Interim Rural Residential policy | Amman Institute

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  • 1. Greater Amman MunicipalityMetropolitan Growth Strategy Rural Growth Centres 24 October 2007 Metropolitan Growth Strategy Greater Amman Municipality
  • 2. ContentsCONTEXT – THE METROPOLITAN GROWTH PLAN Our Vision Master Plan Program Growth Projections Conceptual Metropolitan Growth Plan AIRPORT CORRIDOR PLAN Planning and Development Principles Corridor + Area PlansINTERIM RURAL RESIDENTIAL POLICY Rural Residential Centres Metropolitan Growth Strategy Greater Amman Municipality
  • 3. METROPOLITAN GROWTH PLAN Metropolitan Growth Strategy Greater Amman Municipality
  • 4. Vision Metropolitan Growth Strategy Greater Amman Municipality
  • 5. HM King Abdullah II’s Vision“To achieve the optimum balance of healthy growth and quality living, flourishing expansion and organized districts, 21st centuryconveniences and traditional character, we must embark on a serious and comprehensive project of city planning for Amman” Metropolitan Growth Strategy Greater Amman Municipality
  • 6. A New Metropolitan Amman2006: 680 sq. km.2007: 1,680 sq. km. Old Boundaries New Additions Metropolitan Growth Strategy Greater Amman Municipality
  • 7. Master Plan Program Metropolitan Growth Strategy Greater Amman Municipality
  • 8. Our Master Plan Program June 2006 Feb 2007 Interim Growth StrategyHigh-Density Mixed-Use Areas Metropolitan Growth Strategy Greater Amman Municipality
  • 9. Our Master Plan Program June 2006 Feb 2007 June 2007Corridor Intensification Strategy Metropolitan Growth Strategy Greater Amman Municipality
  • 10. Our Master Plan Program June 2006 Feb 2007 June 2007 Aug 2007 Industrial Lands Policy Metropolitan Growth Strategy Greater Amman Municipality
  • 11. Our Master Plan Program June 2006 Feb 2007 June 2007 Oct 2007 Dec 2007 Airport Road Rural Residential Policy Metropolitan Growth Strategy Greater Amman Municipality
  • 12. Our Master Plan Program June 2006 Feb 2007 June 2007 Oct 2007 Dec 2007 Metropolitan Growth Plan Metropolitan Growth Strategy Greater Amman Municipality
  • 13. Our Master Plan Program June 2006 Feb 2007 June 2007 Aug 2007 Dec 2007 Dec 2008 Sub-Area Master Plans Metropolitan Growth Strategy Greater Amman Municipality
  • 14. Growth Projections Metropolitan Growth Strategy Greater Amman Municipality
  • 15. Growth Projections GAM Population GrowthPopulation Growth 7,000,000 6,350,795 6,000,000 5,025,082 population projections indicate 6.4 5,000,000million in Amman by 2025. 3,853,272 4,000,000 population is young, 55% are 2,837,157under 25 3,000,000 1,816,153 1,971,939 demand for housing and 2,000,000recreational facilities will rise 1,000,000 0 2004 2005 2010 2015 2020 2025 70-74 Females Males 60-64 50-54 40-44 30-34 20-24 10-14 0-4 Metropolitan Growth Strategy Greater Amman Municipality
  • 16. Growth ProjectionsEmployment GrowthWorkforce Projection in 2025 = 1,523,581 Amman Employment Demand 1,600,000 1,400,000 Active Workforce 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 2004 2005 2010 2015 2020 2025 Year Metropolitan Growth Strategy Greater Amman Municipality
  • 17. Growth ProjectionsHousing Demand (by Household)Current Housing Demand* 400,000Total Number of Current Available Housing Units ** 500,000Projected Number of Households in 2025 1,320,000New Housing Units Needed by 2025 915,000 - 1,300,000 Villa ; 1.4% Dar ; 9.9%* Projected Household size is 4.5 Apartment;** Assuming 20% vacancy rate 88.7% Metropolitan Growth Strategy Greater Amman Municipality
  • 18. Growth ProjectionsThese investment figures will be translated into a demand for land which wewill use to plan our city’s needs in each sector.For example, for Industrial Land use we need 3.38 dunums of land for every1 million JDs of investment on average. Meaning that by 2025 we will needa total of 18,336 dunums of industrial land in the city. Metropolitan Growth Strategy Greater Amman Municipality
  • 19. Amman 2025: Alternative Scenarios Urban Envelope Prime Agricultural Land Impacted GAM’s Area Preferred Intensification + Status Quo – Intensification + Densification + Expansion Only Expansion ExpansionDensity(people/donum) 5 10 15Urban Envelope(sq. km.) 840 340 120Prime Agricultural LandImpacted (sq. km.) 474 225 96Cost of New RoadInfrastructure (Billion JD) 3.5 1.5 1.0 Metropolitan Growth Strategy Greater Amman Municipality
  • 20. ConceptualMetropolitan Growth Plan Metropolitan Growth Strategy Greater Amman Municipality
  • 21. Metropolitan Growth Plan: Smart Growth Principles Plan for “Complete Communities” that provide residents with a full range of urban amenities – parks, schools, clinics, cultural centres – as well as good accessibility to employment, shopping and recreational facilities Encourage compact urban growth in order to make the best use of existing services, promote increased transit use, improve pedestrian accessibility, and improve affordability both to GAM and and its residents Direct growth to both existing built-up areas – in order to make the best use of existing services – as well as to designated new “greenfields” areas - located close to the Urban Core Promote mixed-use in general, and a healthy mix of residential and employment uses in particular, in order to foster a diverse economy and to limit commuter times Metropolitan Growth Strategy Greater Amman Municipality
  • 22. Metropolitan Growth Plan: Smart Growth PrinciplesPromote clear distinctions between urban, suburban, and ruralcommunities in order to protect valuable environmental andagricultural lands and to support traditional lifestyles and tribalculturePromote public transit - and develop a transportation system thatoffers residents transportation choices for going shopping, going towork, taking time off to relax or play, and getting back home againCreate a connected “Natural Heritage System” that protects andconnects important environmental features - forests, wadis,highlands, deserts, and water aquifers - at the same time that itaccommodates a network of public walking trails throughout the City Metropolitan Growth Strategy Greater Amman Municipality
  • 23. Conceptual Metropolitan Growth Plan for Greater Amman Metropolitan Growth Strategy Greater Amman Municipality
  • 24. Conceptual Metropolitan Growth Plan for Greater Amman Metropolitan Growth Strategy Greater Amman Municipality
  • 25. Existing / Projected Metropolitan Populations: BUILT-UP AREA: Existing 2004 : 1,509,641 persons Projected 2025: 3,030,279 persons URBAN GREENFIELDS: Existing 2004 : 305,488 persons Projected 2025: 2,951,186 persons RURAL / SUBURBAN: Existing 2004 : 191,396 persons Projected 2025: 962,195 persons GREATER METROPOLITAN AREA: Existing 2004 : 2,006,525 persons Projected 2025: 6,943,660 persons Metropolitan Growth Strategy Greater Amman Municipality
  • 26. Conceptual Metropolitan Growth Plan for Greater Amman Interim Growth Strategy Area A Area B Area C Metropolitan Growth Strategy Greater Amman Municipality
  • 27. Conceptual Metropolitan Growth Plan for Greater Amman Corridor Intensification Strategy Metropolitan Growth Strategy Greater Amman Municipality
  • 28. Conceptual Metropolitan Growth Plan for Greater Amman Industrial Lands Policy Metropolitan Growth Strategy Greater Amman Municipality
  • 29. Conceptual Metropolitan Growth Plan for Greater Amman Airport Corridor Plan Metropolitan Growth Strategy Greater Amman Municipality
  • 30. Conceptual Metropolitan Growth Plan for Greater Amman Interim Rural Residential Policy Metropolitan Growth Strategy Greater Amman Municipality
  • 31. INTERIMRURAL RESIDENTIAL POLICY Metropolitan Growth Strategy Greater Amman Municipality
  • 32. Introduction Metropolitan Growth Strategy Greater Amman Municipality
  • 33. Rural Challenge and ObjectivesGAM is currently facing a number of existing, approved but not yet built,and pending residential development applications in its urban fringe andrural areasGAM’s objective is to guide new development in it’s rural areas in amanner that: conserves rural landscape ensures efficient infrastructure and transportation services, and provides for a range of lifestyles and development options. Metropolitan Growth Strategy Greater Amman Municipality
  • 34. Rural Residential Policy: StrategyGAM’s strategy for the RuralResidential Plan is to: Locate potential “rural” growth areasnear existing villages and intensivesubdivisions Designate Rural Growth Centers andcluster future development around them Blend the developments into thelandscape, retaining unique featureswithin the designated areas Plots less than 1 dunum Metropolitan Growth Strategy Greater Amman Municipality
  • 35. Existing Context: Population Existing Population living in the Expansion Area is 190,000 This population would grow by an additional 1,000,000 people to 2025 Current demand for new residential developments would house another 150,000 people Metropolitan Growth Strategy Greater Amman Municipality
  • 36. Existing Conditions Metropolitan Growth Strategy Greater Amman Municipality
  • 37. Existing Conditions: Cities Cities: Amman, Zarqa, Salt, Madaba, Jeezah Zarqa Primary Growth Centers in Metro GrowthSalt Strategy (MGS) Accommodate intense urban development Amman Sahab Madaba City Metropolitan Growth Strategy Greater Amman Municipality
  • 38. Existing Conditions: Towns Zarqa Towns: Al Mouwaqer, Al Jeezah, Marj Al Hamam,Salt Na’our Secondary Growth Center in MGS Offers most urban amenities Amman Sahab Madaba Town Metropolitan Growth Strategy Greater Amman Municipality
  • 39. Existing Conditions: Villages Villages: Um Rumana, Nquira, Manja, Jalluwl, etc Rural settlement (select growth centers inSalt Zarqa MGS) Limited amenities Focus of Interim Rural Residential Policy Amman Sahab Madaba Village Metropolitan Growth Strategy Greater Amman Municipality
  • 40. Existing Conditions: Tajamoat Tajamoat (settlements) Lacking defined settlement pattern (requiresSalt Zarqa rationalization within MGS) Amman Tjamoat (setlement) Sahab Madaba Metropolitan Growth Strategy Greater Amman Municipality
  • 41. Existing Conditions: Mashro’ Esskane Mashro’ Esskane (Housing Project)Salt Zarqa Development industry subdivisions (requires rationalization within MGS) Amman Sahab Madaba Metropolitan Growth Strategy Greater Amman Municipality
  • 42. Existing Conditions: Zoned Areas - Expansion Zoned Areas in the Expansion Metropolitan Growth Strategy Greater Amman Municipality
  • 43. Existing Conditions: Development Applications Approved Development Pending Applications Metropolitan Growth Strategy Greater Amman Municipality
  • 44. Rural Growth Centres Metropolitan Growth Strategy Greater Amman Municipality
  • 45. Rural Growth Centres: Criteria For Evaluation andSelection Proximity to Existing Centers Ability to Accommodate Growth and a Mix of Development Types Land Use Compatibility with Surrounding Areas Rural Qualities (Landscape Variety) Access to Existing or Nearby Servicing Access to Transportation and Transit Potential to Live and Work within the Same Community or Nearby Protection of Sensitive Environmental Areas, including Agricultural Protection of Cultural + Tribal Lands and Way-Of-Life Metropolitan Growth Strategy Greater Amman Municipality
  • 46. Proposed Rural Residential Growth Centres Al Bahath Na’our Al-Kutayfa Um Rumana - Jalluwl Metropolitan Growth Strategy Greater Amman Municipality
  • 47. Um Rumana - Jalluwl Metropolitan Growth Strategy Greater Amman Municipality
  • 48. Existing Conditions: Um Rumana - Jalluwl Area Total Population TodayVillages Umm Rumana 802 M anja 655 Jalluwl 583 Subtotal 2,040 Metropolitan Growth Strategy Greater Amman Municipality
  • 49. Existing Conditions: Um Rumana - Jalluwl Area d R oa a ab ad M Manja Umm Rumana Jalluwl Metropolitan Growth Strategy Greater Amman Municipality
  • 50. Existing Conditions: Um Rumana - Jalluwl Area Existing Zoning Metropolitan Growth Strategy Greater Amman Municipality
  • 51. Existing Conditions: Um Rumana - Jalluwl Area Parcel + Built Area Metropolitan Growth Strategy Greater Amman Municipality
  • 52. Existing Conditions: Um Rumana - Jalluwl Area Applications + Approved Development Metropolitan Growth Strategy Greater Amman Municipality
  • 53. Existing Conditions: Um Rumana - Jalluwl Area Natural Heritage + Cultural Heritage + Existing Agriculture Metropolitan Growth Strategy Greater Amman Municipality
  • 54. Um Rumana - Jalluwl Rural Growth Centre Metropolitan Growth Strategy Greater Amman Municipality
  • 55. Al Kutayfa Metropolitan Growth Strategy Greater Amman Municipality
  • 56. Existing Conditions: Al Kutayfa AreaAl-KutayfaTotal Population Today 384 Metropolitan Growth Strategy Greater Amman Municipality
  • 57. Existing Conditions: Al Kutayfa Area Al Kutayfa Metropolitan Growth Strategy Greater Amman Municipality
  • 58. Existing Conditions: Al Kutayfa Area Parcel + Built AreaExisting Zoning Metropolitan Growth Strategy Greater Amman Municipality
  • 59. Existing Conditions: Al Kutayfa AreaApplications + Approved Development Metropolitan Growth Strategy Greater Amman Municipality
  • 60. Existing Conditions: Al Kutayfa Area Natural Heritage + Cultural Heritage +Existing Agriculture Metropolitan Growth Strategy Greater Amman Municipality
  • 61. Al Kutayfa Rural Growth Centre Metropolitan Growth Strategy Greater Amman Municipality
  • 62. Na’our Metropolitan Growth Strategy Greater Amman Municipality
  • 63. Existing Conditions: Na’our Area Total Population TodayVillage Naour 15,351Um Al-Asaker 649 Belaas 511 Subtotal 16,511 Metropolitan Growth Strategy Greater Amman Municipality
  • 64. Existing Conditions: Na’our AreaMarj Al Hamam Metropolitan Growth Strategy Greater Amman Municipality
  • 65. Existing Conditions: Na’our Area Existing Zoning Parcel + Built Area Metropolitan Growth Strategy Greater Amman Municipality
  • 66. Existing Conditions: Na’our AreaApplications + Approved Development Metropolitan Growth Strategy Greater Amman Municipality
  • 67. Existing Conditions: Na’our Area Natural Heritage + Cultural Heritage +Existing Agriculture Metropolitan Growth Strategy Greater Amman Municipality
  • 68. Na’our Rural Growth Centre Metropolitan Growth Strategy Greater Amman Municipality
  • 69. Al Bahath Metropolitan Growth Strategy Greater Amman Municipality
  • 70. Existing Conditions: Al Bahath Area Total Population TodayVillage Al-Rajaha 563 Al Dabba 339 Subtotal 902 Metropolitan Growth Strategy Greater Amman Municipality
  • 71. Existing Conditions: Al Bahath Area HUDC subdivision HUDC subdivision Alduba JEA subdivisionHUDC subdivision Metropolitan Growth Strategy Greater Amman Municipality
  • 72. Existing Conditions: Al Bahath Area Existing Zoning Parcel + Built Area Metropolitan Growth Strategy Greater Amman Municipality
  • 73. Existing Conditions: Al Bahath AreaApplications + Approved Development Metropolitan Growth Strategy Greater Amman Municipality
  • 74. Existing Conditions: Al Bahath Area Natural Heritage + Cultural Heritage +Existing Agriculture Metropolitan Growth Strategy Greater Amman Municipality
  • 75. Al Bahath Rural Growth Centre Metropolitan Growth Strategy Greater Amman Municipality
  • 76. Next Steps Metropolitan Growth Strategy Greater Amman Municipality
  • 77. Next StepsAirport Corridor Plan + Rural Growth Centres Public Comment Period (60 days) Local Servicing and Transportation Plans + Staging Final Zoning Plans Development FeesMetro Growth Strategy Metro Growth Plan – December Public Review and Comment Period (60 Day) Master Servicing and Transportation Plans + Staging Final Metro Growth Strategy Metropolitan Growth Strategy Greater Amman Municipality
  • 78. Thank You!To download all information go to: www.ammancity.gov.joTo receive updates please leave business card, including emailaddress at reception area. Metropolitan Growth Strategy Greater Amman Municipality