The Council for DevelopmentDevelopment and Reconstruction Stakeholder Analysis and Social AssessmentAssessment for the ProposedProposed Cultural Heritage and Tourism Development Project November 2001

Information International SAL اﻟﺪوﻟﻴــــــﺔ ﻟﻠﻤﻌﻠﻮﻣــــــﺎت ش . م . ل . Research Consultants

Riad El-Solh, Lazariah Bldg, Block 2A-A, 1st Floor P.O. Box: 11-4353 - , Tel: +(961-1) 983-008/9 Fax: +(961-1) 980-630 E-mail: [email protected] www.information-international.com

The Council for Development and Reconstruction (CDR) Riad El Solh Square, Tallet el Serail Beirut, Lebanon Tel: 961-1-981373

Stakeholder Analysis and Social Assessment for the Proposed Cultural Heritage and Tourism Development Project

Final Report

November 2001

Information International SAL Riad El-Solh, Azariyeh Bldg., Block 2A, 1st Floor P.O. Box: 11-4353, Beirut, Lebanon Tel: + (961-1) 983-008/9 Fax: + (961-1) 980-630 Email: [email protected] http://www.information-international.com

TABLE OF CONTENTS

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ACKNOWLEDGMENTS

ABBREVIATIONS

EXECUTIVE SUMMARY 1

1.0 Investigation 1 1.1 Project Overview 1 1.2 Research Tracks 1 1.3 Project Approach 2

2.0 Analysis 3

2.1 National Stakeholders: Thematic Discussion of Key Issues 3 2.1.1 Conservation and Preservation of Cultural Heritage 3 2.1.2 Cultural Heritage Restoration, Presentation, Promotion and Appreciation by the Public 5 2.1.3 Development of a Tourism Industry 5 2.1.4 Creation, Enhancement or Capture of Secondary Economic Benefits 6 2.1.5 Integration of Cultural Heritage into Master Plans 6

2.2 Cities in Perspective 7 2.2.1 National Issues with local resonance 7 2.2.1.1 Institutional centralization and administrative bottlenecks increase the role of local stakeholders 7 2.2.1.2 Rent laws impede restoration and rehabilitation and insure survival of heritage areas and poverty stricken population 7 2.2.1.3 Population growth and local-national cooperation 8 2.2.1.4 Rehabilitation not a simple choice between pure renovation or restoration 8 2.2.1.5 Importance of stakeholders contingent upon the project action envisioned 8 2.2.1.6 Physical, environmental and socio-economic conditions will have a determining impact 9

2.2.2 Tripoli 9 2.2.2.1 Physical and Social Characteristics 9 2.2.2.2 Stakeholder Analysis 10 2.2.2.3 Analysis: Structural, Physical and Stakeholder Concerns 11

2.2.3 Sour 13 2.2.3.1 Physical and Social Characteristics 13 2.2.3.2 Stakeholder Analysis 13 2.2.3.3 Analysis: Structural, Physical and Stakeholder Concerns 15

2.2.4 Baalbek 17 2.2.4.1 Physical and Social Characteristics 17 2.2.4.2 Stakeholder Analysis 17 2.2.4.3 Analysis: Structural, Physical and Stakeholder Concerns 18

2.2.5 Jbeil 20 2.2.5.1 Physical and Social Characteristics 20 2.2.5.2 Stakeholder Analysis 20 2.2.5.3 Analysis: Structural, Physical and Stakeholder Concerns 21

TABLE OF CONTENTS (CONT’D)

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Executive Summary (Cont’d)

2.2.6 Saida 23 2.2.6.1 Physical and Social Characteristics 23 2.2.6.2 Stakeholder Analysis 23 2.2.6.3 Analysis: Structural, Physical and Stakeholder Concerns 25

3.0 Recomendations 26

3.1 Strategic Recommendations 26 3.1.1 Strategic Approach and Aim: from tourism to economic development 26 3.1.2 National versus local actions and possible interventions 26

3.2 Operational Recommendations 27 3.2.1 Surveys and Data 27 3.2.2 Project Organization 27 3.2.3 Implementation Tools 29 3.2.4 Economic Development and Project Fiscality 29 3.2.5 Project Design 29

3.3 Risk Recommendations 29 3.3.1 Economic feasibility and eventual beneficiaries: special legislation for historic cities 29 3.3.2 Enhancement of municipal assets contingent on mode of intervention 30 3.3.3 Potential displacement of socially and economically marginalized: enhancing community participation and other mitigating measures 30

3.4 Beneficiary and Participation Recommendations : City Specific Proposals 31 3.4.1 Tripoli 32 3.4.2 Sour 33 3.4.3 Baalbek 33 3.4.4 Jbeil 34 3.4.5 Saida 34

1.0 INTRODUCTION: PROJECT OVERVIEW 36

2.0 PROBLEM DEFINITION 36 2.1 Research Methodology, Scope and Structure of Study 39

3.0 NATIONAL STAKEHOLDERS 40 3.1 Conservation and Preservation of Cultural Heritage 42 3.2 Cultural heritage restoration, presentation, promotion and appreciation by the Public 45 3.3 Development of a tourism industry 48 3.4 Creation, enhancement or capture of secondary economic benefits 51 3.5 Integration of cultural heritage into master plans 52

TABLE OF CONTENTS (CONT’D)

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4.0 STUDY METHODOLOGY 55

4.1 Conceptual Approach 55

4.2 Tourist Base in Lebanon 55 4.2.1 Types of Tourists 55 4.2.2 Spending Patterns 55

4.3 Urban Regeneration 56

4.4 Types of Intervention 58 4.4.1 Physical Rehabilitation: Enhancing the Urban Environment 58 4.4.2 Urban Regeneration of Historic Zones: Functional and Economic Redistribution 59 4.4.3 Urban Regeneration: City Wide Intervention 62

4.5 Municipal Assets and Capacity Building for Local Governance 62

4.6 Analytical Methodology 63

Cities in Perspective 64

5. TRIPOLI

5.0 Geographic Context 64

5.1 Overview of Obstacles to Cultural Preservation and Urban Development 65

5.2 Historic Significance and Touristic Potential 65 5.2.1 Tripoli: A Brief History 65 5.2.2 Physical and Urban Characteristics 66 5.2.3 Masterplans and Classified Monuments 66 5.2.4. Visitor Experience and Site Management 68

5.3 Local Stakeholders and Significant Case Studies: Relevance to Potential Projects 69 5.3.1 National stakeholders 71 5.3.2 Local Stakeholders 71 5.3.3 Rehabilitation Projects and Stakeholder Alliances 76

5.4 Socio-Economic Profile 79 5.4.1 Urban Social Geography 79 5.4.2 Property relations and tenure 92 5.4.3 Investment dynamics and economic developments 94

5.5 Project Overview- Potential for a Participatory Action Plan for the City 97 5.5.1 Structural and Physical Constraints 97 5.5.2 Project Approach 99 5.5.2.1 Accessibility and Capacity Building 100 5.5.2.2 Rehabilitation of the Urban Environment and Community Participation 102

TABLE OF CONTENTS (CONT’D)

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5. 6 Project Impact 104 5.6.1 Pilot Project and Assessment 105

6. SOUR (TYRE)

6.0 Geographic Context 107

6.1 Overview of Obstacles to Cultural Preservation and Urban Development 107

6.2 Historic Significance and Touristic Potential 108 6.2.1 A Brief History 108 6.2.2 Physical and Urban Characteristics 109 6.2.3 Master plans and Classified Monuments 110 6.2.4 Visitor Experience and Site Management 111

6.3 Local Stakeholders and Significant Case Studies: Relevance to Potential Projects 112 6.3.1 National stakeholders 114 6.3.2 Local Stakeholders 115 6.3.3 Significant Case Studies 119

6.4 Socio-Economic Profile 122 6.4.1 Urban Social Geography: Population Profile and Settlement History 122 6.4.2 Property and tenure patterns 130

6.5 Project Overview-Potential for a Participatory Action Plan 131 6.5.1 Structural and Physical Constraints: The Absence of a Comprehensive 131 Strategy 6.5.2 Project Approach 134

6.6 Impact of Proposed Projects 139 6.6.1 Positive Project Impact 139 6.6.2 Negative Project Impact 140

7. BAALBEK

7.0 Geographic Context 141

7.1 Overview of Obstacles to Cultural Preservation and Urban Development 142

7.2 Physical Characteristics, Historical Fabric and Sites of Cultural or Touristic Significance 142 7.2.1 Baalbek, A Brief History 142 7.2.2 Masterplans and Classified Monuments 143 7.2.3 Physical and Urban Characteristics 145 7.2.4 Visitor Experience and Site Management 146

7.3 Stakeholders and Significant Case Studies: Relevance to Potential Projects 147 7.3.1 National stakeholders with direct influence in Baalbek 149 7.3.2 Local Stakeholders 149 7.3.3 Significant Case Studies: Relevance to Project Design 154 TABLE OF CONTENTS (CONT’D)

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7.4 Socio-Economic Profile 157 7.4.1 Urban Social Geography: Population Profile and Settlement History 157 7.4.2 Property Relations and Tenure Structure 163 7.4.3 Investment dynamics and economic development 164

7.5 Project Overview- Potential for a Participatory Action Plan for the City 167 7.5.1 Structural and Physical Constraints to Current Rehabilitation and Coordination Efforts 167 7.5.2 Project Approach 168 7.5.2.1 Accessibility: Regional Context and the Diversification of Activities 168 7.5.2.2 Rehabilitation of the Urban Environment and Community Participation 171

8. JBEIL (BYBLOS)

8.0 Geographic Context 174

8.1 Overview of Obstacles to Cultural Preservation and Urban Development 175

8.2 Historic Significance and Touristic Potential 175 8.2.1 Jbeil: A Brief History 175 8.2.2 Masterplans and Classified Monuments 176 8.2.3 Physical and Urban Characteristics 179 8.2.4 Visitor Experience and Site Management 179

8.3 Local Stakeholders: Government Institutions, Directly and Indirectly Affected Groups 180 8.3.1 National stakeholders 182 8.3.2 Local Stakeholders 182

8.4 Urban Social Geography: City Growth, Socio- economic Profile and Commercial Activities 187

8.5 Project Overview- Proposed Guidelines for the City’s Future Development 195

9. SAIDA (SIDON)

9.0 Geographic Context 197

9.1 Overview of Obstacles to Cultural Preservation and Urban Development 197

9.2 Historic Fabric and Sites of Cultural or Touristic Significance 198 9.2.1 Historic and Cultural Sites 198 9.2.2 Master Plans and Classified Monuments 200 9.2.3 Physical and Urban Characteristics 200 9.2.4 Visitor Experience and Site Management 202

9.3 Stakeholders and Significant Case Studies: Impact on Project Approach 203 9.3.1 National stakeholders with direct influence in Saida 205 9.3.2 Local Stakeholders 205 9.3.3 Rehabilitation Projects 212

TABLE OF CONTENTS (CONT’D)

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9.4 Renovation of Saida’s Waterfront and Harbor 213

9.5 Socio-Economic Profile 215 9.5.1 Urban Social Geography: Population Profile and Settlement History 215

9.6 Project Overview - Potential for a Participatory Action Plan for the City 229 9.6.1 Structural and Physical Constraints 229 9.6.2 Project Approach 230 9.6.2.1 Accessibility and Capacity Buildings 231 9.6.2.2 Rehabilitation of the Urban Environment and Community Participation 234 9.6.2.3 Priority Projects 236 9.6.3 Pilot Project and Assessment 236

10. APPENDICES

10.1 Appendix I: Stakeholder Interviews 239

10.2 Appendix II: International and National Stakeholders in Proposed Cultural 242 Heritage and Tourism Development Project

10.3 Appendix III: Synopsis of Master Plans for the City of Sour 256

10.4 Appendix IV: Average Population Growth in Lebanon 260

11. BIBLIOGRAPHY 262

MAPS, PHOTOGRAPHS, TABLES AND FIGURES

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Executive Summary

Tables Table 1: National Stakeholders 4 Table 2: Stakeholders in Tripoli 11 Table 3: Stakeholders in Sour 14 Table 4: Stakeholders in Baalbek 18 Table 5: Stakeholders in Jbeil 21 Table 6: Stakeholders in Saida 24 Table 7: Physical Rehabilitation, Urban Generation and City Wide Intervention 28 Table 8: Appeal, Accessibility and Position of Cultural Heritage Sites in Individual Cities 31 Table 9: Intensity of Action Required 32

National Stakeholders

Tables Table 1: National Stakeholders 41

Study Methodology

Tables Table 1: Physical Rehabilitation, Urban Regeneration and City Wide Intervention 57

Tripoli

Maps Map 1: Classified Monuments and Cultural Heritage Sites in the Old City 67 Map 2: Regional context 79 Map 3: The Historic City 82 Map 4: Tripoli’s Historic Core, 1938- Prior to the Reconstruction of the Abu Ali River Bed (Source: Mosbah Rajab). 83 Map 5: Tripoli’s Historic Core, 1994 (Source: Mosbah Rajab). 84 Map 6: Tripoli, Historic City, 2001. 87

Photographs Aerial View of Tripoli, 1999 (Source : Ministry of Defense, Geographic Division) 64 Photographs 1- 14 76-102

Tables Table 1: Residential Units in the Historic City (Source: CBS, 1996) 89 Table 2: Commercial Units in the Historic City (Source: CBS, 1996) 95

Figures Figure 1: Housing Units in Historic Core (Source: CBS, 1996) 93 Figure 2: Housing Units by Use in Tripoli's Historic Core (Source: CBS, 1996) 93

MAPS, PHOTOGRAPHS, TABLES AND FIGURES (CONT’D)

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Sour

Maps Map 1: Historic and Cultural Sites 110 Map 2: Historic Core and Archaeological Sites (Source: Archaeologie et Patrimoine, 1996: 18) 126 Map 3: Geographic versus Administrative Centrality 131 Map 4: Regional Context for Development 134

Photographs Aerial View Sour 1975 (Source : Ministry of Defense, Geographic Division) 107 Photographs 1- 13 123-129

Tables Table 1: Population Distribution by Zone in Sour (Source: Mudun, 1998) 123 Table 2: Population Estimates for Historic Sour 127 Table 3: Population by Neighborhood in the Historic Core 127

Figures Figure 1: Population Distribution in Sour and Immediate Surroundings (Source: Based on Figures provided in the Sour Master Plan, 1998) 123 Figure 2: Land Use in Historic Sour (Source: Based on Figures provided in the Sour Master Plan, 1998) 126

Baalbek

Maps Map 1: Regional Context (Source: Baalbek Master Plan Study, 1998) 141 Map 2: Archaeological Sites and City Walls (Source: Baalbek Master Plan Study, 1998) 143 Map 3: Heritage Region, Location and Condition (Source: Baalbek Master Plan Study, 1998) 143 Map 4: Historic Development 157 Map 5: Land Use Patterns in Baalbek (Source: Baalbek Master Plan Study, 1998) 159 Map 6: Cultural Heritage and Tourism Plan (Source, UNDP, Unpublished Report) 169

Photographs Aerial View of Baalbek, 1998 (Source : Ministry of Defense, Geographic Division) 145 Photographs 1- 7 144-173

Tables Table 1: Population Growth in Baalbek (Source: Baalbek Master Plan Study, Dar el Handasah, 1998) 158

Figures (Source: Based on Data provided for the Baalbek Master-plan, Information International)

Figure 1:Bldg. Unit Distribution in Baalbek City Center 159 Figure 2:Age-Sex Distribution 160 Figure 3:Sex-Age Distribution in the City Center 161 Figure 4: Age, Sex and Education in Baalbek City 161 Figure 5: Age, Sex & Education In Baalbek City Center 162 Figure 6: Employment by Age & Sex 162 Figure 7: Housing Tenure 163 Figure 8: Length of Residency 163

MAPS, PHOTOGRAPHS, TABLES AND FIGURES (CONT’D)

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Figure 9: Economic Activity, Baalbek Micro-Region 164 Figure 10:Employment by Sector in Baalbek City 165 Figure 11: Employment by sector in Baalbek City Center 165 Figure 12:Enterprises in Baalbek 166

Jbeil

Maps Map 1: Jbeil, 2001 174 Map 2: Zoning 1972, (Source: AAA Architects) 176 Map 3: Jbeil Commercial Enterprise, (Phares, 2000) 194

Photographs Aerial View of Jbeil, 1967 (Source : Ministry of Defense, Geographic Division) 188 Aerial View of Jbeil, , 1998 (Source : Ministry of Defense, Geographic Division) 189

Tables Table 1: Intramuro Ownership Distribution (Source, Neemat Sfeir, 2001) 192 Table 2 : Existing Restaurants in Jbeil 193

Figures Figure 1: Population of Jbeil in 1981 according to years of residence (Source: Based on a study by CERS, quoted in Phares, 2000) 190 Figure 2: Building in the Caza of Jbeil according to year of construction (Source: CBS, 1996) 191 Figure 3: No. of bldg. permits in Jbeil (Source: Technical Units in the Federation of Municipalities in the Caza of Jbeil, quoted in Phares, 2000) 191 Figure 4 : Visitors/Site 194

Saida

Maps Map 1: Historic and Cultural Sites Sites 199 Map 2: Regional Changes 215 Map 3: Saida: Progressive Move Out of the city (Source: Michel Ecochard in Al Madina, 1997) 216 Map 4: Old City (Source: Audi Foundation, 20001) 218 Map 5: Close up of alleyway (Source: Eric Bachy, Al Madina, 1997) 219 Map 6: Saida’s Historic Core: Study Zones (Source: Hariri Foundation, 2001) 219

Photographs Aerial View of Saida, 1946 (Source: Ministry of Defense,Geographic Division in Al Madina 1997) 201 Aerial View of Saida 1994 (Source : Ministry of Defense, Geographic Division) 201 Photographs 1- 13 197-232 Photograph 2 (Source : The Municipality of Saida, courtesy of the Hariri Foundation) 217

Tables Table 1: Job Distribution (Source, Dar el Imran. 2001). 224 Table 2: Distribution of Economic Activity in the Historic Core (Source, Dar el Imran. 2001). 227

MAPS, PHOTOGRAPHS, TABLES AND FIGURES (CONT’D)

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Figures

Figure 1: Distribution of Units in Old City 220 Figure 2: Population Distribution By Zone in Old City 220 Figure 3: Social Constitution of Population in Saida 220 Figure 4: Family Size 222 Figure 5: No. Of Rooms/Residential Unit 222 Figure 6: Marital Status 222 Figure 7: Age Groups in Historic Core 223 Figure 8: Educational Level 223 Figure 9: Ground Floor Use 225 Figure 10: Building Use 226 Figure 11: Tenure Status 228 (Source: Based on unpublished data provided by the Hariri Foundation and Dar el Imran)

ABBREVIATIONS

ADR: Association d'Aide au Développement Rural APAHT: Association for the Preservation of the Archaeological Heritage of Tripoli APSAD : Association Pour La Protection des Sites et Anciennes Demeures AUB: American University of Beirut CBS: Central Bureau of Statistics CDR: Council for Development and Reconstruction CHF: Cooperative Housing Foundation CNAM: Conservatoire National des Arts et Metiers, (France) DGA: Directorate General of Antiquities DGU: Directorate of Urban Planning GAI: German Archaeological Institute HF: Hariri Foundation ICC: International Chamber of Commerce ICPT: International Committee for the Protection of Tyre LU: Lebanese University MOA: Ministry of Agriculture MOD: Ministry of Displaced MOT: Ministry of Tourism MOL: Ministry of Labor MSW: Ministry of Social Work MTPW, Ministry of Transport and Public Works NAPHSL: National Association for the Preservation of the Archaeology and Heritage of South Lebanon NCPT: The National Committee for the Protection of Tyre NCT: National Council of Tourism TMA: Tran Mediterranean Airlines UGA: University Graduates Association (Baalbek) UNDP: Development Program

ACKNOWLEDGMENTS

Information International SAL was commissioned by the Council for Development and Reconstruction (CDR) to prepare a Stakeholder Analysis and Social Assessment for the Proposed Cultural Heritage and Tourism Development Project in Lebanon. The project’s initiation, field visits and surveys were conducted in a first stage during the months of July, August and September 2000. Further research and restructuring of the original report extended from December through April 2001.

We would like to thank the following individuals for their contributions in the first phase of the study: Dr. Helen Sader, Archaeologist Mr. Robert Saliba, Urban Planner Mr. Sami al-Masri, Archeologist Mr. Neemat Sfeir, Architect Dr. Hassan Hammoud, Sociologist

Dr. Sader prepared the initial national stakeholders analysis, Mr. Saliba covered Trablous (Tripoli) and Sour (Tyre), Mr. Al-Masri covered Baalbek and Saida (Sidon), Mr. Sfeir covered Jbeil (Byblos) and Dr. Hammoud prepared the initial socio-economic profile and local stakeholders analysis.

In the second phase, the consulting team consisted of: Dr. Maha Yahya, Urban Planner, Community Development Dr. Charbel Nahas, Economist, Urban Planner

Dr. Yahya was tasked with coordinating the second phase, which included restructuring the original report, researching and writing the final version in collaboration with Dr. Nahas. Dr. Yahya has also contributed several photographs of various sites. We extend our sincere appreciation for their invaluable dedication.

We are grateful to the diligent staff at Information International, especially the individuals who contributed to the data-collection process, conducted interviews, prepared the draft documents of interviews’ results, offered logistical support and provided the graphic design expertise to complete the work, namely:

Ayman Imad, Field Research Supervisor Alicia Jammal, Senior Analyst Tarek Kibrit, Research Assistant Mohammed Shamseddine, Director, Policy Research Jocelyn Slim, IT Specialist

This work could not have been possible without the cooperation of the following organizations and individuals:

Names of all that are included in Appendix A.(1 ½ pages) Finally, to the World Bank and the CDR’s staff, our thanks and gratitude.

Information International SAL November 2001