesion and economic efficiency, harmonious co-evolution, based on a active citizenship, are the pillars of urban sustainability.
Sustainable Housing Design Process Design
Bridging the gap between
Research
Knowledge Design Process Housing Lifestyle Architecture & Technology Sustainability
Recommendations • Increase the proportion of Qatari citizens to improve the population composition. • Recruit foreign families and couples rather than singles to adjust the gender ratio imbalance. • Affordable housing is required to address the housing shortage. • Affordable housing is required for limited income groups. • Enforcing legislations to prevent singles from living in family houses in residential neighborhoods. • Prevent housing of workers in workshops and plants. • Encourage the private sector to build small and mediumsized apartments for non-Qatari families. • Building residential areas for workers in various strategic locations away from family housing.
THANK YOU