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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