Dissertation_Dr Faisal Almubarak

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new urban land intensified. This was manifest in horizontal sprawl, compounded by the
population's preference for the single family dwelling, the generous housing subsidies,
bureaucratic procedures, all of which encouraged the modern leap-frog development pattern
(Figure 6.5 ).
Technological improvements (e.g. the introduction of the automobile) fueled urban
sprawl, a contrasting pattern to the compact medina. To meet such expansion, the
Municipality shifted to the wholesale adoption of the land subdivision process. Starting
with Manfouhah, in 1948, Riyadh's Municipality devised its first tract development based
on rectangular street and residential blocks. As noted earlier, it was a grid of convenience,
the quickest and most equitable way of laying out new annexes to rapidly growing towns
or those laid down anew. Moreover, with an increased demand for land, land speculation
became a new venture for personal riches, and land subdivision with the grid proved a
good means for the growing, profitable land market.
Old mud buildings were demolished in the historical center and vast tracts of land at
the periphery were subdivided by land owners and sold in a land speculation frenzy that
siphoned large amounts of the population's savings. For land owners to liquidate their raw
land in the lucrative land market and to qualify for government-paid services, they were
required to obtain approval from the Municipality. The Municipality subjected such land to
its planning-by-laws procedures which governed the layout of the subdivision, mainly the
freeing of thirty percent of land for public uses such as streets and, depending on the size
and location of the land, open space and land for public services. Land owners were not
obliged to build necessary infrastructure, for it was the responsibility of the government.
Consequently, "land has been subdivided with diminutive reference to any rate of
development or occupancy, which has resulted in an enormous proportion of the
subdivided plots remaining vacant." 19
Several factors accounted for the suburban development and speculation. First, the
relatively sudden demand for land was brought about by the government itself to fulfill its
developmental targets as outlined in its ambitious first three five-year plans. The
implementation of the first two national development plans (1970-1980) emphasized the
need to establish infrastructure deemed viable for the realization of economic independence
in the near future. The government's investment in the physical and social infrastructure
had the impact of oscillating demand for urban land throughout the Kingdom. These