interim rural residential policy | amman institute

Greater Amman Municipality

Metropolitan Growth Strategy

Greater Amman Municipality Metropolitan Growth Strategy

Rural Growth Centres24 October 2007



Contents

CONTEXT – THE METROPOLITAN GROWTH PLAN

Our Vision

Master Plan Program

Growth Projections

Conceptual Metropolitan Growth Plan

AIRPORT CORRIDOR PLAN

Planning and Development Principles

Corridor + Area Plans

INTERIM RURAL RESIDENTIAL POLICY

Rural Residential Centres



METROPOLITAN GROWTH PLAN



Vision



HM King Abdullah II’s Vision

“To achieve the optimum balance of healthy growth and quality living, flourishing expansion and organized districts, 21st century

conveniences and traditional character, we must embark on a serious and comprehensive project of city planning for Amman”



A New Metropolitan Amman

Old Boundaries

New Additions

2006: 680 sq. km.

2007: 1,680 sq. km.



Master Plan Program



Interim Growth StrategyHigh-Density Mixed-Use Areas

Our Master Plan Program

June 2006 Feb 2007



June 2006 Feb 2007 June 2007

Corridor Intensification Strategy




June 2006 Feb 2007 June 2007

Industrial Lands Policy

Aug 2007




Oct 2007June 2006 Feb 2007 June 2007

Airport RoadRural Residential Policy

Dec 2007




Oct 2007June 2006 Feb 2007 June 2007

Metropolitan Growth Plan

Dec 2007




Sub-Area Master Plans

Dec 2008Aug 2007June 2006 Feb 2007 June 2007 Dec 2007




Growth Projections



Growth Projections

Population Growth

population projections indicate 6.4 million in Amman by 2025.

population is young, 55% are under 25

demand for housing and recreational facilities will rise

0-4

10-14

20-24

30-34

40-44

50-54

60-64

70-74 FemalesMales

GAM Population Growth

1,816,153 1,971,9392,837,157

3,853,272

5,025,082

6,350,795

0

1,000,000

2,000,000

3,000,000

4,000,000

5,000,000

6,000,000

7,000,000

2004 2005 2010 2015 2020 2025



Employment Growth

Workforce Projection in 2025 = 1,523,581

Amman Employment Demand

0200,000400,000600,000800,000

1,000,0001,200,0001,400,0001,600,000

2004 2005 2010 2015 2020 2025

Year

Act

ive

Wor

kfor

ce

Growth Projections



Housing Demand (by Household)

Current Housing Demand* 400,000

Total Number of Current Available Housing Units ** 500,000

Projected Number of Households in 2025 1,320,000

New Housing Units Needed by 2025 915,000 - 1,300,000

* Projected Household size is 4.5** Assuming 20% vacancy rate

Villa ; 1.4% Dar ; 9.9%

Apartment; 88.7%

Growth Projections



These investment figures will be translated into a demand for land which we will use to plan our city’s needs in each sector.

For example, for Industrial Land use we need 3.38 dunums of land for every 1 million JDs of investment on average. Meaning that by 2025 we will need a total of 18,336 dunums of industrial land in the city.

Growth Projections



Amman 2025: Alternative Scenarios

Density (people/donum)

Urban Envelope(sq. km.)

Prime Agricultural Land Impacted (sq. km.)

Cost of New Road Infrastructure (Billion JD)

Status Quo –Expansion Only

5

840

474

3.5

Intensification + Expansion

10

340

225

1.5

PreferredIntensification + Densification +

Expansion 15

120

96

1.0

Urban Envelope

Prime Agricultural Land Impacted

GAM’s Area



Conceptual Metropolitan Growth Plan



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 itsresidents

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 Plan: Smart Growth Principles



Promote clear distinctions between urban, suburban, and rural communities in order to protect valuable environmental and agricultural lands and to support traditional lifestyles and tribal culture

Promote public transit - and develop a transportation system that offers residents transportation choices for going shopping, going to work, taking time off to relax or play, and getting back home again

Create a connected “Natural Heritage System” that protects and connects important environmental features - forests, wadis, highlands, deserts, and water aquifers - at the same time that it accommodates a network of public walking trails throughout the City

Metropolitan Growth Plan: Smart Growth Principles



Conceptual Metropolitan Growth Plan for Greater Amman



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



Interim Growth StrategyArea A Area B Area C




Corridor Intensification Strategy




Industrial Lands Policy




Airport Corridor Plan




Interim Rural Residential Policy




INTERIM RURAL RESIDENTIAL POLICY



Introduction



Rural Challenge and Objectives

GAM is currently facing a number of existing, approved but not yet built, and pending residential development applications in its urban fringe and rural areas

GAM’s objective is to guide new development in it’s rural areas in a manner that:

conserves rural landscape

ensures efficient infrastructure and transportation services, and

provides for a range of lifestyles and development options.



Rural Residential Policy: Strategy

Plots less than 1 dunum

GAM’s strategy for the Rural Residential Plan is to:

Locate potential “rural” growth areas near existing villages and intensive subdivisions

Designate Rural Growth Centers and cluster future development around them

Blend the developments into the landscape, retaining unique features within the designated areas



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



Existing Conditions



Existing Conditions: Cities

City

Cities: Amman, Zarqa, Salt, Madaba, JeezahPrimary Growth Centers in Metro Growth

Strategy (MGS)Accommodate intense urban development

Salt

Amman

Madaba

Sahab

Zarqa



Town

Towns: Al Mouwaqer, Al Jeezah, Marj Al Hamam,Na’our

Secondary Growth Center in MGSOffers most urban amenities

Existing Conditions: Towns

Salt

Amman

Madaba

Sahab

Zarqa



Village

Villages: Um Rumana, Nquira, Manja, Jalluwl, etc

Rural settlement (select growth centers in MGS)

Limited amenitiesFocus of Interim Rural Residential Policy

Existing Conditions: Villages

Salt

Amman

Madaba

Sahab

Zarqa



Existing Conditions: Tajamoat

Tjamoat (setlement)

Tajamoat (settlements)Lacking defined settlement pattern (requires

rationalization within MGS)Salt

Amman

Madaba

Sahab

Zarqa



Existing Conditions: Mashro’ Esskane

Development industry subdivisions (requires rationalization within MGS)

Mashro’ Esskane(Housing Project)

Salt

Amman

Madaba

Sahab

Zarqa



Existing Conditions: Zoned Areas - Expansion

Zoned Areas in the Expansion



Existing Conditions: Development Applications

Approved Development

Pending Applications



Rural Growth Centres



Rural Growth Centres: Criteria For Evaluation and Selection

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



Proposed Rural Residential Growth Centres

Al Bahath

Na’our

Al-Kutayfa

Um Rumana- Jalluwl



Um Rumana - Jalluwl



Existing Conditions: Um Rumana - Jalluwl Area

Total Population TodayVillages

Umm Rumana 802 Manja 655

Jalluwl 583 Subtotal 2,040



Umm RumanaManja

Madaba Road

Jalluwl




Existing Zoning




Parcel + Built Area




Applications + Approved Development





Natural Heritage + Cultural Heritage + Existing Agriculture



Um Rumana - Jalluwl Rural Growth Centre



Al Kutayfa



Existing Conditions: Al Kutayfa Area

Al-Kutayfa

Total Population Today 384



Al Kutayfa


Al Kutayfa



Existing Zoning

Parcel + Built Area




Applications + Approved

Development




Natural Heritage + Cultural Heritage +

Existing Agriculture




Al Kutayfa Rural Growth Centre



Na’our



Existing Conditions: Na’our Area

Total Population TodayVillage

Naour 15,351 Um Al-Asaker 649

Belaas 511 Subtotal 16,511



Marj Al Hamam




Parcel + Built Area


Existing Zoning




Development




Na’our Rural Growth Centre



Al Bahath



Existing Conditions: Al Bahath Area

Total Population TodayVillage

Al-Rajaha 563 Al Dabba 339 Subtotal 902



JEA subdivision

HUDC subdivision

HUDC subdivision

HUDC subdivision

Alduba




Existing Zoning Parcel + Built Area





Development




Al Bahath Rural Growth Centre



Next Steps



Next Steps

Airport Corridor Plan + Rural Growth Centres

Public Comment Period (60 days)

Local Servicing and Transportation Plans + Staging

Final Zoning Plans

Development Fees

Metro Growth Strategy

Metro Growth Plan – December

Public Review and Comment Period (60 Day)

Master Servicing and Transportation Plans + Staging

Final Metro Growth Strategy



Thank You!

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