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Unplanned Settlements

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A. BAckgroUnd B . S t r At e g i c o B j e c t i v e S c . i n i t i At i v e S

Jeddahs unplanned settlements occupy over 4,800 hectares, or around 16 per cent, of the citys built up area. They house over a million people, or one-third of the citys population, in predominantly sub-standard dwellings. Recognised as one of the most significant challenges facing the city and its growth, the unplanned settlements also offer significant opportunities for the holistic regeneration of some of the Governorates most deprived areas. The term unplanned settlements refers to a broad category of urban areas within the Jeddah Governorate. although each settlement is unique in terms of its size, location and social mix, many share common physical characteristics, social challenges, and underlying principles. Once considered prestigious areas of the city, many of the older settlements fulfilled critical functions supporting the constant flow of pilgrims moving between Jeddah and Makkah. Today, however, their function has fundamentally changed. Together with the newer settlements, these areas supply low-cost housing for underprivileged citizens and immigrants. As a result of unmet demand for low- and middleincome housing, the unplanned settlements typically include new development that has occurred outside, or in violation of the adopted local planning policies, as well as areas of the city that have fallen into disrepair. In spite of poor living conditions and the lack of public and social amenities enjoyed by the wider city population, the unplanned settlements have evolved into highly intricate local communities. With a physical form that resembles that of the old town, the unplanned settlements generally have narrow streets and alleys that contain thriving local economies.

Regardless of their relative successes, the unplanned settlements pose a public health and security hazard for the city. Uncertain land ownership and ambiguous tenure curtail investment in the area resulting in over a third of Jeddahs population continuing to live in mostly sub-standard living conditions. This section addresses Jeddahs unplanned settlements, one of Jeddahs most pressing issues. The strategic objectives and initiatives in this section build on the activities already begun by the Municipality, including the establishment of the Jeddah Development and Urban regeneration Company (JDURC) and the Jeddah Without Slums programme, and are complementary to those in Section 11, Housing.

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r e S i d e n t S o f U n p l A n n e d S e t t l e m e n t S l i v e i n p o o r q U A l i t y, o f t e n U n S A f e , B U i l d i n g S

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A. Unplanned Settlements: Background

f o r m At i o n A n d d e m A n d form And pHySicAl condition commUnity And ServiceS i n v e S t m e n t A n d p A r t i c i p At i o n SUmmAry of UnplAnned SettlementS iSSUeS
Jeddahs unplanned settlements are primarily a reaction to the insufficient supply of housing for low- to middleincome residents as discussed in Section 11 (Housing). Comprising a mixture of new illegal developments and opportunistic occupation of vacated dwellings, the unplanned settlements now house more than 1 million of the Jeddahs population. Sometimes inappropriately dubbed slums, unplanned settlements vary greatly in terms of their location, size and social mix. Jeddah Municipality recognises the importance of addressing the challenges associated with unplanned settlements. Since 2006, many initiatives have been undertaken or commenced to enable the Municipality to address these challenges - initiatives include a variety of detailed studies, new unplanned settlement specific building regulations, and most significantly the establishment of the Jeddah Development and Urban regeneration Corporation (JDURC) and the Jeddah Without Slums programme. Established in 2007 by Royal Decree, JDURC is a public enterprise created for the purpose of entering into development partnerships with private investors. JDURCs primary focus is urban regeneration and housing, targeting as a priority the unplanned settlements. JDURC is to be endowed with publicly owned land in Jeddah. The transfer of property title deeds is already underway. The Municipalitys Jeddah Without Slums programme is a regeneration initiative aimed at reclaiming the unplanned settlements. The programme starts by analysing and profiling each of the unplanned settlements, before developing and defining which of the three types of interventions Maintain, Refurbish or Reclaim should be applied based on the individual conditions and context of the specific settlement. Commenced in (1428) 2007, the programme is creating models for investment and development, and outlining a strategy for urban regeneration. The fundamental elements determining the conditions and trends relating to unplanned settlements can be grouped under four main headings: formation and demand form and physical condition community and services investment and participation Each of these will be addressed independently.

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e A r ly U n p l A n n e d S e t t l e m e n t f o r m At i o n

recent UnplAnned S e t t l e m e n t f o r m At i o n

City Boundary

Unplanned Settlements

City Boundary

Unplanned Settlements

Circa 1367(1948) Early settlements outside the city wall developed to support the growing pilgrim movement.

Circa 1391 (1971) Unplanned settlements started to form in remote locations outside the urban growth boundary

City Boundary

Unplanned Settlements

City Boundary

Unplanned Settlements

Circa 1375 (1956) Early settlements were absorbed as part of the expanding urban territory of Jeddah.

Circa 1400 (1980) As the urban territory expanded, new unplanned settlements formed beyond the outer edges.

City Boundary

Unplanned Settlements

City Boundary

Unplanned Settlements

Circa 1384 (1964) Early settlements were vacated by in favour of new developments to the north, which were then resettled as low-cost housing.
Early refers to older unplanned settlements that formed within or in proximity to the city, predominantly by people occupying dwellings that had been vacated by previous owners.

Circa 1428 (2007) The expanding urban territory has now enveloped many of these unplanned settlements.

Recent refers to unplanned settlements that formed on the outskirts of the city boundaries at that time. Though many of these have now been engulfed by city sprawl, the urban form in these settlements differs because of where the settlement formed in relation to the city boundaries at that time.

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f o r m At i o n A n d d e m A n d

r e g e n e r At i o n o p p o r t U n i t y
Most early unplanned settlements lie around the centre of the city, particularly between Al Balad, the Old

f o r m At i o n o f U n p l A n n e d SettlementS
The formation of unplanned settlements has changed over time in line with the demand and supply of housing. Two types of unplanned settlements have emerged opportunistic occupation of vacated dwellings, and new illegal developments. The early and more modern unplanned settlements were formed in distinctively different ways. Insights into their development were gained by studying their distribution (see page opposite). Unlike the newer settlements, the early settlements were previously inhabited areas of the city which formed in response to the growing needs and opportunities generated by the pilgrim traffic. Once thriving parts of the city, these vacated areas have been re-populated by people seeking a low-cost housing alternative. Now the lack of owner-occupiers means that investment into these areas is limited, resulting in the poor building quality. The newer unplanned settlements are still opportunistic; they have often been developed illegally and contrary to the adopted planning policies of the time. In contrast to the earlier settlements, the more modern unplanned settlements were built away from urban areas, occupying the rural areas beyond the city to the north and east. However, many of these previously distant settlements have now been captured by the city growth, and now fit comfortably within the mega-block structure of the city (Figure 12.01, next page).

Airport and Khozam Palace. These areas offer the city of Jeddah an enormous regeneration opportunity. The development of the downtown unplanned areas will release land in key central areas of the city and provide additional land for high-value uses.

m o S t p r e v i o U S ly r U r A l U n p l A n n e d S e t t l e m e n t S H Av e n o w B e e n c A p t U r e d B y c i t y g r o w t H

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Obhur Creek

KAIA KAIA

Mad inah d Roa

a Tahliy

h Stee

Red Sea

Jeddah Port
Jed da

h-M

ak

ka

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ay

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City Growth by 1270 A.H (1853) City Growth by 1367 A.H (1947) City Growth by 1375 A.H (1955) City Growth by 1384 A.H (1964) City Growth by 1391 A.H (1971)

City Growth by 1400 A.H (1979) City Growth by 1428 A.H (2007) Unplanned Settlements

figUre 12.01 UnplAnned SettlementS And tHe growtH of tHe city

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continUing demAnd
Unplanned settlements have provided a housing solution for a number of groups. These typically include: migrant workers: who, after having sent their remittances, have very little money to spend on lodging rural migrants: primarily those relocating closer to the city for work increasing numbers of poorer Saudi nationals: who can no longer afford a house in a planned area The unplanned settlements have also benefited employers who have been able to import labourers from abroad without having to be concerned about how they
locAl economieS And SociAl networkS in UnplAnned SettlementS need to Be preServed

will be housed. Unplanned settlements can no longer be considered an acceptable housing solution in a city with the wealth, status and ambition of Jeddah. While the function and condition of unplanned settlements in Jeddah have evolved over time, the main driver behind their formation remains constant - the chronic undersupply of housing. With the population expected to increase by around 2.5million people over the next 20 years, there is enormous pressure on the city to provide adequate and affordable housing to prevent further growth in unplanned settlements

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form And pHySicAl condition

Although individual forms and physical conditions vary, the main characteristics of the unplanned settlements and the predominant trends are as follows.

StrUctUre And form

As explained earlier, the urban form of Jeddahs unplanned settlements varies depending on whether the settlement grew within the city on vacant or unused land or was built outside the city limits at that time. With the early unplanned settlements occupying areas immediately adjacent to the city walls, the urban layouts of these settlements closely followed those of the old city. The absence of motor vehicles and expansive city influences meant that the area evolved around a network of small streets and shaded alleys suitable to movement on foot this is a form that is still popular in the old town today (Figure 12.02). As the city rapidly expanded to accommodate the newer, larger and more private residential developments, the citys overall urban structure changed to reflect the emerging dominance of the motor vehicle. The newer unplanned settlements grew to fit within this grid, occupying vacant blocks on the outskirts of the city. The demand for low-cost housing resulted in the new unplanned areas continuing to follow more land-efficient and densely populated organic patterns, with only some areas capable of accommodating the car.
Al Balad Surrounding old town Current Urban Footprint

figUre 12.02 t y p i c A l l Ay o U t o f U n p l A n n e d S e t t l e m e n t in jeddAH

figUre 12.03 t H e c e n t r A l A r e A i S i S o l At e d f r o m t H e r e S t of tHe city dUe to UnplAnned AreA S

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connectivity
Most of the unplanned areas now fit within Jeddahs urban boundary. However, with limited integration into the highway network, the settlements remain at odds with Jeddahs predominant urban structure. In spite of this, many of the areas (such as Bani Malik) have developed their own hierarchy of roads with compatible land uses which function well at a local level. Although often difficult to navigate, the dense, organicallydeveloped street patterns could, if upgraded, become walkable mixed-use communities a model similar to that of Al Balad. Nevertheless, the current structure of unplanned settlements contributes to their negative image and their relative lack of integration, both spatially and socially, with the rest of the city. Occupying a large part of the city centre, the old unplanned areas also reduce overall connectivity in the city (Figure 12.03).

UrBAn And BUilding qUAlity

As a result of the informal nature of development in many of the unplanned settlements, very little in the way of regular public investment has flowed into the areas public realm. This is reflected in the lack of kerbs, guttering, footways and public lighting. The quality of the built environment in these areas is also generally poor, with the central unplanned settlements, such as Al Baghdadiyah, Al Kandarah, and Al Ammariyah characterised by dangerously deteriorated buildings. In a study of Al Sharafiyah carried out in 2005, 66 per cent of the buildings were classified as being in either bad or very bad physical condition. The more recent peripheral settlements, such as Kilo 14, Kilo 11, and Quwaizah are characterised by poorly selfbuilt houses. Often built with low quality materials, the low durability of the construction materials limits the lifespan of the dwellings and makes them unsafe.

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t y p i c A l o f U n p l A n n e d S e t t l e m e n t S i S t H e l A c k o f f o r m A l p e d e S t r i A n f o o t w Ay S , k e r B S A n d g U t t e r i n g

commUnity And ServiceS

UtilitieS And ServiceS

Many of the early unplanned settlements adjacent to the old city have benefited from having access

commUnity And SociAl mix

Demographics and social conditions vary from settlement to settlement. Populations range from lower and lower-middle class Saudi families to migrant workers and illegal immigrants. They comprise single people as well as families that have long been resident in the country. Jeddahs strong economy means that it is perceived as a place of opportunity, attracting significant numbers of migrant workers from other parts of the Kingdom and abroad. Many migrant workers are unable to access traditional housing and have few alternative options but to find shelter in the unplanned areas. Similarly, some visiting pilgrims remain in Jeddah and find their new home in the unplanned settlements. Despite their deprivation, some strong communities have developed within these neighbourhoods. Nationalities are attracted to different settlements making them melting pots of different cultures, crafts and flavours. These culturally mixed areas are highly unique in the Kingdom and help set Jeddah apart from other cities. The Municipality believes that the social integration of residents living in unplanned settlement with the wider community will be of benefit to the entire city.

to basic infrastructure provision (water, sanitation, electricity, and telecoms). However, most unplanned settlement areas are only serviced by telecoms and power. Unplanned settlements are less likely to be supplied with water or sewage than other parts of the governorate, and many of the rural settlements, such as Dhahban, are likely to have only electricity. In addition, the inequality in allocation and access to social services and amenities are generally more pronounced in the unplanned settlements than in the wider city. Despite lacking basic amenities and utilities, evidence collected through surveys indicates that the majority of the residents in unplanned settlements would prefer to remain living where they are. Improvements in hygiene and security, as well as the provision of public space and ancillary services are seen as a high priority for these areas.

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inveStment And p A r t i c i p At i o n

lAnd ownerSHip And tenUre

The occupancy status of residents varies from owner occupiers and long and short term renters, to squatters. A lack of formal land title deeds have often been an

locAl economy
It is important to recognise that the unplanned settlements are functioning communities with many shops and small businesses that support a local economy as well as adding value to the economy of the wider region. A socio-economic study of eight unplanned settlements recognised four main sectors of employment: food and beverage, services, intermediate products, and retail; despite local competition, many of the businesses surveyed were planning on expanding. This indicates that these businesses, and the people employed within them, add value to the local community as well as to the rest of Jeddah. However, unlike the rest of the Governorate, more than 95 per cent of people employed within the unplanned settlements had no formal vocational training, with the majority of the workforce learning on the job through informal apprenticeships. Provision of better training facilities would assist many of these people with the skills to work their way out of a low standard of living, boost the economy of Jeddah, and slow the growth of unplanned settlements. The Municipality recognises that a large proportion of people living in the unplanned settlements still draw their income from businesses outside the unplanned areas. Providing better training, along with improving the connectivity of these settlements to the rest of the city, therefore presents an opportunity to increase the active labour force in the city.

obstacle for development in the unplanned areas, whether for holistic regeneration or for single dwelling developments. A government initiative to formalise land titles for Saudis living within the unplanned settlements began in 1427 (2007). Further issues arise from the practice of land grabbing in the outer settlements. Ihyaul-Mawat, the cultivation of barren land, is a recognised Islamic practice, allowing people to claim un-owned land. Whilst often used, the formal court processes are often overlooked resulting in disputes.

o r g A n i S At i o n A n d p A r t i c i p At i o n
Until recently, public sector investment in the unplanned settlements was very limited. The challenges faced by developers are both physical and regulatory, both within the settlement and government authorities. Issues such as land assembly have been compounded by a lack of clear policy relating to the unplanned settlements. National and regional support has increased the public profile of the unplanned settlements. The Royal Decree and the development of a Makkah Regional Task Force for unplanned settlements have provided both developers and local community groups with an organisational body with which to collaborate.

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U n p l A n n e d S e t t l e m e n t S o f t e n H A v e v i B r A n t, f U n c t i o n i n g l o c A l e c o n o m i e S

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SUmmAry of UnplAnned SettlementS iSSUeS

form And pHySicAl condition

disjointed urban structure: The urban form of unplanned settlements contributes to their lack of integration into the rest of the city.

In order to achieve regeneration in the unplanned settlements, the Municipality of Jeddah must address the factors that sustain the growth of unplanned settlements in Jeddah. Summarising the key challenges and issues from the above:

residents of unplanned settlements live in poor quality, and often unsafe, buildings. over-crowded conditions: Unplanned settlements house a third of Jeddahs population on 16 per cent of the citys land, and some settlements suffer from critically high density.

f o r m At i o n A n d d e m A n d
Unplanned settlements hinder new development: These settlements take up 16 per cent of Jeddahs land, often isolating key central areas of the city, and act as a barrier to new and improved development. jeddahs housing demand will continue to rise: The resulting continued pressure on affordable housing will mean that the unplanned settlements will continue to flourish, unless significant effort is placed on developing alternative housing options for their populations. Unplanned settlements offer a sub-standard solution to housing: This is no longer acceptable in a city with Jeddahs wealth, status and ambition.

commUnity And ServiceS

lack of basic services and amenities: Unplanned settlements have the lowest provision of services and amenities in the entire governorate. Unplanned settlements house a diverse range of communities: The social and cultural diversity of the unplanned settlements is a unique asset for Jeddah and must be preserved.

i n v e S t m e n t A n d p A r t i c i p At i o n
Under-educated workforce: Due to a severe lack of access to education and training facilities, the workforce within the unplanned settlements is predominantly under-educated. lack of formal title deeds: Unclear land ownership and occupancy status adds an additional dimension to the difficulty of redeveloping the unplanned areas. clear housing policies are required: Addressing unplanned settlements is closely linked to the need for revised policies and programmes to address Jeddahs housing shortage

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l A c k o f c l e A r l A n d o w n e r S H i p A n d t e n U r e c At e g o r i S e S U n p l A n n e d S e t t l e m e n t S

UnplAnned SettlementS
extrActS from tHe BAlAnced ScorecArd
Here are examples of Key Performance Indicators which will be used to measure the performance of the Municipality in relation to this section of the Plan. The results will be published online so all our stakeholders can judge our performance with full transparency:

linear meters of streets in unplanned settlements that have been upgraded (ip2.10.3*) percentage of households in unplanned settlement that hold a land title deed (ip2.10.4*) percentage of dwellings in unplanned areas that have been refurbished percentage of dwellings in unplanned areas with connections to water, wastewater and electricity (c2.11.2, c2.11.3, c2.11.4*) percentage of city population living in unplanned settlements (c2.1.3.1*)

* These are the Jeddah City Balanced Scorecard reference codes. The relationship of this plan to the Balanced Scorecard is explained on Page 32 of this document. The full Jeddah Balanced scorecard will be published on the website, www.jeddah.gov.sa

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B. Unplanned Settlements: Strategic Objectives

In order to achieve its overall strategic ambitions, Jeddah will prioritise addressing the problem of unplanned settlements. The Municipality recognises that the development of social and affordable housing is fundamental to the success of unplanned settlements regeneration, and will work simultaneously to achieve both the Strategic Objectives described below and those in Section 11, Housing.

12.1 regenerate unplanned settlements into mixed use neighbourhoods with adequate housing and ancillary services, a high quality public realm, and thriving businesses. 12.2 integrate unplanned settlements, both spatially and socially, into jeddahs mainstream urban fabric and society. 12.3 ensure existing residents of unplanned settlements are provided with decent, affordable and appropriate housing. 12.4 mitigate the health and security hazards posed by unplanned settlements. 12.5 involve the private sector, including local businesses, landlords, large land owners and large employers in addressing the problem of unplanned settlements. 12.6 prevent the formation of new unplanned settlements and the expansion of existing settlements. 12.7 raise the standard of living of all residents living in the existing unplanned settlements

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U p g r A d i n g A n d i n t e g r At i n g U n p l A n n e d S e t t l e m e n t S i S e S S e n t i A l t o j e d d A H S g r o w t H

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C. Unplanned Settlements: Initiatives

f o r m At i o n A n d d e m A n d form And pHySicAl condition commUnity And ServiceS i n v e S t m e n t A n d p A r t i c i p At i o n

Jeddahs approach to resolving the issues associated with unplanned settlements will require an integrated approach to urban regeneration projects that fully reflects the needs of both the city as a whole and its unplanned settlements. Initiatives in this section are aimed at upgrading and integrating unplanned settlements into the overall fabric of the city, which is essential to achieving Jeddahs goal of providing a high quality of life for all. Together with the initiatives in Section 11 (Housing), the initiatives listed here provide a holistic approach to addressing the problem of unplanned settlements.

Importantly, these initiatives build upon the ongoing work being carried out by the Municipality and the Jeddah Development and Urban Regeneration Company (JDURC), who are working in cooperation with the Ministry of Municipal and Rural Affairs (MOMRA), Ministry of Social affairs, Ministry of Interior and the Jeddah Governorate. Through this work, the Municipality and its partners will demonstrate the benefits that can be brought to the city by improving unplanned settlements. The diversity of unplanned settlements requires that specific approaches are applied in the regeneration of each settlement. Similarly, the residents of unplanned areas will have varying preferences for housing type and tenure, as well as a varied willingness and capacity to pay. Regeneration will provide local residents with improved living conditions and will reintegrate the areas with the rest of the city by attracting investment into the area and upgrading services and facilities.

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c At e g o r i S i n g U n p l A n n e d S e t t l e m e n t S
To aid in prioritisation, unplanned settlements have been categorised into four groups as follows:

category 1: Settlements that are conducive to partnership with private developers due to their economic potential, for example, strategically located settlements. category 2: Settlements that are not conducive to partnership with private developers due to their low economic potential. category 3: Areas with potential to improve and develop by using their own assets, for example, those with a vibrant local economy. category 4: Areas in need of immediate maintenance and face-lifting.

f o r m At i o n A n d d e m A n d

Allocate publicly owned land for affordable housing: The Municipality will carry out a city-wide land ownership survey to identify publicly owned land. A part of this land will be assigned to social and affordable housing programmes to benefit the residents of unplanned settlements. ensure adequate supply of land designated for housing development: Land will be zoned for a variety of types of housing development to cater to the needs of different types of residents. prevent the formation of new unplanned settlements: For example: Work with utility companies to ensure that new unplanned developments do not receive utility connections. Monitor the use of land and enforce the removal of unauthorised development throughout Jeddah governorate. Develop and implement programmes to prevent illegal land grabs. continue implementing the recommendations of the jeddah without Slums program.

conduct ownership and occupancy surveys: These will include surveys of land ownership, tenure and resident needs in order to establish settlementspecific housing provision targets. Assign priorities for regeneration: The Municipality will regenerate, as a priority, those unplanned settlements located near the emerging strategic centres identified in Section 1 (Urban Planning and Land Use). provide well-located affordable and social housing: These will be included within targets for the regeneration of unplanned settlements. Allocate 5,330 Hectares of land for social and affordable housing within Jeddahs boundary. Include affordable housing zones within plans for expansion of the transport network.

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form And pHySicAl condition

Current initiatives Jeddah Municipality, in partnership with JDURC, is already undertaking a number of activities aimed at upgrading knit unplanned settlements into the city fabric: Encourage physical integration of the unplanned settlements, including change in urban form and improved transport connections, so that they can function as key parts of the wider city structure. Use regeneration as an opportunity: Use best practice design guidelines and standards in regenerating unplanned areas to create model neighbourhoods or model streets that can serve as an example for the entire city. retain existing positive urban features: Where possible key features of the targeted area, such as street patterns, significant buildings or open spaces, will be retained. improve physical and socio-economic connectivity: Ensure that regeneration programmes contribute to improving the relationship of the target area to both its surrounding areas and to the rest of the city. design a street widening and development programme: This will improve movement within the unplanned settlements and surrounding areas. unplanned settlements. These include:

carrying out surveys of ancillary services and infrastructure, public realm, and building conditions in a number of unplanned settlements; establishing public private partnerships for the retrofitting and development of regeneration sites; designing a street widening and development programme to improve connections between unplanned settlements and surrounding areas; identifying sites for social housing programmes to be developed by the municipality and jdUrc.

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SmAll locAl BUSineSSeS floUriSH

commUnity And ServiceS

Use regeneration as an opportunity: Projects that can act as a catalyst for area development will be identified and implemented; as part of regeneration schemes, the Municipality will, Provide major missing cultural, educational, health and sporting facilities that will provide an impetus to regeneration. Address undersupply or gaps in housing, social services and public spaces at neighborhoods level. Launch major infrastructure projects in partnership with the private sector; priority projects will include public transportation and enhanced environmental management. retain elements of an areas specific or traditional activities.

promote social inclusion: Develop programmes for the residents of unplanned settlements to address their relative social exclusion these will target exclusion due to lack of social and community services, education, and differing cultural or financial needs. ensure adequate rehousing is provided for all: When residents are displaced, the preferable option for providing housing will be on-site. Where off-site relocation is necessary, we will ensure that it causes as little disruption as possible to businesses and resident livelihoods. carry out surveys of unplanned settlements: As a priority, these will include surveys of ancillary services and infrastructure, public realm, and building conditions. create distinctive development opportunities: This will be achieved through leveraging the culture and identity of the unplanned settlement communities.

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inveStment And p A r t i c i p At i o n

establish public private partnerships for the development of regeneration sites: These will be formed between the Municipality, chiefly through JDURC, and private sector developers and investors, to fund and implement the regeneration of selected unplanned settlements. Use regeneration as an opportunity to launch major infrastructure projects: In particular, these will include public transportation and enhanced environmental management. encourage residents participation, including local businesses: Develop programmes to involve residents, businesses and other local groups who most often have a vested interest in the rehabilitation of their neighbourhood. ensure regeneration programmes provide for businesses and residents: To achieve this, the Municipality will: Ensure regeneration programmes provide for a physical environment appropriate to planned commercial activities. Assist potential investors, especially small and local businesses, to carry out feasibility studies in order to support their participation in regeneration programmes. Communicate widely on the goals and objectives of the regeneration programme. Use public subsidy where required to ensure Public-Private Partnerships succeed. roll out land titling programme to cover all existing unplanned settlements.

develop an area-based regeneration programme involving local stakeholders: With technical and financial support provided by the Municipality and JDURC, these programmes will ensure that local landlords and businesses get involved in the regeneration of a street or a group of blocks within their unplanned settlements. involve local residents: Develop a programme for community consultation and involvement in areas undergoing regeneration and upgrading. provide a supportive financial environment: Develop financing schemes to support residents of unplanned settlements to upgrade their dwellings. develop incentives for developers: Planning incentives will be introduced to encourage private developers to get involved in the regeneration of Jeddahs unplanned settlements. encourage employer-provided affordable housing: Mobilise large employers (particularly those employing imported labour) to provide affordable and social housing for their workers this will form part of regeneration programmes in targeted unplanned settlements and elsewhere. Allocate public land for affordable housing: The Municipality will carry out a city-wide land ownership survey to identify publicly owned land. A part of this land will be assigned to social and affordable housing programmes to benefit the residents of unplanned settlements.

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Project Highlight: Jeddah Without Slums

Jeddahs unplanned settlements, which house over a million people, occupy around 16 per cent of the citys built up area. Although lacking many of the public and social amenities enjoyed by the wider city population, the unplanned settlements have evolved into highly complex local communities. Today, the unplanned settlements offer significant opportunities for the holistic regeneration of some of the Governorates most deprived areas. Jeddah Without Slums (JWS) is a targeted strategy that is being developed by JDURC to comprehensively address the issue of Jeddahs unplanned settlements. Through the programme, the Municipality aims to regenerate unplanned settlements and better integrate them into Jeddahs mainstream urban fabric and society.

The first project to come forward under JWS is the redevelopment of the Khosam Palace Area. This includes the regeneration of four unplanned settlements, namely Sabil, Nuzlah, parts of Al Balad, and Qurayyat. This pilot project will regenerate 370 hectares of the city, of which 60 per cent will be unplanned settlements. By Ramadan 1430 (2009), a masterplan for the site will be completed, with construction expected to commence shortly after. Following shortly behind the Khosam redevelopment will be the regeneration of Ruwais, an area of approximately 140 hectares, of which 60 percent are unplanned settlements. The Municipality also aims to prevent the formation of new unplanned settlements and the expansion of existing settlements. The Municipality recognises that the development of social and affordable housing is fundamental to the success of unplanned settlements regeneration, and will work to ensure that Jeddahs lower-income residents, including existing residents of unplanned settlements, are provided with decent, affordable and appropriate housing.

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project goAlS
To ensure the success of Jeddah Without Slums, the programme has four key strategic objectives which represent a shared understanding between JDURC and its partners. These are:

to reclaim, refurbish or upgrade a number of currently slum-occupied areas that have a strategic importance for future developments. to leverage government support and engage with the private sector to establish public private partnerships (ppp) to develop, fund and implement regeneration strategies for the unplanned settlement communities. to provide a decent and affordable housing solution for citizens and to enable the city to accommodate future housing needs for poor and low income residents irrespective of their nationality or origins. to contribute to the enhancement of jeddahs image as an inclusive city, with a high quality of life for all citizens, including the spatial and social integration of unplanned communities into the urban fabric and social mainstream.