The development process – community-led planning

154  

plans and the late (if any) input of the targeted community (Abdin, et al., 2008; MAM, 2008; MAM, 2005).

The academic view of the reasons for this focuses on the absence of balanced regional planning to provide distribution of services and activities around the country rather than centralising these in one or two cities. Another reason is related to the high land value within the city centre, which pushes the public to look for alternatives within more affordable areas (Abdin, 2008b; Abdin, et al., 2008; SCP, 2010; Toutounji, 1999). On the other hand, the local government argues that the reason is due to the effect of Acquisition Law 60/1979 which basically gives the state the right to acquire land within and around the city on the basis of very small compensation rather than buying it on the open market. This urges the existing land owners to sell their land before it is acquired by the state, in order to gain more profit¹⁵⁴ turning more than 50% of land registered as empty estate into informal settlements (SCP, 2010; MAM, 2005).

The case study chosen for this research is the informal settlement in Qassyoon which has a population of 250,000 (Al-Watan, 2011) (see Figure 5-4 for location and Figure 5-5 for site plan).

5.3.2 The development process – community-led planning

Informal development in Qassyoon goes back to the 1920s when development was first started by a number of original Damascus residents during the French colonial period as a result of the ‘military planning’ method of the French where they tended to develop wide straight streets and a new building type for housing and other facilities (Elsheshtawy, 2004). This was seen by a number of residents to be an outsider type of land-use that does not reflect their identity and needs. This led these residents to move out of the central city and search for new locations along the Al-Salihya axis (Figure 5-5) which was considered the key social, educational and religious heart of the city.

These residents tended at the beginning to buy land from private owners and build their houses themselves in a similar type to those within the old city.

154 This creates the opportunity for fraud as one plot of land can be sold several times to different people.

In addition, these informal selling activities are usually not registered in the real estate records and consequently no tax is paid to the authorities.

  155  

The area changed dramatically after 1948 as it was the destination of considerable numbers of refugees from southern Syria. These, however, followed other more informal ways to develop their dwellings as they settled in groups on public land, subdivided this among themselves without any form of payment and then started to develop their houses. Further refugees came to the area after the 1967 war. This increased the size, density and pace of spread of informal settlements on public land. In addition, a number of informal land sales took place as the previous residents sold the land which they originally invaded, bought by the new comers, and this was done either by the traditional land owners themselves or by local vendors¹⁵⁵. This is in addition to densifying the existing built form by adding additional floors and subdividing the rooms (Fakoush, 2009; Wakely, et al., 2010; supported by the research interviews).

Figure 5-5: Qassyoon Quarter site plan Source: (Fakoush, 2009)

The informal development process in the area took a further complex turn in the 1980s when the area was no longer considered to be outside Damascus but a part of the city, and more rural immigrants along with low income Damascenes increased the general demand for housing. This caused the emergence of informal estate agents and developers¹⁵⁶ who gave development in the area the nature of an informal functioning market (reflecting on Wakely, et al., 2010; and supported by the interviews).

155 A further explanation of these and their roles is provided in Appendix 5-5.

156 A further explanation of these is provided in Appendix 5-5.

Al-Salihya axes Qassyoon

informal settlement

  156  

In this, it is important to note that the owners of the land that has become an informal settlement (whether this ownership is legal or illegal) play an important role in the urban development process by determining location and setting basic layouts (MAM, 2005 p. 6). Once the land is subdivided and built, informal mechanisms are developed for resolving minor boundary disputes between neighbours and providing services. In 1987, GoD issued a decision to provide the area with services which then increased the demand for housing in the area and played a major role in its expansion to date to cover a total area of 367 ha (Abdin, et al., 2008) with a population of 250,000 (Al-Watan, 2011) (Figure 5-6 shows the expansion of the settlement since the 1940s). In addition, high demand caused a considerable rise in the prices of building materials and especially an increase in land value within the area despite ownership being informal.

Figure 5-6: Qassyoon informal settlements development time-line Source: The author, using data available in (Fakoush, 2009)

  157  

The urban structure of the area does not meet all the needs of its residents due to issues related to a lack of safety and convenience in movement, poor traffic circulation and parking provision and shortage of education, health and green space facilities (see Figure 5-7 and Figure 5-8 to illustrate the urban structure of the dwellings) (MAM, 2005). Nonetheless, the area is well known for its socially cohesive communities as these co-operate to enhance their neighbourhoods via collective cleaning; shopping delivery and other social activities to overcome the lack of services (research interviews).

Figure 5-7: Qassyoon informal settlements Source: (Fakoush, 2009)

Figure 5-8: Movement and parking spaces within Qassyoon settlements

Source: (Abdin, 2008a)

  158  

The area of Qassyoon informal settlement has been targeted for re-development in detailed studies since the early 2000s. However, only a few developers applied for the study contract and none was accepted due to lack of proper qualifications or high contract expenses that exceeded 2.235 million EUR as estimated by GoD (Al-Thawra, 2008). However, several dwellings in the area were reported by the local residents as having collapsed. Therefore, GoD has stopped all re-development proposals and contracted with MAM to provide a detailed study of the geological status of the area to define the reason for collapses and the possible solutions to prevent fatal incidents (ForSyria, 2008).

A study report prepared in 2008 by MAM and the General Company for Geological Studies (GCGS) proved the existence of two rifts and a number of caves that threaten the safety of a number of dwellings in the area (see Figure 5-9). These are estimated to affect four thousand families, who are planned to be relocated (see Figure 5-10). For this, GoD has signed a contract with the General Housing Company (GHC) to provide 3,000 units in Al-Dimas Area where social services are being constructed (ForSyria, 2008; Al-Thawra, 2008).

Figure 5-9: The existing uses in Qassyoon informal settlements showing the location of the rift lines Source: Prepared by MAM in 2008 and collected by the author on a visit to MoLA in Damascus

  159  

Figure 5-10: The initial suggested development scenarios for the Qassyoon informal settlements area Source: Prepared by MAM in 2008 and collected by the author on a visit to MoLA in Damascus

MAM proposed a development scenario which was mainly based on a purely professional vision. However, input from the community was sought via arranged meetings with the local community in cooperation with The Women’s Union (WU).

Local women were invited to a meeting in one of the local schools in the area on 15^th -June-2008 and a discussion took place on their main concerns related to services needed for the area listed for upgrade, and the consequences for the residents identified for relocation. In addition, a current status survey was implemented in cooperation with the Youth Union (YU) in order to document the current population, construction status of the dwellings, services needed and general concerns. A copy of the survey sheet is provided in Appendix 5-6. The survey was also used to gather information in relation to the general local perception of the development in terms of height, services, transportation solutions and any issues that affect their neighbourhoods.

The YU, in addition, arranged (via its local branch) an awareness campaign on issues related to recycling, environment and well being by distributing flyers on door steps and holding art exhibitions in the local elementary schools in the area. This does not have a direct effect on the informal development process in the area nor on the MAM study but it is mentioned here to reflect the type of function formal SCOs have in the area.

  160  

5.3.3 An organisational overview - The state’s position of the development and