6681 Book Resized PDF
6681 Book Resized PDF
6681 Book Resized PDF
Development in Bahrain
2012
Dedication
This book is dedicated to His Highness Sheikh Abdullah Bin Khalid Al Khalifa, under
whose leadership formal Town Planning was initiated in Bahrain in 1968. His Highness
was Minister of Municipalities and Agriculture from 1967 to 1975. In addition to his
responsibilities as Minister, His Highness was President of Planning Coordination
Board from 1968 to 1975 and was a key player in establishing Physical Planning (Town
and Country Planning) as a requirement in the Government mechanism of Bahrain.
H.H. was tasked with starting up Town Planning in Bahrain with just a few Town
Planning professionals under him. He was faced with the challenge of getting land
and development control in Bahrain widely accepted by both the Government and
the Public. This was a very difficult task as enforcing development of land under the
control of Government to be guided by master plans and regulations, was previously
unknown to Bahrain and therefore a tremendous task. There were continuous
objections from both wealthy and common landowners regarding planning issues
concerning the use of their land.
Whenever H.H. Sheikh Abdullah visited the then Amir His Highness Sheikh Isa Bin
Salman Al Khalifa and H.H. The Prime Minister Sheikh Khalifa Bin Salman Al Khalifa, he
would return with a list of complaints submitted to their Highnesses courts concerning
planning issues by various land owners.
H.H Sheikh Abdullah under such circumstances and on many occasions would
say Indi Sabar Ayoub which means I have the patience of Ayub (A.S.) and
would accordingly continue his responsibilities of President of Planning Coordination
Board with the utmost patience.
H.H. would meticulously listen to Planning advice given to him by Planning professionals
with insightful attention to every detail. On many occasions in which H.H. Sheikh
Abdullah would ask for my advice, he would do so by encouraging me not to succumb
to pressure and to do so impartially and professionally.
In this very book many of the planning ideas that were originated by H.H. Sheikh
Abdullah are mentioned throughout.
Continued progress of Town Planning in Bahrain from its starting point is his
glorious achievement and contribution that stands till this very day. Among his other
achievements are constructions of Ahmed Al Fateh Mosque and Islamic Centre and
Sheikh Isa Bin Salman Library.
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PREFACE
Bahrain has undergone significant change between 1968 and 2002; developing from
small unplanned towns and developments to a modern urban Kingdom. This book
outlines the key infrastructure and land development initiatives that have led to the
development of the modern Kingdom of Bahrain. The book records the history and
development of land use in Bahrain in general but from 1968 to October 2002 in detail.
I arrived in Bahrain in February 1971 and over a thirty-five years period played a key
role in physical planning, providing the base for the development of the Kingdom
of Bahrain. As the Chief Town Planner and Town Planning Advisor, I worked with His
Highness Sheikh Abdulla Bin Khalid Al-Khalifa and His Excellency Sheikh Khalid Bin
Abdulla Al-Khalifa to initiate modern land use planning in Bahrain from 1971 to 2002.
Significant parts of old Bahrains towns and villages, and their adjacent areas, were
under private ownership prior to the preparation and implementation of master
planning in Bahrain. Private lands were characterised by irregular shapes and adopting
these areas into the detailed plans and making them acceptable to property owners
was a difficult task. Although there was reluctance from other planners and consultants
to go through this process, we undertook to overcome and resolve these challenges,
succeeding in preparing master plans for major towns and villages which were adopted
and implemented.
There were a large number of additional plans prepared by the Physical Planning
Directorate staff and consultants that were commissioned but were not adopted or
subsequently implemented. This book does include those plans and focuses on actual
plans that were adopted and implemented within Bahrain during the period covered by
the book.
This book does not cover any planning activity after October 2002 when the government
administration changed. As a consequence of these changes, whilst I continued to
serve until 2009, I was not as significantly involved in taking initiatives and in influencing
decision making in land use planning after October 2002. This book was written during
July, August and September in 2009 and may be read to this context.
CONTENTS
Historical Background
1. Historical Background
2. Recent history from 1783 to 1930
3. Developments between 1930 to 1971
15
20
22
37
41
41
47
49
51
55
58
60
64
66
71
73
76
78
81
89
89
101
108
113
139
142
142
145
146
147
149
11
151
155
158
161
163
168
169
170
172
176
178
179
183
197
212
213
214
225
226
231
237
240
241
244
245
247
247
247
248
248
12
39.
40.
41.
248
251
252
253
253
254
254
254
255
256
256
258
259
259
260
261
262
263
264
264
265
265
268
270
271
275
278
279
280
282
286
289
290
292
294
13
c) Sehla Villages
d) Buri
e) Maqsha
f) Sanad
g) Nuwaidirat Aker
51. Private Land Subdivisions
52. a) Building and Zoning Regulations of 1998
b) Published Zoning Plans of 1998.
53. About the Author
54. Refernces
55. Author's acknowlegement
14
300
302
304
306
308
313
321
334
343
344
345
Historical Background
Bahrain is a small, strategically located country in the Arabian Gulf on the trading sea route
between the ancient Mesopotamia and Indian civilizations. Traders traveling between both
these civilizations found Bahrain to be a fertile land, with palm trees and natural inland and
deep water springs making it the ideal stop over to acquire sweet water, vegetables and fruit
for their voyage.
15
Bahrain, meaning two seas, is a group of thirty six small islands. The name may reflect the
archipelago's position, between two seas, approximately 24 kilometers east of Saudi Arabia's
sea board and a little further from the North West coast of the peninsular State of Qatar.
Another theory refers to the incidence of two sources of fresh water rising in the form of
numerous springs beneath the islands' surface and the off shore sea-bed. The total land area
was about 620 Sq Km (before substantial reclamation between 1965 to date)
16
Bahrain has a rich history. On the north shore of the Bahrain Island is the site of Dilmun, an
ancient city state, which was linked by trade with Mesopotamia, India, Oman and Mohenjadaro
in about 3000 B.C. Bahrain with its abundant fresh water, laying some two day's sail with a
following wind from Mesopotamia, was clearly a place of considerable wealth and power,
with close cultural and trading contacts with the Sumerians of Mesopotamia and the Indus
valley. The discovery of over one hundred thousand burial mounds at Saar, Ali and other
places at the northern part of Bahrain island, believed to be the largest pre-historic cemetery
in the world, have been attributed to this and subsequent phases of Bahrain's history.. The
locations of significant burial mound sites are shown in the map below. The reasons for the
selection of these sites inland on barren areas outside the green areas are not known. It is
also not clearly known from where dead bodies were brought to bury. The significant size of
these areas indicates that these huge sites could not be filled only by the deceased residents
of Bahrain.
17
18
The city of Dilmun was supported by a rural population numbering several thousand persons.
Ancient horticulture on Bahrain Islands north shore was facilitated by a well developed
system of aqueducts. Further evidence of the large ancient rural population was provided by
Alexander the Greats Ship Captains in the third century B.C. It can be inferred that Bahrain,
while a trading center, was locally supported by a rural population which lived in nearby
villages. Thus, Bahrains current pattern of town-periphery relationship probably began in
antiquity.
Bahrain once was known as Tylos and was extremely famous for its numerous pearls. Between
300 B.C. to 300 A.D. Bahrain enjoyed commercial prosperity based on its strategic location,
trading and pearl harvesting. In the later part of this period Bahrain was dominated by Arab
tribes from Saudi Arabia. In 4th Century A.D. Bahrain fell under the rule of the Persian King.
Bahrain is a blessed country. The Amir of Bahrain received a letter from Prophet Mohammed
(SA) to embrace Islam in 7th century A.D. which he accepted. For the next 350 years (up
to the 11th Century) Bahrain and Eastern Arabia were ruled by governors on behalf of the
caliphs of Damascus and Baghdad. In the 1154 A.D. the famous Arab-Spanish geographer,
Idrisi, reported the capital of Awal is Bahrain, this is a town well populated whose environs
are fertile and produce corn and dates in abundance. Bahrain was invaded by Oman in 1487
and was under Omani Rule for some time. In 1521 the Island of Bahrain fell into Portuguese
hands, following which the Bahrain fort was built, the renovated remnants of which can still
be visited today.
19
20
21
22
23
In 1932 Bahrain's telephone service was initiated with 12 lines and one public telephone.
In the early 1930's Bahrain's Airport started operation. In 1932 the first Imperial Airways
airplane landed at Bahrain on its way to India. The first Airport building was a simple barasti
arrangement constructed of palm tree leaves. A new building was opened in 1961, followed
by a terminal specifically designed for jumbo jets and other wide bodied aircraft in 1971.
In 1912 Mina Manama was built with a goods' warehouse which soon became out dated
and inadequate for the needs of the burgeoning country. A deep water harbor named Mina
Salman was built and came into operation in 1967.
In 1955 Bahrain Broadcasting Station (BBS) came on air.
In 1968 Earth Satellite Station was installed at the north of Askar near Ras Abu Jarjur.
Bahrain's first surfaced road was built between Jabel Al Dukhan camp, for oil exploration, and
Awali in 1926. Subsequently road development was pursued on a minor scale in and around
Manama primarily for the passage of non-motorized vehicles and pedestrians even by 1961.
In 1930 work began on the Sheikh Hamad Causeway between Manama and Muharraq and the
causeway opened to road traffic in 1936. The causeway was completed with construction
of a swing bridge spanning the deep-water channel connecting the two ends of Manama
the Muharraq causeway in 1942. Further major road networks were constructed in the
early sixties like Sheikh Salman highway to provide better connections between the airport at
Muharraq, Manama and outlying settlements of Awali. Similarly the road between Manama
and Budaiya was constructed. In the 1968 topographic map, other major roads constructed
by 1968 are shown between Zallaq, Awali, east Riffa and Sitra, along Saudi Area via and Bahrain
inland oil pipeline between Janabiya and east Riffa, Zallaq highway to Malchiya; Pipeline road;
to Karzzakkan; Janabiya highway connecting Budaiya Road and pipeline road, Sehla road
connecting Sheikh Salman highway with Budaiya highway and the road connecting Muharraq
with Hidd at the south of the Airport.
In 1930 there were 200 vehicles in Bahrain including two lorries and a private vehicle for the
British Political Agent. Bahrain's first petrol filling station was opened in 1938. In 1961 the
number of registered vehicles was 6,500.
24
25
26
1941
Pop,% of total
27835
30. 9
21439
23. 8
1532
1. 70
39164
43. 5
89970
1950
Pop,% of total
39648
36.15
25577
23.32
3846
3.50
40579
37.00
99.90 109650
1959
Pop,% of total
61726
43.12
32302
22.56
4440
3.10
6623
4.62
3123
2.18
5591
3.90
29330
20.49
99.97 143135
1965
Pop,% of total
79098
43.41
41143
22.58
5230
2.87
9403
5.16
2097
1.15
7941
4.35
37291
20.46
99.97 182203
1971
Pop,% of total
88785
41.00
37732
17.44
5269
2.43
10731
4.90
984
0.45
11152
5.15
7501
3.46
54149
25.00
99.98 216303
99.83
From the above table we can see the trend of Bahrainis gravitating towards the towns.
With the exception of Awali, which was populated by Europeans only, all urban centres of
population have increased.
In Manama for example, 30.9% of the total population resided there in 1941 and by 1971
the percentage had risen to 41.00%, the actual number of inhabitants having increased by
313.5%.Muharraq shows the same trend up to 1965, the fall in numbers of the 1971 census
being chiefly explained by the shift in population due to the creation of Isa Town in 1968. The
reason for the fall in population of Muharraq and not the other towns is probably due to the
regulations formulated through which people qualified for housing in the newly-created Isa
Town.
The towns of Muharraq and Jidhafs are usually considered to have very close ties with the
capital Manama, both serving as dormitory towns for the latter, Muharraq being only 1
miles away across the causeway from Manama and Jidhafs being only 4 miles away on the
main trunk road to the city and this may account for the growth in their populations.
The overall picture shows that in 1971, 75% of the Bahraini population are concentrated in
seven towns and of these three of them, namely Manama, Muharraq and Jidhafs, contain
almost 64% of the total population. The 1968 topographic map below and following table
show that there were 96 centres of population within the islands and therefore the remaining
25% of the population were scattered over 89 small villages.
27
28
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
40.
41.
42.
Salihiya
Jamala-Khamis
Abu Baham
Tashan
Musalla
JIDDHAFS
Jabalt Burhama
Mani
Sanabis
Deah
Karbabad
Karranah
Magsha
Jannusan
Barbar
Diraz
Sehla Al-Hadriya
Sehla Al-Fuqiah
Jabalat Al Habshi
Bukuwa
Kubait
43. Al Hajar
44. Al Qadam
45. Abu Saybi
46. As Shakhura
47. Maqaba
48. Saar
49. Markh
50. Bani Jamrah
51. Kuriya
52. Budaiya
53. Buri
54. Aali
55. Salmabad
56. ISA TOWN
57. Tubli
58. Al Hujayar
59. Al Jubaylat
60. Jidd Ali
61. Jurdab
62. Sanad
63. Nuwaidarat
64.
65.
66.
67.
68.
69.
70.
71.
72.
73.
74.
75.
76.
77.
78.
79.
80.
81.
82.
83.
84.
Al Aker
Qariya
Kaflar
Kuriya
Kharijiyah
Wadiyan
Markuban
Sufalah
Muhazzah
Halat
Halat Umm Al Baidh
Mamir
Rifa ash Sharqi
Bokuara
Rifa al Gharbi
Rifa ash Shamal
AWALI
Sakhir
Jasrah
Hamala
Dumistan
85. Karzakkan
86. Malchiya
87. Sadad
88. Shaharakkan
89. Dar Chulaib
90. Zallaq
91. Askar
92. Jaw
93. Dur
94. Rumaitha
95. Mamttala
96. Amar
RIFFA
Airport
RAF Area
Busiteen Wireless Station
RAF (Juffair)
Hoora RAF Pier
Mina Salman
Mina Manama
Ship Repairing Yard
Oil Storage Tanks (Farm)
Refinery
29
30
Agriculture
From the distribution and nature of settlements shown in the map (page28) and in the
table (page29) it is clear that small settlements were mostly within agricultural green areas.
Predominant green and agricultural areas of 1968 are shown on the map on page 30
Bahrain developed a reputation for its palm trees and ubiquitous gardens with various types
of fruit including figs, grapes, pomegranates, peaches and local melon in addition to the
papaya and the local almond (lawz). Until the 1930s and even the 1940s the Budaiya Road
was very narrow, bordered with an unbroken line of trees, reaching all the way between
Manama and Budaiya: date palm trees, lawz, and bambar (a species of fig). The passers- by
could easily touch the fruit from the road. Because of the density of trees, this road got dark
very early. At dawn, the sound of barashim (bells) could be heard from donkeys, loaded
with produce heading for the Suq of Manama.
The dependence on date palm products declined gradually and became a very minor
part of the economic life of Bahrain to such an extent that in 1967 about 60% of the date
crop was simply abandoned. Following the discovery of oil, agriculture formed the second
traditional source of income for the inhabitants. The Bahrain Agriculture department was
created in the early years of 1950s with a British Agricultural Advisor and with the decline in
agriculture in Bahrain, the green areas largely disappeared.
31
32
Residential developments took place at the periphery of existing settlements based on plot
plans prepared by municipality technicians. Typical layout of such plot plans in Hamala village
is shown below.
Hamala Plan
Juffair was selected for the establishment of the British military headquarters in 1927. The
following table shows the number . of British and American nationals in Bahrain.
British
American
1959
2513
146
1965
2802
153
1971
2919
227
To provide accommodation for the British Army, residential compounds were developed
by rich merchants primarily close to Juffair and Manama like Yateem Garden, Sheikh Abdulla
Garden, Khalil Kanoo Garden, Dewani Compound and Cunningham Garden.
33
34
Land sub divisions took place for residential developments. One such big
subdivision was Gafool where land was subdivided in 1960's in grid iron pattern
with four plots in one block with roads on four sides of the block with mainly
20 feet roads and two thirty feet roads running north south and one running
east west.
35
In 1946 land in Gudaibiya was planned by the Govt. with wide straight roads and sold to the
public for development.
36
37
legislations were also mentioned. The report predicted a requirement to construct 1275
new dwelling units each year until 1988, an overall requirement of 76 primary schools in
1988, 2058 hospital beds in 1988 and a required employment provision for 102,950 people
were estimated.
Following development pattern was assumed in the report.
Advisor, A.M.Munro
38
The Board
By this order, a coordination Board is established with responsibility for coordinating all
development projects involving land and water utilization, and other aspects of physical
planning, preventing overlapping and duplication of effort and submitting plans fort the
development and growth of both rural and urban areas.
The Board will receive and consider all plans submitted to it by the Physical Planning Unit. All
plans, projects or schemes remitted to the Board from any source shall first be submitted to
the Physical Planning Unit for investigation and report back to the board.
The Board shall recommend to the Administration Council appropriate action on any scheme
for physical planning, and the council shall consider any such recommendations of the Board
and take the necessary steps for the implementation of any such plans which it approves.
39
Constitution
The Board shall have as Chairman, the President of Manama Municipality and as members
the following Directors, Heads of Departments or representatives:
Representative of Police and Public Security (Traffic)
Representative of the Administration Council
Director of Public Works Department
Director of Water Supply Department
Administration Officer of Electricity Department
Director of Land Registration
The Secretariat shall be provided by the Physical Planning Unit and the Adviser of that Unit
shall act as Secretary.
The Board may co-apt any persons to attend meetings when matters are to be considered
which are such that these persons may contribute specialized or other knowledge to its
deliberations. The Board may also invite representations on any matter within its competence
from any persons, institutions or Department and shall take all such representations into
consideration. The Board may form any sub-committee from its members and may at its
discretion include members from other Departments to consider specific issues referred
to it of the committee.
Physical Planning Unit
The Physical Planning Unit shall be responsible for the preparation of over all planning schemes
and the detailed planning of specific areas. It shall submit any such schemes prepared by
it to the Board. It shall be responsible also for the consideration of all matters concerning
urban and rural planning submitted to it and shall prepare reports as requested by the Board
on these matters.
(signed)
K.S. Khalifa
President of the Administration Council
40
41
Juffair was selected for the British Military Headquarters in 1927 and subsequently the area
was developed for this purpose. Mina Salman came into operation in 1967 and developments
took place as an extension of Manama towards Juffair as can be seen in aerial photograph
of December 1966.
42
The main government offices and banks were along Government Road and Al Khalifa Road.
Mina Manama was busy with small boats and dhows trading between Bahrain, Saudi Arabia,
Iran and Qatar. Mina Salmaan was used for big ships.
Bab Al Bahrain had many shops. Al Khalifa Road, Sk Abdulla Road, Tujarr Road, Zubara
Raod were other busy shopping roads. Lulu road and Sk Hamad Road were used for mixed
purposes shops, workshops etc. Palace Avenue was also an important road with clinics of
private Doctors, shops etc.
43
All buildings were generally one or two storied. The tallest building was the 9 storied Al
Moyaeed Tower between Government Road and Al Khalifa Road built by Yousuf Al Moayed
in 1956 on the site of his grand father's timber yard. The other Tower was Zamil building at
the east end of Govt. Road and Al Khalifa Road which has since been rebuilt.
Public open spaces were scarce. Although the Water Garden was in poor condition, Salmaniya
and Andalus gardens were in a more reasonable condition. There was no organized formal
public beach but the sea shore was easily accessible there were therefore no restrictions
for public access to the sea.
The information required for planning was scarce. Manama was surrounded by shallow sea
to the north, east and south and at the west there were palm tree gardens. Umm e Shroom
spring at the north of Mahooz village was active and water was flowing from it through
nearby palm tree gardens.
The main feature of the Master Plan was the proposed ring road. The proposed south ring
road was extended through the shallow sea at the south of Adari spring until Sheikh Salman
highway at Raad Mal Kawari. It was a very wise proposal which assisted in eventually locating
the Saudi-Bahrain causeway by extending this road to the west. Other roads were proposed
within the ring road utilizing existing roads very sensibly and intelligently leading to a road
hierarchy and basic frame of the Master Plan. As mentioned earlier, Manama was surrounded
by sea on three sides. Before this Master Plan proposal there was no clear picture how the
town should expand, where the main roads should be built, what should be the aspirational
population of the expanded Manama,
where schools, health centers, houses,
markets or playgrounds should be
built. The north ring road, most of
the east ring road except through
Juffair and the south ring road were
proposed on Fasht (shallow sea along
existing coast). North and south part
of west ring road was also on the
Fasht and its middle part was through
existing private gardens.
Master Plan Road network plan
44
In 1965 the population of Manama was 79098 and in 1971 this had risen to 88,785. Mr.
Munro proposed a Manama Master Plan for 1988 which assumed a population of 125,000.
The Master Plan was in diagrammatic form with broad zoning. Although this Master Plan
was used between 1971 and 73, a copy could not be found for inclusion in this book.
Once the diagrammatic Master Plan was approved by the Planning Coordination Board
and the Administration council preparation of the detailed Planning for implementation
became necessary. There was no Planning Law and Regulation related to planning on private
45
properties. The only available legislation was the Land Acquisition Law which enabled the
Government to acquire private land for public benefit by paying cash compensation or
compensation by land. There was not enough money available in the Government budget
for land acquisition for Town Planning purpose. Mr. Munro prepared a detailed plan for
Sugaiya area (current census blocks 328, 330, 332) and Umm al Hassam area for British style
terraced housing to meet the anticipated demand for housing. These areas were covered
by private properties however Mr. Munro in his detail planning exercise did not consider
existing property boundaries. The only way these detailed plans could be implemented
was through large scale land acquisition and by undertaking implementation of mass scale
housing projects.
As funding was not available for these purposes and the Government was unwilling to go for
mass scale land acquisition these detailed plans were not implemented. The area covered
by Manama Master Plan incorporated various types of private properties except the areas
in the Fasht area at the north of Manama, the fast areas along proposed east ring road and
south ring road.
Mr. Munro also prepared detail proposals for the Master Plan blocks at the north of Manama
(present Diplomatic area); these detail planning proposals were conceptual and professionally
ideal. But in the circumstances of that time these plans were considered not suitable for
implementation.
46
This area was a Fasht area (shallow sea) at the south of Ummel Hassam village. Part of the
area at the south east was already reclaimed and developed before detail planning of the
area as shown in the aerial photograph of the area below.
47
Mr. Munro prepared initial detailed plan of the area. Minor re-planning was required in certain
parts. The final detail plan is shown below.
Detail planning of areas covered by a mixture of small and big private properties with
existing structures and features always proved to be very difficult especially in the absence
of any planning laws or regulations. Such plans require negotiation with property owners
and continuous monitoring of the plan for property development, land subdivision and
demarcation of roads. .
48
Grave yard
49
In the detail plan, a road network for the area was proposed. Sites were designated for key
amenities including shopping centers, schools, play grounds, childrens playing spaces and
health centers. In two blocks at the North West of the village, 121 dwelling units were built
for housing of low income groups. These developments took place under direct supervision
of H.E. Sheikh Abdulla Bin Khalid Al Khalifa who used to regularly visit the site to supervise
construction and to see the progress of the project.
I joined Physical Planning Unit on 15th February 1971. His Excellency Sheikh Abdulla Bin Khalid
Al Khalifa the Head of Municipalities and Agriculture and President of Planning Coordination
Board provided me with full help and support. I reviewed all existing works plans, reports,
Planning Laws and Regulations proposed by Mr. Munro and decided to build on foundation
work undertaken by him. H.E. Sheikh Abdulla asked me to make a detailed plan of the area
adjacent to Salmaniya hospital. I proposed dividing Manama Master Plan area into 4 phases
and to select the first phase for detailed planning. From my perspective, the area at the
south and east of Salmaniya Hospital was not the ideal area to be considered for the first
phase of the Master Plan for implementation. This phasing proposal was not accepted and
I was advised that the whole Master Plan should be planned in detail to enable the whole
Master Plan area to be made available for development.
I attended all Planning Coordination Board Meetings. Meetings used to take place twice
every month. In the first meeting of the Planning Coordination Board I attended, I was asked
whether I will be able to prepare detail plans for the Manama Master Plan and how long
I envisaged this task taking. When I said I could prepare a detailed plan for new areas of
the Master Plan in nine months to one year, most of the members of Planning Board were
surprised.
50
Available information was very limited. A topographic map of the area in the scale of 1
200 feet (1:2400) was available. On the topographic map Land Registration Directorate
drew property lines as shown below.
51
Most of the private properties were covered by palm tree gardens through which water was
flowing from nearby Umm as Shroom spring at the north of Mahooz village. The shallow
sea at the south west corner of the block was used as a municipal garbage dump. There
was a Hindu crematorium at the north of present Oman Road between present road 2805
and 2807 in block 328. In the aerial photograph below, the Master Plan block area is shown.
Salmaniya hospital, Sugaiya village, Pepsi Cola Factory, Bu Ashira, Mental Hospital and other
developments in the area also shown.
I followed some basic rules in preparing a detailed plan for the area :
I wanted to make an implementable plan, not a conceptual theoretical plan.
I used the topographic map on which property boundaries were drawn by Land
Department as a base map. I tried to respect property boundaries as much as possible
and proposed access roads (30 feet wide) at the property perimeters taking half of the
road from each adjacent property without any compensation payment at the same time
to achieve reasonable road network.
52
fixed the Master Plan road alignments to maintain proper road standards and road
geometry at the same time minimizing the affect on individual private properties.
Provide major required community services utilizing available government lands within
the block.
Emphasis was given on allocating school sites. In the 1970s there was a lack of
suitable school buildings. It was the policy of the Education Directorate to rent houses,
especially in Manama, and convert them to educational use. There were 14 schools in
rented buildings in Manama at that time. These houses lacked the essential facilities for
education, such as proper class rooms, laboratories and playgrounds and overcrowding
was a very serious problem.
Adequate open spaces, playgrounds and mosques, commercial facilities and other
communal requirements were provided in the detail plan.
Municipality garbage dumping area at the south west corner was designated as the main
public park of Manama so that the area could be used for the proposed purpose without
requiring any land acquisition. Mr. Munro also proposed the same in the original Master
Plan.
After preparation of the plan, the plan was discussed in the Services Committee, in the
Planning Coordination Board and was approved. The plan was discussed in the Administration
Council (Cabinet of that time) and was approved. Approved detail plan is shown below.
Immediately after issue of the plan price of land around Salmaniya hospital increased from
200 fils per sq feet to BD 2/- per sq feet. The plan was followed and implemented. The
present road network in the area including major and minor roads are mostly based on this
detailed plan.
53
Sk Salman Road
Oman Avenue
Kuwait Avenue
54
Relocating the fish, meat and vegetable market became a priority. The Master Plan block
at the north of Naem and the area immediately outside the proposed ring road here were
considered as possible sites for the new market. The idea of putting the market outside
the ring road was not approved and the decision was taken to build the new market within
the ring road. This was a Fasht area. Naeem village was directly on the sea. Many of the
activities that were located on the shore, including dhow building were dependent on direct
links with the sea. Fortunately there was no private property in the sea at that time.
55
Detail Planning of this block, as shown in the plan below shaded yellow, was under taken.
Mr. Wissa made the initial detailed plan of the area which I subsequently revised. I proposed
most of the available government land for public purposes including Central Market, major
Car Parks, wide access roads, and expansion of Naeem school, Mosque, Health Center,
Police Station, Petrol Station, Fire Station, Primary Substation, Water Station and the BAPCO
Bus Station. A small area was also planned for service and light industry. On the North West
side of the ring road an area was planned to relocate the Dhow builders and other related
uses. Fortunately all these proposals were approved.
56
H.E. Sheikh Abdulla Bin Khalid Al Khalifa, President of Planning Coordination Board approached
The Amir His Highness Sheikh Isa Bin Salman Al Khalifa to obtain approval for allocation of
the large area for Municipality for construction of the Central Market.
..
H.E. Shekh Abdulla Bin Khaled Al Khalifa
(from Al-ADHWAA Weekly News Papers 12.8.1971)
The southern half of land allocated for the Municipality was used for three large sheds
for fish, meat and vegetable markets with adjacent big car parks. H.E. Sheikh Abdulla
succeeded in acquiring the necessary budget for construction of the Market. The area was
reclaimed, construction of the market started in 1974 and the market was opened in 1978.
H.E. Sheikh Abdulla bin Khalid Al Khalifa persuaded Mubarak Al Hassawi of Kuwait to build
the Mosque to the south of the central Market. The northern half of the land allocated for
Municipality was considered, on many occasions, for construction of investment buildings
for income generation by the Municipality but the idea did not materialize.
57
58
This area was also a Fasht area and the sea was touching the Government Road. The plan
divided the area with internal roads into blocks. No land was proposed for public purpose
except a few small car parks. Later on I persuaded H.E. Sheikh Khalid bin Abdulla Al Khalifa,
Minister of Housing to allocate the bus station site at the north of Government Road
59
60
This area had different characteristics at different locations as shown in the aerial photograph
of 1966 below. In the north there were residential developments along Delmon road. Further
south there was Yateem Garden (an expatriate housing compound) within thick palm tree
gardens. To the east of this compound a large area was covered by barastis (huts). Along
Osama Bin Zaid Road there were mixed residential and commercial developments. The
Radio station was along the south side of this road. At the south of the Radio Station up to
the power house there was a large barren area which had previously been used as a race
course. In the south west corner of the block there was a residential compound of Kanoos,
along Road 3419 there were private residential houses and three storied apartment blocks
for expatriate housing. Mahooz village with small houses in poor condition was covering a
substantial area. At the north of the village from Umm as Shroon spring water was flowing
through nearby gardens.
61
Property map of the area supplied by Land Registration Directorate is shown below.
Most of the area was covered by private properties. In between there were patches of
unallocated lands, the biggest such area was the old race course area between Radio Station
and Power house.
Before detail planning of the area was undertaken the race course area was given to the
Iraqi Consulting Firm, Makiya Associates for detail planning to mostly accommodate housing
needs of government expatriate employees. Consultants submitted a plan for over 900
expatriate housing units and gift plots. Rich merchants who had residential properties to
rent to expatriates vehemently opposed the plan and the plan was shelved. I was asked
by H.E. Sheikh Abdulla Bin Khalid to reserve a school site and a separate area for building
residential accommodation for expatriate government employees and make some plots
62
for key government officials for houses in the race course area. With these briefings and
background I proceeded with preparation of a detail plan for the area.
I proposed a reasonable, implementable, main road network for the area, proposed school
sites and community facilities on available government land. The plan I prepared after
discussion and amendments was approved and adopted for implementation. Most of the
present existing roads in the area are as per this detailed plan. The recently constructed
small public garden at the site of Umm as shroon spring at the north of Mahooz village is
primarily as was proposed in this detail plan.
63
The aerial photograph of the area dated December 1966 shows existing features of the
area. There was the garden of the Bahrain Petroleum Company at the north east corner of
the area along the coast with residence of BAPCO Chief Executive. The area was dotted
with residences of Royal family members. The present Gudaibiya Palace (H.H. The prime
ministers office) was on the coast surrounded on three sides with open barren land and
informal football playing fields. Gulf Hotel was constructed on reclaimed land (1968-70).
Along Juffair Avenue there were houses built in ribbon development fashion for renting to
the British Army. There were two large private palm tree gardens at the north of Juffair
Avenue. All on shore lands in the block were mainly allocated and were privately owned.
64
Detail planning had to be started with fixing the alignment of the Manama east ring road. I
discussed the issue with H.E. Sheikh Khalid Bin Abdulla Al Khalifa, the then Road Engineer
of Public Works Directorate. Together we agreed about the location of the road and he
supplied a drawing with the proposed alignment of the road from Juffair coast to Sheikh
Hamad causeway. I fixed alignment of the road from the coast to the south up to Mina
Salman entrance taking into consideration property boundaries, existing features, road
geometry and the continuity of the ring road. This proposed alignment of Al Fatah Highway
was implemented. Emphasis was given in the plan to the road network and the proper and
reasonable allocation of land to existing government buildings and institutions like Gudaibiya
Palace, Gulf Hotel for expansion and civic purpose and reserving areas, like BAPCO garden
where the present Shura Council and Parliament are located, for future institutional uses. We
also prioritised relocating playing fields around the Gudaibiya Palace to an area for Club and
play grounds, located at the south of Sheikh Daij road at its junction with Al Fateh highway.
The plan was discussed in the Planning Coordination Board. Many questions and issues were
raised and finally the plan was approved.
65
66
The aerial photograph below shows the area as was in December 1966.
From the photograph the extent of the area, included in the Master Plan to be reclaimed from
the sea can be seen. There were private properties in the sea, big and small extending more
or less until the present Exhibition Avenue. There was a big Municipality property extending
up to Al Fatah highway at the south of present Avenue 19 and adjacent south of that property
there were big private properties extending beyond alignment of Al Fatah highway.
67
68
Al Fateh highway
Palace avenue
69
The written statement on the plan quoted below shows the details of the plan.
Gross area
Existing housing units in the area
New residential plots
At 3 families per 2 new plots
together with existing housing units
No. of families can be accommodated
in the area
=
=
=
409 acres
1919 nos.
1132 nos.
3617
NO.
4 (new)
2 (existing)
1 (existing)
1
1 (existing)
15 (new)
1
2 blocks
1
7 (existing)
1 block
11 (new)
1
42
70
AREA IN ACRE
9.58
7.25
2.75
3.8 with access roads
0.57 with car park
0.37
19.37
0.71
1.16 with car park
1.94
23.59
As stated above, Mr. Munro originally prepared a detailed plan for this area which was not
adopted for implementation. Mr. Wissa opted to undertake a revised detailed plan of the area.
This area was a Fasht area (shallow sea). There was only one small store of Al Moayyeds at
the end of Sheikh Hamad Causeway and a small area was reclaimed for construction of the
Hilton Hotel. The rest of the area had no constraints.
71
H.E. Yousuf Ahmed Al Shirawi, Minister of Development and Engineering Services and member
of Planning Coordination Board wanted two hotel sites in the area (Diplomat and Crown
Plaza). There was also demand to provide sites for foreign embassies and a requirement
for sites for government offices. There was an idea to raise money through selling land to
compensate property owners affected by the Manama Master Plan and the land price was
fixed at BD4.500 per sq. feet which merchants opposed claiming that it was too high. Mr.
Wissa produced the plan to satisfy these needs. One car park was provided in the centre.
Apart from that no other public facilities were proposed in the plan.
72
This area had Mina Salman Port in the south and was close to the densely built Garifa village.
At the east were RAF buildings and installations near Juffair village on the coast. Along
Juffair Road there were private residential developments and within the area were scattered
similar residential developments for renting to the British army. There were four big date
palm gardens in the area. Aerial photograph below shows the area at the time of planning.
73
In detail planning, the fast area (shallow sea) at the north of Juffair village up to present
road 4015 was included to provide housing land, school sites and other community facilities.
Later on this area was extended to the east to provide land for Amiri Gift. The detail plan for
the area shown below shows the emphasis that was given on providing sites for community
services including schools, playgrounds, health center, community center, mosques and
gardens. With all these facilities, the area was intended for low density development not for
high rise multi storied apartment blocks as the proposed road network was suitable only
to serve low density development. The identity of Juffair village and its existing limit was
defined by Avenue 41.
More details of the plan are shown below
Gross area
=
=
=
1020
5406
74
NO.
3
1
3 (new)
AREA IN ACRES
4.45
3.67
1.5
3 (new)
1
1
1 (new)
7 (new)
7
1.07
0.85
0.47
11.3
plan of Juffair
75
After completion of the detailed plan for the above mentioned area, the detailed plan
preparation for the new outer areas of the Master Plan was complete. Juffair plan was
completed and issued on 1st November 1971. With this, my commitment to the Planning
Coordination Board in February, 1971 to complete detail plans of new areas of Manama
Master Plan in 9 months to 1 year was fulfilled. The next stage was to prepare a detailed plan of
the fringe areas of old core of Manama. These areas had unplanned scattered developments
and were consisted mainly of private properties. Any significant planning improvements
of these areas without a substantial land acquisition budget were not feasible. I believed
then and still believe today that any planning effort, no matter how small or insignificant,
provided it is within available rules, regulations and budget is worthy if it delivers benefit to
the public. So detailed planning exercises were undertaken for the block highlighted yellow
in the Master Plan road network plan shown below.
Sheikh Salman Road at the south of Water Garden, the Police Fort at the middle of the block,
Sunni Graveyard, four schools, six cinemas, thirteen clubs, three hotels, eighteen restaurants,
an unplanned manner. Residential developments were found in clusters, scattered across the
area and totaling 1813 dwelling units. The aerial photograph below shows the area as was at
the time of planning.
76
In the detailed plan, efforts were made to integrate all these existing unplanned scattered
developments into a harmonious entity with a hierarchy of Road System. Sites for schools,
play grounds, gardens, shopping centers and other community uses were proposed. The
plan shown below was approved in principle.
77
This area extends from Sheikh Salman Road in the south to the sea in the north, immediately
to the north of Naeem village and Sheikh Hamad road in the east and to the proposed
Manama west ring road at the west of Gufool.
The north part of this block to the north of Budaiya Road had various uses, including mixed
houses, workshops, car repairing garages, offices and clubs. There were 15 car repairing
garages, 121 workshops, 164 shops and 967 housing units in this part. This area had typical
developments of old Manama with narrow and tortuous roads, lanes and by-lanes haphazardly
laid out. The population of the area was 6080 living in gross area of 23 hectares.
78
Lulu Road
Budaiya Road
Water Garden
In the plan new building lines along existing selected roads were proposed to provide a
better road network in the area. Six small open spaces with a total area of 0.72 hectares (1.8
hectares) were proposed in the area.
The south part of this block to the south of Budaiya road was new except developments
along Lulu Road. This area was a green area covered by palm trees in the past except for a
small area along the junction of Lulu Road with Sheikh Salman Road where buildings and a
mosque existed prior to 1950.
There were two small water pools which exist until now, with a small strip of public land
along the east, north and west side of the pools.
79
This was known as the Water Garden although the physical condition of the area was very
poor and was unattended by the Municipality or any other organization as can be seen in the
aerial photograph below.
During 1960s, the southern part of
Gufool was subdivided into plots,
at the time of planning (Sept.1972)
there were 265 housing units and 80
vacant plots within this subdivision.
Almost all roads here were 20
feet (6m) wide laid out in a grid
iron pattern with cross roads after
every 120 (with 60ft x 60ft, 4 plots
in every block). No open space or
community facility was provided. In
1970 the area to the north of this area until Budaiya road was subdivided into 70 plots again
without any provision for public space. In the strip between Lulu Road and Private Garden
and Water Garden there were 13 workshops, 4 car repairing garages and 48 dwelling units.
North of Water Garden was Private Gardens until Budaiya Road with a small Graveyard near
Budaiya Road.
In the original Master Plan of Manama by Mr. Munro the whole private garden area to the
north of Water Garden up to Budaiya Road was proposed as a public park. The proposal was
based on the fact that for about 40,000 people at that time living in the old core of Manama
there was no other open recreational space.
Given the government reluctance to acquire so much private property in the area, in my
proposed detailed plan I designated almost half of the private property, proposed by Munro,
to be used for the expansion of the Water Garden. I proposed a school site, two other small
open spaces and a road system for the area. When the plan was presented in the Planning
Coordination Board, one member if the Board, H.E. Majid Jawad Al Jishi, who was Director
of Planning in Ministry of Development, seriously objected to my proposal of extending the
Water Garden area on private property. My proposal was strongly dependent on extending
the Water Garden. The majority of the Board members supported me and the proposal was
approved. Private property owners within the proposed extended area of the Water Garden
were compensated by land in Hoora and the present area of the garden is the same as was
proposed in my detail plan of the area.
80
Lulu Road
Water Garden
81
82
I personally coordinated with PWD, Electricity, Health, Education and other concerned
authorities about implementation of the plan. After achieving political independence in 1971,
Bahrain had experienced major changes in her economic structure and financial position.
The quadrupling of international oil prices in 1974 consequently led to a rapid increase of
Bahrains foreign exchange earnings from oil revenue. Net earnings from oil rose from BD
25.5 million in 1972 to an estimated BD 198.5 million in 1977 while exports and re-exports
increased from BD39.5 million to BD 150 million, respectively. Most of these funds were
spent on land reclamation in accordance with the Manama-Muharraq Master Plan, on electric
power, water and sewage facilities, and the expansion of the port, airport and road network,
on public housing, schools and health centers.
The Manama Master Plan implementation started with reclamation of land around Manama
as per the Master Plan starting from the Central Market area.
Manama Ring road construction started with construction of the King Faisal highway. The
Ring road was constructed following the original Master Plan, with the only amendment
being made to allow the alignment of the south ring road adjacent west of its junction with
Sitra causeway as shown in the plans below. This amendment was made to rationalize the
Ummel Hassam junction and to create sufficient land for Ummel Hassam Housing Project
where 583 dwelling units were built.
83
Timing and cost of construction of Manama ring road is shown in the following map issued
by Ministry of Works, Power and Water.
Construction of internal roads took place in accordance with the Master Plan. Initially the
Master Plan was strictly followed. H.E. Sheikh Abdulla Bin Khalid Al Khalifa was giving personal
attention to all matters related to Master Plan implementation. He would personally meet
The Amir His Highness Sheikh Isa Bin Salman Al Khalifa to advise on preventing or amending
land gift proposals to avoid conflict with Master Plan. He used to negotiate personally
with property owners and developers to resolve development proposals conflicting with the
Master Plan. For example, a villa was under construction on west ring road as an expansion
of Khalil Kanoo Garden. When I highlighted this to H.E. Sheikh Abdulla he called Salman Khalil
Kanoo and stopped the construction on west ring road alignment. Similarly, Mohammed
Jalal was constructing a water treatment plant in the premises of an abandoned palace in
Gudaibiya south of the Gulf Hotel, encroaching in the corridor of the east ring road. When
I highlighted this to H.E. Sheikh Abdulla, he called Mohammed Jalal and persuaded him to
construct the water plant outside the Master Plan road corridor.
84
85
86
87
Muharraq Town
Historical Background
Muharraq Town originated at the south west peninsula of Muharraq Island. Area of Muharraq
island before substantial reclamation was 5.36sq miles (1388.24 hects or 13.88 sq km) as
recorded in 1971 census. Muharraq island had both inland (Ain Rayya, Ain Umm Al Khayleh)
and deep water (near Bu maher, west of Busaiteen, east of Hidd) springs. There were
substantial green areas with date palm trees at Busaiteen, Dayer, Samahij, Galali, adjacent to
east edge of Zimma bay and at Arad. Muharraq Town site was more or less barren on the
peninsula surrounded by shallow sea (fasht) of coral reef, dry at low tide.
Fresh water spring adjacent to Bu Maher was one reason for selection of Bu Maher fort
site and a little distance away the site of Muharraq Town. Although Manama and Muharraq
appear to be twin cities founded simultaneously, Muharraq took the lead because of its
defensive location and thus became the capital city. Thus Manama developed as a subordinate
settlement and a gateway to the main island. Muharraqs location on the north-east tip of
the country, together with Hidd and Abu Maher fortresses, was part of an efficient defensive
system controlling the marine commercial trade in the Arabian Gulf, which frequently passed
through Bahrain Bay. Relative sizes of Manama and Muharraq are shown in following two
maps dated 1872 and 1904.
1872 MAP
89
1904 MAP
Al Khalifa family built their own palaces and the two major Friday mosques on the highest
ground in the centre of Muharraq urban area. The reasons for this location may include
symbolic, military and climatic reasons. It accords with a longstanding Islamic urban traditions
the rulers palace was at the centre of administration, political patronage and upper class
social life- a magnet for many people.
This forms the core of Al Muharraq from which the city grew
in different directions. Sk Abdulla Bin Ahmed Al Fateh made
Muharraq his capital and residence in 1796. He also built Bu
Maher fort in 1810. The map here shows relative positions of
Muharraq and Bu Maher fort area in 1810.
Muharraq
Bu Maher fort
90
Al Muharraq, as many other traditional Arab cities did, evolve through a long process of
innovations, adjustments and refinements. Generally, the town has grown by expansion on
land initially and later on by reclamation from the sea. The following map of 1825 shows the
size of Muharraq and Bu Maher at that time.
Muharraq
1825 Map
Bu Maher fort
Another map below dated January 1933 shows Muharraq Town occupied southern part
of south west peninsula of Muharraq Island. Bu Maher appears to have grown but is still
separated from the main town.
91
Tribal and Kinship group played an important role in shaping urban form. Around 1825 Al
Khalifa and famous families from Gulf came and settled in Muharraq for political power and
for financial reasons and as Muharraq economy based on pearl fishing was flourishing. It is
popularly acknowledged that the city was divided into perhaps nineteen zones, each being
name for a major tribal grouping, except for alKazinu , meaning public garden and steeshan
the arabised word of station. Therefore, the spatial pattern parallels the social pattern in
the sense that socially related families cluster together. This may have been for reasons of
security, power-broking or to endow prestige. Tribal areas were generally bounded by major
roads.
As the town grew, tribes would expand across the new roads, which ran along the earlier
coastline. Generally as the years went by, property would change hands at the margin of areas
and certain streets would be widened for traffic thus obscuring the earlier pattern. Within
each tribal area the tribe itself would create plots for its constituent families and secondary
roads would immediately arise to give access to these plots. Over the generations however,
each plot would be subdivided many times according to Sharia Law. Each subdivision would
entail creation of an independent access. One can see the historic pattern of roads fills the
function of defining human territory as well as permitting movement. The territory relates
to tribal, subtribal, family and household origin and so the road pattern models the social
structure of the community. There seems to be neither an engineering pattern, nor physical
or material hierarchy. The pattern is social in nature.
92
93
% Herbal medicines were made and sold by Yemenis especially by a family named Nasr.
% A lot of goldsmiths were Indians: they worked in the area between Sh. Abdul Wahab
Mosque and Mohammed Ibrahim Mosque on Bu Maher Road. The Bahraini goldsmiths
also produced swords and daggers in a separate district north of bin Khatir Mosque.
% Some Baharanah family names derived from trades were: An Nabirah (well diggers),
As Safafir (copper workers), As Saghah (goldsmiths), Al Haddad (blacksmiths), Al Najjar
(carpenters), and Al Galalif (boat builders).
The number of business of each type or in each district varied with time, but a total number
of 435 business were established in 1930. Such businesses were, of course, very small and
many would involve one man. Some groceries would involve two or three men, particularly
if shifts work were involved. Crafts would have one or two or occasionally more apprentices.
An average size might thus be two men or less. Therefore, around 900 men might be working
in Muharraq Souq in 1930, and of these at least 300 would be not be Bahraini.
94
Muharraq had grown in size by natural expansion without any plan in the sense of Town
Planning, as shown in the maps below.
95
Following table shows the no. of population and no. of houses in the town in the past.
Population
No. of Houses
1941
21,439
-
1950
25,577
-
1959
27,115
4,361
1965
34,430
5,117
1971
37,732
5,670
Muharraq had periods of economic prosperity and periods of economic decline. Before
decline of pearling industry around 1930 Muharraq was relatively prosperous compared
to Manama. Gulfs first modern public school Al-Hidayah school for boys was opened at
the north of Muharraq in 1919. Even a foreign Doctor, Doctor Banderkar who came to
Bahrain in 1925 was stationed in Muharraq. With beginning of oil industry in 1932 Manamas
importance increased. Significant development at the time of decline of pearling in Muharraq
was development of airport at the north east of Muharraq Town in arly 1930s in barasti and
development of British Royal Air Force (RAF) offices and facilities at Busaiteen. A big hospital
was also built there for use of British army and a cinema was opened for their recreation.
A huge area in the sea at the north of Busaiteen was covered by Radio transmission masts.
But the rate of growth of the Town was slow.
Following aerial photograph of Muharraq Town of 1951 shows the town, the sea touching
the buildings in the south, south east and south west of the town. Though airport road was
built as by pass in 1936 at the north west side and north side of Muharraq Town substantial
areas along this road at the north west corner and north east corner of the town remained
empty even in 1951.
96
Following aerial photo of the town of 1968 shows the extent of growth of the town between
1951 nad 1968. There was ribbon development along west side of airport by pass road
at the north west of Muharraq and a strip of residential development from airport road to
Busaiteen. The public park (Casino) at north east of the Town was developed in this period
and some public houses and two schools were built on reclaimed land at the east of the
97
casino. Further south houses were built in scattered manner on lands reclaimed individually
on land gifted by the Ruler. Though there was a substantial British army (Royal Air Force, RAF)
establishment at Busaiteen no British army lived in Muharraq and no housing development
by private developers, like Manama, for renting to British army took place in Muharraq island.
There was no air conditioned shop or cold store in Muharraq in 1960s though there were
many such shops and stores in Manama at that time. Many people moved to Isa Town
around 1970 from Muharraq town.
Muharraq graveyard site between Muharraq town and Busaiteen is little away from old
Muharraq town similar to locations of grave yards in Manama and other small settlements
like old Ummel Hassam, Naeem.
98
Airport
Hidd
Muharraq
Town
99
100
101
Mr. Wissa prepared a detail Master Plan for Muharraq Town adopting locations of ring road
and main features of Mr. Munros Master Plans as shown below.
102
103
This plan aimed at providing road hierarchy in new areas, proposed low density villa type of
development, proposed school sites, shopping center sites and sites for other community
facilities. But this Master Plan, in general, was not followed in subsequent implementation
decisions except for block 202 and 212. This Master Plan was followed by Master Plan for
whole Muharraq Island by Dar Al Handasah Consultants in 1976 as shown below. This plan
was not adopted for implementation.
104
105
Decisions were taken for implementing housing projects, building Muharraq Market, gifting
land in piece meal manner. At one stage in late 1970s I had to work on preparation of
detail Master Plan for Muharraq Town taking into consideration of all commitments and
requirements of all concerned Ministries and authorities.
This revised Master Plan is shown below.
106
North end of east ring road of original Master Plan was shifted to the east to match with the
entrance to expansion of airport creating a tringular space I proposed to H.E. Sk Khalid Bin
Abdulla, Minister of Housing to use this triangular land created by this shift of ring road for
public park in block 202. He agreed and I prepared letter to His Highness the Prime Minister
proposing to register the area for Public Park which His Highness approved. Subsequently
Muharraq Al Kubra Park was constructed here covering 9.36 hects.
Major sites were allocated for different purposes in block 207 at the north west of old
Muharraq Town. Land for new central Market of Muharraq with car park and public garden
site was allocated at the center of the block. Northern half of the block was allocated for
Housing Project where 506 flats and 265 houses were built. Shakhan Farshi of Kuwait built
a mosque in the middle of the housing project. Sites for 2 schools, Al Aslah society were
provided. Big area was allocated for water supply as per request of Water supply Directorate.
The area between proposed ring road and old Suq (part of block 215 and west part of block
216) was allocated mainly for public purposes schools, club, petrol pump, site for Govt.
offices (post office site), bus station, sewage pumping station, car parks etc. as proposed
in the Master Plan.
In the area (blocks 221, 225) at the north of airport road- west of Busaiteen lands (already gifted)
at the back of existing developments along Sk Khalif road to Busaiteen was accommodated
in the Master Plan. Sites were allocated for housing projects where 131 houses and 152
apartments were built by Ministry of Housing. Sites were proposed in the Master Plan and
allocated for health center, 2 schools in addition to two existing schools in nearby block 227,
2 shopping centers, 2 mosques, playground club, gardens, car parks and major electricity
substation. A plot was proposed along north side of airport road at the south west corner of
block 221 for Municipality office but Municipality converted the site into housing plots and
disposed off the site.
The area along north side of Airport road had existing scattered developments as shown in
the aerial photophaph of 1968. All available vacant and unallocated lands in the area were
proposed for public purposes play grounds, fire station, car parks etc. Existing hospital of
RAF was converted into Govt. Maternity hospital and existing buildings of RAF were used for
different Govt. offices. Play grounds were provided in the Master Plan covering areas were
in used at that time as informal play grounds to cater need of the town as the population
would grow substantially by 1988, the target year of the Master Plan.
107
The area at the north east of the town (blocks 204 and 202) was kept more or less same
in the revised detail plan, as was in original Master Plan of Mr. Wissa, except the entrances
to the area from the airport road were revised and, as mentioned earlier, Al Kubra Park
area was created by moving the north end of east ring road to the east to match with new
entrance to new terminal building. This area was already partly covered by residential gift
plots and remaining area within Master Plan was also gifted quickly for housing plots and
housing developments took place in the area very quickly.
Substantial public open spaces were proposed in revised detail plan of block 212.
Previously allocated hospital site was maintained in the revised plan on land to be reclaimed
in block 216 within proposed ring road. Also site for police station, school, public open
spaces, car park, land for water supply provided in the plan.
Addition of small crafts port, fishing harbour and light industry site along south side
of the south ring road.
In the original Master Plan proposal of Mr. Munro and detail plan of Mr. Wiss there was no land
use proposal in this area. As per requirement of Ministry of Finance and National Economy a
small craft port site was added at the south east of south ring road and the site was quickly
developed. A site was added at the west side of the ring road for fishing harbour and at the
south of this side a strip of light industrial area added for industries related to dhows and
boats.
108
109
Major implementation decisions of different aspects of the Master Plan were taken by him
and with his personal initiative he got required approval from cabinet, H.H. The P.M. and other
authorities. Master Plan preparation and implementation was properly coordinated with all
concerned Ministries and authorities mostly by me. All major plans and planning issues were
discussed in weekly meeting of senior staff and advisors of Ministry of Housing chaired by
H.E. Sk Khalid Bin Abdulla and he used to take decisions after hearing everybodys comments
and opinions.
Following map issues by Directorate of Roads and sewerage shows the timing and cost of
construction of Muharraq ring road.
110
In 1974 Ministry of Health wanted to build a Health Center urgently to meet requirement of
Muharraq Town. Though a plot at the north part of block 216 was available for the purpose
but was not reclaimed at that time, new Sk Salman Health Center was built at the east side
of Sk Isa Avenue in Block 208 by acquiring private property. By time the plot in Block 216
for hospital health center was pragmented for other purposes and yet no part was used
for health purpose. Though some playgrounds, public open spaces, car parks etc, provided
in the revised detail plan on Government land, later on converted into other uses without
consulting Physical Planning. Implementation of Muharraq Master Plan in general took place
much faster than Manama Master Plan. New areas of Muharraq Master Plan area developed
quickly. Many well to do families moved out of old areas to new areas wethin the Master
Plan and built their residences in new areas and rented their old premises to expatriate,
generally low paid workers. New schools, health centers, primary substations, water stations,
some public gardens were built as per The Master Plan. No substantial area within the Master
Plan of Muharraq remained vacant by 2000 unlike Manama Master Plan areas. In above
mentioned revised Master Plan population of Muharraq Town was stipulated to be 58,000 in
1988. 2001 census recorded population in census blocks of Muharraq town Master Plan area
56,360 (32,260 Bahraini 57.24% and 24,100 non-Bahraini 42.76%).
111
113
edge of the plan, Manama west ring road as the eastern edge of the plan and upto the west
of Karbabad, Jabalat Habshi and Sehla Al Fougia as western edge of the plan and named it
as Greater Manama Area.
I collected relevant information of the area. Sources of information, planning tools and
staff were limited unlike currently available planning information and planning techniques.
There were 17 villages in the area with total population of 20,277 covering about 317 acres
(128.34 hects) in 1971 as shown on plan on page 123 and table on page 124 These villages
had distinguished separate identities. Between them there were green areas and gardens
with healthy date palm trees and various other trees and agricultural areas.
There were many sweet water springs (Ains) in the area. Most of the well known Ains were
located in the villages adjacent to modern Sk Salman highway. Modern developments have
obscured much of Ain Al Qassari to the west of Salhiya village not far from the mosque at
Suq Al Khamis. H.E. Sk Abdulla Bin Khalid under took a scheme in 1971 and rehabilitated the
114
spring and constructed a garden here. He used to visit the site daily during the improvement
works and supervised improvement works. After that for many years the site was a pleasure
garden and picnic place for public. Ain Abu Zeidan on the other hand, situated in the midst
of ruins of the former capital, Bilad al Qadim (old town) at the west of Khamis Police Station,
was reserved in the 19th century for the private use of the great grand father of late Amir
H.H. Sk Isa bin Salman Al Khalifa and his family. Subsequently a mosque was built over the
spring. Not far from this was Ain Jamalah. Most famous and important Ain Adari (meaning
Virgins Pool) which supplied water to many kilometers of date groves through a canal of
ancient workmanship. There was an Ain at the north east of Sehla Al Hadriya. Ain al Dar was
at the east of Jidhafs.. All these Ains were sources of drinking water and water supply to
palm tree gardens in the area in the past.
The area was covered by high grade agricultural soil. Photo below shows how date gardens
generally looked like in the area. Huge areas on both sides of the road from Sk Salman
highway to Ain Adari were covered by dense forest of date palm trees and other trees as
shown in aerial photograph of 1966 below.
115
116
Photo below shows how healthy date palm trees were in the area producing abundant fruits.
Photo of fruits
Adari Pool was one of the biggest and deepest fresh water springs in Bahrain. Bathing in
the Ains for hygiene as well as pleasure was very popular especially in the Adari Pool which
was also a favourite meeting place. Once a week in the summer, the police used to go out
in lorries to bath at Adari. Photo below shows how Adari Pool was around early 1970s.
117
Just at the south of Adhari Pool there was a bay of mud and silt which used to be flooded at
high tide and remained dry at other times as shown in the aerial photo below by red border.
118
Aerial Photo
On east and west side of this area there were private gardens and in the south was the
extension of Khawr Tubli on which extension of south ring road upto Sk Salman highway was
proposed and approved.
I realized the potential of the area and proposed to H.E. Sk Abdulla Bin Khalid Al Khalifa to
reserve the area for a Park. He visited the site with me and liked the proposal and immediately
got approval of the Cabinet. After that I proposed to create Bahrains National Park here. After
that open competition was held for plan of the park and three Consulting firms competed.
119
Planning Coordination Board selected the best plan out of the three and National Park was
built here by reclaiming the shallow sea and creating an artificial lake and landscaping the
area incorporating Adari pool in the development as shown in the photo below.
120
For many years from late 1970s this park was a very popular recreation and picnic area.
After that the area lost its attraction due to lack of proper maintenance. The area around
Adari Pool was partly redeveloped under a new scheme initiated in early 2000 by H.E. Sk
Khalid Bin Abdulla Al Khalifa as Minister of Housing and Municipalities and Agriculture. The
Park was redeveloped and opened to public in 2008 with help of private investor.
The area has ruins of historical Al Khamis Mosque believed to be built by the Umayyed
Caliph Umar Bin Abdul Aziz in 692 A.D. Adjacent to the mosque, is the site of the Thursday
Market (Suq Al-Khamis) at the east of Khamis Police Station, which was held regularly until
the 1960s. Present Khamis boys intermediate school occupies part of the site. Bilad Qadim,
the former capital of Bahrain in the middle Ages, was built on the habitation mounds of an
earlier Islamic city. Although little remained of the town in 1972, it is significant to note that
its ruins look towards the coast to the south and may be to a nearby harbour of that time
which prior to extensive silting was much closer to inland.
Northern villages within the area Karbabad, Deh, Sanabis, Manee and Jabalat Burhama were
coastal villages, these villages had direct access to the sea. Development within all villages in
the area was dense. The table on page 122 shows the size of these villages and population.
Budaiya road and Sehla road within the area had very little ribbon type of development
along them. Part of Budaiya road as by pass road to Jidhafs was constructed just before
this planning exercise. Sk Salman Road had few garages and workshops and some residential
compounds along it. There were 6 primary schools occupying only 2.23 hects of land in the
area, one secondary technical school occupying 2.96 hects at Jidhafs and one Intermediate
Secondary school at Khamis occupying 1.06 hects of land. Existing schools were not
adequate for the need of the area.
There were 3 graveyards in the area one at the west of Jidhafs, one at the south east of
Sanabis and one at the north of Khamis. Graveyard of Zinj fell within Manama Master Plan
area just at the north of west end of Oman Avenue.
In the Master Plan exercise population and existing built up area of each village were analyzed.
Population of each village was projected for 1992 to be total 40853 for 17 villages in the
area compared to total population of 20,277 of 1971. Population density was high in all
villages of the area. The Master Plan as shown below proposed expansion of villages to
accommodate target population of 1992 along with all required schools, playing fields and
other social facilities. For proposed expansion of villages land for development proposed
adjacent to the existing developed areas in such a way that future development would join
121
the existing villages wherever possible to become a reasonably big population center to
support public services such as primary schools, shopping centers, clinics, public transport
etc. also to keep the cost of provision of electricity, water, drainage, telephone, municipality
sweeping etc. within reasonable limit. In proposing land for development existing good
gardens were avoided as much as possible.
Limited reclamation was proposed adjacent to Karbabad, Deh and Sanabis Manee to
accommodate required schools, public garden and shopping center.
A special zone was proposed around Khamis Mosque to facilitate and encourage tourism.
Existing three garages and workshops areas along Sk Salman highway were zoned for same
purposes as shown in the plan.
Remaining areas in the plan were zoned as Green Belt area, without building development,
only for agricultural development and recreation purpose.
No major development was proposed along Sk Salman Road, Budaiya Road and Sehla Road
to maintain good traffic flow capacity of these roads.
122
123
1959
1965
1971
1992
732 (4.4%
growth)
Not
available
875 (3%
growth)
2359 (5.5%
growth)
3358 (4.74%
growth)
1620 (3%
growth)
Karbabad
570
Deah
1263
Sanabis
1914
Manee
Not
available
Jidhafs
1896
Jabalat Habshi
198
Sehla Fougiya
284
Sehla Hadriya
437
Abou Baham
247
Zing, Khamis,
Bilad Al Kadim
Not
available
230 ( 3%
growth)
368 ( 4%
growth)
530 (4%
growth)
327 (4.5%
growth)
Not
available
Burhama
423
1700
Salhiya
294
550
Tashan
127
Musalla
391
912 (19%
growth)
849 (6.75%
growth)
Not
available
150
1875 (3.5%
growth)
1780 (35%
growth)
270 (3%
growth)
20,277
Jabalat
Burhama
Total
782
3669 (5.75%
growth)
330 (6%
growth)
535 ( 6%
growth)
587 ( 2%
growth)
313
(decreased)
4841
13400
(3.5%
growth)
7540
675 (3.5%
growth)
1100 (3.5%
growth)
886 (2.0%
growth)
467 (2%
growth)
9000 (3%
growth)
40,863
Gross
Density
1992
74 / acre
183 / hect
48/ acre
119/hect
68 /acre
168/hect
56.5/acre
140/hect
40 / acre
99 / hect
59 / acre
146/ hect
67 / acre
165/hect
43 / acre
106/hect
23 / acre
57 / hect
38 / acre
94 / hect
59 / acre
146 /hect
100 /acre
247 /hect
35 / acre
86 / hect
46/ acre
122 / hect
Note : Land for all schools, play grounds, shops and other public purposes has not been shown in the
plan. Exact land for these purposes has to be found out at the time of detail planning from the
areas.
In the plan proposal was made to expand existing villages covering 130 hects to 333 hects
and remaining 867 hects to be kept as green belt.
During preparation of the plan influential land owners in the area kept H.E. Sk Abdulla Bin
Khalid Al Khalifa, president of the Planning Coordination Board under tremendous pressure
to approve subdivision of their lands and some proposed to build in the areas proposed as
green belt. In late 1972 H.E. Sk Mubarak Bin Hamad Al Khalifa, the uncle of the then Amir H.H.
Sk Isa Bin Salman Al Khalifa submitted a subdivision plan for his big land at the east of Jidhafs
adjacent south of Budaiya Road where present Al Shabab Club is built. He said he needed
to sell the land to build present City Center building where present Urban Planning Affairs is
124
located. H..H. The Amir personally gave the plan to H.E. Sk Abdulla to consider the request.
H.E. Sk Abdulla asked me to study the subdivision proposal to approve it. I have shown the
location of the land in the draft Master plan within proposed green belt and argued that
if the subdivision plan is approved then it would be example and govt. will be forced to
approve other subdivisions within the green belt. He said, he had order from H.E. the Amir
to approve the subdivision. But I strongly put my arguments. He took the draft Master Plan
to H.H. the Amir and H.H. the Prime Minister and got their approval not to approve proposed
subdivision. H.E. Sk Abdulla instructed me many times to give proper planning advice to him
without any fear and I tried to follow his this instruction all through my career in Bahrain upto
the last (Sept 2009). In this connection I want to quote from a letter of Mr. Munro to me, If
I am popular, I am not doing my job properly.
The draft plan was discussed in the Planning Coordination Board. There were objections
from some members but I strongly depended the plan. The Minister of Health Doctor Ali
Fakhro and some other members supported me. After that the plan was discussed in the
cabinet meeting and I presented the plan there. The Then Minister of Justice and Islamic
Affairs, H.E. Sk Khalid Bin Mohammed Al Khalifa insulted me in the Cabinet meeting as his
land at the west of Deh village was in the green belt in the plan. No proper decision was
taken in the cabinet meeting about the plan.
In early 1973 the plan was discussed in a Special Planning Coordination Board meeting
chaired by the then Crown Prince H.H. Sk Hamad Bin Isa Al Khalifa. Please see minutes of the
meeting in Appendix B on page 133 In the meeting Sk Abdulla Bin Khalid Al Khalifa proposed
to allow mixed development along Sk Salman road upto a depth of 500 ft on both sides of
the road within this plan. This proposal was approved. Also decision was taken to preserve
480 hects as green belt between Manama and Jidhafs and at the south of Zinj Khamis and
Sehla al Hadriya as shown in the Master Plan.
Later on part of this proposed green belt area at the east of Jidhafs was utilized for building
school, maternity hospital and a housing scheme of 196 houses (between 1976 80) though
the area covered by the housing scheme was occupied by dense date palm garden. Decision
was also taken to compensate property owners in the Green Belt on Govt. land at the west
of Isa Town.
I was asked to propose land and plan land for compensation. I proposed to plan the area,
125
more or less, now occupied by Zayed Town for the purpose. The area between Zayyed Town
and Sk Salman road at the west of Isa Town was already privately owned. H.E. Sk. Abdulla
Bin Khalid disagreed with me and said this area at the heart of Bahrain should be maintained
as public open space and asked to plan the area shown shaded green in the topographic
map below at the south of the road from Sk Salman road to Ali village. The area was a
barren desert area, the surface was undulating and little bit unattractive for building, in the
circumstances of those days. There were four ancient burial mound sites also in the area.
These sites were proposed for preservation in the Master Plan.
I prepared a detail Master Plan for the area. I tried to make an ideal plan for residential
purpose with all amenities with adequate public open spaces, schools and sites for playing
fields. H.E. Sk Abdulla Bin Khalid Al Khalifa used to discuss frequently with me, during plan
preparation, the facilities to be provided in the plan. He even wanted in the plan garbage
collection points. Accordingly garbage collection areas were provided in each residential
block in the plan. The plan shown below was approved for implementation.
126
Sk Zayed Road
Sk Salman
highway
Master Plan
The plan covered 472 acres (191 hects). All conceivable public amenities sites were proposed
in the plan. But only two property owners in Manama Green belt area took land here in
exchange of their land in the Green Belt. This plans main road network was implemented.
Houses were built for expatriate employees of Civil Service Bureau in the block at the north
of central area in the Master Plan, those houses are now demolished. Plots were gifted
and later on Ministry of Housing built 740 houses within the area between 1976 and 77.
Some schools were built as per the Master Plan. As usual the Master Plan was implemented
partially. Following 2006 aerial photograph shows developments in this area.
127
Aerial photo
Subsequently the Green Belt area was subject to various studies and recommendations
were made based on those studies as listed in the Appendix A on page 130. Areas were
excluded here and there from the green belt between 1973 and 1991. To stop this practice
as per instruction of H.E. Sk Khalid Bin Abdulla Al Khalifa the Green Belt boundary was drawn
in a plan covering 354.5 hects as shown in the plan below and the plan was signed by H.E.
Sk Khalid Bin Abdulla in 1991. This signed Green Belt area as shown in the map below is still
officially recognized as Green Belt area.
128
In the mean time green belt area has gone through dramatic physical change. Water level of
Adari Pool gone down substantially and water was not available from it to supply to nearby
gardens as before. People started neglecting their gardens within green belt with the idea
that if greenery and trees disappear building development would be allowed in these gardens.
By late 1980s previous dense forest of palm trees on both sides of the road to Adari from Sk
Salman Road almost completely disappeared. Patches of gardens within green belt survived
here and there. For distributing treated sewage effluent (TSE) from nearby Tubli Sewage
Treatment Plant a TSE storage tank was constructed along the road to Adari from Sk Salman
road. Elaborate irrigation and drainage network was constructed in the southern green belt
at the east and west of Adhari pool for developing the area for agricultural purpose but the
effort was not very successful. When a 55 million dinar budget was available to supply and
129
distribute TSE water to agricultural areas in 1999 an elaborate scheme was worked out by
consultants of the project to cover the entire green belt area by TSE supply but the scheme
was not implemented.
The southern Green Belt more or less survived without any building development within
the green belt area defined in 1991, as mentioned above but the northern green belt area is
partially covered with scattered temporary, mostly ugly developments.
APPENDIX - A
130
131
132
APPENDIX B
133
134
135
136
137
138
139
From 1973 onwards compound development developed in the area in scattered manner
without any Master Plan and without any road hierarchy utilizing existing narrow gaps between
old gardens as roads. Master Planning exercise for the area was under taken in 1982 with
Mr. Hathfa, UNDP staff as the team leader under UNDP Project in Ministry of Housing. Mr.
Hathfas term of service in Bahrain ended without an approved Master Plan for the area.
From 1982 to 2002 the area was in the work programme of Physical Planning Directorate
for Master Planning (not me as leader). But the area had no approved Master Plan during that
period and until now. The recent topographic map below shows how the area is covered by
low density, unplanned, scattered development.
140
141
142
143
144
145
146
was approved for building Bahrains main Sewage Treating Plant. About half of the allocated
site of over 40 hects was reclaimed in later Part of 1970s and Sewage Treatment Plant was
built there. At the same time sewerage system was built in Manama and Muharraq and was
connected to the treatment plant
Selecting site for relocating stone crushing plants and cement works
There were Stone crushing plants and cement works at the west of Isa Town and other
places. Dust from these plants were causing severe pollution to Isa town and some other
residential areas. Physical Planning Unit in early part of 1970s was asked to select site for
relocating these plants. After study a site was proposed and approved. The approved site
is at the south west of Askar and North west of Jaww as shown on Topo map of that time
below. His Excellency Sk Abdulla Bin Khalid personally considered different aspects of the
site before approving it. All stone crushing plants moved from sites near Isa Town to this
site. United Building Factory was constructed and operated in the north end of the site.
147
148
Head
Quarters site
149
150
Daraz Village
Daraz is a historical village of Bahrain. Just at the east of the village Ain Umm Es-Sajur was,
at the beginning of the Islamic era, the largest of the three most important springs in Bahrain.
During the 7th century, the capital city of the island was situated adjacent to the Ain Umm
Es-Sajur. Daraz temple site is also very close to the village. So Daraz might be a very very
old village of Bahrain.
1971 census recorded population of Daraz village was 3,195 and no. of housing units were
361. The core of the village was at about 380m away from Budaiya Road. There was a
group of houses only 76m away from the edge of the road. There were some scattered
houses at the north east of the core of the village. Houses in these 3 areas were in very poor
condition, road layout was zig zag, unplanned and roads were very narrow. At the west of
the village there were new houses on plots gifted by H.H. The Amir based on plans prepared
by Municipality technicians in grid iron pattern with 4 plots in each block, each plot 50ft
x 50ft, with roads surrounding each block. There was no school in the village. There was
an expatriate housing compound for ASRY employees at the south east of the village near
Budaiya Road and at the north west was Al Mahroos compound. At the north of the village
there is a big grave yard which also indicates that there was human settlement in the area
for long long time. A little bit away at the north was a desert strip of land 1390m long from A
to B as shown on aerial photo of December 1966 below facing the sea known as Abu Subah
beach. People in large nos. used to go there and used to look at the sea seating in their cars
or letting their family and children have fun and picnic. There was a mosque at the east end
of this strip.
At the north east of the village there were private gardens through which a track was existing
from International hospital passing through north of Daraz and west of Daraz upto Budaiya
Road, now known as Nakheel highway. East of the village was desert area covering Daraz
temple site and Ain Umm Es-Sajur area, at the west of the village there was an empty desert
area adjacent north of Budaiya Road after which was the road leading to Abu Subah beach.
To the west of this road was Budaiya Agricultural farm.
Some big plots were gifted by H.H. The Amir just outside the village areas. Owners of these
lands wanted to subdivide their lands in early 1974. I advised H.E. Sk Abdulla Bin Khalid Al
Khalifa that these subdivisions should not be approved without a Master Plan for the area
as there was no planned or existing road network in the area. H.E. Sk Abdulla asked me to
151
prepare a Master Plan for the village. I started collecting information to prepare the plan.
Available information Topographic map in the scale of 1 = 200 feet, rough and inaccurate
property information from Land Registration Directorate and census information from
Census Directorate was collected.
After site survey and site investigation and analysis of available information Master Plan for
the village was proposed. Population of the village was projected to be 7055 in 1994, 1971
population was 3,195. Road network was proposed eastern perimeter road was proposed
at a safe distance from Daraz temple site and Ain Umm Es-Sajur site. The route of this road
was in accessible even by 4 wheel drive jeep. The western perimeter road was fixed on
152
the track from Budaiya road at the east of Agricultural firm leading to the track of Nakheel
highway. The Master Plan covered 162 hects. An implementable road network was proposed.
Pending subdivision applications were accommodated in the plan by integrating roads in the
subdivision plans with proposed road system of the Master Plan. Most of the available Govt.
land was designated for public purposes 3 schools, open spaces, Agricultural institute and
11 hects along the sea coast was designated as public open space and beach as shown in
the Master Plan below.
Master Plan
153
this was a recreation and picnic area for public and was very popular. Later on in 1990s
because of lack of maintenance the area became bad and unattractive. Later on around
2005 a walkway was constructed at the east part of the area. However, the entire area is
available for developing into a good public recreation area. Without a Master Plan most of
above mentioned spaces used for public purpose could go as gift lands.
Two areas of Daraz (A+B) as shown in the plan below could not be planned for lack of accurate
property information in 1974. Area- A was covered by awkward shaped small properties.
Under village expansion scheme of Ministry of Housing first project was undertaken here
as per my suggestion. Small private properties of the area were acquired and the area was
planned for 159 housing plots and sold to selected public to build houses. Loan was provided
to people to both buy and build on these plots under the scheme. Area B in census blocks
536 and 538 was also covered by private properties and correct cadastral map of the area
was not available in 1974. In 1994 under my supervision a planning exercise was undertaken
covering the area.
There were 125 plots in the area. Re-planning was done by pooling and redistribution of
properties and deducting 10 to 30% from properties depending on the type of access the
property had in the title deed.
154
The plan was discussed in various meetings and was adopted in late 2002 for implementation.
Roads were built as per the plan and sewerage network was constructed.
So Daraz was the first village to have Master Plan. It benefitted substantially by mentioned
Planning exercises.
155
I collected information from all relevant sources, estimated land requirement for every school
and institute, made assumption for future requirements. Fixed the block size accordingly by
proposing a road at the south of the block connecting Aali junction with Refinery road from
Isa Town gate junction to Refinery. Foreseeing the importance and potential of this road I
selected the alignment so that the road could be extended to Jurdab and to Sitra causeway.
I reserved a very wide corridor for the road.
The topographic map of the area below shows how the area was in 1973.
156
After preparation of the plan the plan was discussed in services coordination committee and
in the Planning Coordination Board. The plan was approved. Plots were allocated immediately
after approval of the plan for Sacred Heart school, Indian School, Bahrain University, Ministry
of Information and Bahrain Training Institute. Later on plots were allocated to other schools
and institutions as per the plan. Initial frame work of the plan remained as was originally
planned. In later stages plots were allocated in the area for Police Station, Central Bus
Station, Central Population Registration (CPR) etc. Initially a big play ground and open area
was proposed in the plan, part of that area allocated to Information Center for Woman and
Children.
157
The area developed with many institutions as shown in the map below.
158
159
I prepared a layout plan for this area shown in the topo map above.
The plan was approved by Planning Coordination Board. Many garages and workshops were
shifted from Manama and Muharraq to the area, the first was Gulf Garage which was at the
west of Palace avenue in Hoora. But shifting garages and workshops here from Manama and
Muharraq was partially successful. Many garages and workshop still remained in Manama
and Muharraq for lack of strong implementation mechanism.
160
Topo map
161
A layout plan for the area was prepared keeping sufficient distance from Maamer village.
The plan was approved by the Planning Coordination Board. Plots were allocated to new
applicants but very few existing block making factories relocated to the area as was intended.
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Riffa Town
Twin towns of east and west Riffa situated on a low, narrow plateau over looking the central
basin of the Bahrain island. These two settlements have been the traditional strongholds
of the Al Khalifa family and their allies, the Utub tribes, since the start of Al-Khalifa family
rule in 1783. The two towns are close to the narrow but important pasture land of Bahrain,
where the ruling family kept its camels. The two Riffas offered another advantage, in that
they are served by what are reputed to be the best fresh water springs in the country, those
of Hanainia in Riffa Ash-shirqui and Umm Ghuwifa in Riffa Al-Gharbi. In nineteenth and early
twentieth centuries donkeys and camels laden with skin water-bags filled from these wells
made the long daily trek into Manama, to provide the residents with drinking water.
Riffa Fort was constructed in the 17th century on an escarpment which dominates the lowlying desert between the old settlement of East Riffa and the modern town of West Riffa
located on the opposite hill side. It was in this fort that the Ruler, Sk Ali Al-Khalifa, was killed
by his brother, Mohammed Al Khalifa, in 1869 during a desperate attempt to seize control
of the islands.
East Riffa is a much older town than West Riffa. It was the former home of the earlier Al
Khalifa family who ruled the islands from this place during the early nineteenth century.
West Riffa is a modern town, built by Sk Salman, the father of late Amir Sk Isa Bin Salman. In
late 1960s Al Khalifa family moved to west Riffa in mass scale from Manama.
In mid 1930s pipeline (A/B) was constructed at the north of East and West Riffa to bring
crude oil to Bahrain Refinery from Saudi Arabia. Along the south side of the pipeline a road
was also constructed. So the pipeline and road defined the north edge of East and West Riffa
for a period.
Following table shows population size of Riffa Town in recent years.
Population
No. of Houses
1959
6,623
1,134
1965
9,403
1,427
1971
10,731
1,682
East and West Riffa was expanding at the north of A/B pipeline in 1960s based on typical
163
layout plan of 4 plots in each block surrounded by roads prepared by Municipality technicians.
Available land in both east and West Riffa at the south of pipelines was either built or owned.
So there was no Govt. land to take as gift from the Amir to build houses in these areas.
So expansion was taking place at the north of pipeline beyond traditional northern limit of
Riffa. But there was no Master Plan or well thought out local and regional road network plan
for the area. In early 1975, I proposed to H.E. Sk Abdulla Bin Khalid Al Khalifa to prepare
Master Plan for the area. But he did not agree. He thought implementation of any Master
Plan for the area will be difficult because of ownership of land by influential people and
requests coming from VIPs for gift land in the area. After a month or so I again raised the
issue to H.E. Sk. Abdulla. Again he refused to give me go ahead for Master Planning the area
for reasons mentioned. After a while I again raised the issue as I foresaw the potential of the
area and problems the area will have without a Master Plan. I also assured Sk Abdulla that I
will be prepared to explain and justify provisions of Master Plan to anybody who will raise
objection to the Master Plan. This time H.E. Sk Abdulla reluctantly gave me permission to
work on preparation of Master Plan for the area.
Big part of the area was already covered by gift lands as shown in the land ownership map
of that time below.
164
I visited the site several times. The area was rough and undulating, immediately at the north
was Buhayer depressions, areas close to Buhayer were pretty rough. There were scattered
ancient burial mounds in the area. There were existing electric lines and other services in the
area. Following topographic map of 1973 shows the area and adjacent region.
I selected topographically reasonably good area for detail Master Planning. Initial task was
to fix regional road network for the area. Following road network for the area was proposed
and approved.
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This road network was implemented and provided basic framework for all developments in
the area.
The area upto proposed north perimeter road in the above mentioned road network plan
covering 471 hects was planned in detail. In detail plan existing properties in the area were
carefully accommodated where necessary by adjusting them. Local road network was
proposed within existing constraints. Available Govt. lands were used mostly for community
uses as shown in the Master Plan below.
166
Master Plan
A town center was proposed along west side of Mutrad Avenue with a square (public open
space) with all facilities.
By the time this plan was ready there was reshuffle in the cabinet in August 1975, the Planning
Coordination Board was dissolved and Physical Planning Unit was transferred to newly
created Ministry of Housing with H.E. Sk Khalid Bin Abdulla Al Khalifa as Minister. H.E. Sk
Khalid approved this plan about in the middle of 1976. After that the plan was implemented
very quickly. The area became very popular and housing development within the area also
took place faster than Manama and other planned areas.
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168
Causeway Alignment
The causeway alignment passed through private properties and ancient burial mounds at the
south of Saar. Compensation of affected private properties by 300 feet (91.45m) causeway
alignment was handled by Mr. Wissa. Most of these property owners were compensated by
land at the north of Wali Al Ahad road opposite BATELCO at Hamala east of Jasrah junction.
The causeway was built at the cost of BD450 million (U.S. $ 1.2 billion). On 26 November
1986, the causeway was officially inangurated by King Fahed bin Abdul Aziz and sheikh Isa
bin Salman Al-Khalifa as the King Fahad Causeway.
169
!
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170
171
172
173
174
175
Foundation of the Town was laid by late Amir H.H. Sk Isa Bin Salman Al Khalifa in 1982
and construction of the town started immediately 8075 houses and 152 apartments were
constructed in the town between 1982 and 1999. Required schools, health center, mosques,
markets etc. also were constructed in the town. 2001 census recorded population of the
town 52,718 (8.10% of total population of the country).
176
177
Zallaq Beach
About 6 km south of Zallaq village abont 4.5 km length of sea shore was open to public use.
People ued to go there for picnic and swimming. In mid 1970s the site was allocated for
public beach. Municity provided facilities for swimming , restaurant , toilet , seats etc and the
are was very popular for public recreation.
178
179
Planning of the area at the north of Wali Al Ahad road opposite BDF hospital in West
Riffa
Gift lands were given in the area without any plan. I prepared a Master Plan for the area. I
proposed a Green Belt between this area and new planned area at the east of Aali to maintain
separate identity of the two areas and to provide public open space (please see the plan
on page 181 ). Road network was proposed in the plan. One primary school site and public
open space also proposed in the plan. The plan was approved and implemented generally.
Allocation of National Stadium Site
National stadium site was allocated at the east of Traffic Head Quarters based on road
network plan of Riffa as mentioned earlier (please see page 181 ). I proposed the site along
proposed extension of 16 December highway to Sitra causeway and extension of Aali road
(Sk Zayed road later) to Sk Khalifa Bin Salman highway to give good access to the stadium,
to traffic Head quarters and to Bahrain University and other institutions in the area.
Allocation of Bahrain Defense Force Head Quarters Site
Bahrain Defense Force Head Quarter site was allocated at the north of Riffa Master Plan ring
road taking road network of Master Plan as base (please see plan on 181 ).
Incorporating all above mentioned plans and planning decisions I prepared a regional Master
Plan for Isa Town, Riffa and Refinery area. I proposed Buhayer area and Hunaniya area as
green belt. Also I proposed Hurrat Aali as public open space. The following regional Master
Plan was approved in principle.
180
181
Sitra Island
Sitra was an island until it was connected by BAPCO by a causeway to Bahrain island when
BAPCO constructed oil storage tanks in Sitra in late 1930s. In 1977 the island was connected
with Manama with a new causeway. Sitra had sweet water springs Ain Ar-Raha and Ain AlMahzza. Inhabitants of Sitra villages had their drinking water from these springs. Villages
here were surrounded by date palm gardens. Inhabitants of Sitra depended on these gardens
and fishing for living.
In 1976 I took initiative to prepare a Master Plan for Sitra. At that time Sitra had Kharjia,
Wadiyan, Markuban, Sufalah, Mahzzah and Kuriyah villages. Population of these villages in
previous census was as follows:
1959 3,926
1965 5,075 (Annual growth nearly 4.5%)
1971 6,663 (Annual growth over 4.5%)
There were two schools, a Municipality office, a Police Station, a Clinic with maternity
facilities, a Club, one small market within and close to Wadiyan and Markuban. There were
eight football pitches at that time on private land and there was no public garden.
Following topographic map of 1973 and Aerial photograph of 1976 shows how the island
was at that time.
183
184
185
Before this Master Planning exercise Sitra Power house was constructed at the north east
of Sitra Island and was connected to Sitra causeway by a new road along north coast of the
island. Also decision was taken to reclaim 187 hecters of land at the north of this new road
for a new industrial area which was subsequently reclaimed.
In this connection one incidence is worth mentioning. The area shown shaded yellow, on 1976
aerial photograph below, at the south east of the junction of Sitra Causeway and the road
leading to Sitra Power house was Govt. land. I proposed to use this area for accommodation
of expatriate labours but Planning Coordination Board did not approve the proposal. Later
on the area was gifted.
Site Plan
To prepare the Master Plan I visited the area, collected topographic map and available land
ownership information from Land Registration Directorate. Population projected for 1996
and estimated needs of schools and other services. Road network was proposed with main
roads by passing the villages to avoid movement of through traffic through villages. A service
road is provided in the Master Plan along west side of Sitra causeway road to give access to
186
private properties along west side of this main road. All available Govt. land was proposed for
use for public purposes Schools health center, play grounds etc. A copy 1976 Master Plan
which was approved and implemented substantially is include here. Below is the approved
1979 zoning map incorporating original Master Plan proposals is given.
187
188
189
190
191
192
193
Slaughter House
In 1980 UNDP team in Physical Planning Directorate was asked to propose a site for building
slaughter house. Their proposals were not approved. Present slaughter house site ( central
abattoir ) in south Sira I proposed (please see map below).
Ministry of Finance and National Economy Store Area,
Godown area and Animal Yard
Sites for above mentioned facilities allocated at the middle west side of south Sitra as shown
in the map below.
Private residence at the south
At the south of original south tip of Sitra Island known as Ras Salbah a substantial area is
reclaimed and developed for a private residence.
194
195
197
198
199
200
201
202
203
204
205
206
207
208
209
210
211
Zoning Map
212
Subsequently following Bahrain Development Plan was prepared and used as a guide for
development.
213
In above mentioned regulations maximum floor area ratio permitted was 500% with exception
of Diplomatic area where permitted floor area ratio was 700%. The next high floor area ratio
was 400% for buildings overlooking shopping streets. Highest floor area of residential areas
was 300% for Investment residential area (a). These densities agreed on the basis of available
roads, road widths, car parks, schools, health centers, open spaces, play grounds provided
in Master Plans. Subsequently many amenities from original Master Plans even car parks
and school sites disappeared but in subsequent zoning exercises densities were increased
substantially though the same roads and same road reservations only were available. No
additional amenities or car parks were added. Huge areas were added to original Master
Plan area of Juffair in unplanned manner without any proper road network and no amenity
like school, car park, open space was added to the area yet very very high density was
allowed in the area. The result is obvious.
214
Just after the green area was storage tanks of Airport fuel. To the east of this was a barren
area upto the gardens at the north west of Hidd along south side of the road leading to
Hidd from Muharraq. An abandoned palace was along the south side of the road. Following
topographic map of 1968 also shows the area.
215
216
Arad area developed very quickly. Housing consultants Lewyn and Davies proposed a
housing project in the area which was covered by barastis as mentioned above and one of
the earliest housing project of Ministry of Housing was built here during 1976 1980 with
669 houses. This housing project area is shown shaded yellow in the recent topographic
map of the area below.
About the same time (in early 1976) land was allocated for Muharraq club at the west of the
above mentioned housing scheme at the north of Arad Fort in shallow sea area which was
reclaimed and the club was built there. The club site is shown (shaded orange) on the recent
topographic map of the area above.
217
218
Alignment of Muharraq east and south ring road with Arad Bay crossing on 1973 Topographic map
219
Area selected for Master Planning for housing and light and service industry
The plan covered the desert area between Arad and Hidd upto the existing coast of that time
as I wanted to make an acceptable implementable plan. The area was not at all attractive at
the time but I foresaw the importance and potential of the area.
Road network was proposed in a manner to keep option open for extending the network to
cover more areas in future expansions towards south and also to integrate existing Arad and
Hidd Town. Light and service industrial area was proposed in the area at the north close to
airport taking into consideration of noise from movement of planes on the runway due to
which residential area was not suitable there. Green Belt was proposed along south side of
the block along main road at the middle of the block. In the plan 533 residential plots in three
blocks were available. A central area was proposed with Health center, Social Center, Islamic
center, shops, market, car parks and garden. Sites for Post office, telephone, bus station, one
school, mosques, major electric substation and gardens provided in the plan.
220
After preparation of Master Plan of the area, under my guidance, with 3 options, (above
mentioned plan was one of the 3 options), Dr. Abu Hamda who was Director of Physical
Planning from 1980 to 1982 (He was team leader for UNDP Project) asked me to present
the plan to entire staff of Physical Planning Directorate and Technical Affairs Directorate.
In the presentation I explained the 3 options and all questions raised I answered. The plans
remained in display in Physical Planning Directorate for 3 months without any action taken by
Dr. Abu Hamda. In the mean time I showed the plan to H.E. Sk Khalid Bin Abdulla Al Khalifa,
the Minister of Housing.
One day H.E. Sk Khalid came to Physical Planning and saw the plan with Habib Hassan who
was working as a counter part of Dr. Abu Hamda and later on became Director of Physical
Planning in 1983 and was in that position until 1996. H.E. Sk Khalid wanted to discuss the plan
in senior staff meeting of the Ministry. After my presentation in that meeting he ordered to
implement the plan. H.E. Sk Khalid ordered to under take a housing scheme within the plan
and 52 houses were built, at the north west of central area in the plan, under the scheme.
The plan became very popular and lands where allocated for housing and workshops very
quickly and the area developed based on original Master Plan with minor changes in the
original Master Plan.
221
Current topo map showing developments within 1st phase of Arad Master Plan
222
Soon there was demand for extending the area in the sea at the south. As usual I was asked
to do the job. I prepared a master plan covering the shallow sea area at the east of gardens
in Arad and at west of Hidd Town as shown by yellow border on 1968 aerial photograph
below.
In fixing the limit of this area I considered special nature of Halat al Sulatah and Halat an Naim
and kept a buffer sea area between the area to be planned and these two special villages.
Also I properly integrated proposed road system within this phase with overall road system
of Arad and Hidd Town. Earlier Hatem al Tai road at the west perimeter of old Hidd town
was built by reclaiming the sea by order of H.E. Sk Khalid Bin Abdulla Al Khalifa as president
of Planning Coordination Board in early 1970s. I proposed road system in this plan to
connect properly and logically with Hatem al Tai road. Also I made proposal in the plan to
have a major southern perimeter road connecting east ring road of Muharraq with Hatem al
Tai road. Recent topographic map below shows within red border the area covered by this
phase of the Master Plan.
223
Topographic map showing 2nd phase of Arad Master Plan with red border
In this plan about 1350 residential plots were provided. Requirement of schools, mosques
and all other services were calculated. Sites for 4 schools provided of which 2 schools Al
Arouba Primary Girls school and Arad primary and intermediate boys school already built,
two other sites are still available for building schools. Six neighbourhood garden sites were
provided in the plan.
In early 1981 this plan was prepared. H.E. Sk Khalid Bin Abdulla Al Khalifa approved the plan. Soon
plots were allocated from the plan for different purposes. Plots were reclaimed individually
and were built upon. The area developed very fast. Basic Master Plan was implemented.
Changes like converting proposed garden areas into residential plots happened.
224
225
Hidd Town
Hidd Town was a narrow peninsula at the south east of Muharraq Island. When Bahrain had
thriving pearl fishing Hidd was a dormitory for pearl divers. Off shore fresh water sea-bed
spring Qassar Abu Shahin at the south east of the town provided drinking water to the town.
Later on this small settlement developed into a small town about 1.5 km long and about 0.3
km wide (at widest point), providing houses for many residents who made the daily journey
into Manama for employment. The town developed along a central spine road of irregular
width with shops and other facilities along this road. A big graveyard at the north of the town
along west side of the spine road met the requirement of the town. Census record shows
population and no. of houses of Hidd Town as follows:
Population
Houses
1959
4,440
803
1965
5,230
778
226
1971
5,269
803
227
After construction of Arab Shipbuilding and Repair Yard (ASRY) and approach road to it at
the east of Hidd Town in later 1970s a gap was created between the town and this road as
shown in the Topo map below.
There was high demand for this area. Ministry of Housing appointed Consultants to plan
housing sites here. According to Consultants plan 122 houses were built here during 19761980. Five schools were also built within this area. Small scale layout plans were prepared
based on which plots were gifted.
228
At the west periphery of the town a coastal road was constructed (Hatem al Tai road). After
completion of above mentioned Arad Master Plan area I undertook an exercise to prepare a
plan for Hidd Town incorporating above mentioned small plans and developments. Hatem al
Tai road was joined at the north with road system of Arad Master Plan and at the south it was
joined to ASRY road. Area added to the town at the south by this road was used for housing
plots and the south west corner shaded yellow in athe map on page 230 was proposed for
playground, garden, mosque and other community facilities. Later on some of these uses
like playground converted to health center site etc.
On 1973 Topographic map main roads of initial Master Plan of Muharraq island are shown
below.
Recent topographic map below shows the town incorporating developments as per above
mentioned plans.
229
2001 census recorded population of Hidd Town 11,637 compared to 1971 population of
5269.
230
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232
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Alignment of the road on 1973 Topo map upto Karbabad junction shown by green colour.
238
This road from Madinat Hamad to Pearl roundabout, 14.1 km, was constructed in 4 phases
starting from 1985 to 1989 at the cost of BD8.70 million as shown on the following map of
Ministry of Works Power and Water.
239
Main features of the Master Plan (in 1997) are shown above.
240
Example of allowing high density development in the area, without taking into consideration
of capacity of roads and available public services in the area, is Abraj Al Lulu Project of 860
Apartments plus 12 Pent Houses in two fifty storey and one forty storey apartment blocks
on a plot of 17140 sq.m. For these projects Taffic Impact Analysis (T.I.A) is normally made.
But the positive input of TIA in the project and in infrastructure provision is subject to serious
question. To supply electricity to this project Govt. had to build a primary substation on
Govt. land at the cost of BD 6 million
241
The spine road in the plan is 40m wide running east west and from this road two perpendicular
roads of 35m width to the north were provided. In the block between these two roads
commercial and mixed use development with maximum floor area ratio of 300% was initially
proposed. The area initially was planned mainly for residential development for population
of 23,000 with 3 types of land uses 10% of the area for commercial use, 30% of the area
for offices and 60% for residential purpose. In the original Master Plan 4 school sites, sites
for mosques, gardens and other residential community uses were provided.
The areas was reclaimed, reclamation work was completed in 1984. Initially there was no.
development accept construction of Le Meridian Hotel (now Ritz Callton Hotel) in late 1990s.
In later 1990s Haji Hassan al Aali Mall and immediately after that Seef Mall was constructed.
Again at the time of initial Master Planning there was no idea of having such malls in the area.
Area of City Center mall and adjacent properties were added to the area at a later stage.
When Haji Hassan Al Ali Mall was proposed, it was approved on condition that 2/3rd of the
plot area will be kept as parking and open space. Later on this condition was not implemented
and further buildings were built on this 2/3rd area. Most probably people in charge were
not aware of this condition. One problem in Bahrain is absence of basic requirement of
sound planning Consistency and continuity in framing and execution of planning policies.
Humiliating people who were in charge in the past and giving importance to new comers in
important positions without any proof of their ability and competence is a common practice
in Bahrain.
It is obvious the road network in the initial Master Plan was not intended to accommodate
all these huge traffic generating developments in later stage. Yet the zoning of the area
was revised several times, every time increasing density of the area. Special Project was
undertaken to study the strip between Seef Mall and Ritz Carlton hotel between two 35m
wide roads. Again density of the strip was increased substantially without any change in
original Master Plan road widths and road junction reservations. After opening of Seef Mall
and Ali Mall entrance and exit from Seef area to Sk Khalifa Bin Salman highway was very
congested and difficult, so flyover junctions were constructed in Karbabad junction and Lulu
roundabout junctions replacing roundabout junctions. After construction of City Center
Mall a left turn flyover from King Abdulla Road in Seef to Sk Khalifa Bin Salman highway for
eastward movement to Manama was constructed at a cost of BD 6 million and was opened
on 31.12.2008. Even then at peak time the spine road in front of Seef Mall and City Center
Mall at the north remains very congested. It takes over half an hour to come out of City
Center Car Park. Now Seef area is developed about 10-15%. So when the area will be 50 to
60% developed the situation will be unbearable.
242
Main features of the Master Plan (in 1997) are shown above.
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244
245
246
247
248
249
With allocation of site for Arabian Gulf University in 1979 and opening of Al-Areen wide life
reserve in 1982 there was order to Ministry of Works, Power and Water from Dewan Amiri
to construct a new road in the area so that public could go to Zallaq beach without using
the road along private properties, as mentioned, and also to give access to Al Areen Wild life
reserve. Roads Directorate in coordination with Physical Planning Directorate selected the
route of the road which was approved and the road was constructed as shown in the plan
below.
Gulf of Bahrain Avenue shown by red line, Al Areen Wild Life Reserve shown by blue border
250
251
252
253
254
In mid 1980s decision was taken to construct a airbase in the area. I was partly involved
to fix the site for the airbase. Above mentioned two plots were repositioned and plot 1, as
shown in the plan below, was created for the airbase. Work on construction of the airbase
started in 1987 and the airbase was opened in 1989.
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256
selected in 1985. One cell was prepared on one corner of the site and use of the cell started
in 1990 but use of the site for waste disposal was stopped in 1991 mainly for security
concern for Sk Isa Airbase. Later on a site was prepared at Hafira at the north west corner of
plot 4 on plan at page 256 west of Askar. The site is shown by red border in the plan below.
The site area is 125400 sq.m. The site was prepared at a cost of US$1.213 million (BD458,514)
during 1998 2000 and use of it started in 2001. This site is in use now for industrial waste
disposal.
Rass Hayyan
Ras Hayyan is a triangular Peninsula at the south of Askar. The area was barren with shallow
sea on three sides where seasonal birds Flemingos used to come. The area with quick sand
on surface was difficult to access.
257
258
259
Municipality Jetty
At the south of the Dur desalination plant Municipality developed a jetty shown by red border
on plan on page 259 mainly for boats going to Hawar.
Jaww Prison and Ministry of Interior facilities
An area at the south of Jaww village (as shown shaded yellow) on plan on page 259 was
developed as main prison of Bahrain with other related facilities covering 31.32 hects of land
and opened in July 1979.
260
261
262
263
Municipality Cornice
Municipality initially started building a cornice covering the area south of Marina Club
extending upto Awal Avenue at the north of Juffair but the project was abandoned after
construction progressed substantially. Later on they constructed a cornice covering the plot
area 2 on plan on page 263 This cornice was initially very popular. But later on facilities worn
out and become unattractive because of parking of boats facing the cornice etc.
Bahrain Museum
For long time a small plot at the south of British Embassy in Ras Ruman in Manama was
in consideration for building National Museum. Museum was temporarily located in the
former RAF officers Mess building at Muharraq Busaiteen RAF Air Base in late 1970s and
early 1980s. There was search for a new site for Museum. When H.E. Tariq Almoayed was
Information Minister in early 1980s there was serious search for a new site for Museum and
present site (plot 3, plan on page 263 ) was selected. Many consultants and experts including
Sir Basil Spance who was Architect of Coventry Cathedral made proposals for the Museum
plan and building. The Museum was built at cost of BD 10 million between 1985 and 1988
and opened on 15 December 1988 . Cowi Consultants of Denmark made the final design
and supervision of construction of the building.
Plot for H.H. The Prime Ministers Office
There was study and proposals for H.H. The Prime Minsiters office site in early 1980s. Plot
4 on plan on page 263 was approved in 1983 covering 22.44 hects of land. But later on the
Prime Ministers office was decided to be in the new building built by demolishing Gudaibiya
Palace.
Najma Club Site
In June 2003 a letter came to the Minister of Housing from H.H. The Prime Ministers office
attaching a letter from H.H. the Crown Prince to allocate above mentioned site for Nazma
Club. I thought the site will be better utilized as a cornice for residents of Manama to have
sea side recreation and to have view of sea and proposed to shift the site of Nazma Club
to plot 5 on plan on page 263 to H.E. Sk Khalid Bin Abdulla Al Khalifa. H.E. Sk Khalid agreed
with the idea and asked to prepare a letter in response to the letter from H.H. The Prime
Ministers office giving reasons for the proposal. Accordingly letter was sent to H.H. the
Prime Ministers office suggesting the club on plot 5 and the proposal was approved. The
site was reclaimed for construction of the club.
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265
This area can be compared with original Master Plan area of Juffair shown below. That plan
covered 85.80 hects (which was new area outside existing areas of Juffair at the time of
Master Planning), With so many schools and open spaces and other facilities as shown in the
plan on page 75 and below.
266
Current zoning plan of the area, showen shaded yellow on page 265, with very high density
as shown in the next plan without any public facility in the area, as mentioned, how arrived at
is worth studying.
267
Original Master Plan conception was not to allow any private development at the south of
the road so that the sea will be visible while driving on the road. In mid 1980s the entire south
side of the road from the Tubli Sewage Treatment site upto Sitra causeway was covered by
a row of gift plots with direct access from the south ring road. Obviously the gift land plan
with direct access to gifted properties could not be implemented. Under my supervision a
detail plan for the area was prepared. Taking into consideration of regional road network
requirement a road starting from Tubli road at the north of Isa Town going north and running
parallel to Sk Isa Bin Salman highway along the south side of the road was proposed as
shown in the plan below. Proposed gift plots were adjusted to fit into road system and two
public open spaces on plots X and Y as shown in the plan opposite to Abdur Rahman Kanoo
Avenue and Avenue 35 were created along with open spaces shown on the plan. But later on
these two plots were used for other purposes.
268
Later on some of these big lands were subdivided. Further lands were added. The plan
below shows current properties in the area.
269
Adding area at the north of Sk Isa bin Salman highway after the gardens at the
south of Khamis, Biladel Qadeem and Zinj
After reclamation for construction of south ring road at the north of Tubli Sewage Treatment
Plant at early 1980s a gap of reclaimed land was created between date palm gardens and
the road (Area A in above plan). Soon there was pressure to get gift land and compensation
land in the area. The area should have been logically, part of Manama Green Belt. Physical
Planning Directorate proposed to use the area for compensation to implement Manama
Master Plan. Though initially the proposal was accepted later on the area was used for gift
lands and other purposes. A layout plan was prepared for the area under my supervision
with a service road parallel to Sk Isa Bin Salman highway as shown on the plan below. There
was a informal football pitch in the area. To accommodate that a play ground along with
a club site was proposed in the plan. Later on original lands were subdivided and the area
developed very fast. Current topographic map of the area is given below.
270
Manama
Muharraq Second
Causeway
271
Around 1980s lands were gifted along north side of Sk Hamad causeway. With reclamation
of 2nd causeway some land was reclaimed along east side of Al Fatah highway (opposite
to Crown Plaza Hotel) to use as compensation for acquiring private properties in front of
Immigration and Passport offices to create a car park there. Cadastral plan below shows
present private properties between Sk Hamad causeway and Sk Isa Bin Salman causeway in
Manama side.
272
273
274
275
Later on the area at the west of the road was developed into a marine related industry
covering 85 hects of land which was reclaimed in 1997 (site A) in the plan below A 10m deep
channel was constructed to the site.
Consultants were engaged to study and Master Plan the are at the east of ASRY road for
industry and port facilities as Mina Salman port was already old and became outdated and
new port for the country became necessary. The Consultants submitted report and proposal
for the area in December 1996 and the proposal was approved in 1997. The Master Plan
shows below proposed industrial area and the port. A 7km long cause way from ASRY road
to the port was proposed. Initially 240 hects for industry was selected at estimated cost of
BD40 million for reclamation, infrastructure and initial buildings. Reclamation work for initial
phase for industry started in 1998 and finished in 2001.
Master Plan
Port reclamation started in January 2003 and infrastructure, building and installation of
equipments completed in 2006.
276
Following plan shows proposed phases for development of the industrial area.
Phases plan
277
The industrial area is quite big, its size compared to other developments in Muharraq island
in 1996 can be seen from the plan below.
278
279
I immediately started working on proposing a causeway from Hidd Industrial area to link
Sk Isa Bin Salman highway to provide direct accesses to the new port from Saudi Bahrain
causeway and proposed the route of present Sk Khalifa Bin Salman Causeway to H.E. Sk
Khalid Bin Abdulla. H.E. liked the proposal but proposed to move the route of the causeway
to further south to have more areas for expansion of Hidd but when I pointed out it is
necessary to have the causeway in the location to give direct access to the new port he
agreed. The proposal was sent to Ministry of Works, Ministry of Electricity and Water and
finally to Ministry of Finance. One reason which inspired me to make this proposal was to
save the huge cost of submarine water pipes and cables to bring water and electricity to
Manama from Hidd Plant by providing the causeway as alternative. Once the proposal went
to Ministry of Electricity and Water that Ministry supported the proposal for above mentioned
reason. There was negotiation with Mina Salman Port authorities as the route was through
Mina Salman area under use at that time. Initially Roads Directorate opposed the proposal
on consideration of expected low traffic volume initially on the proposed causeway. Finally
decision was taken to build the causeway.
Please see alignment of the causeway on plans in page 276 and 278
In 1997 reclamation work for the causeway was undertaken and work on building the
causeway started. The causeway was built at the cost of over BD 30 million. In 2004 the
causeway was commissioned. Water and Electricity from Hidd to Manama was brought
through the causeway. Saving for this compared to submarine water pipes and cables was
more than the construction cost of the causeway.
280
Plan below (page 282) with future runway at the north west of present runway at the north
of Dayer village instead of previous plan of having it at the south west of present runway.
Coordination was made with other Ministries especially with Ministry of Works and Ministry
of Electricity and Water. They wanted a 100m wide road corridor from Hidd Power Water
station to Busaiteen especially to lay water mains. So the 100m road corridor as shown in
the following plan (page 282) at the north of Galali, Samahij and Dyer was proposed and
approved.
There were private properties in the area which were adjusted to create the road corridor.
This road in future to be under future airport runway in tunnel. Decision on new airport
boundary and 100m road was taken quickly by H.E. Sk Khalid Bin Abdulla and he got necessary
Govt. approval. These provided basis for all future developments at the north of Muharraq
island and at north west Busaiteen beyond limit of original Master Plan in page 100 and 104.
Author 1995
281
Outline Master Plan with revised airport area and 100m ring road
282
In the south along north side of Sk Isa Bin Salman Causeway decision was taken earlier to build
Muharraq General Hospital (King Hamad Hospital). The hospital is now under construction.
Hospital plot is 22.67 hect out of which 9.65 hect leased to Medical University of Bahrain.
The University building here opened in October 2008. The University moved here from Seef
where it initially started in 2004.
The area was further extended to the west as shown in the plan below and plots 1, 2, 3 and
4 were proposed with the road network shown in the plan for use of Housing Bank.
283
284
285
286
287
288
289
I felt the need of connecting Sk Salman highway with Sk Khalifa Bin Salman highway in
1987. The existing road mentioned above was not suitable for the purpose as the road was
passing through Ali village. So I studied the properties and existing features of the area and
proposed Aali by pass road, with reservation width 40m, currently known as Sk Zayed road
in 1987 as shown by red colour in the plan below. I also felt the need of a road connecting
this road with Sk Salman road by passing Salmabad and joining with Sk Salman Road at
290
Bahrain Gas Junction to serve the area on both sides of this road, as shown by green colour
in the plan below in the middle of the country and proposed 40m road corridor. When I
presented the proposals in weekly meeting with the Minister H.E. Sk. Khalid Bin Abdulla agreed
with the proposals. After that these proposals were negotiated with Ministry of Works and
Electricity and other Govt. agencies and was approved. Private properties were adjusted
and compensation was provided for affected properties by planning available Govt. lands
in the area. So the road corridors were made available without requiring substantial cash
compensation. Mr. Ahmed Mansoor Al Ali did not like the proposal of Sk Zayed road and he
approached H.E. Majid Al Jishi, the then Minister of Works to cancel the road proposal. I was
sent with my colleague Mr. Abdul Jalil Sebah by Director of Physical Planning to Mr. Ahmed
Mansoor Al Ali to explain the road proposal. When we explained to him the advantages and
requirement of the road he withdrew his objection.
Sk Zayed road was constructed in 2001 and Salmabad by pass road was constructed in 20022003. As per proposal of Roads Directorate Salmabad by pass road was connected to Sk Isa
Bin Salman highway as shown by blue colour in above plan.
291
Aerial Photograph
292
In the Master Plan major road (Sk Zayed road) at the north and Avenue 38 at the east provided
main road frame work for the village beyond expansion limit of the village. Long distance
through traffic via existing Aali highway is diverted to these main roads. There was a big
private subdivision at the west side of the village along north side of Aali highway which was
incorporated in the plan. At the north east of the village 195 residential plots were planned
for allocation for public housing. The Master Plan proposed preservation of ancient burial
mounds within the village and at the south of the village.
293
Saar Village
Saar was a small village connected by road to Budaiya highway. It was about 2.5 km at south
of that road. The village was connected to Janabiya highway also by road and was about
2km away from that road. Upto mid 1970s there was no development along these two
roads to Saar. Saar was a distinct village of its own. The village was close to ancient burial
mounds at the south. Following map shows the village and its surroundings in 1977.
1973 map
294
Initial improvement was in alignment of Avenue 35 in Section zyxw in above map. I proposed
to improve the alignment of this section by adjusting private properties to present situation
zyxw as shown on plan on page 299 H.E. Sk Khalid Bin Abdulla Al Khalifa approved my
proposal. I negotiated with property owners about adjustment of their properties. Roads
Directorate implemented the improvement proposal in 1999.
Following aerial photograph shows how the village was in 1977.
295
As part of village planning exercise I selected Saar village for Master Planning its expansion
in early 1980s. Initial Master Planning was until the perimeter road shown by blue colour in
the plan below.
296
Old village (shaded yellow) and expansion area (shaded brown) is shown in recent map of
the area below. In expansion area 2 school sites, site for big Matam and a big site for Water
Supply provided.
297
Soon the lands in the Master Plan for expansion of the village were utilized and there was
demand for more land. Initial Master Plan for expansion of the village already utilized
the available land upto ancient burial mounds upto the road A B C as shown in the above
mentioned plan and in the plan below. Beyond burial mounds at the west there were private
properties. As I was looking for land for further expansion of the village I found one small
piece of empty Govt. land along south side of Avenue 35 and two big pieces in the south
between burial mounds and private properties as shown by yellow colour in map below.
I instructed my assistant Rogelio
Ungria, who worked with me from
1981 till 2005, to undertake a planning
exercise in the area. We thought
about requirement of a good road
in the middle of the area and we
proposed avenue 77 as shown in the
plan below connecting Avenue 35 with
Janabiya highway. This road corridor
was created by adjusting private
properties, so no compensation was
needed to get the road corridor for
construction of the road. The road
was constructed in 1996.We proposed
residential plots as shown by yellow
colour on the plan below on available
Govt. land with community facilities
as shown in the plan. An intermediate
/secondary school site was proposed
which was built immediately. In this
plan we proposed curved roads
instead of usual straight roads always
planned in Bahrain.
298
The plan was presented to H.E. Sk Khalid Bin Abdulla Al Khalifa after going through procedure
and committees. H.E. approved the plan and the plan was implemented. Plots were allocated
for housing and were built upon quickly. This area and its environment is different and more
attractive than areas developed with straight roads.
Three roads on the plan on page297 are three important roads in the area. The road shown
by red colour connecting Sk Isa Bin Salman highway with initial perimeter road of Saar
Village shown by blue colour was introduced in late 1990s when burial mounds of the area
were converted into private properties.
299
300
Under my supervision my assistant Rogelio Ungria prepared Master plan of both Sahlah Al
Fawqyeh and Sahlah Al Hadriya as shown below. Two school sites were proposed for Sahlah
Al Fawqyah and were built upon.
Master Plan
301
In the old days north part of the village was surrounded by greenery. Southern part was in
desert at the north of A/B pipe line (Saudi Arabia Bahrain Petrol Pipeline).
Properties and existing conditions were studied. Master Plan was proposed with road system.
Available Govt. land was used for schools, health center, playground and other community
uses and housing plots as shown in the Master Plan below. The Master Plan was approved
and implemented. Based on this Master Plan main community facilities were developed in
the village.
302
Master Plan
303
304
A Master Plan for the village was prepared in 1988. The Master Plan proposed road network
for the village and adjacent areas as shown below. Road network in the area developed
mostly based on this plan.
305
306
After analyzing properties in the area and existing situation main road network was proposed
and available Govt. lands were mostly proposed for schools, one health center, gardens etc.
The plan was approved and implemented. In the Master Plan a garden and a health center
were proposed adjacent to the roundabout on Isa Town spine road. This garden was later
given for Al Hekma school which later on was converted into private university. The health
center was immediately built.
307
Aker village was dense in the southern part and extended to the north with less density.
Following aerial photo and topographic map of 1977 shows the village and its surroundings
at that time.
308
309
310
In 1985 a Master Planning exercise was undertaken under my supervision for the area. After
analyzing properties, available vacant Govt. lands and existing situation a Master Plan was
proposed. Road network and sites for school, Library, Health Center, Post Office and other
community facilities were proposed in the Master Plan in coordination with Roads Directorate
and other relevant authorities. H.E. Sk Khalid Bin Abdulla Al Khalifa approved the Master Plan
and it was implemented.
Plans were prepared for other villages expansion listed in the beginning of this chapter as
well as small improvements and expansions were planned for many other villages.
311
312
313
without Master Plans. Second issue was width of roads within subdivisions. Bahrain used to
have 10ft(3.04m), 20 ft (6.08m) roads in new residential areas. Physial Planning from early
1970s used 30 ft (9.14m) as standard road reservation for access roads for new residential
areas.
Even this was not followed by private land subdividers and used to put pressure to have
roads of less width in subdivisions. In mid 1980s Roads Directorate sent a proposal to
Physical Planning Directorate for widths of different categories of roads. There proposal
for residential access roads was 18m width. There were discussions and joint meetings to
finalize this proposal. I took the lead to fix this residential access road width and proposed
12.5m width for this. I discussed this with H.E. Sk Khalid Bin Abdulla Al Khalifa and H.E.
supported the proposal. Finally the proposal was approved and since then is followed in
case of all plans prepared by all agencies including in private land subdivisions. This is a big
planning achievement in circumstances of Bahrain.
Always people dealing in lands as
business want to do land subdivision
just out side Govt. projects. First
land subdivisions came next to Zinj
village just west of Manama Master
Plan and there was tremendous
pressure to allow land subdivisions
east of Jidhafs and west of Manama
Master Plan as mentioned earlier in
the chapter on Manama Green Belt.
With inauguration of Isa Town in
1968 applications started coming
to approve land subdivisions east of
Isa Town. At that time there were
distinct separate villages Tubli,
Kawara, Jid Ali, Jurdab and Sanad
surrounded by privately owned
palm tree gardens as shown in 1973
topographic map of the area.
314
80 Subdivisions were approved in the area between 1981 and 1998 with total 998 plots.
These subdivisions took place without any road network and road hierarchy in the area and
without taking into consideration of need of schools and other facilities required to serve
developments in these subdivisions. Current map of the area below shows how the area
developed mainly based on these subdivisions
315
316
317
Between the town site and these villages there were large properties. But with the start of
building of the town applications started coming for subdividing these lands. 25 subdivisions
approved in the area between 1983 and 1998 with total 1244 plots again without any Master
Plan and road network plan. More subdivisions were approved after 1998. The area at
present is as shown above, mainly because of private subdivisions.
Above two areas are mentioned as example of private subdivisions in Bahrain. A study was
undertaken in 1998 about private land subdivisions for the period 1981 to 1998. Later on
this study was updated upto 2001. Following table shows no. of private land subdivisions
approved in the country between 1981 and 2001 with creation of 31,310 plots and the
analysis after the table shows the requirement of basic services like schools, health centers
etc. to meet the requirement of developments within these subdivisions requiring Govt. to
buy private lands for these purposes when need will arise.
318
319
321
322
323
324
325
326
327
328
329
330
331
332
333
Subsequently based on these regulations zoning maps after discussion in above mentioned
committee for major urban areas were approved and published. Following zoning map of
Manama was signed by H.E. the Minister on 20.12.1998 as Ministerial Decree No. 9/1998 and
was published in official Gazette on 23.12.1998.
334
Under above mentioned Ministerial Decree following zoning map of Muharraq island was
also approved and published in official gazette on 23 December 1998.
335
Under above mentioned Ministerial Decree following zoning map of Al Seef District and
North Sanabis Area was also approved and published in
gazette on 23 December 1998.
Zoning map for the area at north of Budaiya road from the junction of Sk Khalifa Bin Salman
highway with Budaiya road up to Budaiya village including Budaiya village was prepared,
? after discussion in the Committee and got approval of H.E. The Minister and under
Ministerial Decree No.4 of 2001 on 14.4.2001 was published in
gazette on 25.4.2001.
336
337
Zoning map of Sitra was approved under Ministerial Decree No. 6 of 1999 and was published
in official gazettee on 19 May, 1999.
338
339
Zoning Plan for Riffa area was approved by H.E. The Minister on 2.10.1999 and was published
in the official gazette.
340
Much of the country was zoned off under zoning regulations of 1998 as mentioned
above. Densities in 1998 regulations generally are much higher than in regulations of 1979. I
was not involved in framing zoning regulations of 1998 and in the preparation of zoning
maps following these regulations. These adopted higher densities especially for Manama
and Seef areas cannot be matched with capacities of roads, physical and social infrastructure
available in these areas master plans.
341
Whenever I had the chance and the opportunity, I managed to substantially contribute
towards adopting and implementing basic planning principles in Bahrain from joining the
Physical Planning Unit (later changed to Physical Planning Directorate and now named Urban
Planning Affairs) in early 1971 till my retirement in 2009. I followed textbook principles in
planning and gave priority to safeguarding the interest of the community and country over
personal and vested interests. My focus was to recommend substantial planning issues
for the higher authorities, to take decision on and advice based on fundamental planning
principles to achieve conceivable best use of land for development.
342
e-mail: noor1638@hotmail.com
mobile: +973 - 39087028
343
References
Physical Planning in Bahrain (Preliminary assessment ) A.M. Munro, August, 1968.
The Islands of Bahrain Angela Clarke, The Bahrain Historical & Archeological Society
1981
Bahrain A study on Social and Political changes since The First World War Mohammed
Ghaniam Al-Rumaihi University of Kuwait 1975.
Al- Muharraq Dr. J. Yarwood
Al- Muharraq (Arabic) 1783-1971 Tarek Wali
Bahrain Road Network Past and Present Public Works Affairs, Ministry of Works,
Power and Water, Bahrain, 1988.
Bahrain Road and Traffic Study Hoff & Overgard Consultants December 1976.
The Evolving Arab City, Tradition, Modernity and Urban Development Yasser
Elsheshtawy. Manama : The Metamorphosis of An Arab Gulf city Mustapha Ben
Hamouche.
Statistical Abstract, 1971 Bahrain Statistical Bureau August 1972
2001 census Basic Results Part one Central Statistics Organization Bahrain.
Bygone Bahrain Khalifa Shaheen.
344
Authors Acknowledgement
I had the intention to write a book about the contribution of Physical Planning (Town and
Country Planning) towards the development of Bahrain since the mid 1980s. I got the
inspiration to start this work from His Excellency Sheikh Khalid Bin Abdulla Al Khalifa, The
Deputy Prime Minister of Kingdom of Bahrain when I visited him at his office in early 2009.
In the course of my discussion H.E. mentioned the need for such a book that documents
and highlights the work accomplished in Physical Planning & Urban Development of the
Kingdom.
After completing the book I showed the book to H.E. Sheikh Khalid Bin Abdulla Al Khalifa
who then kindly sent a letter to H.E. Sheikha Mai Bint Mohammed Al Khalifa, the then Minister
of Culture and Information in February 2010 requesting for the book to be published.
Due to Ministerial changes in the Government, I finally got the approval to publish this book
in January 2012. I am grateful to Dr. Hamad Hassan Shams who introduced me to Mr. Nawaf
Mohammed Al Mouada the General Director of Press and Publications following the change
of the Minister in the Information Authority. As per the suggestion of Mr. Nawaf I wrote a
letter to H.E. Sheikh Fawaz Bin Mohammed Bin Khalifa Al Khalifa, President of Information
Affairs Authority requesting His Excellencys approval for Information Affairs Authority to
publish the book. After reviewing the recommendations and approvals from the related
government departments, His Excellency kindly approved my request.
I am also grateful to Information Affairs Authoritys Mr. Mohammed Saeed Mohammed, Mr.
A. Majeed Ali Hajeeh Mohamed for their help and kind support.
Completion of this book would not have been possible without help and facilities from Urban
Planning Affairs in Ministry of Municipalities and Agriculture.
I am indebted to following individuals for their significant contributions to the project :
Mr. Waheed Ahmed Hadi, Director, Topographic Survey Directorate,
Mr. Roby Handerson, Cadastral Survey Directorate,
Mr. Abduljalil Al Sebea, Director Ministry of Housing
Mr. Abdul Nabi Subah, Advisor - Roads & Traffic, Ministry of Works.
Mr. Adel Jamsheer, Ex-Director of Industrial Areas
Mr. Noor Al Alawi, Ex-Director of Physical Planning
Mr. Sadiq Mohammed Nasser, Head of Master Planning
Mr. Rogelio Palma Ungria, Sr. Engineer, Urban Planning
Mr. Amnuaysilpa Srisawasdi, Sr. Engineer, Urban Planning
Ms. Abeer Ebrahim Sroor, Architect of Urban Planning
Mrs. Prameela Reghunathan, Secretary, Urban Planning
Mr. Wahab Al Shuwaikh, Technician, Urban Planning
My acknowledgement would not be complete without my thanks and appreciation for the
continued moral support received from my wife and family.
345