Askar village expansion

Suggestions to improve the urban master plan

Askar village expansion

basic assumptions

- existing population in 2006: 1.363- existing dwelling units: 210 (potential infill: 100du)

- constant annual growth rate: 2.6%- migration 30% - 50%*

*assumption

- estimated total population in 2030: 3.600- additional demand of dwelling units: 450

Askar village expansion

Askar-Jaw-Corridor - village expansion

- village expansion is limites because of preserving freespace between the settlements

- make each village recognisable

Askar village expansion

Askar-Jaw-Corridor - settlement facilities**according to Bahrain Planning Standards 1987

- total population in 2030: apr. 15.000

- demand of settlement facilities for each village:cemeterykindergartenprimary school4 - 6 local mosques1 - 2 residences for aged & handicappedlocal shops (larger than standard size)community commercial services (standard size)

- demand of common settlement facilities (shared):juma mosques, largehealth center A & Bcity suqintermediate school & youth centerlibrary (discussable)

Askar village expansion

potential infill to existing zoning map

- total size 112,000 m² (infill)

conclusion

- potential for 100 dwelling units (450 persons*)*according to SOM - NPDS Final Draft – Development Overview Askar Village 2030(4,75 persons per dwelling unit)

Askar village expansion

existing plot sizes

35 plots for villas (purple) – 13%average plot size 1,600 m²

55 plots for small villas or row housing (orange) – 20%average plot size 800m²

185 plots for small houses (yellow) – 67%average plot size up to 300m²

maybe this is not the best mix!

conclusion

- define the proportion of villas, row houses etc. for futuredevelopment (by comparison to other settlements)

Askar village expansion

existing road network

- no road hierarchy (except main north-south road throughthe village)

- main north-south roads divides the community

conclusion

- define road hierarchy

- east-west roads have potential to provide access streets

Askar village expansion

existing visual axis

- existing visual axis - view to the sea

conclusion

- preserve visual axis in existing village and its continuationto village expansion

- desirable if no buildings allowed in visual axis

- at least try and encourage lower height development

Askar village expansion

existing corniches

- small corniches formed by building & parcel structure

conclusion

- potential for a waterfront providing community amenity

- desirable if no buildings allowed on existing corniches, acquire properties to preserve corniches as public space

Askar village expansion

concept

- existing corniches along a pedestrian way at the seasidecreates pleasant places like a chain of pearls

- visual axis connecting waterfront and village expansionwith landmarks at its endpoints

Askar village expansion

proposal for road network

- creating three categories of roads for connecting southernsettlements

fast link (highway)collector (ringroad and business traffic)recreation road along the coast

- build on existing street grid

Views from Highway No. 1, California, U.S.

Askar village expansion

SOM Concept Askar Village (NPDS - Final Draft)*

- create a new commercial „main street“ that organizes thecommercial core of the new village

- provide a commercial centre at the water‘s edge south of the existing village

- provide small public spaces within the commercial areas

- allow for a continuous sea walkway

*estimated population: apr. 9,000total housing units: apr. 1,900social housing: 25% of total housing

Suggested Concept refering to SOM

- collector road

- preserve existing commercial road

- existing corniches

- chain of pearls along the seafront