An evidence informed approach to developing an adaptable
regeneration programme for declining informal settlements
The 8th Space Syntax Symposium
Santiago de Chile
January 2012
Dr. Kayvan Karimi
Ed Parham
Senior Lecturer - Bartlett, UCL ; Director - Space Syntax Limited
Associate Director - Space Syntax Limited
Dr. Kayvan Karimi, Ed Parham
Deteriorated unplanned settlements/Slums a disturbing reality
• According to UN-Habitat’s ground breaking report, The
Challenge of Slums, in 2003, 924 million people, or 31.6 per cent
of the world’s urban population, lived in slums or squatter
settlements.
• The majority of these settlements were in the developing
regions, accounting for 43 per cent of the urban population (UNHABITAT, 2003).”
• These figures are unfortunately in continuous rise according to
internationally verified statistics (UN-HABITAT, 2006).
• Due to complexities of defining a slum area, these figures don’t
necessarily include the ‘slum-like’ conditions of many other
deteriorated urban areas, such as historic centres, which would
not automatically qualify as a slum.
Dr. Kayvan Karimi, Ed Parham
Cities in transition Forces of change
Dr. Kayvan Karimi, Ed Parham
First modern slums Victorian UK
Dr. Kayvan Karimi, Ed Parham
Unplanned/informal settlements and slums
Not always is an informal settlement a slum, or is a slum created in
unplanned areas, but it is fair to say that in most cases slums happen to be
informal or unplanned areas that are suffering from multiple physical or
socio-economic problems.
Dr. Kayvan Karimi, Ed Parham
Regenerating urban slums a huge challenge
In many developing countries, the governments that don’t have the
resources, or are highly influenced by economic, social and political
agendas, resort to a variety of harsh solutions to transform the slums.
“urban segregation is not a frozen status quo, but rather a ceaseless
social war in which the state intervenes regularly in the name of
‘progress’, ‘beautification’, and even ‘social justice for the poor’ to redraw
spatial boundaries .. (Mike Davis, Planet of Slums).”
.
In other words, the whole effort is sometimes about eliminating the
question through removing human encumberments, urban evictions, city
beautification, slums de-criminalisation, and so on, rather than finding a
solution to create a condition that informal settlements could self-correct
themselves.
Dr. Kayvan Karimi, Ed Parham
Image: Sau Paolo - Luiz Arthur Leirão Vieira (Tuca Vieira)
Physical segregation and social segregation
Dr. Kayvan Karimi, Ed Parham
Physical segregation and social segregation
Dr. Kayvan Karimi, Ed Parham
Urban Slums the vicious circle of depravation
Forces of change:
Rapid growth, urbanisation,
changing economies,
migration, poverty …
Spatial conditions:
Segregation, Degradation,
Encroachment, densification, …
Socio-economic conditions:
Deprivation, Impoverishment,
low income, …
Dr. Kayvan Karimi, Ed Parham
Physical transformation Force of demolition
Dr. Kayvan Karimi, Ed Parham
The need for change physical transformation
Dr. Kayvan Karimi, Ed Parham
Slum Clearance The UK case
Much of this effort was
associated with slum
clearance, as encouraged by
the 1930 Act, which made
the local authorities
responsible for slum
clearance and providing
alternative accommodation.
Dr. Kayvan Karimi, Ed Parham
The social approach illusion of ‘self help’
At the other end of the regeneration spectrum, it is argued that the slums
have to be fixed by themselves. By helping people to help themselves, the
life conditions will improve and the slums will be saved.
Being much less costly, interruptive, and authority-dependent, this
approach is favoured by institutions such as the World Bank, international
aid agencies, NGOs and philanthropists.
On the face of it, it looks like a good approach, but when it comes to the
realities of the vast slums and deteriorated areas, the solutions do not seem
to work.
Mike Davis goes as far as calling it the ‘illusion of self-help’ and scholars
such as Jeremy Seabrook, call it a misrepresentation: “it would be foolish to
pass from the distortion – that the slums are places of crime, disease and
despair – to the opposite; that they can be safely left to look after
themselves (Seabrook, 1996, p. 197).”
So, what should be done?
Dr. Kayvan Karimi, Ed Parham
Conservative surgery Geddesian approach
Patrick Geddes (1854-1932).
Dr. Kayvan Karimi, Ed Parham
Physical transformation Conservative Surgery
The Indian Town of Barlampur (1917)
Dr. Kayvan Karimi, Ed Parham
Urban Slums the virtuous circle of regeneration
Forces of change:
Intervention, Regeneration,
Investment, Redevelopment, …
Spatial conditions:
Access, Integration
infrastructure, development, …
Socio-economic conditions:
Improvement, cohesion
viability, investment, …
Dr. Kayvan Karimi, Ed Parham
Complex issues need complex approaches The case of Santiago
Dr. Kayvan Karimi, Ed Parham
Jeddah Unplanned Settlements
How did the Growth of Jeddah lead to the formation of unplanned
settlements and what conditions exist within them today?
Dr. Kayvan Karimi, Ed Parham
Jeddah Saudi Arabia
Saudi Arabia
Biggest port on Red Sea Gateway to
the holy cities of Makkah and
Madinah - 2.5m pilgrims in 2009
2010 Population 3.4 million
2030 Population 5.6 million
Dr. Kayvan Karimi, Ed Parham
Urban growth
2000
1980s – Present day
1964 - 71 Oil boom
1947 City wall removed
1800
1600
1500s City walls built
1400
1200
1000
800
400 bc
Jeddah established as fishing
village by Quda’a tribe
200 bc
0
200
400
600
646 Jeddah main port for holy cities
Dr. Kayvan Karimi, Ed Parham
The city of Jeddah historical background
Dr. Kayvan Karimi, Ed Parham
History Phases of growth
Dr. Kayvan Karimi, Ed Parham
Planning History Modern masterplans
Proposed Masterplan for Jeddah,
Dr. Abdul Rahman Makhloof (1963 AD),
Source: Historical Area: yesterday, today and
tomorrow, King Abdul Aziz Project for Protection
and Development Jeddah Historical Area
Proposed Masterplan for Jeddah,
Sirt Jackson and Saudi Consultants (1978 AD)
Source: Historical Area: yesterday, today and
tomorrow, King Abdul Aziz Project for
Protection and Development Jeddah
Historical Area
Dr. Kayvan Karimi, Ed Parham
“Planned” areas
Dr. Kayvan Karimi, Ed Parham
Unplanned areas
2.7 km
Dr. Kayvan Karimi, Ed Parham
Unplanned areas
Dr. Kayvan Karimi, Ed Parham
Unplanned areas
Dr. Kayvan Karimi, Ed Parham
Unplanned areas
Dr. Kayvan Karimi, Ed Parham
Unplanned settlements
Over 50 unplanned settlements across Jeddah
Settlement populations range from 3,000 to 120,000
Current estimation of 1m unplanned settlement
inhabitants in total
Worked with Municipality of Jeddah and public
private partnership since 2006 to address
Unplanned Settlements
Dr. Kayvan Karimi, Ed Parham
Current conditions
Dr. Kayvan Karimi, Ed Parham
Current conditions
Dr. Kayvan Karimi, Ed Parham
Current conditions
Conditions across settlements vary but all of them combine at least
3 of the 5 characteristics the UN uses to define a slum:
• Inadequate access to safe water
• Inadequate access to sanitation and other infrastructure
• Poor structural quality of housing
• Overcrowding
• Residential status
Dr. Kayvan Karimi, Ed Parham
Spatial analysis Local scale
Jeddah
Spatial accessibility
Unplanned settlements
High
Spatial Accessibility
Low
Dr. Kayvan Karimi, Ed Parham
Spatial analysis City wide scale
Jeddah
Spatial accessibility
Unplanned settlements
High
Spatial Accessibility
Low
Dr. Kayvan Karimi, Ed Parham
Spatial analysis Local scale
Agra
Spatial accessibility
Unplanned settlements
High
Spatial Accessibility
Low
Dr. Kayvan Karimi, Ed Parham
Spatial analysis City wide scale
Agra
Spatial accessibility
Unplanned settlements
High
Spatial Accessibility
Low
Dr. Kayvan Karimi, Ed Parham
Current conditions
Problems
Benefits
• Isolated communities
• Poor physical quality
• Inadequate access to utilities
• Under provision of social infrastructure
• High proportion of illegal immigrants
• High (perceived) levels of crime
• Cheap accommodation
• Established family/social networks
• Established local economies
• Contribution to wider city economy
• Least reliance on cars
Dr. Kayvan Karimi, Ed Parham
Reversing the cycle of decline
How can an intervention be developed to address the fundamental spatial
problems at the heart of the unplanned settlement condition, and which can
respond to potential changes in the economic, social and political conditions?
Dr. Kayvan Karimi, Ed Parham
Settlement profile Analytic indices
Transformability index
27.5 to 40
25 to 27.5
22.5 to 25
20 to 22.5
15 to 20
10 to 15
5 to 10
0 to 5
Vacant land
Public Realm index
Access to public realm components
3 to 4
2 to 3
1 to 2
0 to 1
Utilities Realm index
Number of utilities
3 to 4
2 to 3
1 to 2
0 to 1
Dr. Kayvan Karimi, Ed Parham
Settlement profile
Fulfils three roles:
Access and Public Realm
Access
Provides settlement-specific profile which can be
used to categorise areas
Identifies areas to target improvements in each
settlement
Public Realm
(sq m)
Road Widening
Parking
5,420
Road Surfacing
Street Lighting
Pavements
106,304
*
60
*
Utilities and Services
Utilities
Provides design tool for later in process
Services
(%)
Sewers
Surface Drainage
Water Supply
Electricity Supply
5%
100%
5%
5%
Regular Refuse Collection
Police Patrol
Socio-Economic and Social Infrastructure
Social Infrastructure
Socio-Economic
Health Facilities
Hygiene Facilities
Primary School
Secondary School
Community Centre
Micro-Credit
Market Places
100%
100%
(no.)
0
0
8
1
1
1
Facelifting
(m2)
Services
Remove Abandonned Cars
106,304
Public realm
Façade maintenance
Public Space
141,092
4,126
Dr. Kayvan Karimi, Ed Parham
Settlement classification
Ranking formed the basis for the JDURC classification of
settlements:
1. Settlements attractive to developers
2. Settlements partially attractive to developers
3. Areas with potential for self improvement
4. Settlements in need of immediate partial intervention
Attractiveness
to developers
High
Low
Dr. Kayvan
Karimi, Ed Parham
Approach Spatial intervention
If the heart of the unplanned
settlement condition is spatial, how
can changes be made to spatial
structure which minimise disruption to
existing residents and stakeholders?
If each of these approaches has its own
strengths which are suited to a
particular set of economic, social and
political conditions, what can be done
to combine the benefits of all of them
and switch between them?
Dr. Kayvan Karimi, Ed Parham
Principles of design Adapt existing spatial network to reverse cycle
Dr. Kayvan Karimi, Ed Parham
metres
Principles of design Adapt existing spatial network to reverse cycle
Dr. Kayvan Karimi, Ed Parham
Principles of design Distribution of functional components
Distribute land use and density in mixed use areas according to route hierarchy and exposure to
movement (accessibility)
Exposure to movement
Route hierarchy
Block type
Land use/FAR
Special blocks
Primary routes
Primary blocks
Secondary routes
Secondary blocks
Higher FARs
Predominantly Commercial
Lower FARs
Predominantly Residential and
Social infrastructure
Tertiary routes
Dr. Kayvan Karimi, Ed Parham
Principles of design Distribution of functional components
Dr. Kayvan Karimi, Ed Parham
Design Scenarios Flexibility
Private lead
Superblock-based
redevelopment
(Scenario A)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Private-lead
Route-based
regeneration
(Scenario B)
Private lead land
Route-based
plot assembly
(Scenario C)
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Dr. Kayvan Karimi, Ed Parham
Design Scenarios Flexibility
Private lead
Superblock-based
redevelopment
(Scenario A)
Private-lead
Route-based
regeneration
(Scenario B)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Private lead land
Route-based
plot assembly
(Scenario C)
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Scenario A
Private sector, super–block based
redevelopment
Dr. Kayvan Karimi, Ed Parham
Design Scenarios Flexibility
Private lead
Superblock-based
redevelopment
(Scenario A)
Private-lead
Route-based
regeneration
(Scenario B)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Private lead land
Route-based
plot assembly
(Scenario C)
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Scenario B
Private sector, route-based
regeneration
Dr. Kayvan Karimi, Ed Parham
Design Scenarios Flexibility
Private lead
Superblock-based
redevelopment
(Scenario A)
Private-lead
Route-based
regeneration
(Scenario B)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Private lead land
Route-based
plot assembly
(Scenario C)
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Scenario C
Public/Private, route-based
regeneration
Dr. Kayvan Karimi, Ed Parham
Design Scenarios Flexibility
Private lead
Superblock-based
redevelopment
(Scenario A)
Private-lead
Route-based
regeneration
(Scenario B)
Private lead land
Route-based
plot assembly
(Scenario C)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Scenario D
Public lead, route-based road
widening and self-organising
regeneration
Dr. Kayvan Karimi, Ed Parham
Functional components Cost model
Projects need to optimise public investment. To make sure designs offer a viable option for private
development cost models were developed.
Dr. Kayvan Karimi, Ed Parham
Functional components Cost model
Sherafiyah
Primary investment
Secondary investment
Land
Government grant
Total
0
133,785,000
Government grant
Total
0
529
Cost per sq m
Area for demolition
210
324,563
0
0
Government grant
Total
0
68,158,230
Resettlement
Government grant
Total
Cost per sq m
Built area
Compensation
1,000
799
133,785
Cost per household
No. of households
Further investment
Buildings
Land value sq m
No. of plots
Area of plots sq m
1,000
324,563
0
324,563,000
Demolition
Vacant land costs
Compensation per household
No. of households
Government grant
Total
0
529
0
0
Road building
Serviced land costs
Cost per sq m
Area for required
Government grant
Total
500
23,884
0
11,942,000
Urbanised land costs
Design guidelines: Sherafiyah
Developed land costs
Cost of utilities per plot
Plots requiring utilities sq m
Cost
0
0
0
Cost of utilities per plot
Plots requiring utilities sq m
Cost
0
0
0
Cost of utilities per plot
Plots requiring utilities sq m
Cost
0
121,905
0
Government grant
Total
0
0
Cost of public realm sq m
Area of roads, public space
Cost
0
0
0
Cost of public realm sq m
Area of roads, public space
Cost
0
23,884
0
Government grant
Total
0
0
Cost of building sq m
Area of built space
Cost
Government grant
Total
2,425
414,477
1,005,106,725
Primary
Plot Area
FAR
Built Area
Maximum plot coverage (ground)
Minimum plot coverage (ground)
Available plot area
Maximum plot coverage (upper)
Minimum plot coverage (upper)
Available plot area
Land use
Commercial Retail
Commercial Office
Residential private
Residential social
Social infrastructure
81,477
4.5
366,647
100%
80%
81,477
60%
50%
48,886
Land use split
Built Area
15%
15%
45%
20%
5%
100%
0
1,005,106,725
Plot Area
54,997
54,997
164,991
73,329
18,332
366,647
Min. no. of floors
12,222
12,222
36,665
16,295
4,074
81,477
Max. no. of floors
6
6
6
6
6
6
Average plot coverage
7
7
7
7
7
7
Max ground floor area
Max upper level area
12,222
12,222
36,665
16,295
4,074
81,477
69%
Min ground floor area
42,775
42,775
128,326
57,034
14,258
285,170
Min upper level area
9,777
9,777
29,332
13,036
3,259
65,182
45,220
45,220
135,659
60,293
15,073
301,465
Secondary
Revenue
Revenue 1: Vacant
0%
Revenue 2: Serviced
0%
Revenue 3: Urbanised
0%
Revenue 4: Developed
100%
3,775
121,905
4.0
85%
414,477
Value of land sq m
Area of land sq m
0
0
Value of land sq m
Area of land sq m
0
0
Value of urbanised land sq m
Area of land sq m
0
0
Value of built space sq m
Area of land sq m
FAR
Plot coverage
Area of built space
Total value
0
Total Value
0
Total Value
0
Total Value
Primary investment
0
Primary investment
0
Primary investment
0
Primary investment
Secondary investment
0
Secondary investment
0
Secondary investment
0
Secondary investment
Further investment
0
Further investment
0
Further investment
0
Further investment
1,005,106,725
Total cost
0
Total cost
0
Total cost
0
Total cost
1,543,554,955
Profit (value - cost)
return
0
0%
Profit (value - cost)
return
0
0%
Assumptions - existing values/costs
Assumptions - potential values
Existing land value sq m
Existing building value per sq m
Compensation per household
Cost of resettlement per household
Cost of demolition per sq m
Cost of road building per sq m
vacant land sale value sr/sq m
vacant land rental value sr/sq m
2,000
2,000
serviced land sale value sr/sq m
serviced land rental value sr/sq m
3,000
3,000
urbanised land sale value sr/sq m
urbanised land rental value sr/sq m
4,000
4,000
retail sale value sr/sq m
retail rental value sr/sq m
office sale value sr/sq m
office rental value sr/sq m
private residential sale value sr/sq m
private residential rental value sr/sq m
social residential sale value sr/sq m
social residential rental value sr/sq m
social infrastructure sale value sr/sq m
social infrastructure rental value sr/sq m
6,000
6,000
5,000
5,000
3,500
3,500
2,500
2,500
0
0
1,000
1,000
0
0
210
500
cost of electricty sr/sq m
cost of water sr/sq m
cost of sewers sr/sq m
cost of telecoms sr/sq m
0
0
0
0
cost of road surfacing sr/sq m
cost of pavement sr/sq m
cost of street lighting sr/sq m
cost of land scaping sr/sq m
0
0
0
0
retail building cost
office building cost
private residential building cost sr/sq m
social residential building cost sr/sq m
social infrastructure building cost
2,000
3,000
2,500
2,000
2,500
Profit (value - cost)
return
0
0%
Profit (value - cost)
return
Total Cost
Total Profit
Overall return
1,564,645,874
458,348,000
Plot Area
FAR
Built Area
Maximum plot coverage (ground)
Minimum plot coverage (ground)
Available plot area
Maximum plot coverage (upper)
Minimum plot coverage (upper)
Available plot area
Land use
Commercial Retail
Commercial Office
Residential private
Residential social
Social infrastructure
40,428
3.0
121,284
80%
70%
32,342
60%
50%
24,257
Land use split
Built Area
5%
5%
55%
20%
15%
100%
Plot Area
Min. no. of floors
6,064
6,064
66,706
24,257
18,193
121,284
2,021
2,021
22,235
8,086
6,064
40,428
121,905
487,931
4.0
71.3%
61,061
61,061
231,697
97,586
36,525
13%
13%
47%
20%
7%
Max no. of floors
4
4
4
4
4
4
Average plot coverage
5
5
5
5
5
5
Max ground floor area
74%
Max upper level area
1,617
1,617
17,788
6,468
4,851
32,342
Min ground floor area
4,447
4,447
48,918
17,788
13,341
88,942
Min upper level area
1,415
1,415
15,565
5,660
4,245
28,300
4,649
4,649
51,141
18,597
13,948
92,984
80,100,230
21,090,919
1%
Summary
Financial model headlines
Area of plots
Proposal built area
Average settlement FAR (financial model)
Average plot coverage (financial model)
Commercial Retail
Commercial Office
Residential private
Residential social
Social infrastructure
Guidelines
121,905
487,620
4.0
85.0%
65,057
65,057
227,639
97,400
32,467
1,543,554,955
21,090,919
1.37%
Once we have an outline of the amount of development required, and the land
use mix, it is easy to develop a set of design guidelines for massing
Dr. Kayvan Karimi, Ed Parham
Design guidelines Option testing
Impact
There are a huge number of potential guideline combinations
that satisfy the
requirements of the population and financial model but what is the physical impact?
Guideline example one (preferred)
Primary
Secondary
Land use distribution
15% Commercial retail
15% Commercial office
65% Residential
5% Social infrastructure
5% Commercial retail
5% Commercial office
75% Residential
15% Social infrastructure
Floor Area Ratio (FAR)
4.5
3.0
Plot Coverage (ground floor)
80 – 100%
70 – 80%
Plot Coverage (upper floors)
50 – 75%
50 – 60%
Building heights
6–7
4–5
Impact
Guideline example two
Primary
Secondary
Land use distribution
15% Commercial retail
15% Commercial office
60% Residential
5% Social infrastructure
5% Commercial retail
5% Commercial office
75% Residential
15% Social infrastructure
Floor Area Ratio (FAR)
5.0
2.0
Plot Coverage (ground floor)
80 – 100%
70 – 80%
Plot Coverage (upper floors)
50 – 75%
50 – 60%
Building heights
7-8
2-3
Dr. Kayvan Karimi, Ed Parham
Design guidelines Public realm character
Detailed design guidelines developed
to create consistent, high quality,
safe, and inhabited public realm
Dr. Kayvan Karimi, Ed Parham
Consultation
At all stages of project, consultation carried out
with Residents, Local Municipalities, Omdahs,
Developers, JDURC and Municipality
Dr. Kayvan Karimi, Ed Parham
Slowing the cycle of decline
If the wider context to the project does not support the levels of
investment required to implement changes to reverse the cycle of
decline, what can be done to slow it, improve living conditions, and
start to create the forces of change?
Dr. Kayvan Karimi, Ed Parham
Design Scenarios
Private lead
Superblock-based
redevelopment
(Scenario A)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Private-lead
Route-based
regeneration
(Scenario B)
Private lead land
Route-based
plot assembly
(Scenario C)
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Dr. Kayvan Karimi, Ed Parham
Design Scenarios
Private lead
Superblock-based
redevelopment
(Scenario A)
Private-lead
Route-based
regeneration
(Scenario B)
Private lead land
Route-based
plot assembly
(Scenario C)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Scenario E
Public lead, community assisted
improvement
Dr. Kayvan Karimi, Ed Parham
Current problems
What improvements need to be made to improve existing
living conditions?
Poor access for vehicles (Cars, Security, Refuse)
No Street lighting
Poor access to Education facilities
Perception of crime
No Pavement
No Road Surface
No connections to Sewers
Streets blocked by cars and rubbish (no Parking)
Inadequate access to services
No access to Water mains
No Storm Water Drainage
No connections to Electricity
Poor condition and lack of maintenance of buildings
Poor access to Health facilities
Uncollected rubbish
Poor quality Public Spaces
Difficult to establish local Economic Activity
Dr. Kayvan Karimi, Ed Parham
Analysis and strategic design Principles of design
How can improvements be implemented?
Improvements cannot be implemented across
the whole settlement uniformly so a framework
for improvement is required.
Route-based improvement of Access, Utilities,
Public Realm and Face Lifting
Settlement-wide improvement of access to
services and Social Infrastructure
Self-organising regeneration through guidelines
and access to micro credit
Dr. Kayvan Karimi, Ed Parham
Route-based improvements
Access andstructure
Public Realm which can be used
Define a spatial
to analyse
existing conditions
and
Access
Road Widening
implement improvementsParking
Public Realm
Road Surfacing
Street Lighting
Pavements
Utilities and Services
Utilities
Sewers
Surface Drainage
Water Supply
Electricity Supply
Services
Regular Refuse Collection
Police Patrol
Socio-Economic and Social Infrastructure
Social Infrastructure
Health Facilities
Hygiene Facilities
Education Facilities
Community Centre
Socio-Economic
Micro-Credit
Market Places
Facelifting
Services
Remove Abandonned Cars
Public realm
Façade maintenance
Public Space
Dr. Kayvan Karimi, Ed Parham
Route-Based Improvements Access, Utilities and Public Realm
Framework for improvements to Access,
Public Realm and Utilities
Dr. Kayvan Karimi, Ed Parham
Route-Based Improvements Access, Utilities and Public Realm
Upper levels
Residential uses
Privacy provided through screening
First floor
Residential uses
Privacy provided through screening
Ground floor
Commercial uses
0.75 – 1m
pedestrian
4.0 - 5.0m
traffic
2.0m
Tolerance
/parking
0.75 - 1m
pedestrian
8.0m Section allows access for vehicles, parking, utilities and
pedestrians
Where more space is available additional parking or
pedestrian space can be added
Dr. Kayvan Karimi, Ed Parham
Route-Based Improvements Face Lifting (Valparaiso)
Dr. Kayvan Karimi, Ed Parham
Route-Based Improvements Face Lifting
Favela Painting, Rio de Janeiro, Brazil
Dr. Kayvan Karimi, Ed Parham
Route-Based Improvements Face Lifting
In the immediate term “Face Lifting” can be carried out to
improve conditions quickly and cheaply.
This could involve re-painting facades, removing all
abandoned vehicles and cleaning up Public Spaces.
Dr. Kayvan Karimi, Ed Parham
Settlement-Wide Improvements Social Infrastructure
Use
Identify
existing
existing
vacant
vacant
plotsplots
to provide
and provide
range social
of public spaces
and
infrastructure
other facilities based on plot size
Less than 250 sq m.:
- Local public space
- Car parking
- Hygiene facilities
- Water taps
250 – 1,000 sq m
- Neighbourhood park
- Clinic
- Car parking
1,000 sq m +
- Sports ground / public park
- School
- Community centre
- Weekly market
Dr. Kayvan Karimi, Ed Parham
Settlement-Wide Improvements Development allowances
Plot size (sq m)
Primary route
FAR
Max Commercial land use
Max height
301
625
901
2,000
3,001
5,001
Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size
300
625
900
2,000
3,000
5,000
0.0
1.0
2.0
2.5
3.0
2.5
0.5
N/A
100%
50%
40%
33%
40%
Case by case assessment
1.0
3.0
4.0
5.0
5.0
5.0
1.0
301
625
901
2,001
3,001
5,001
Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size
300
625
900
2,000
3,000
5,000
0.0
1.0
2.0
2.0
1.5
1.0
0.5
N/A
50%
25%
25%
33%
50%
Case by case assessment
1.0
3.0
4.0
4.0
3.0
3.0
1.0
301
625
901
2,001
3,001
5,001
Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size <
< Plot size
300
625
900
2,000
3,000
5,000
0.0
1.0
1.3
1.5
1.5
1.3
0.5
0% additional to existing
0% additional to existing
0% additional to existing
0% additional to existing
0% additional to existing
0% additional to existing
0% additional to existing
1.0
3.0
3.0
3.0
3.0
3.0
1.0
Secondary route
Tertiary route
Plots do not have to be vacant or
affected by access improvements to be
redeveloped.
Owners may redevelop plots according
to a set of Self-Organising Guidelines
based on location and plot size
Dr. Kayvan Karimi, Ed Parham
Minimum Intervention Improvement Framework
Route-based improvements to access,
utilities, public realm and face lifting
Settlement-wide improvements to social
infrastructure
Self-organising regeneration of existing built
fabric
Dr. Kayvan Karimi, Ed Parham
Implementation Flexible programme of Improvements
Project
Access and Public realm
Land
Building
Facelifting
Demolition
Public Realm
Lighting
Total
Façade
Phase 1
Grand Total
Public Space
Settlement Wide
Total
Phase 2
Phase 3
Design Guidelines/Self Organsinig Regeneration
Social Infrastructure
Phase 1
1
8,623
0
0
852,796
104
861,523
80,955
22,502
103,457
2
176,818
40,395
52,595
646,977
3
531,575
40,662
52,944
419,800
878
917,664
10,320
23,187
33,507
951,171
0
1,044,981
7,645
0
7,645
1,052,626
4
564,341
80,986
105,446
474,462
102
1,225,336
8,700
18,644
27,344
1,252,681
5
1,347,335
505,762
658,516
535,227
0
3,046,839
8,925
2,062
10,987
3,057,826
Social Infrastructure
964,980
Social Infrastructure
Route Based
Project 1
Project 2
Phase 2
6
1,912,098
255,333
332,451
387,950
0
2,887,832
7,620
0
7,620
2,895,452
7
1,437,692
200,808
261,458
447,250
282
2,347,490
8,175
0
8,175
2,355,665
8
1,082,239
139,167
181,200
575,365
86
1,978,058
13,305
9,468
22,773
2,000,831
Project 3
Project 4
Phase 3
9
1,958,167
152,550
198,624
284,440
157
2,593,937
10,070
655
10,725
2,604,662
10
520,408
61,295
79,808
185,895
444
847,849
6,010
19,978
25,988
873,837
11
0
0
0
149,764
0
149,764
3,115
6,643
9,758
159,522
12
0
0
0
96,000
0
96,000
2,005
0
2,005
98,005
13
0
0
0
53,000
29
53,029
2,040
0
2,040
55,069
9,539,295 1,476,959
1,923,042
5,108,925
2,084 18,050,304
168,885
103,138
272,023
18,322,327
All Projects
Some elements of the framework are flexible enough
to be delivered early if the budget is available
If additional budget is available, some items can move
forward
If less budget is available, key improvements can be
chosen and the rest shifted back
Project 5
Project 6
Project 7
Project 8
Project 9
Project 10
Project 11
Project 12
Project 5
Dr. Kayvan Karimi, Ed Parham
Flexibility of implementation
Private lead
Superblock-based
redevelopment
(Scenario A)
Private-lead
Route-based
regeneration
(Scenario B)
Maximum intervention
Maximum investment
Maximum rehousing
Minimum program
Public/Private
Route-based
regeneration
(Scenario C)
Public-lead
Route based
road widening
(Scenario D)
Public-lead
Community assisted
improvement
(Scenario E)
Minimum intervention
Minimum investment
Minimal rehousing
Maximum time for
transformation
Scenario hybrid
Dr. Kayvan Karimi, Ed Parham
Thank You!
The 8th Space Syntax Symposium
Santiago de Chile
January 2012
Dr. Kayvan Karimi
Ed Parham
Senior Lecturer - Bartlett, UCL ; Director - Space Syntax Limited
Associate Director - Space Syntax Limited
Dr. Kayvan Karimi, Ed Parham