Public Spaces Established Based on a Partnership between the Private Sector/Developers

The accomplishment of the urban development actions in Jeddah was carried out in light of the efforts of the central and local authorities as well as the private sector. Wide-scale urban developments, which were carried out in Jeddah city, were launched from the 1960s until 1970s. With the course of time, the private sector became responsible for the provision of several public luxury places and the development of many recreational areas and public places. Thus, the role of the private sector in the creation of public space is obviously apparent in several projects.

As a result of the introduction of the master plan in 1973, a group of highly qualified private consultants and planners were commissioned to make action area plans for the development of the central area and the Corniche Area with the help and support of the municipality. According to what has been mentioned in the earlier sections, one of the major objectives of these development plans was the encouragement of the private sector bodies to take part in the development process. The

outline of these plans was determined according to the outcome of negotiations carried out between the municipality as a first party and the finance, construction, real estate, and design sectors as a second party. In this regard, the guidance and instructions associated with the implementation processes of development and designs are determined and specified based on the nature of each project. These instructions and guidance should be easily understandable and could be easily applied for the purpose of eliminating any obstacles or constraints on the project plans developed by the private sector.

The public spaces, which are owned by the private sector, can be defined as the spaces that have been created into private-sector shopping centers, recreational places, and areas embracing the accommodation of several residents. The majority of private-sector projects have been set up in the Corniche Area, the City Center, crucial intersections in outskirts, and main traffic roads including Prince Mohammed Bin Abdul-Aziz Street45 _{and Al- Medina Road}46_{. The establishment of these}

developmental projects was mainly complicated due to the complexity of negotiations with builders regarding permitted heights and allowances, and the awarded spaces. One of the main priorities included in the developmental project is the establishment of recreational parks and plazas. The majority of the developers and builders literally declared their displeasure with the excessive control practiced by the officials of the municipality. In fact, those officials were interested in the creation of public spaces within the locations of private developers’ projects for the purpose of increasing the number of businesses and areas embracing commerce and trade rather than providing public recreational places. Those officials intended to develop an impressive commercial environment where investors can make huge profits and where shoppers could have an interesting shopping experience. Al-Mahmal Shopping Center is one of the most prominent models of successful private projects, which has created public space downtown (Figure 5-7).

45 _{Prince Mohammed bin Abdul-Aziz Street also called Tahlia Street is an important fashion and shopping street in the mid-}

town of Jeddah, Saudi Arabia. It also contains many upscale department shops.

46 _{Al Madinah “Medina“ Road is the artery vibrant of the city of Jeddah where the movement does not stop day and night,}

Figure 16 5-7: The picture displaying the outcome of improving open areas in Jeddah City which are near Al- Mahmal Shopping Centre and the Queen Building downtown.

The discussed project was put into action based on an agreement and negotiations carried out between private-sector developers and the municipality. It was particularly established as an indispensable element of an office and shopping complex owned by the private sector. The complex encompassed spaces subdivided with steel and glass, along with an external space linking the major buildings. The complex as a whole is a perfect model of a huge structure established based on a current urban shape. The design features and size of the complex have made this new structure isolated and totally different from the nearby market and living areas which are characterized by traditional features. According to what was mentioned by Clammer (1997) in his evaluation of projects having similar features and carried out in advanced countries, these projects are safer as the public are allowed to enter through a specific number of checkpoints. Moreover, shoppers are able to have better, more secure, more enjoyable shopping experiences. In general, the structure and architectural features of the above-mentioned project in addition to the majority of the huge structures developed by the private sector include free-standing structures which are totally disconnected from the nearby urban structure. The plan and design of these projects indicate a great deal of concern with ensuring security by watching people entering and leaving buildings and existing on the adjacent open areas. Interestingly, the management of these projects depends on private security personnel for patrolling the indoor and open areas. Within these projects, effective surveillance cameras (CCTV) are installed for watching the movement of the public and detecting any crime as soon as possible. Further, these private projects include electric walkways and escalators.

Due to the increase in the accountabilities and tasks of the municipality and the decrease in its financial resources over the last twenty years, the municipality officials have become no longer able to provide sufficient official resources for the development of recreational areas and public spaces

(Sobahi, 1995). No doubt urban development plans have helped to build an adequate number of new housing units in Jeddah. However, the implementation of these plans has become challenging, especially as there are increasingly huge rates of population expansion in addition to decreased financial resources. These dangerous challenges have led to the mismanagement of urban development plans. The poorly planned distribution of modern residential areas across Jeddah has resulted in a cutthroat increase in the costs needed for the development and preservation of public utilities and services. Thus, the municipality has decided to rely on a privatization policy which means that the investment projects of the municipality can be transferred to private control, such as recreational facilities.

One of the successful developmental partnerships between the public sector and the private sector is evident in the north of the Corniche Area, which constitutes a recreational area. Moreover, the private sector has collaborated with the public sector for establishing Al-Shallal Theme Park. This park was successfully constructed on a government-owned land by a private-sector corporation called the Abdurrahman Faqih Group47_{. Obviously, this project is regarded as a prominent amusement park in}

Jeddah City where various entertainment amenities are efficiently provided for local residents and visitors coming from other Saudi cities. With regard to the design of the park, it is unique, especially as the park embraces the biggest roller coaster in Saudi Arabia. In addition, the park embraces a recreational building consisting of two floors. This building encompasses a massive rink for practicing ice skating and tremendous areas for playing fun games which are suitable for children. Besides, the park contains an enormous open area and a lagoon where a group of sales stores and many prestigious restaurants exist. It seems that the public open spaces are managed in the same way of managing private open spaces, especially when it comes to security tools and the number of working hours. It is assumed that private planners and owners of public spaces do not take public expectations into account while developing investment agreements. Thus, it is expected that private developers regard any of their developed public spaces as private property or possession rather than spaces aimed at serving different purposes of the public (Figures 5-8).

Figure17 5-8: A photo displaying Al-Shallal Theme Park in Jeddah City.

Significantly, the huge structures, which are established by the Private Sector or implemented through partnerships between the public sector and private sector, have led to the development of a group of touristic destinations as well as a broad group of areas for recreation, commerce, and residence. However, a number of analysts and experts describe this case as a distortion of the traditional architectural features of urban spaces. These analysts see that these urban development projects destroy the beauty of civil life. Kirby (2008) commented on this subject in his evaluation of projects having similar features and carried out in America. In his opinion, the increase in the number of huge structures and urban development projects has been perceived as evidence of capitalism and polarization which deteriorated the issues of social discrimination. Regarding the same subject, Davis (1992) mentioned an important opinion, From Davis’ point of view, the huge structures, spaces, and amenities, which are established and owned by the private sector, are perceived as a tool for protecting extravagant lifestyles. In general, private developers are concerned with the application of surveillance procedures and safety precautions. There is a controversy over the role of private developers and investors in the deformity in urban life. Some people believe that private urban developers have aggravated several urban social problems and distorted the nature of urban life while there are others believing that private investors have played an important role in beautifying the appearance of the city and establishing impressive public spaces such as entertainment parks in the Corniche Area.