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Users/Apple/Documents/WORK /Unit44/2016 AMERICAN UNIVERSITY OF BEIRUT RETHINKING PLANNING TOOLS THROUGH THE ECOLOGICAL LANDSCAPE DESIGN APPROACH: SAIDA CASE STUDY by SALWA MOHAMAD-YASSINE AL-SABBAGH A thesis submitted in partial fulfillment of the requirements for the degree of Master in Urban Design to the Department of Architecture and Design of the Faculty of Engineering and Architecture at the American University of Beirut Beirut, Lebanon February 2015 ACKNOWLEDGMENTS It is in recognition of Almighty Allah’s blessings that I was able to successfully accomplish my Master’s Degree in Urban Design. My success in this inevitable challenge is owed to hard work, dedication and relentless efforts exerted over the past couple of years along with the distinguished individuals who guided me in overcoming all obstacles faced in achieving my project. It is my radiant heartfelt feelings to place on record my deepest sense of gratitude to my family, professors and friends for their inspiring guidance, and valuable support. To my grandfather Ahmad for his continuous encouragement and patience to cross checking translations, and my grandmother Salwa for her motivation. To my father, my mentor and to whom I owe the passion for pursuing my Masters; to my mother for her utmost care, prayers and efforts in raising me up to become the person I am today; and to my brother Ahmad and my sister Reem for always bearing with me and pushing me to finalize this research. Thank you for being my family. To Prof. Jala MAKHZOUMI, my motivator and exceptional advisor, thank you for advising me to join the Landscape Architecture program and continuing into Urban Design, for your firm belief in my abilities and, for not only your continuous and valuable support but also for your persistent encouragement to accomplish future milestones. To distinguished Prof. Mona Fawaz, for her profound and vast experience as well as thorough feedback; Prof. Robert SALIBA, for his inspirational critique and rationale; Prof. Nader EL-BIZRI, for his delicate perception and remarks, I am honored to have you all as my capable committee members. To Aziz HALLAJ, for his constructive feedback and unconditional guidance throughout my endeavors. To Prof. Amy Zenger from the Writing Center in AUB, for bearing with me, and sacrificing her precious personal time to edit and put together the thesis document. To my dearest friends and classmates especially Reem, Zari, Abir, Ali and Hayat I am grateful for your unlimited challenge, support and friendship. To Lil Madina Initiative especially Ismael, Lynn and Jean Pierre for making me part of their activist group and for revealing to me the secrets of Saida To Rana Dabbous and Ayya El-Zein (DGU), Mustafa Fawaz (BTUTP) and Mayor Ahmad EL-Kalash, Ali EL-Dalhlibalta and the Municipality of Saida team for providing me access to the needed documents, and arranging the very helpful interviews. To you all I express my heartfelt gratitude and sincere appreciation. AN ABSTRACT OF THE THESIS OF Salwa Al-Sabbagh for Master of Urban Design Major: Urban Design Title: Rethinking Planning Tools through the Ecological Landscape Design Approach: Saida Case Study The rapidly growing urban sprawl along the Lebanese coast is eroding the distinctiveness of this landscape and threatening its ecological sustainability. Furthermore, permanent negative environmental repercussions are inflicted on its natural resources, undermining the urban ecology and degrading the quality of living in cities. Despite these alarming trends, the Lebanese urban planning framework (including ‘regulatory tools’ and ‘operational tools’) fails to accommodate growing global concerns for sustainable urban development and green urban strategies. This thesis introduces the methodology of ecological landscape design arguing that its holistic framework and careful account of local contexts can complement current planning tools towards greater sensitivity to the natural and cultural context of cities. In order to show the validity of this tool and demonstrate its positive potentials, the thesis takes for case study the city of Saida (South Lebanon). Saida is one of the few Lebanese coastal cities to retain an agricultural and cultural heritage. The city is currently undergoing a second land pooling development, the East Wastani Project, which will reorganize the property landscape to allow for a transformation of the valued agricultural lands and heritage landscapes, north of the historic city, into residential and commercial urban quarters. So far, advocacy efforts as well as the Urban Sustainable Development Strategy 2012-14 commissioned by the municipality have convinced public actors of the necessity to supplement this operational intervention with the revised land use plan. Yet, none of these tools explicitly incorporates ecological landscape design, leaving severe concerns that the area of East Wastani will be disfigured, in line with earlier urbanization trends. By applying the Ecological Landscape Design approach, the thesis begins by identifying Ecological Landscape Associations, key urban landscape components in the city and the East Wastani site. It then moves to propose a Landscape Character Zone plan and recommendations to protect and integrate these components into the current intervention. The thesis concludes by zooming out from Saida with recommendations on existing Lebanese planning tools that prioritize ecological integrity, minimize environmental degradation, protect urban distinctiveness and provide for quality living in future planning. vi CONTENTS ACKNOWLEDGEMENTS ……………………….…………………….. v ABSTRACT …………………….…………………………………………….. vi LIST OF ILLUSTRATIONS.…………………………………………….. xi LIST OF TABLES .……………..………………………………………….. xiv LIST OF ABBREVIATIONS ……..………………………………..….. xv Chapter I. INTRODUCTION………………………………………………………. 1 . A. Lebanese Coastal Cities ………………..…………………………………. 1 B. Thesis Position and Argument…… ……..………………………………… 2 1. Position……………………………………………………….…… 2 2.………………………………………………………………….. Argument …………………………………………………………. 3 3. Significance ……………………………………………….……… 3 C. Thesis Background and Context ………………………………………….. 4 1. The Modernist Approach to Planning ……………………….……. 4 2.………………………………………………………………….. Lebanese Urban Planning and Regulatory Framework ……..……. 6 D. Thesis Methodology ……………………………………………………… 7 1. Methodological Framework …………………………………….... 7 2.………………………………………………………………….. Saida Case Study……………………………………………… .…. 7 3. Data Collection ………………………………………………….... 9 a. Academic Research ……………………………………..… 9 b. Professional Engagement ……………………………….... 10 4. Case Study Profile ...…………………………………………..….. 11 a. Saida Location and History…………………………..…… 13 b. Urban Planning in Saida …………………………...……... 13 i. General Planning Strategies……………………..…..… 14 ii. Localized Public Planning Projects…………...…..…… 15 iii. Saida’s Urban Sustainable Development Strategy…….. 15 c. Saida’s 20th century Urban Growth ……………………...... 16 i. Saida’s Urban Built-up Expansion….…………..…...… 16 ii. Urban Fabric……………………...…………...…..….... 20 iii. Infrastructure…………………………………….…….. 20 vii E. Thesis Structure ……………………………………………………………. 23 II. PLANNING TOOLS IN LEBANON: UNDERSTANDING 25 THE A. The REGULATORY planning Framework FRAMEWORK in Lebanon ……………………………………....……………….…………. 25 1. Regulatory Tools ……………………………………...…………... 26 a. National Planning Strategy………………………………… 26 b. General and Detailed Master-plans ……………………...... 27 2. Operational tools: Land Pooling and Subdivision Tool………...... 28 B. The Impact of Planning Tools: Case Study from Saida (Lebanon)……...... 31 1. Context of the Project ……………………………………………... 31 ………………………………………………………………….. a. Urban Situation ……………………………………………. 33 b. Socio-economic Context ………………………………...... 34 c. Relationship Between Main Decision Makers …….……… 34 2. The Project Element...…………………………………………….. 36 a. The Master Plan of 1967...………………………………… 36 b. Wastani site characteristics ...……………………………... 39 c. Project Steps ………………………………………………. 39 d. Project Guidelines ...……………………… …………….... 40 e. Project Results ……………………………………………. 41 C. Critical Assessment of LPS ……………………………………………...... 46 1. West Wastani: Success Story? ……..……………………………... 46 2.………………………………………………………………….. LPS Tool Potentials...…………………………………………….. 51 3. LPS Tool Limitations...…………………………………………… 52 a. De-contextualized Intervention..……………………..…..... 52 b. Economic Profitability and Market Speculation .…………. 53 c. Distribution of Public Green Areas...……………………… 54 d. External Regulatory Limitations …………………………. 54 i. The Planning Framework: the Master plan……….…… 54 ii. Lack of Taxation Control………………………...…… 56 iii. Inability to Develop Proper Urban Design Framework 56 4. Conclusion...……………………………………………………… 56 III. ECOLOGICAL LANDSCAPE PLANNING THEORIES…. 58 A. Shifting Paradigms of Modernist Planning and Design ………………….. 58 1. Environment and Urbanization ……………………...…………... 58 2.………………………………………………………………….. Landscape Ecology, Ecological Landscape Planning, Urban Design & Landscape Urbanism. ……………………...…………....... 60 B. Ecological Landscape Planning……………………...………….................. 65 1. Ecological Landscape Approach ………………………..………... 65 2.………………………………………………………………….. Ecological Landscape Methodology ...……………………………. 67 a. Ecological Landscape Assessment ……………………...... 68 b. Ecological Landscape Associations……………………...... 70 viii C. Ecological Landscape Planning Application ………………………….…… 72 1. Case Studies ………………..…………………………….……..… 74 2.………………………………………………………………….. Significance.…………………………………………… ……… .… 78 IV. ECOLOGICAL LANDSCAPE READING OF SAIDA & 80 EAST WASTANI ……………………..……………….……………..…
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