sustainability Article Appropriate Housing Typologies, Effective Land Management and the Question of Density in Muscat, Oman Wolfgang Scholz 1,2 1 Department of Spatial Planning, IRPUD, TU Dortmund University, 44221 Dortmund, Germany; wolfgang.scholz@tu-dortmund.de 2 Department of Urban Planning and Architectural Design, German University of Technology (GUtech), Athaibah PC 130, Muscat P.O. Box 1816, Oman Abstract: The Sultanate of Oman has been undergoing massive changes in the last 50 years. The Gulf State transformed from a very traditional and isolated country into a wealthy and modern state. After Sultan Said was enthroned in 1970, the young Sultan Qaboos, who passed away in 2020, began to modernise Oman’s economy and society. Today, widespread, single-family houses are the prevailing residential building type, with an urban sprawl characterised by mono-functional zoning and a dependency on motorized individual transport with long commuting distances. All these conditions have been strongly supported by governmental planning policies. Since this urban sprawl causes unsustainable land consumption, this study addresses options for urban development and housing typologies aiming at a compact city with a higher density. However, the term density has to reflect local cultural and climatic conditions and, in time of the pandemic as special focus of this issue, has to be critically discussed and reviewed. Thus, this study identifies, as a base line  study in Muscat Capital Area, Omani residents’ housing needs by an online questionnaire survey  focusing on housing layouts, features and locational preferences, exploring alternatives to the current Citation: Scholz, W. Appropriate situation. Findings are that housing needs do not necessarily demand a single-family building but Housing Typologies, Effective Land can be achieved better by different housing layouts, at the same time supporting social distances Management and the Question of measures via outdoor options during the pandemic. Density in Muscat, Oman. Sustainability 2021, 13, 12751. Keywords: housing; density; housing typologies; pandemic; land management; Oman; Muscat https://doi.org/10.3390/su132212751 Academic Editors: Marc A. Rosen and Antonio Boggia 1. Introduction Received: 25 August 2021 The Sultanate of Oman has been undergoing massive changes in the last 50 years. The Accepted: 13 November 2021 Gulf State transformed from a very traditional and isolated country into a wealthy, open Published: 18 November 2021 and modern state. After Sultan Said was enthroned in 1970, the young Sultan Qaboos, who passed away in 2020, began to modernise Oman’s economy and society. He started an Publisher’s Note: MDPI stays neutral educational and cultural renaissance, which continues to this day. The wealth that came with regard to jurisdictional claims in with the oil industry was followed by huge demographic changes and the challenges of an published maps and institutional affil- increasing population, both by internal and external migration (see [1,2]). Especially, the iations. Muscat Capital Area (MCA), located in the Al Batinah coastal plain, faced massive changes. “Oman has experienced an era of intensive and rapid modernisation and the Capital Area of Muscat is undergoing an almost unprecedented process of urbanisation” [3] (p. 9). In recent decades, the population of Oman has tripled from 1,557,000 inhabitants in Copyright: © 2021 by the author. 1986 to 4,471,148 in 2020 including 38.9% non-nationals. In the MCA, the increase was from Licensee MDPI, Basel, Switzerland. 350,000 to 1.3 million by 2020 [4]. The capital functions of MCA have created a growing This article is an open access article pressure on the city and its region, where 29.1% of the total population of Oman live in distributed under the terms and 5.3% of the total area of the country [5] (p. 147). conditions of the Creative Commons MCA stretches over a length of approximately 80 km from the traditional twin harbour Attribution (CC BY) license (https:// towns of historic Muscat and Muttrah in the east to the former fishing village As Seeb in the creativecommons.org/licenses/by/ west and beyond (see Figure 1). The total city area covers today approximately 3500 km2. 4.0/). Sustainability 2021, 13, 12751. https://doi.org/10.3390/su132212751 https://www.mdpi.com/journal/sustainability Sustainability 2021, 13, x FOR PEER REVIEW 2 of 28 Sustainability 2021, 13, 12751 2 of 27 Seeb in the west and beyond (see Figure 1). The total city area covers today approximately 3500 km2. FFiigguurree 11.. SSaatetellliltieteI mImagaegreyroyf othf etMheu sMcautsCcaatp iCtaalpAitraela Awrietha wwiiltahy awt biloauynatd abroyu-onvdearrlyay-o. vSoerulracye.: [S6o].uIrmcea: g[e6r]y. :ILmaangdesrayt/: ULaSnGdS-. sat/USGS. The urban area is delimited by the Gulf of Oman in the North and East and the Hajar mounTthaein urrabnagne asrienat ihse dSeoliumthitaendd bWy tehset. GThuelfs eofn Oatmuraanl bina rtrhiee rNs eoxrpthla ainndth Eealsint aeanrde txhpea Hnsaijoanr mofotuhnetmaient rroapnogleitsa nina trheea bSoetuwthe eanntdh eWtwesot. pTohleess.eD nuartuinrgalt hbearlraisetr3s5 eyxepalarsin, t htheeu lribnaenarb euxilpt-aunp- sairoena oinf ttheis mareetaroqpuoalidtarunp alreeda [b6e]t(wp.ee4n1 )thweh tiwleot hpeopleosp. Duluartiinong othnel ylatsrti p3l5e dy.eaTrhsi,s thleed utrobaan bouvielrt-aullpl oawreear inp othpius larteioan qudaednrsuitpylpeder [6s]p (apti. a4l1u) nwithwilei tthea pcolepaurllyatdioenc roenalsyi ntrgipdleends. iTtyhifsr olemd ttoh eanE aosvtetroatlhl elonweewr lypodpeuvlealtoiopned daernesaistyi nptehr espWaetsiatlo uf nMitC wAi.th a clearly decreasing density from Ttheis Emasats tsoiv teheu nrbeawnlyd deveveleoloppmeedn atrterasn isnfo trhme eWdeastn oeft wMoCrAk .o f traditional small port townTsh, ifiss mhiansgsiviell augrebsana nddevoealsoispmseettnlet mtreantssfoinrmtoead sai nngeltewmoerktr opf otrliatdanitiaorneal wsmhiaclhl palosrot troewqunisr,e dfishhuigneg ivnivlleasgtmese anntsdi noathsies isneftrtalsetmruecnttusr einatnod ac shiannggle dmtehterodpoomliitnaann at rseatt lwemhiecnht alnsdo rheoquusiirnegd thyupgoelo igniveess. tTmoednatys, iwni tdhees pinrferaads,trsuincgtuler-ef amndil cyhhaonugseeds tahre dthoempirneavnati lsientgtleremsiednetn atniadl hbouuilsdiningg ttyyppoeloingitehse. TWoedsatyi,n wthideedsipsrteriacdt ,o sfinAgsleS-efeabmailnyd hionutshees raercee nthtley pdrevealiolipnegd redsiisdtreinct- toiaf lA bluAildminragt .tyTphee rine, twhee Wfinedst uinr btahne dspisrtarwictl ochf aArsa cSteeerbis aenddb iyn athloe wrecpeonptulyl adtieovneldoepnesdi tdy,isa- tlroiwct hoof uAsli nAgmdreant.s Tithyewreit, hwsei nfignlde- fuarmbailny svpilrlaaws,lm choanroa-cftuenrcisteiodn bayl zao lnoiwng p, oapndulatdioenp ednednesnitcyy, ao nlomwo ht oruiseindgi nddeinvsiidtyu awl titrhaf sfiicnwgliet-hfalmonilgyc voimllams,u mtinognod-ifsutanncctieosn. aAl lzl othneinseg,c oandi tai odnespheanvde- ebneceyn osntr omnogtloyrsisuepdp ionrdteivdidbuyagl otrvaefrfnicm weinthta llopnlga ncnoimngmpuotilnicgi edsis(staenecaels.o A[7ll] t(hpe.s1e4 c0o)n, [d8i]tiaonnds hSaevctei obnee2n). strongly supported by governmental planning policies (see also [7] (p. 140), [8] and sTeoctcioante 2r )f.o r population growth, the urban development of MCA, clearly did not opt for dTenos cifiatceart ifoonr opfotphuelaetxiiosnti nggrobwutilht-, uthpea urerababny dreepvlealcoipnmg tehnet bouf iMldCinAg, sctloecakrlfyr odmidl nowot roipset fbouri dldeinnsgifitcoahtiiognh orfi stheeb euxiilsdtiinnggs bbuuiltt-fuopr aspreaat ibayl erxeplaancsiniogn thoef bthueilbduinilgt -sutopcakr ferao,mas locwle arrislye bduisitlidnignugi sthoe hdigbhy Arinseg ebluinildthinisgSsp beucita floIrs ssupea[t9ia].l Eevxepnanthsoioung hoft htheem bauxiimlt-uump abrueiald, iansg chleeaigrhlyt dinisMtinCgAuiisshleidm ibteyd Abnygtehle ibnu tihldisi nSgpceocdiael tIosseuige h[t9fl].o Eovrsen[7 ]thdouuegtho thheer itmagaexicmounmsid beruailtdioinnsg, htheeigrehti sins tMillCaAh uisg leimpoitteedn tbiyal tfhoer bdueinldsiifincga ctioodneo tfot ehieghnte wflolyordse [v7e] ldoupee dton heeigrihtbagoeu rchoonosdidseirn- athtieonarse, athsewree sits osftitlhl ea ahiurpgoe rpt o(AtesnStieael bf)o.r densification of the newly developed neighbour- hoodTs hine tohled earredaiss twriecstst ooff tMheu saciraptoarntd (AMs uSteterabh)., however, display a mixture of historical citiesT, haeC oBlDdefrr odmisttrhicets1 9o7f 0Ms,udsecnaste alyndb uMilut tnteraighh, bhoouwrhevoeord, sdaisnpdlaoyffi ac embixlotuckres. oTfh heisdtiosrtirciactl coiftiBeso,w a sChBaDr r ferpormes tehnet s19m7o0rse, ddeennsseelyu brbuailnt ndeeivgehlboopumrhenoot dfrso amndth oeff1ic9e8 0blaoncdks1. 9T9h0es dwisittrhicat omf iBxtouwreshoafr rreespidreesnetniatls amreoarse wdietnhsea puarrbtamne ndtesvbelloopckmse, ntwt firnomvil ltahse, 1ro9w80 haonuds e1s99a0nsd waitfhe wa msinixgtluer-efa omf ilryesvidilleansticaolm arbeinase dwwitiht hapcoamrtmmeenrctisa lbblouciklds,i ntgwsin(s eveilalalsso, rFoiwgu hreou1saensd aTnadb lae f1e)w. singleT-hfaemmilayj ovriiltlyaso cfodmebbianteeds iwniuthr bcaonmsmtuedrciieasl hbauviledisnhgosw (sneeth aaltsoa Friisgeurine 1d eannsdi tTya, bmleix 1e)d. use dTehvee mloapjmoreitnyt oafn ddevbiaatbesle inp uubrbliacnt rsatundspieosr ht asyvset sehmoswanr ethimat pao rristaen int fdeeantusirteys, tmoiaxcehdi euvsee dlievveealbolpemanendt manodre vsiaubsltea ipnuabblliec utrrabnasnpopratt steyrsntesm. Ts haeres eimpprionrctiapnlet sfeaarteurseusm tom aacrhisieevdeu linvdeear- the paradigm of a compact city. [7], (p. 49), [9]. Obviously, a compact city does not automatically meet all aspects of sustainable urban development, since it does not target directly, e.g., climate change mitigation and adaptation, governance, and eco-friendly Sustainability 2021, 13, 12751 3 of 27 building materials. However, a compact city is an efficient approach to combat the urban sprawl and its negative impacts which we experience in MCA (see Section 2). Several authors discuss the idea of the compact city to limit spatial urban growth (expansion [9]) and attain sustainability [10–13]. Blewitt agues “Many see the high-density compact city as a solution to many environmental problems, combating suburban sprawl by building at higher densities, encouraging walking, cycling and social interaction, and discouraging car use, aided by congestion charging, fewer parking facilities and the provision of reliable public transport systems” [13] (p. 164). Jenks and Burgess [11] (p. 65) conclude that “higher densities would mean less space is consumed per capita, and more land is saved for agriculture and for open space. Bus and rail better serve denser settlements, and there could be less reliance on the automobile. Higher densities reduce society’s environmental footprint and slow the consumption of non-renewable resources”. The aim of this study is, therefore, to contribute to the compact city and thus support a more sustainable urban development of MCA and to provide local decisions-makers with a sound data base for reviewing the building codes and the design of future neighbourhoods, as well as to provide options to densify existing neighbourhoods in order to avoid long commuting distances with their negative environmental impact, reduce infrastructure investments and make use of building land efficiently. Density in this study mainly concerns building and population density in terms of plot coverage, floor space ratio and residents per sq km. These are the technical indicators, the local building code deals with [7]. These indicators are in line with the current discussion of a compact city aiming at a higher population density, mixed land use and shorter distances to reach services to avoid negative consequences on the environment related to land consumption, commuting distances, and infrastructure costs [9–13]. The current density of MCA is extremely low with only 343 person/sqm (see also Table 1) and the prevailing building type of a single-family villa for new residential areas will reduces further the average building and population density. The new residential areas in the West of MCA (see also Section 2 and Figures 1 and 2) are causing more urban sprawl leading to non-economical land consumption including space for the road network, higher costs for infrastructure networks, longer commuting distances, difficulties in using a bike or walking due to larger distances, and creating an urban fabric which hinders the use of public transport due to low costumer density. To summarise, this urban development trend in MCA is against the idea of a compact city and sustainable urban development [7–10]. The current building codes and land management system support urban sprawl and contradict the idea of a compact city [9–13] as outlined in Section 2. Through the system of the land lottery with free plots given for single-family villas only, the government interferes in the land market, which-according to the classical model leads in theory to a balanced distribution of densities, land uses and residential location, supporting urban sprawl at the periphery [9] in the West while lowering the pressure for densification of already built-up areas (see details in Section 2). The starting point of this study is that, in order to achieve a more compact urban development and efficient use of building land, there is the need for a higher building and population density in MCA, especially in the newly developed areas in the West. This study addresses options for a different urban development in MCA, aiming at a higher building and population density by exploring options for housing typologies and neighbourhood designs which are in line with the expectations of the residents. This household survey is part of the research project “Culture sensitive and demand- oriented development of housing typologies for sustainable growth in Muscat”, peer- reviewed and funded by the Omani Research Council (see acknowledgements). The survey and its analysis serve as the working package (WP) 2 “Survey on Housing Preferences and Demands”. Further working packages of this research project are “WP 1-Inventory of prevailing housing typologies in 5 neighbourhoods in Muscat” and “WP 3-Prototypical Sustainability 2021, 13, 12751 4 of 27 development of Culture-Sensitive and Demand-Oriented Housing Typologies based on findings of WP 1 and WP 2. Based on this analysis (details see Section 2), the research questions of this study are: • What are the housing preferences of Omani residents in MCA related to features buildings and facilities available in the surrounding neighbourhood? This question will, based on the analysis of the urban area of MCA which is charac- terised by a low population density and low building density (see Table 1 and Figure 1), explore options for a more compact city considering the housing preferences of the resi- dents and identify features and facilities the residents prefer to have in their neighbourhood. The aim is to identify entry points in order to achieve an urban area with shorter distances and a walkable neighbourhood. These goals are in in line with the concept of a compact city and contribute to a more sustainable urban development. Question 2 is based on the findings of question 1 and considers the building regulations and plot dimensions in place: • Which housing typologies can achieve a higher population and building density in the newly developed neighborhoods? The second question explores options to achieve a more compact city by implementing planning regulations aimed at a higher building and population density based on the Sustainability 2021, 13, x FOR PEER REhVoIuEsWin g preferences of the residents and the building regulations and land manage 4m oef n28t rules in place. Figure 2. Urban expansion pattern of the MCA, 1984–2014. Source: [8]. Thee tsetramrtidnegn psiotyin, tr eogfa rthdiisn gstpuodpyu ilas ttiohnatp, einr sopradteiarl tuon iatcahniedvbeu ail dminogres icnotmerpmascto uf rflboaonr dspevaceeloapnmdepnlto atncdov eefrfiacgieen, ht ausseto orf ebflueicldt ilnogca llacnudl,t uthraerlea nisd thclei mneaetdic fcoorn ad hitiigohnesra bnudilhdainsgto anbde, pinopthuelattiimone dofenthsietyp ainn dMemCAic,, ebsepcerciitaicllayl lyind tihsec unseswedlya nddevreelvoipeewde dare(saese iSne tchtieo nW6e)s.t.T Thhuiss, sintucdreya saidndgrethsseebs uoipldtiionngs afnodr ap odpifufelraetinotn udrbeanns itdyevbeyl,oep.gm.,enmt uinlt iM-stCoAre,y aaimpainrtgm aetn at hbilgohckesr bmuiigldhitnngo atnleda pdotpoutlhaetiodne sdireendsiotyu tbcyo mexepwlohrienngh ooputsioinngs fnoere hdosuasnindgh toyupsoinloggpierse faenrden nceeisgho-f bthoeurlohcoaoldp doepsuiglantsio wnhairceh naoret cino nlisnide ewreitdh. tLhoec eaxlpcelicmtaatitoicncs oonf dthiteio rness,idbeunitlds.i n g regulations in plTahceisa hnoduslaenhdoldm saunravgeeym ise pnatrrtu olfe sthael sroesheaarvceh tporobjeectta “kCenulitnutroe saecncosiutinvte taonadv doeidmatinmde- oarnidencteodst dceovnesluopmminegntr eo-fa hllooucasitniogn t.ypTohluogs,ietsh ifsors tsuudstyaiindaebnltei figerso,watsh ainb Masueslciante”,i npeMerC-rAe-, vOiemwaendi raensdid feunntds´edh obuys tihneg Onemeadnsib Ryeasenaorcnhli nCeouqunceislt i(osenen aacirkensouwrvleedygwemithenmtso).r eThthea snu1rv0e0y0 arensdp oitns daennatlsy,sfios csuesrsvien gaso nthheo wusoirnkginlagy poauctks,ahgoe u(sWinPg) f2e a“tSuurervs,elyo coant iHonoaulspinregf ePrreenfceeresnacneds annedig Dhbemouarnhdoso”d. Fruelrathteedr wfeoartkuirnegs paascwkaegllesa sofe txhpislo rreisnegaraclhte prrnoajteicvte asreto “WthPe 1cu-Irnrveennttuorryb aonf psprervawailli.nIgt phroouvsiidnegs tayspooulongdiedsa tina b5a nseeifgohrblooucarhl hoooudssi ning Mpruesfecaret”n caenwd h“iWchPc 3a-nPbroetuostyepdifcoarl development of Culture-Sensitive and Demand-Oriented Housing Typologies based on findings of WP 1 and WP 2. Based on this analysis (details see section 2), the research questions of this study are: • What are the housing preferences of Omani residents in MCA related to features buildings and facilities available in the surrounding neighbourhood? This question will, based on the analysis of the urban area of MCA which is charac- terised by a low population density and low building density (see Table 1 and Figure 1), explore options for a more compact city considering the housing preferences of the resi- dents and identify features and facilities the residents prefer to have in their neighbour- hood. The aim is to identify entry points in order to achieve an urban area with shorter distances and a walkable neighbourhood. These goals are in in line with the concept of a compact city and contribute to a more sustainable urban development. Question 2 is based on the findings of question 1 and considers the building regula- tions and plot dimensions in place: • Which housing typologies can achieve a higher population and building density in the newly developed neighborhoods? The second question explores options to achieve a more compact city by implement- ing planning regulations aimed at a higher building and population density based on the housing preferences of the residents and the building regulations and land management rules in place. Sustainability 2021, 13, 12751 5 of 27 future urban design concepts and local decision makers to rethink planning standards and the land lottery (see Section 2). The findings of this study can be transferred to other cities in the Gulf Region which share a similar rapid urban growth model of urban expansion with single-family villa buildings and apply a similar land lottery system. Findings of this study are that housing needs do not necessarily demand a single- family free-standing building but can be achieved better by different housing layouts and neighbourhood design, at the same time supporting social distances measures during the pandemic, with more outdoor facilities for the residents and their visitors. The analysis and the research design have been supported by the lengthy research and teaching career of the author in Muscat since 2012. 2. Analysis of the MCA and Problem Statement This section explores the current urbanisation trends in MCA related to the prevailing building type of single-family villas, the underlying building codes, and the land lottery system. Problems deriving from this will be discussed. Tendencies and characteristics of the urbanisation processes in Oman have been the focus of recent research. The recent book from 2016 ‘Urban Oman—Trends and perspectives of urbanisation in Muscat Capital Area’ by Nebel and von Richthofen [14] gives insights into the current developments of the area and discusses the problems of the currently unsustainable urban development. Furthermore, the book ‘Regionalizing Oman: Political, Economic and Social Dynamics’ by Wippel [15] in 2013 provides a deeper understanding of the ongoing processes in Oman. In addition to these books, a number of research papers with different focuses have been published. The dissertation of Al Gharibi in 2014 [7] at the Technische Universität Berlin and the dissertation by Al Shueili in 2015 [16] at the Glasgow School of Art both provide a critical analysis of the current urbanisation trends in the MCA and elaborate pathways towards a more sustainable urban development. The recent works and articles by von Richthofen [17] and [18], Bhatta [19], Remali [20], Heim et al. [21], von Richthofen, A. and Langner, S. [8] and Kader [22] contribute to the analysis of the ongoing urban transformation processes in MCA and discuss aspects of its sustainability. All these contributions provided a sound foundation for this research and helped to develop the survey. 2.1. Problems Related to Building Codes Today, the MCA is characterised by a functional segmentation of the city with in- dustrial areas and extensive residential areas that have filled up the space between the traditional port towns and oasis settlements. The new residential areas, mainly in the east- ern part, consist of free-standing villas on plots that are usually surrounded by a high-rise wall. The plots are generous at 600 m2 and wide-spread, and single-family houses in a villa style are the prevailing residential type following the building regulations in place (see also [7] and Figure 3). In 2009, about 92% of the building permits in Oman [7] (p. 115), were issued for single-family villas. In detail, the building code asks for the house to be at a central position on its plot, with a 5-m set-back at the front and 3 m to the other sides, a maximum of two floors, a building height of maximum 8 m, and a limited built-up area for each plot of 40% [7] (p. 104). These standards were set up by the planning authorities in order to attain maximum privacy between housing units. Planning standards thus use privacy as a design priority but disregard other influential factors which do not meet the optimal and sustainable built form. For instance, the setbacks which are 3–5 m consume the majority of the plot area and restrict denser solutions such as semi-detached buildings, and the limitation in number of floors does not allow three story buildings (see also [7]). Von Richthofen [17] (pp. 137–138) concluded that the space required for set-backs “amounts to 50% of the plot area for a standard 600 m2 plot. Each plot is thus not used effi- Sustainability 2021, 13, 12751 6 of 27 Sustainability 2021, 13, x FOR PEER REVIEW 6 of 28 (csieeen tallys,oa n[7d] aenacdh Fnigeuigrheb 3o)u. Irnh o2o0d09r,e aqbuoiurets 9m2%or oefa tnhde bmuoilrdeisnpga pcee,rmwhitisc ihni On mreatunr [n7]d (epm. 1a1n5d)s, wmeorree iasnsudemd oforer sininfrgalset-rfuamctuilrye v—ilalacsl.a ssic example of urban sprawl”. FFiigguurree 33.. NNeeigighhbboouurhrhoooodd inin thteh eWWesetsetrenr npaprat rotf otfheth ceityci twyitwh iathlreaalrdeya daylloaclalotecda tbeudt bnuott nyoett dyeevt edloevpeeldo ppelodtsp. lSootsu.rcSeo: uorwcen: powhontopghroatpohg.r aph. 2.2. PInro bdletmasil,R tehlaet ebdutioldtihnegP creovdaeil iansgksV iflolar Bthueil dhionugsTey tpoe be at a central position on its plot, with Ta h5e-msi nsgelte-b-faacmk ialyt vthilel afrwonast ainntdro 3d umc etdo fithres tobtyhetrh esigdoevs,e arn mmaexnitmausmst aonfd tawrod fhloouorssin, ga btyupilodlionggy hfoeirglhotc aolfs manadxifmolulomw 8e dmt,h aentdra ad iltiimonitaelde bxupeilctt-autpio anreoaf ifnodr ievaicdhu apllolatn odf o40w%n e[r7s]h (ipp.. 1In04c)o. ntrast to the traditional typology of semi-detached courtyard houses in a densely builtTsheetstlee smtaenndt,artdhes winetreer nseatl uspp abcye sthoef palamnnoidnegr anuvthilolaritaieres ionr ioerndteerd too uatttwaianr dmatoxwimaurdms pthrievsaucyrr boeutnwdeienng hyoaurdsisngo ruonuittsd. oPolarnsnpiancge ss.taMndoasrtdosf ththues vuislela pmrivoadceyls aas rae dpelasicgend parsiofrrietey- bstuatn ddiisnreggbaurdil dotihnegrs iinnfltuheentcieanl tfraectoofrst hwehpicloht dsou nrrootu mnedeetd thbey oopptiemnasl paancde ssu, sctaarinpaabrlkes baunildt fgoarrmd.e nFsor( Fiingsutarnec3e),. tAhet asleltwbaaclkl sp rwohteiccths athree 3fa–m5 imly cpornivsuacmyea tnhde dmeafijnoeristyth oefp trhiev aptleost paarceea. aHnodw revsterri,ctth deesnessepr ascoelsutwiohnisc hsu“ccho ualsd saemctui-adlelytabceheuds ebduipldroindgusc,t aivnedly theeit hliemriatastaiognr iicnu lntumra-l boerra osf cfolomomrs odnoesps ancoet, a(ll.o.w. ) thareei nstporayc btiucieldniontges v(seene uaslsaob l[e7]a)s. car parks and are usually wasteVdonsp Raciechs”thdoufento [t1h7e] l(ipm. it1e3d7–w1i3d8t)h caonndcltuhdeeodv etrhhaeta tehde cslpimacaet erbeqetuwireeedn ftohre bseuti-lbdainckgs “aanmdothuentssu troro 5u0n%d ionfg twhea lplsl,oat savreoan fRoirc ha tshtoafnednaarnda 6ly0s0e md 2[ 1p7l]o(tp. .E1a3c7h) .plot is thus not used efficieAnltGlyh, aarnibdi e[7a]c(hp .n2e0ig4h) obbosuerrhvoeoddt hraetq“uvirilelsa cmoonrsetr aunctdio mn oarsea stpypaceeo, fwrehsiicdhe ninti arlebturinld dineg- misapnrdacst miceodrea allnodv merotrhee iSnufrlatasntrautcetpuorep—ula tciloansswici tehxoaumt pcolen osifd uerbaatino nsporfalwocl”a.l d emographic, geographical, social and climatic conditions”. 2.2. PVrobnleRmisc hRtehlaotfeedn to[ 1t8h]e (Ppr.ev1a3i7li)nsgt aVtiellda Bthuaitld“inTgh iTsybpue ilding type ( . . . ) stands diametri- callyTohpep soisnegdlet-ofasmociliya lvhilalba iwts,aes ninvtirroondmuceendt afilrasnt dbyc ltihmea gtiocvreersnpmonensitb ailsi tsytaanndda,rudl thimouastienlyg, ttyrapdoiltoigoyn afol rO lmocaanlsi acnudlt uforlel.owIteldea tdhse ttroadaimtioansasilv eexpuescetaotfiosnp aocfe inwdhivicidhulaela ldasndto ofwunnectrisohnipal. Isne gcroengtartaisotn toa ntdhel otnragdeirtitornavale ltydpisotlaongcye so”f. sBehmait-tdae[t1a9c]h(epd. c2o5u)ratyrgaurded htohuaste“s siinn gal ed-feanmseillyy breusiildt esnetctelesminecnret,a tsheet hinetseirzneaol fsapacciteys ionf ma umltoipdleermn avgilnlait uardee sorbieecnatuedse oiut tswataersdv etortwicaarldssp tahcee ssuigrnroifiucnadnitnlyg ryeasrudlsti onrg oiunthdooroirz ospnataclegs.r Mowotsht ”o.f the villa models are placed as free-standing Sustainability 2021, 13, 12751 7 of 27 Al Gharibi concluded [7] (p. 115) that “Environmentally, these detached free standing built structures will fail to withstand the harsh environmental conditions such as hot wind, dust, high temperature, moving sands” and von Richthofen highlights the problem of cooling since “the self-standing buildings are thus exposed to solar radiation from all sides” [17] (p. 137). Besides the aspects of unsustainable land consumption, the single-family villa ty- pus also revealed other problems in energy consumption and inappropriacy to local climatic conditions. However, “the arrangement of interior spaces preserved the traditional spatial organi- sation to some extent. The majlis rooms were still located in close proximity to entrance spaces in order to enable a separation between private family life and visitors” [20] (p. 10), which is an important factor in housing design in Oman. This separated room allows visitors to enter the building and meet household members without compromising the privacy of the internal house. However, since the current villa does not provide usable outdoor spaces, all gatherings have to take place indoors which is not in line with safety measures during the pandemic. 2.3. Problems Related to Land Management and the Land Lottery This development mentioned above is rooted in the so-called land lottery which is the main factor shaping the current urban development. In Oman, all the land belongs to the Sultan and the Ministry of Housing is in charge of the land distribution of plots to individuals and commercial actors. Through the policy of land lottery, the government assigns every Omani citizen above 23 years a plot to build a home. The land lottery system allocates a property randomly, independent of current residential or job location. Since 2008 also every female Omani aged 23 or older, disregarding marital status, is also entitled to land ownership. The land lottery leads to several problems today. At first, applicants can only choose the region, e.g., MCA, of their future plot, not the specific location. This random system prevents citizens from being able to plan their own home where they want to. This means that a plot can be distributed far away from the location of their job or their family, which may result in long commuting distances. Secondly, not all distributed plots will be developed by the plot owner due to many reasons. For example, a married couple only needs one plot to build a house for their family but one or even both partners might have a plot already. The time of receiving the granted plot due to the long waiting list and associated uncertainty may not be in line with personal plans, needs or financial capacities. Some plots are kept free from development due to speculation as the plot owner wants to sell it later on the land market at a higher price. Today, undeveloped plots are the main problem of the land distribution system (see also [21]). Therefore, the population density of Muscat decreased rapidly in recent decades although the urban growth rates remain at a high level (see also [22,23]). Between 1990 and 2010, all land that was made newly accessible for building in Muscat could have accommodated a total of 800,000 people while only 300,000 residents were living there [23] (p. 16–20). These numbers display the large consumption of land caused by the land lottery system and [7] (p. 203) stated “The planning policy has largely contributed the emergence of single land use and villa housing type as a common built-up structure for residential purposes”. Figure 3 shows a typical situation of a new neighbourhood development in the Western parts of the city. Few finished constructions are surrounded by already allocated but not yet developed plots leading to a very low population density (average 343 persons/sqm) and lack of infrastructure, services, and facilities. To summarize, large areas of Muscat’s suburban neighbourhoods currently contain a multitude of deficits. They are not sustainable in terms of land consumption and com- muting distances, energy efficiency, or appropriate to their populations’ needs. [7] (p. 140) stated: “the existing building regulations, the planning standards and the method of dis- Sustainability 2021, 13, 12751 8 of 27 tributing lands are the major aspects that have largely contributed to emerging low-density urban patterns which are seen today in most urban and suburban areas in Oman”. The newly developed areas frequently feature the following characteristics: low den- sity of buildings and inhabitants in relation to building land, mono-functionality, car dependency, lack of climate adaptation, and lack of major social functions (see also [1]). Thus, there is a need to review the urban development model of MCA, the land consump- tion fuelled by the land lottery system, and to question the prevailing housing typology and building codes. Benkari [5] (p. 152) states that “this frenetic urbanization and avid consumption of natural resources make this model of urbanization an unsustainable option for the future of humanity”. As mentioned before, the current pandemic situation requires rethinking of densifica- tion processes in urban areas, housing layouts and neighbourhood facilities. The increase of density by the usual approach, e.g., multi-storey buildings or apartment blocks has to be carefully discussed in times of the pandemic. Here, the single-family villa seems to have advantages. However, aspects of housing layout also have to be considered. Today, without any comfortable outdoor meeting space, the exposure of residents and visitors to aerosols indoors, e.g., in majlis, accelerated by the use of air conditioning, is very high. These aspects and ideas for solutions will be discussed in Section 5. 3. Methodology and Data Base The survey aimed to identify residents’ housing needs by an online questionnaire to quantify their preferences regarding housing layouts, housing features, locational prefer- ences, neighbourhood features and mobility patterns. The questionnaire has been developed based on official governmental housing surveys from the UK, US, and Canada but especially on Omani surveys, e.g., by al Shueili [16]. The questionnaire consisted of 20 questions related to general aspects, current housing conditions, future housing conditions, the neighbourhood and mobility. The questions were clearly formulated as “what or which” questions with predefined answer options which were identified and revised during the pre-test. Most of the questions have also been tested earlier in a seminar on research methods with Omani students conducting a household survey among 100 participants in 2019. Due to the pandemic situation, for this study only an online survey was feasible. The question- naire has been translated into Arabic by native speakers and tested again for clarification. The survey took place in January and February 2021 using the online application SurveyMonkey. Each of the following questions appeared on the screen separately and answers were given by ticking of bottoms or typing additional answers. A test run with 50 participants was conducted and evaluated in November and December 2020. The aim was to identify and revise unclear questions and to identify a list of answer options regarding type of occupation, level of education, housing needs and lists of facilities and services in the neighbourhood. In all cases where pre-defined answer options were used which are based on the pre-test, the respondent was able to add a new item. Questions about financial situation have been deleted following advice from Omani colleagues. The main reasons are cultural aspects and problems related to online surveys where cross-checking with the real situation, undertaken by the interviewer, is not possible. In a first set of eight questions, the focus was on general aspects, which will help to develop cross tabulations, with information on gender, age groups, ethnicity, type of occupation, number of children, household size, owner or tenant of the current house, and district in MCA of current residency (see also Table 1). The second set of three questions was related to the current building where the respondent lives with pre-defined categories of the housing typology based on the pre-test: current building type, why this building type has been chosen, and important features of this type, with the option of multiple answers. The next three questions were related to future housing conditions: where (district of MCA) do you prefer to live in case of moving Sustainability 2021, 13, 12751 9 of 27 out and in which housing type do you prefer to live (based on the same housing typology as above) and what are the most important feature of a new home that you are missing today? Here, pre-defined categories based on the pre-test were also given and multiple answers were allowed. Table 1. General data on the districts of MCA. Own construct and own description of districts. Source of data: [24]. Number of Population Annual Expat District Inhabitants Size Density (2020) Population Population Key Features of the District, See also (2020) Census Census Growth in % Figure 1 as Aerial Photograph(2010 to 2020) Comprises historical Muscat, the seat Masqat 31,317 2 2 1.4% 38% of the Government and several fishing[Muscat]: 273.9 km 114.3/km villages in the south under urbanisation. Comprises the historical harbour city of Muttrah, the new CBD of Ruwi Matrah 2 2 established from the 1970s onwards, [Muttrah]: 230,881 90.34 km 2556/km 4.4% 83% some less affluent quarters and the low-density peninsula of Qurm with wealthier residents. Covers the main area of the city with fully developed neighbourhoods such as Madinat As Sultan Qaboos and Al Bowshar: 382,184 2 2 7.1% 77% Khuweir with apartment blocks, the340.1 km 1124/km embassy area and neighbourhoods developed in the 1980s and 1990s, and Azaiba, which are almost fully developed. Comprises the areas west of the airport with newly developed neighbourhoods from 2000 onwards. As-Sib 478,517 2 Large areas are still under[Seeb]: 488.9 km 978.9 /km 2 4.7% 46% development and sparsely populated. The main building type are single family villas while the plots are distributed via the land lottery system. Comprises the newly developed areas Al-’Amrat 121,103 2 2 7.6% 26% close to Muttrah and Bowshar on an(Amarat) 1068 km 113.4 /km elevated plateau which has been developed only in the last 15 years. Total MCA 1,302,440 3797 km2 343.0 /km2 5.3% 58% The third set of questions was related to the neighbourhood, again with pre-defined answers and multiple reply options based on the lists of options from the pre-test: important facilities in your area, services needed nearby and, finally, currently missing services within a short distance. The last set focused on mobility aspects: means of transportation for commuting and commuting time as well as circumstances regarding moving closer to the workplace. As a target 1000 household questionnaires were to be analysed in SPSS. Results of a similar study conducted by al Shueili [16] with 226 Omani and 34 expatriates respon- dents will be presented as comparison were applicable. A total number of 1054 Omani respondents has been achieved in this online survey. The survey targeted an Omani population only due to the requirements of the funding organisation (see acknowledgements); however, it has to be noted that 58% of the inhab- itants in the Muscat Governorate are expatriates and thus the demand for housing and building types for this group is not covered [25]. However, since expatriates are excluded from the land lottery system which favours the single-family villa, they rarely occupy this typus. The approach to identifying the housing preferences is a quantitative study following a descriptive research design with some elements of correlational research, e.g., for age, Sustainability 2021, 13, x FOR PEER REVIEW 10 of 28 future housing conditions: where (district of MCA) do you prefer to live in case of moving out and in which housing type do you prefer to live (based on the same housing typology as above) and what are the most important feature of a new home that you are missing today? Here, pre-defined categories based on the pre-test were also given and multiple answers were allowed. The third set of questions was related to the neighbourhood, again with pre-defined answers and multiple reply options based on the lists of options from the pre-test: im- portant facilities in your area, services needed nearby and, finally, currently missing ser- vices within a short distance. The last set focused on mobility aspects: means of transportation for commuting and commuting time as well as circumstances regarding moving closer to the workplace. As a target 1000 household questionnaires were to be analysed in SPSS. Results of a similar study conducted by al Shueili [16] with 226 Omani and 34 expatriates respondents will be presented as comparison were applicable. A total number of 1054 Omani respond- ents has been achieved in this online survey. The survey targeted an Omani population only due to the requirements of the fund- ing organisation (see acknowledgements); however, it has to be noted that 58% of the in- habitants in the Muscat Governorate are expatriates and thus the demand for housing and building types for this group is not covered [25]. However, since expatriates are excluded from the land lottery system which favours the single-family villa, they rarely occupy this typus. Sustainability 2021, 13, 12751 The approach to identifying the housing preferences is a quantitative study fo1l0loowf 2i7ng a descriptive research design with some elements of correlational research, e.g., for age, gender, occupation, location, and educational level. Wherever a significant difference has gebnedeenr ,doectceuctpeadt iiot nis, lhoicgahtliiognh,taendd heerdeu. cWathioenrea lthleev cerlo. sWs thaebruevlaetrioans liegdn itfioc naon tsidginffiefirceanncte rhesaus lt, beiet nisd meteenctteiodnietdis ihni gthhel iagrhttiecdle hwerhee.rWe ahpeprelicthaeblcer.o Asss ttahbeu mlataiionn pleudrptoosneo osf itghnei fisctuandtyr wesausl to, n it qisumanetniftyioinnge dhoinusthinega prtriecfleerwenhceerse, aitp dpildic nabolte g. oA isnttho edmeeapinerp cuorrpreolsaetioofnt ohre rsetgurdeysswioans aonnal- quyasnisti.f y ing housing preferences, it did not go into deeper correlation or regression analysis. AmAmonogngal al lrle rsepsopnodnednetnst,sf, efmemaalelessd doommininaateteddb byy ttwo tthiirrdss ((695//334499).) .TThhereerfeofroer,e i,ni nthe thaenaanlyaslyiss iosf otfhteh feolfloolwloiwngin mg omreo rdeedtaeitlaeidle qduqeusteisotnios,n as,s aas fairfistr sttespte, pre, prelipelsi efsrofmro m amlea laend anfdemfeamlea lwe ewre reanaanlaylsyesde dsespepaararatetelyly ttoo iidentiify pottenttiiall ddififfeerreenncceess. .H Hoowwevevere,rf, ofromr omsot st quqeusetisotinosn, st,h tehrerwe awsanso nsoi gsnigifincifaicnatndti fdfeifrfenrecnecien itnh ethre srpeospnosensebse tbweteweneegne ngednedrse.rsW. Whehrere apapplpiclaicbaleb,leth, tehdei dffiefrfenrecnesceasr earhei ghhiglihglhigtehdteidn itnh ethfeo lflolwloiwngindge dtaeitlaeidleadn anlyasliyss.is. AmAmonogngth tehaeg aegger goruopusp, sy,o yuonugnegrerre srpesopnodnednetns tds odmoimnianteadte,dw, iwthit5h4 5%4%be bloewlow30 3y0e yaersars (Fi(gFuigruer4e) .4H). oHwoewveevr,etrh, tishirse flreefcltesctso tao cae crtearitnaidne dgergeereteh ethceu crurernretnpto ppouplautliaotniopny pryamraimdiwd iwthith almalmosots2t7 2%7%of otfh tehpeo ppouplautliaotniobne btweteweene1n5 1a5n adn2d9 2y9e yaersar[s2 5[2].5]. Figure 4. Age group distribution of respondents. n = 1054. This unbalanced figure has been considered in the following detailed analysis. In a similar survey by Al Shueili [16] (p. 191), the younger population also dominated with 111 out of 243 below 30 years (45%). The civil status of the 1054 respondents was equally single and married with 97.4% in total. The high percentage of single persons also reflects younger respondents below 30 years. This has an impact on the current housing conditions since many of them still live with their families. However, this group has already a clear idea of housing preferences for future family as revealed in their following responses. Most of the respondents have a university degree. This figure of 70% is higher than the official UNESCO figures for Oman of 40.4% tertiary education in 2019 [26]. However, this number also reflects also the relatively higher number of respondents below 30 years of age. Due to the opening of new universities in the last decade and expansion of governmental scholarship schemes, more Omanis are able to go to university. In the above mentioned above similar survey by Al Shueili [16] (p. 191), respondents with a university degree also dominated (58%). There were only few job seeking respondents (11.2%), and most were employed (38.8%) (see Figure 5). Only a few were self-employed persons (4.7%). Thus, 43.5% of all respondents work, either employed or self-employed. This can be interpreted as having sufficient income and thus options for decision-making in housing. There is a relatively high number of retired persons reflecting the early retirement age of 60 years (7.6%). Sustainability 2021, 13, x FOR PEER REVIEW 11 of 28 Figure 4. Age group distribution of respondents. n = 1054. This unbalanced figure has been considered in the following detailed analysis. In a similar survey by Al Shueili [16] (p. 191), the younger population also dominated with 111 out of 243 below 30 years (45%). The civil status of the 1054 respondents was equally single and married with 97.4% in total. The high percentage of single persons also reflects younger respondents below 30 years. This has an impact on the current housing conditions since many of them still live with their families. However, this group has already a clear idea of housing preferences for future family as revealed in their following responses. Most of the respondents have a university degree. This figure of 70% is higher than the official UNESCO figures for Oman of 40.4% tertiary education in 2019 [26]. However, this number also reflects also the relatively higher number of respondents below 30 years of age. Due to the opening of new universities in the last decade and expansion of gov- ernmental scholarship schemes, more Omanis are able to go to university. In the above mentioned above similar survey by Al Shueili [16] (p. 191), respondents with a university degree also dominated (58%). There were only few job seeking respondents (11.2%), and most were employed (38.8%) (see Figure 5). Only a few were self-employed persons (4.7%). Thus, 43.5% of all respondents work, either employed or self-employed. This can be interpreted as having sufficient income and thus options for decision-making in housing. There is a relatively high number of retired persons reflecting the early retirement age of 60 years (7.6%). The unbalanced number of younger respondents, 54.4% below 30 years of age, is also reflected in the high number of students (30.7% of all respondents). Besides the fact that students are usually below 30 years, the high percentage of students can also be explained by the set-up of the survey, applying an online tool which favours students who are used to this, especially during the pandemic with only online courses at universities. The high share of students has an impact on their answers, e.g., the current housing condition. Con- cerning future housing preferences, however, they have already a clear idea of their future Sustainability 2021, 13, 12751 11 of 27 home. Obviously, the lack of experience of other housing options might have limited their choices. FFigiguurere5 5. .O Occccuuppaatitoionns tsatatutusso of fr ersepspoonnddenentst.s.n n= =1 1005544. . The unbalanced number of younger respondents, 54.4% below 30 years of age, is also reflected in the high number of students (30.7% of all respondents). Besides the fact that students are usually below 30 years, the high percentage of students can also be explained by the set-up of the survey, applying an online tool which favours students who are used to this, especially during the pandemic with only online courses at universities. The high share of students has an impact on their answers, e.g., the current housing condition. Concerning future housing preferences, however, they have already a clear idea of their future home. Obviously, the lack of experience of other housing options might have limited their choices. When looking at children, also here the 54% of respondents below 30 years leaves its footprint. 51% of the respondents currently have no children. However, here also replies about housing preferences include a future family. For the age groups between 30 and 65+ years, the majority have children and thus their housing needs consider children, either today or in the past. The household size of the respondents (Figure 6) displays that almost one third (29.1%) live in households with 5–6 persons and another third (33.9%) with 7–9 household members. The relatively large household size has an impact on the housing preference, e.g., in terms of number of sleeping rooms. The household size is similar among all age groups, and for younger persons also a large household of 7–9 is common since they might still stay with their parents. However, for young families (30–39 years), the main household size is only 5–6. The household sizes among the respondents are equally distributed between males and females. In all districts, except Muscat with a dominance of 5–6 persons, the majority of households have 7–9 persons. This number also includes, besides own children, close relatives living in the same household. Almost 80% of the respondents are owners of current house. This applies to all age groups and there is no difference among males and females. The highest share of tenants can be found in Al Amerat, the lowest in Muttrah. Ownership includes ownership by the family the respondent belongs to. Sustainability 2021, 13, x FOR PEER REVIEW 12 of 28 When looking at children, also here the 54% of respondents below 30 years leaves its footprint. 51% of the respondents currently have no children. However, here also replies about housing preferences include a future family. For the age groups between 30 and 65+ years, the majority have children and thus their housing needs consider children, either today or in the past. The household size of the respondents (Figure 6) displays that almost one third (29.1%) live in households with 5–6 persons and another third (33.9%) with 7–9 household members. The relatively large household size has an impact on the housing preference, e.g., in terms of number of sleeping rooms. The household size is similar among all age groups, and for younger persons also a large household of 7–9 is common since they might still stay with their parents. However, for young families (30–39 years), the main house- hold size is only 5–6. The household sizes among the respondents are equally distributed between males and females. In all districts, except Muscat with a dominance of 5–6 per- Sustainability 2021, 13, 12751 sons, the majority of households have 7–9 persons. This number also includes, 1b2eosfi2d7es own children, close relatives living in the same household. FigFuigreur6e. 6H. oHuosuehseohldolsdiz seiszeasm aomnognrge srpeospnodnedntesn.tns. =n 1=0 15045. 4. 4. FindAinlmgsofsrto 8m0%th oef Stuherv reeyspRoenldateendtst oarHe oouwsninegrsN oef ecdusrrent house. This applies to all age groAups sm aanidn tehmerpei riisc anlofi dnidffienrgens,che earme othneg rmesaullets afrnodm fetmhealheos.u Tsehheo hlidghsuesrvt eshyawrei lol fb teendaisn-ts plcaayne db,ec froousnsdta ibnu Alalt Aiomnseeraxte, ctuhtee ldowehsetr iens Muiutatbtrlaeh, .a Ondwrneesruslhtsipi nintecrlupdreetse dow. Wnehresrheipa pbpyl tih- e cafbalme,ilrye stuhlet srefrsopmontdheenst ibmeilloanrgssu trov.e y by Al Shueili [16] will be presented. The section is structured by going through the survey question by question, from current house to future ho4u. sFiinngdsinegesd fsroamnd theve aSluarvtieoyn Rofelnaetiegdh tboo uHrohuosoidngto Nmeoedbisl ity aspects. • WAhes rme daiony eomupliivriec?al findings, here the results from the household survey will be dis- plaTyhede,m craojossr ittaybouflraetisopnosn edxeenctust(eadlm wohsetr2e/ s3u) iltiavbelein, aSnedeb re(Fsuigltusr ein7t)erapltrheoteudg.h Withceorme approp-li- mcisaebsleo,n rleysu37lt%s forfotmh ethtoet asilmpoilparu lsautirovney(s beye TAalb Sleh1u)e.iSlii n[1c6e]t wheilbl ubield pinregsestnotcekd.t hTehree sisecqtuioitne is neswtruacntdurmeda nbyy agroeiansga trherostuilglhu nthdee rsudrevveeyl oqpumesetniotn, i tbyis qausseustmioend, ftrhoamt i tcurerprernest ehnotussbee ttote fru- cutrurreen thtoruensidnsgisn nheoeudssi nagndd eevvealloupamtioennt oinf nceoimghpbaoriusorhnotoodt htoe rmatohbeirliatylr eaasdpyecftusl.l y developed di•s trictWs ohfeMreu dtotr ayhoua nlidveB?o wshar. ATllhdei smtraicjotsridtyis opfl aryesaposnimdeilnatrsd (iasltmriobsutt 2io/3n) olifvaeg ien gSreoeubp (sFiagnudret h7e) raeltihsonuogshi gitn cifiocmapnrto- dimffeisresn coenlbye 3tw7%ee onf mthael etoatnald pfoepmualaletinounm (sbeer Ts.abTlhee 1l)o. cSainticoen tahlef ebautiuldreinsgr esgtoacrdk itnhgerdee ins sqituyite anndewsh aarnedo mf eaxnpya tarrieaates paorep ustlialtl ioundaesrw deelvl ealsodpemveenlotp, mit eisn tassstautmusedse tehmatt oit hraevperensoenimts pbaecttter on the age structure. Married and single respondents are equally distributed in Bowshar, Seeb and Muscat. In Muttrah there are far more singles, whereas in Al Amerat we find more married respondents. • Where do you prefer to live? This question relates to the preferred district in case of moving to another place inside MCA. Their aim is to identify locational preferences based on districts. Since each district has its own specifics in terms of centrality, density, housing typology and facilities (see Table 1 and Figure 1), the idea is to find the most appreciated (Figure 8). The intention was not to predict or model real movements inside MCA but rather to identify the most preferred district. In case of moving to another district inside the Muscat Governate, the preferred location is clearly Bowshar at 43%, followed by Seeb at 35%. When comparing Figures 7 and 8, interestingly currently 62% of respondents are living in Seeb while only 26% live in Bowshar. Therefore, the more developed, more densely populated and more centrally located district of Bowshar is attractive when seen from outside and many of the current Seeb residents seems to prefer to want to live in Bowshar district. Muscat district is also attractive (currently 4.0%, desired by 12.3%) as is Muttrah (currently 2.1%, desired by 4.7%). This can be interpreted at the district level as Sustainability 2021, 13, x FOR PEER REVIEW 13 of 28 current trends in housing development in comparison to the rather already fully devel- oped districts of Muttrah and Bowshar. All districts display a similar distribution of age groups and there is no significant difference between male and female numbers. The locational features regarding density and share of expatriate population as well as development status seem to have no impact on the age structure. Married and single respondents are equally distributed in Bowshar, Seeb and Muscat. In Muttrah there are far more singles, whereas in Al Amerat we find more married respondents. • Where do you prefer to live? This question relates to the preferred district in case of moving to another place inside MCA. Their aim is to identify locational preferences based on districts. Since each district has its own specifics in terms of centrality, density, housing typology and facilities (see Table 1 and Figure 1), the idea is to find the most appreciated (Figure 8). The intention was not to predict or model real movements inside MCA but rather to identify the most preferred district. In case of moving to another district inside the Muscat Governate, the preferred location is clearly Bowshar at 43%, followed by Seeb at 35%. When comparing Figures 7 and 8, interestingly currently 62% of respondents are liv- ing in Seeb while only 26% live in Bowshar. Therefore, the more developed, more densely populated and more centrally located district of Bowshar is attractive when seen from Sustainability 2021, 13, 12751 outside and many of the current Seeb residents seems to prefer to want to live in Bo1w3 osfh2a7r district. Muscat district is also attractive (currently 4.0%, desired by 12.3%) as is Muttrah (currently 2.1%, desired by 4.7%). This can be interpreted at the district level as preference pfroerf ecreenntrcael faonrdc emntorrael danevdemloopreedd aerveealso wpeidtha ar ehaisghweirt hbuaihldiginhge rabnudi lpdoipnuglaantidonp odpenuslaittyio onf- dfeenrisnitgy mofofereri snegrvmicoerse asnerdv ficaecsiliatnieds.f aLcoiloiktiiensg. Laot othkein pgreaftetrheenpceresf pereern dciesstrpicetr (dciusrtrriecntt( cloucraretinotn lovcsa. dtieosnirveds. lodceastiiorend), rloescpatoinodn)e,nrtes slpivoinngd einn tMs ulitvtirnagh minaiMnluyt ptrraehfemr taoi nlilvye pinr eBfoewr tsohalriv wehiinle Broewspsohnadr ewnhtsil elivreinspgo innd Beonwtsslhivairn mgaininBlyo wprsehfaerr mtoa sitnalyy. pRreesfperotnodsetnatys. cRuersrpeonntldye lnivtsincug rirne nSteleyb limvianignliyn pSreeefberm taoi nlilvyep irne fSeeretbo alinvde BinoSwesehbaarn. dHBowowevshear,r .thHeoswe teevnedr,etnhceisees tdeno dneontc rieesfldecot nroeat l rfeuflteucrter emaol vfuetmureentms osvinecme etnhtes isminpcaectths eoifm thpea crtesaol fetshtaetree malaersktaett eomr aavrkaeiltaobrilaitvya oilfa bbiuliitlydionfg bluanilddi ncagnl arnedduccaen trheed ufecaestihbeilifteya soifb imlitoyvoinf gm ionvtoin tghien tporethfeerprerdef elorrceadtiolonc.a Ntioenv.erNtheevleerstsh,e tlheesss,e tfhiegsuerefisg ruerfelescrte afl celcetaar cplreeafrerpernecfeer aemncoenagm reosnpgornedsepnotnsd oefn thtsiso sfuthrviseysu frovre ayrefaosr warietahs aw hiitghhaer hbiguhiledrinbgu ialdnidn gpaonpdulpaotipounl adteionnsidtye,n msitoyr,em foarceiliftaiceisl iatineds aan dceantcreanlt rloacl aloticoanti oannda nadlsaol scoanca bne bientienrtperrpetreedte adsa as adidsissastaistifsafcatciotino namamonogn gcucurrrerennt tSSeeeebb rreessiiddeennttss dduuee ttoo tthheeiirr hhiigghh rraatteeo off wwaanntitninggt otom moovveee elslseewwhheerere. . Sustainability 2021, 13, x FOR PEER REVIEW 14 of 28 FigFuigruer7e. 7L.o Lcoactiaotnioanladli sdtirsitbruibtuiotnioonf orfe srpesopnodnednetsntasm aomnogndgi sdtirsitcrtiscitns iMn CMAC.An. =n 1=0 15045. 4N. oN.oo.f orfe rsepsopnosnesse=s =8 6886.8. FiFgiugruer8e. 8L. oLcoactiaotnioanl parl epfererefnercenocfer eosfp roensdpeontdseintrse liant iroenlattoiomno tvoi nmgotvoianngo toh earndoitshtreicrt doifsMtriCctA o.fn M=C1A05.4 n. N= o10. 5o4f .r Nesop.o onfs eress=p9o8n9s.es = 989. 4.1. Findings Related to Housing Based on the household survey, the details of current house as well as future housing preferences will be displayed. 4.1.1. Current Building Type Most respondents live today in a single-family house (around 70%). Other building types such as twin villas, traditional Arab courtyard houses and apartments play only a minor role (Figure 9). However, apartments are more common among expatriates who cover 58% of the population in Muscat but were not the target group for this survey. Since the majority of respondents live in the newly developing Seeb district where single-family villas dominate, the results are as expected. In the similar survey of Al Shueili [16] (p. 200), the single-family villa also dominated, 130 out of 226 or 57.5%. Figure 9. Current building type. n = 1054. No. of responses = 889. Sustainability 2021, 13, x FOR PEER REVIEW 14 of 28 Figure 7. Locational distribution of respondents among districts in MCA. n = 1054. No. of responses = 868. SustainaFbiigliutyr2e0 82.1 L, 1o3c,a1t2io75n1al preference of respondents in relation to moving to another district of MCA. n = 1054. No. of respons1e4s of 27 = 989. 4.1. Findings Related to Housing 4.1. Findings Related to Housing Based on the household survey, the details of current house as well as future housing prefeBraesnecdeos nwtihlle bheo duissephlaoyldedsu. rvey, the details of current house as well as future housing preferences will be displayed. 44.1.1.1.1..C CuurrrreennttB BuuilidldininggT Tyyppee MMoossttr reessppoonnddeennttssl ilviveet otoddaayyi nina as isningglele-f-afammiliylyh hoouussee( a(arorouunndd7 700%%).).O Oththeerrb buuilidldiningg ttyyppeesss suucchha asst wtwininv vilillalass, ,t rtraadditiitoionnaallA Arraabbc coouurrtytyaarrddh hoouusseessa anndda appaarrtmtmeenntstsp plalayyo onnlylya a mmiinnoorr rroolele( F(Figiguurree9 9).). HHoowweevveerr,,a appaarrtmtmeennttss aarreem moorreec coommmmoonna ammoonngge exxppaatrtiraiatetessw whhoo ccoovveerr5 588%%o offt thheep pooppuulalatitoionni ninM Muussccaattb buuttw weerreen noottt thheet taarrggeettg grroouuppf foorrt thhisiss suurrvveeyy. .S Sininccee tthheem maajojorritiytyo offr reessppoonnddeenntstsl ilviveei nint thheen neewwllyyd deevveellooppininggS Seeeebbd diissttrricicttw whheerrees siningglele--ffaammiliyly vvilillalassd doommininaatete, ,t htheer eressuultlstsa arerea asse exxppeectcetedd. .I nInt hthees simimilialarrs suurrvveeyyo offA AllS Shhuueeiliili[ 1[166]]( (pp. .2 20000)),, tthhees siningglele--ffaammiliylyv vilillalaa alslsood doommininaatetedd, ,1 13300o ouutto off2 22266o orr5 577.5.5%%. . FiFgiugurere9 .9C. Cuurrrernetnbt ubiuldildinigngty tpyep.en. n= =1 1005544. .N Noo. .o offr reessppoonnsseess= =8 88899.. When looking at the distribution of housing typologies among the districts, single- family villas dominate in Seeb and Muscat (with its newly developed areas in the south of the district), while twin villas are more common in Bowshar and apartments in Muttrah (mainly in the densely built-up Ruwi) and Al Amerat, where a higher number of less privileged families live. The traditional Arab house plays a role only in the district of Muttrah with its older building stock (22%). Therefore, most respondents currently share the housing experience of living in a single-family villa. This experience can have an impact on their housing needs and preferences since they are used to it and might not know any other housing type. Obviously, any different housing typology such as twin villa or semi-detached row house has to fulfil their needs and expectations in a similar way, e.g., number of sleeping rooms, privacy, etc. In all age groups the single-family villa leads. Second is the twin villa and traditional Arab house but only at a low percentage. Only among families do twin villas enjoy a slightly higher share (villa/twin 53.6%/17.9%). For household size above 3–4 persons, the single-family villa is by far the leading building type. Only for smaller households does the apartment lead, followed by the villa. Having children or not has no impact on the leading role of the single villa. The building types are equally distributed among males and females. Sustainability 2021, 13, x FOR PEER REVIEW 15 of 28 When looking at the distribution of housing typologies among the districts, single- family villas dominate in Seeb and Muscat (with its newly developed areas in the south of the district), while twin villas are more common in Bowshar and apartments in Muttrah (mainly in the densely built-up Ruwi) and Al Amerat, where a higher number of less priv- ileged families live. The traditional Arab house plays a role only in the district of Muttrah with its older building stock (22%). Therefore, most respondents currently share the housing experience of living in a single-family villa. This experience can have an impact on their housing needs and pref- erences since they are used to it and might not know any other housing type. Obviously, any different housing typology such as twin villa or semi-detached row house has to fulfil their needs and expectations in a similar way, e.g., number of sleeping rooms, privacy, etc. In all age groups the single-family villa leads. Second is the twin villa and traditional Arab house but only at a low percentage. Only among families do twin villas enjoy a slightly higher share (villa/twin 53.6%/17.9%). For household size above 3–4 persons, the single-family villa is by far the leading building type. Only for smaller households does the apartment lead, followed by the villa. Having children or not has no impact on the Sustainability 2021, 13, 12751 15 of 27 leading role of the single villa. The building types are equally distributed among males and females. 4..1..2.. Why Did You Choooossee tthhee Hoouussiinngg TTyyppeeM MeenntitoionneeddA Abboovvee??( (MuultltipipleleA Annsswweerrss)) The hiigh percenttage off ownershiip ((80%)) among tthe rresspondentts iis rreflfleecctteed aallsso by tthe reasons why tthe currentt buiilldiing type has been chosen (almost half of the responses). However,, ownerrshiip off aa bbuiilldiing,, iiff iinnhheerriitteed,, oorr oownneerrsshiip ooff ppaarreennttss whheerree yyoouunnggeerr resspondeennttssm migighhtts tsitlillls tsatya,yo, rogr igvievnenby btyh ethlea nladnldot ltoerttye,rayls, oalmsoe amnesalnims iltiemditoepdt iopntsionst hoen stehlee csteiloenctoiofnth oef ltahyeo luaty,osuintc, esitnhcee btuheil dbiunigldhinags ahlaresa adlryebadeeyn bbeuenil tbourilbt uoirld biungildrienggu lraetgiounlas- dtio nso tdaol lnoowt oaltlhoewr oopthtieorn osp(stieoenSse (csteioen se2c).tiLoany 2o)u. tL(atyraoduit i(otnr adl iwtioitnhaal sweipthar a tsioenpaorfaptiuobnl iocf apnudblpicri avnadte parievaastea sawreealsl as wmeallle aasn mdafleem aanlde aferemaas)lei sartheaess)e icso tnhde simecpoonrdta inmtpaosprteacnt,t calsopseclyt, fcolollsoewlye dfobllyowafefodr dbyab aiflfitoyrd(Faibgiulirtye 1(F0i)g. ure 10). FFiigguurree 1100.. Reeassonss fforr tthee sseelleeccttiion off tthee ccurrrreenntt bbuuiillddiinngg ttyyppee ooff rreessppoonnddeenntsts (m(muultlitpiplele aannswsweresr)s:) :n n= =1015045. 4N. oN. o.f roef- rsepsopnosnesse s= =1014014.1 . 4..1..3.. Whatt IIss tthe Mosstt IImporrttantt Specciialltty iin Yoouurr Hoouussee?? ((Mullttiipllee Annssweerrss)) Wheen llookiing aatt tthee sspeecciifificc iimporrttaantt ffeeaatturreess off tthee ccurrrreentt houssee,, aa ggaarrdeen oorr aa yyaarrd iiss tthhee moosstt iimppoorrttaanntt,, hhiigghhlliigghhtteed bbyy 4400..66%,, ffoollllooweed bbyy tthhee nnuumbbeerr ooff sslleeeeppiinngg rooms at 37.5%, car parking on the plot at 34.1% and affordability at 31%. This is an important finding for future housing designs. However, the results in percentages do not identify a clear favourite since the four most mentioned ones share 40% to 30%. Separated entrances, options for extension and home office options are less important. The replies differ slightly among age groups with a higher preference for sleeping rooms among those with children (Figure 11). The age group 30–39 years (assumed to be younger families) is more concerned about spending, while with increasing age the number of sleeping rooms becomes more important. There is no significant difference between males or females. Affordability decreases in importance with growing household size while a garden/yard and number of sleeping rooms becomes more important for larger households. Separate entrances and home office options do not differ among household sizes. 4.1.4. Future Housing Preferences In case of potential moving to another building, the preferred building type remains similar without any significant changes. Only change of location is on the wish list, as clearly shown earlier by the preference for Bowshar, but building type is not a factor. Still 3/4 prefer a single-family villa as preferred building type. Today, ca 70% of all respondents live in a single-family villa. This can be interpreted as preference for privacy. However, a twin villa or a semi-detached house or row house could provide the same degree of privacy, but the respondents did not consider these as an option (Figure 12). As discussed Sustainability 2021, 13, x FOR PEER REVIEW 16 of 28 Sustainability 2021, 13, 12751 rooms at 37.5%, car parking on the plot at 34.1% and affordability at 31%. This is 1a6no fim27- portant finding for future housing designs. However, the results in percentages do not identify a clear favourite since the four most mentioned ones share 40% to 30%. Separated entrances, options for extension and home office options are less important. The replies bdeiffoferer ,stlihgehctluyr aremnotnegx paegrei egnroceuposf wlivitihn ga ihnigahseirn pgrleef-efarmeniclye fvoirl lsalemepiginhgt hroaovme as namimonpgac tthoonse twheiitrhp crheifledrreennc e(Fsidguueret o11la).c k of alternative experience. Sustainability 2021, 13, x FOR PEER REVIEW 17 of 28 FFigiguurere1 111. . Moosstt iimppoorrttaanntt ffeeaattuurreess ooff tthhee ccuurrrreenntt bbuuiillddiinngg ttyyppee ooff rreessppoonnddeennttss ((muullttiippllee aannssweerrss)). .nn = =1015045.4 N. oN. oo.f oref- respspoonnseses s== 2523563.6 . The age group 30–39 years (assumed to be younger families) is more concerned about spending, while with increasing age the number of sleeping rooms becomes more im- portant. There is no significant difference between males or females. Affordability de- creases in importance with growing household size while a garden/yard and number of sleeping rooms becomes more important for larger households. Separate entrances and home office options do not differ among household sizes. 4.1.4. Future Housing Preferences In case of potential moving to another building, the preferred building type remains similar without any significant changes. Only change of location is on the wish list, as clearly shown earlier by the preference for Bowshar, but building type is not a factor. Still 3/4 prefer a single-family villa as preferred building type. Today, ca 70% of all respondents live in a single-family villa. This can be interpreted as preference for privacy. However, a twin villa or a semi-detached house or row house could provide the same degree of pri- vacy, but the respondents did not consider these as an option (Figure 12). As discussed before, the current experience of living in a single-family villa might have an impact on their preferences due to lack of alternative experience. FFiigguurree 1122. .IInn ccaassee ooff mmoovviningg ttoo aannootthheerr hhoouussee, ,whhaatt iiss tthhee pprreeffeerrrreedd bbuuiillddiinngg ttyyppee.. nn == 11005544. .NNoo. .oof freressppoonnsseess == 888888. . AAmmonognga lal lal gaegeg rgoruopusp,st,h tehesi nsignlgel-efa-fmamilyilyv ivlliallaty tpyepeis ibs ybyfa fratrh tehme mosotspt rperfeerfererrdedo noene (7(07–09–59%5%). )A. Atr tardaidtiiotinoanlaAl Ararbabh ohuosuesea nadndtw twininv ivlliallsasa raereo potpitoinosnsfo froro nolnylya afe fwew. H. Howoweveevre,r, thtehye oyuonugnegsetsgt rgoruopup(1 (81–82–92y9 eyaerasr)sd) idspislpalyasyas asl isglihgthlytlylo lwowerepr rperfeefreernecnecfeo frotrh tehve ivllialla(7 (07.08.%8%) ) thtahnanth teheo tohtehregr rgoruopusp(s7 (57–59–59%5%) a) nadnda ha ihgihgehrepr rperfeerfeernecnecfeo froarl taelrtnerantiavtievhe ohuosuinsigngo potpiotinosns suscuhchas atsw twininv ivllialla(7 (.74.%4%) a) nadnda paapratmrtmenetnst(s3 (.23%.2%), )a,l amlmosotsdt oduobulbelien inco cmompapraisroisnonto ttoh tehoet ohtehrer agaegge rgoruopusp.sT. hTihsicsa cnanin idnidciactaetae asl isglihgthsth sihftifitn inp rperfeefreernecnecaem amonognagg aegger goruopusp. sF.o Froorl odledrearg aege grgoruopusp,st,h tehter atrdaidtiiotinoanlaAl rAarbabh ohuosuesael saolspo lpaylasyas rao rleol(e1 4(1.34%.3)%. ). Both males and females by far prefer the single-family villa and there is no significant difference among the other options. The same applies for current residential location, and residents of all districts prefer to live in a single-family villa. In the survey by al Shueili [16] (p. 282) the question was “To what extent do you agree that living in a smaller house built-up area has an impact on the sustainability of Muscat?” Here 16% strongly agrees and 48% agreed. However, the concrete decision related to housing typology still prefers the singe-family villa. 4.1.5. Future Housing Features (Multiple Answers) The most commonly missed current feature, and thus desired for the future home (Figure 13), is a garden/yard (58%) followed by number of sleeping rooms (34.5%), car parking option on the plot (31.2%), affordability (29.4%), and home office option (28.1%). This is an important finding for housing design: to consider a garden or yard on the plat. This ranking also follows similar questions about the most important feature of the cur- rent house. However, the preference for a future garden/yard in comparison to car park- ing and number of sleeping rooms becomes clearer in this question about future housing features. Sustainability 2021, 13, 12751 17 of 27 Both males and females by far prefer the single-family villa and there is no significant difference among the other options. The same applies for current residential location, and residents of all districts prefer to live in a single-family villa. In the survey by al Shueili [16] (p. 282) the question was “To what extent do you agree that living in a smaller house built-up area has an impact on the sustainability of Muscat?” Here 16% strongly agrees and 48% agreed. However, the concrete decision related to housing typology still prefers the singe-family villa. 4.1.5. Future Housing Features (Multiple Answers) The most commonly missed current feature, and thus desired for the future home (Figure 13), is a garden/yard (58%) followed by number of sleeping rooms (34.5%), car parking option on the plot (31.2%), affordability (29.4%), and home office option (28.1%). This is an important finding for housing design: to consider a garden or yard on the plat. Sustainability 2021, 13, x FOR PEER RTEVhIiEsWra nking also follows similar questions about the most important feature of the cu18r roef n28t house. However, the preference for a future garden/yard in comparison to car parking and number of sleeping rooms becomes clearer in this question about future housing features. Fiigurree 1133.. Mosstt iimporrttaantt ffeeaatturreess off deessiirreed ffutturree buiilldiing ttypee ((mullttiipllee aanssweerrss)).. n = 11005544.. No.. off rreessponsseess = 22331155.. A garden/yyaarrdd iiss pprreeffeerrrred ffiirst among all age groups. Regardless of having children or nott oorrc coonncceernrnininggh ohuosuesheohlodldsi zseiz, ea, gaa rgdaerndeisnd iess diresdirmedo smt. oFsotr. bFotrh b, omthal,e ms anleds faemnda lfees-, mthaelegsa,r dtheen /gyaardrdenc/oymareds ficorsmt.eHs ofiwrset.v eHr,otwherveera,r ethheirgeh earep rheifgehrern cperse,faefrtenrcgeasr, daefnte/ry gaardr-, dfoerna/yffaorrdd,a fboirl itayf,focradrapbairliktiyn, gcarn dpaorpktiinogn sanfodr oepxttieonnssio fnora mexotenngsmional easm. Fonorg fmemalaelse.s F, gour efest- mroaolmess, agnudesntu rmoboemrso fasnldee pniunmgbroero mofs rseleceepivinegm rooroematst ernetcioenivaef tmerogrea rdatetne/ntyiaornd .after gar- den/yTahruds. , an important feature for future housing design is the availability of a gar- den/Tyhaurds,. aTnh iismfpeaotrutarne,t hfeoawtuervee rf,ocra nfuatulsroe bheoupsrionvgi ddeedsiognn aisg itvheen apvaloiltabbyiliatyt wofi na vgilalra-, daesne/myai-rdde. tTahchise dfeahtouursee, hoorwaervoewr, hcaonu saelsaon bden portoovnidlyedb yona as ignigvleen-f apmloitl ybyv iall atw, ains wviillllab, ea sdeemio-dnesttaractheeddi nhothuesec oonrc lau srioown . house and not only by a single-family villa, as will be demonstrated in the conclusion. 4.2. Findings Related to Neighbourhood 4.2. FBinadsiendgso Rnetlhateedh otou Nseehigohlbdousurhrovoedy , the analytical focus here is on the neighbourhood levelBaansdeda roenas tihne whaoluksinehgodldis tsaunrcveesy, ,b tohthe aatncaulyrtriecnatl lfooccautsio hnearen disf oornf uthtue rneenigehedbso.urhood l4e.v2.e1l. aWndh aatreKaisn dino wf aSlpkeicniga ldtiiesst/anFcaecsil,i tbioesthA arte cIumrrpeonrtt alonctaftoiornY oaundin foYro fuurtuArree an?eeds. (Multiple Answers) 4.2.1.L Woohkaitn Kg iantdt hoef cSuprerceinatltnieesig/Fhabcoiluitriheos oAdr,et hIme mpoorsttainmt pfoorr tYaonut f iena tYuoreusr aAreresaa?f e(tMy u(6lt0i.p2l%e ), Afonllsowweerds) by a walkable neighbourhood (53.2%), nearby grocery (51.4%), friendly neigh- Looking at the current neighbourhood, the most important features are safety (60.2%), followed by a walkable neighbourhood (53.2%), nearby grocery (51.4%), friendly neighbours (48.1%), and close by parks and beaches (46.5%). The physical distance to the next neighbour has less importance, at only 26% (Figure 14). The second ranked feature of a walkable neighbourhood seems to be unexpected in the currently car-oriented society with missing or uncomfortable walkways. However, it clearly reflects an important need to be considered in future neighbourhood design. Sustainability 2021, 13, 12751 18 of 27 bours (48.1%), and close by parks and beaches (46.5%). The physical distance to the next neighbour has less importance, at only 26% (Figure 14). The second ranked feature of a walkable neighbourhood seems to be unexpected in the currently car-oriented society with Sustainability 2021, 13, x FOR PEER R m EViIsEsWin g or uncomfortable walkways. However, it clearly reflects an important need19to ofb 2e8 considered in future neighbourhood design. FigFuigreu1re4 .1M4. oMstoismt ipmorptoarnttafneta fteuarteusroefs doefs direesdirfeudt ufuretunreei gnhebigohubrhoouorhdo(omdu (lmtipulletiapnles wanerssw).enrs=). 1n0 =5 41.0N54o.. Nofo.r eosfp roenspseosn=se3s1 =3 1. 3131. Safety and a walkable neighbourhood are preferred among all age groups. With increSaasifnetgy aagned, far iwenadlklaybnlee ingehigbhobuorsurahnododn eaarreb pyrpefaerrkrsedb eacmoomneg malol raegeim gprourtpasn. tW. Tith eirne- icsrenaosibnig adgifef,e frreinencedlfyo rnreeigsphboonudresn atsndw intehaorbryw pitahrokus tbcehcoilmdree nm,osraef eitmyphoarvtai ngt. tThheehreig ihs ensot pbrigio driitfyfearleonncge wfoirt hreaspwoanldkeanbtles wneiitghh obro wurithhoooudt. cShcihldoroelns,a snadfeftryi ehnadvliyngn etihgeh hbioguhressat rperimoroirtey iamlopnogr twanitthf oar wthaolkseabwleit hnecihgihldbroeunr,hwoohdil.e Sfcohrotohlos saenwdi tfhrioeuntdclyh ilnderiegnhbaonueras rabrye gmroocreer yimis- npuomrtabnetr ftowr oth. oPsaer kwsiathn dchbiledarcehne,s warheiliem fopro trhtaonste fworitbhootuht gchroiludprse.n a nearby grocery is num- ber twWoit. hPianrckrse aansidn gbehaocuhseesh aorled ismizpeo, rstaafnett yfoarn bdoftrhi egnrdoluypnse. ighbours become more impor- tant, Wwihtihle inacwreaalskinabgl ehonueisgehhbooldu rshizoeo,d s,anfeetayr bayndp afrrkiesnadnlyd ngeroigcherbioeusrrse cbeeicvoemlees smporrieo riimty-. Apolmrtaonstt,e wquhaillei sa twhealrkaanbklein ngeaigmhobnogurgheonodde, rn. eFaermbya lpesarhkasv aenadh girgohceerriperse rfeecreenivcee lfeosrs sparfieotry- aitnyd. Anelmarobsyt gerqoucaerl yi,sw thheil erafonrkminagl easmaonnega rgbeynpdaerrk. Fisemmoalreesi mhapvoer taa nht.igher preference for safety and nearby grocery, while for males a nearby park is more important. 4.2.2. What Services Do You Need nearby Your House? (Multiple Answers) 4.2.2.L Woohkaitn Sgeartvtihceesc Duror eYnotun eNigeehdb onuerahroboyd Y, othuer mHoosutsiem? p(Morutaltnitpslee rAvincsews enresa)r by are super- markLeto(o5k6i.n9g% )a,tm thoes qcuuerr(5e1n.t9 %ne)i,gphabrkosur(4h9o.o7%d,) ,thfoeo md sotsut ffim(4p6o.7r%ta)n, tp hsearrvmicaecsy n(4e6a.r2b%y) ,abrea nskus- (p4e1r.m6%ar)kaentd (5b6e.9a%ch)e, sm(o40sq%u)e. O(5t1h.9e%rs)b, eplaorwks4 (04%9.,7w%e),r efojoodb slotucafft i(o4n6,.7c%af)é, /prheasrtamuarcayn t(s4,6g.2y%m),, sbcahnools, laundry, and saloon. A tailor shop (24.6%), suq (22.3%) and bus stop/taxi rank(11.8k%s )(4r1e.c6e%iv) eadndle absetaacthteesn t(i4o0n%()F. iOguthreer1s5 b).elHowow 4e0v%e,r ,weevreen jothbe loficrasttiomne, nctaiofén/reedstsaeurvraicnetss,, dgyume t,o scthheoomlsu, lltaipulnedarnys,w aenrds ,swaliothona.n Aa vtaeirlaogre sohfofipv (e24fa.6c%ili)t,i essu,qc l(i2ck2.e3d%b)y atnhde breussp sotnodpe/tnatxsi, draidnkn o(1t1p.8ro%v)i dreecaeicvleedar lpearestf eartetnenceti;oanll (sFeirgvuicrees 1a5n).d Hfaocwileitvieesr,w evitehna tbhoev feir4s0t% mreenstpioonnesed rsaetre- sveiecems,t odubee itmo pthoert amnut lntiepalret haenshwouersse,. wIt iathls oanh aasvteorabgeec oonf sfiidveer efdactihliatitetsh, isclqicukeesdti obny dtihde nroet- ssppeocnidfyenthtse, mdieda nnsoot fptrroanvsidpeo rat scilneacer “pnreefaerryenoucer; haollu sseer”vciacnesb aen, dw hfaecniluitsieinsg wthiteh caabr,oavlere 4a0d%y sroesmpeonksileo mraetetr seeseamw atoy .be important near the house. It also has to be considered that this questSiuonp edrmida nrkoet tsspaerceifiym tphoer mtaneatnfos roaf ltlraagnespgorrotu spinscaen “dn, ewarit hyoinucr rheaosuisneg” acgaen, bmeo, swquheens aunsidngp athrkes c.aBru, aslrsetoapdsy aslowmaey skirleocmeievtereds tahwealoyw. est number. This reflects the only recently introduced public bus system, with only a few lines [6]. Other facilities follow a changing demand according to age: demand for gymnasia decreases, demand for mosques increases. Since neighbourhoods should have a mixed population of all ages, the results do not Sustainability 2021, 13, 12751 19 of 27 provide clear insights into desired neighbourhood facilities and services. As for children, the ranking differs: for those with children, the rank order is mosque, supermarket, park, while for those without the ranking is supermarket, foodstuff and, almost equally, bank, pharmacy, and park. For males and females, the ranking follows gender related traditional work distribution. For males the ranking is supermarket, mosque and, equally, foodstuffs (buying meals for the family) and parks, while for females it is supermarket, park, phar- macy, mosque. The largest differences are for laundry, barber shop and beach where male Sustainability 2021, 13, x FOR PEER RlEeVaIdEWby more than 10%, while females lead for tailor and pharmacy. While these fin2d0i onfg 2s8 are not unexpected, interestingly the workplace is equally important for both at 34.4% for male and 32.3% for female. FFiigguurree 1155.. Moosstt iimppoorrttaanntt sseerrvviicceess aanndd ffaacciilliittiieess ooff ddeessirireeddf ufututurreen neeigighhbboouurrhhoooodd( m(muultlitpiplelea annsswweerrss)).. nn == 11005544.. Noo.. ooff rreessppoonnsseess == 55001122.. 4.2.3. What Kind of Services Are Missing Today within Walking Distance? (MultSiuppleeArmnaswrkeertss) are important for all age groups and, with increasing age, mosques and parks. Bus stops always received the lowest number. This reflects the only recently introWduhcieled tphuebqliuce bstuiso nsyasbteomve, wonitchu orrenthe question on current missing servniclye t nearb sa wfeiwth li ynseesr [vices did noin wal6k]i.n Ogthdeisrt faanc tilpitrioevs ifdoellaowcl ear pictce was able toa cchoamneg uinre,upg wdeitmhacnleda raecrcroersduilntsg. Ctou rargeen:t ldy,emmiasnsdin gfofre agtyumrens aasnida sdeercvriecaessews,i tdheinmwanadlk ifnogr dmisotsaqnuceesa nind- dcreesairseeds. iSnintchee nleoicgahlbnoeuigrhhoboodusr hshoooduldar heafivres ta omf iaxlelda ppolapcuelattoiorne loafx a(l4l 3a.g4e%s,) ,thfoel rloewsueltds bdyo wnoatl kpwroavyisdaen cdlepaerd iensstirgiahntsw inatyos d(2e8s.i1r%ed) annedigshhboopusrh(2o1o.5d% f)ac(Filiigtiuerse a1n6d). sTehrvisicisesa.n Aims fpoor rctahnilt- fidnredni,n tghefo rrannekiignhgb doiuffrehros:o fdord tehsoigsne ,wesitphe cchiailldlyrerneg, tahrde irnagn,ke o.gr.d, egrr eise nmaorseqauset,o sureplaerxminaraknedt, wpaarlkk,w wayhsil.eO fbovr itohuossley, wshitohpopuint gthfea crialintikeisnpgl aisy saumpeinrmorarrokleet,s ifnocoed, sintutfhf eacnadr,- oarlimenotsetd esqoucaielltyy,, mbaonskt,o pf hthaermshaocpy,p ianngdi spdarokn.e Fboyr cmara.les and females, the ranking follows gender related tradiAtiopnlaalc we toorkre dlaisxtrinibiusthioignh. Fesotrf moraalellsa tghee graronukpinsg. Fiso sruepldeerrmlya,rskheotp, ms aonsdqucea ranpdar, keiqnugaallrye, mfooordesitmufpfso r(tbaunytiwngh imleefaolrsa flol rb ethloew fa6m5 iyleya) rasnodf apgaerkwsa, lwkwhialye sfoanr dfesmhoapless mita itst esru. pTehremreairskneot, spiagrnki,fi pcahnatrmimapcayc, tmonostqhueer.a Tnhkein lgarrgeegsatr ddiinffgerheanvciensg acrhei lfdorre lnauonr dnroyt., Fboarrbaellr hsohuospe hanodld bseizaecsh, pwlahceerse tmo arelela lxeaadre bmy omstoirme pthoartna n1t0%an, dwthhielree fiesmnaolessig lneaifidc afonrt dtaiiflfoerr eanncde bpehtawrmeeancyg.e nWdheirlse. Tthheusse, ffionrdfiuntgusr earnee nigoht buonuerxhpoeocdtedde, siingtne,repsltaicnegslyto threel awxowrkitphlaincew ias lekqinugaldlyis itmanpcoerstauncth faosr sbmotahl lapt a3r4k.4s,%a nfodr smuiatlaeb alendw a3l2k.3w%a yfosrh faevmeatloe.b e considered. 4.32.3T. rWanhspaot rKtaitniodn of Services Are Missing Today within Walking Distance? (Multiple An- swerTs)h e last topic was related to transportation, specifically commuting, in relation to the housiWnghisliet uthatei oqnu.eAstlimono satb9o7v%e oonf tchuerrenspt onneadrebnyt sseursveicthese idr iodw nnotc aprrofovridceo ma mcleuatrin pgi,cthuures, oththe eqrumeestainosn oofntr caunrsrpeonrtt msuicshsiansgb suesr,vmiciensi bwuist,htianx iw, bailckyinclge ,doirstwanaclkei nwgaps labylne otos igconmifiec aunpt rwoiltehi nclegaertetirn rgestoultthse. Cwuorrkepntlalyc,e m. issing features and services within walking distance and desirTedh einm tahjoe rliotycaclo nmemighubteosubrhetowodee anre1 0fitrost3 o0fm aliln ab yplcaacre, aton dreolanxl y(4a3f.4e%w)d, froivlleowfoerdl ebsys twhalnkw10ayms ina.ndH opwedeevsetr,ia1n/ 4wcaoyms m(2u8t.1e%s f)o arnmd osrheotphsa n(2310.5m%i)n (.FIignuares im16i)l.a rThsuisr vise yanb yimal- portant finding for neighbourhood design, especially regarding, e.g., green areas to relax in and walkways. Obviously, shopping facilities play a minor role since, in the car-ori- ented society, most of the shopping is done by car. A place to relax in is highest for all age groups. For elderly, shops and car parking are more important while for all below 65 years of age walkways and shops matter. There is no significant impact on the ranking regarding having children or not. For all household sizes, places to relax are most important and there is no significant difference between genders. Thus, for future neighbourhood design, places to relax within walking distance such as small parks, and suitable walkways have to be considered. Sustainability 2021, 13, 12751 20 of 27 Shueili [16] (p. 202), commuting distance was asked for. For 34.1% this was beyond 25 km, Sustainability 2021, 13, x FOR PEER RaEnVdIEfW or 25.7% 11 to 25 km. Thus, almost 60% commute more than 11 km according to21t ohfi 2s8 survey, which is in line with the results in Figure 17. FFigiguurere1 166. .M Mooststi mimppoortratannt tc ucurrrernentltylym misissisninggs esrevrviciecsesa nanddf afcaicliiltiiteises( m(muultlitpiplelea nasnwsweresr)s.)n. n= =1 1005544. .N Noo. .o offr reessppoonnsseess= =7 73333.. 4.3. TBraasnesdporntactoiomn muting time, half of the respondents would consider changing residen- tial loTchatei olanstt otosptiacy wcalos sreerlattoedth teo twraonrskppolartcaet.ioTnh, isspnecuimficbaelrlys ceoemms tuotibneg,v ienr ryelhaitgiohnw toh ethne choonusisdinegri nsigtuthateioonw. nAelrmshoispt r9a7t%e o off8 t0h%e ,rweshpiochndpernotvsi duesse ltehsesiflr eoxwibni lcitayr ifnorc hcoanmgminugtilnocga, ttihouns. Oonthtehre moethaners hofa ntrda,nistproerflte scutschth aes hbiugsh, mprienfiebruens,c teaxfoi,r btihceycmleo, roer cwenatlrkainllgy plolacayt nedo sdiigsntriifcictaonft Broowle sihna greatstirnegv teoa ltehde iwnothrkepqluacees.t ion on desired residential location. WThhee nmcahjoarnitgyi ncgomremsiudteens tbiaeltwloeceanti o1n0 ttoo 3m0 omveinc bloys ecrart,o anthde ownloyr kap fleawce ,drsiavme efocro lsetsss (t3h7a.1n% 1)0a nmdins.a mHeowbueviledri,n 1g/t4y pcoem(3m4.u2t%es) aforer tmheomreo tshtainm p30o rmtainnt. fIanc tao rssi,mwihlairle ssuizrvee(y1 7b.3y% a)l aSnhduleaiylio [u16t ]( 1(p1..4 2%02) )a, rceosmeemnumtinorge dflisetxainbclye. wHaesr ea,sckoesdts foarr.e Fsoere n34a.1s%m tohries iwmapso bretaynotntdh a2n5 tkhme , laanydou fot ro f25th.7e%b u11il dtoi n2g5. kTmh.i sTchauns,o aplmenoast d6i0s%cu csosimonmountet mheohreo uthsainng 1t1y kpme iafcacotwrdiinngv itlola thoirs asuservmeiy-d, wethaicchhe dis rinow linheo wusitehi sthlee srseseuxlptse nins iFvieguthraen 17a. villa, considering construction and running costs. 5. Alternative Building Types and Adjustments of Building Regulations Based on the findings of the housing survey and the needs of respondents concerning housing, options for alternatives to the current prevailing housing type of the single-family villa will be discussed. The aim is to test whether and how a more sustainable urban development can be achieved while reflecting the housing preferences of the survey. On the level of the neighbourhood, there is a need for a higher population and building density leading to more potential users or costumers per sq km to allow more services to be available within walking distance. At the level of the building, the aim is to decrease the exposure of the facade to solar radiation, in order to minimise the need for air conditioning. Along the same lines, Al Gharibi [7] (p. 301) mentioned “the advantage of compact form is to save energy because as the houses are close to each other it means that the planes which are exposed to external air are minimized”. Some details of the building regulations can also be easily adjusted: the outlets of the air conditioning have to be placed on the rooftop instead of at each window to avoid heating of the garden and of the neighbouring building. As result of the survey, options to provide a private garden or yard (also for outdoor gathering) while maintaining the privacy needs of the residents are a priority. Sustainability 2021, 13, 12751 21 of 27 A precondition is to keep the current plot dimensions since most undeveloped plots in the new development areas in, the West of MCA are already the private property of Omani recipients from the lottery or are part of legally binding layout plans. The rationale is to avoid lengthy and costly re-allocation processes or interference with already constructed buildings and infrastructure. Let us have a deeper look at the following well-established building types which can be constructed on the existing plot sizes: • Twin villas, • Row houses, • L- or T-shaped garden houses, • Courtyard houses. The question is: what can be achieved based on the current distributed, but not yet developed, plots? The current single-family villa on the standard 20 m × 30 m plot with the Sustainability 2021, 13, x FOR PEER RE g VivIEeWn setbacks of 3 m around and 5 m in front achieves, with two floors and a max2im2 ouf m28 plot coverage of 40%, a total gross floor area of 480 sqm (Figure 17 upper left). FFiigguurree 1177.. Clloocckkwiissee:: Cuurrrreenntt ssiinnggllee--ffaamiillyy vviillllaa ttyyppuuss wiitthh ttwoo fflloooorrss oonn aa ssttaannddaarrdd pplloott ooff 2200 m wiiddtthh aanndd 3300 m ddeepptthh.. OOppttiioonn ffoorr aa tthhrreeee--ssttoorreeyy ttwwininv vilillalaw witihtht wtwoou unnitistso onnt hthees tsatnadnadradrdp lpolto. tO. Optpiotinonfo froar tah trheree-set-ostroeyreryo wrowho huosuesoen oonn oenhea lhfaolff tohf ethseta sntdanadrdarpdl optloleta lveainvginsgp sapcaecfeo rfogra grdarednesn. sO. Optpiotinonfo froar ath trheree/et/wtwoo-s-stotorreeyyL L--sshhaappeeddb buuiillddiinngg aass sseemmii--ddeettaacchheedd vveerrssiioonn on one half of the standard plot. Option for a two-storey courtyard house as semi-detached version on the standard plot. oGnraopnheichsa: lAf onfatshtaessiytaan Sdhaarddkphlionta. .O ption for a two-storey courtyard house as semi-detached version on the standard plot. Graphics: Anastasiya Shadkhina. Based on commuting time, half of the respondents would consider changing residen- tial location to stay closer to the workplace. This number seems to be very high when considering the ownership rate of 80%, which provides less flexibility in changing loca- tion. On the other hand, it reflects the high preference for the more centrally located dis- trict of Bowshar as revealed in the question on desired residential location. When changing residential location to move closer to the workplace, same costs (37.1%) and same building type (34.2%) are the most important factors, while size (17.3%) and layout (11.4%) are seen more flexibly. Here, costs are seen as more important than the layout of the building. This can open a discussion on the housing type if a twin villa or a semi-detached row house is less expensive than a villa, considering construction and run- ning costs. 5. Alternative Building Types and Adjustments of Building Regulations Based on the findings of the housing survey and the needs of respondents concerning housing, options for alternatives to the current prevailing housing type of the single-fam- ily villa will be discussed. The aim is to test whether and how a more sustainable urban development can be achieved while reflecting the housing preferences of the survey. On Sustainability 2021, 13, 12751 22 of 27 A twin villa would allow two units on the same standard plot keeping the current setbacks and plot coverage of 40%. With three floors, it would achieve a gross floor area of 360 sqm per unit (Figure 17 upper right). The ground floor of each unit would have a width of 6 m and a depth of 20 m. If the plot coverage could be increased to 47%, the building could be extended to a width of 7 m resulting in a gross floor space of 420 sqm per unit. Both layouts allow a garden/yard in the back of 5 m × 10 m for each unit. Optionally, a partly reduced third floor would also allow a rooftop terrace as second outdoor option for relaxation. Instead of three sides exposed to solar radiation, only two sides of the building would be exposed. For smaller families, 360/420 sqm gross floor area could be an option. The total gross floor space on a standard plot would be 720/840 sqm in comparison to 480 sqm for the single-family villa. Another option providing more building density while keeping the floor space would be a row house (Figure 17 centre left). Here, the building would have a ground floor of 10 m width and 15 m depth. Going also here for three floors, the floor area would be 450 sqm, similar to the single-family villa, but with two units on the same plot. For this option, the allowed plot coverage would have to be increased to 50%. However, this layout would provide a garden at the back of 100 sqm for each unit. Also here, optionally, a partly reduced third floor would also allow a rooftop terrace as second outdoor option for relaxation. These outdoor spaces could play a relevant role in the pandemic to reduce indoor exposure to the virus and provide gathering options outdoors. In comparison to the single-family villa, the total gross floor space would be 900 sqm, almost doubled. The next two options reflect the traditional Omani building typus with courtyards. An L-shaped courtyard house with three floors at the main building (ground floor 10 m width and 10 m depth) and a two-floor wing building (12 m depth and 5 m width) would produce in a row house layout a total gross floor space of 420 sqm for each unit (Figure 17 centre right). On top of the wing, an outdoor terrace of 60 sqm could be used, achieving the same advantages as described above for the row house. The layout would also provide an L-shaped garden/yard of 90 sqm. For this option, the setback rules at the sides of the buildings would have to be eased and the plot coverage increased to 55%. The gross floor space also would be almost doubled, with 840 sqm, in comparison to the standard villa of today. Von Richthofen [17] (p. 153) also came up with a similar option for a T-shaped building (Figure 18), providing the majlis room at the front as separate unit along with multiple courtyards. He increased the plot coverage to 66%, based on a 15 m × 20 m plot. However, this requires a re-allocation of the current plots, or rather changing the existing plots with 20 m at the front and 30-m depth by 90 degrees to achieve two half plots of 15 m width × 20 m length. This could only be executed if no road and infrastructure and no building according to the existing layout of the plan were already constructed, since the entire neighbourhood block would have to be re-designed. Due to the fact that the plot sizes would remain the same in his model, a re-allocation and re-orientation of the plot system seems to be a feasible but complex option. The last option refers to the classical courtyard house as a semi-detached version (Figure 17 lower left). One standard plot for a villa provides space for one courtyard house of 16 m width and 20 m depth and an inner courtyard of 10 m × 6 m as private, shaded space. It results in a total gross floor space of 520 sqm with two floors and an outer L-shaped garden/yard of 180 sqm. Other dimensions of the main building or the courtyard are also possible. In this case, only one unit would be constructed on a standard plot but with a higher gross floor space. The main advantage is the totally private courtyard, less exposition to solar radiation and a housing typology closer to Omani tradition. Sustainability 2021, 13, x FOR PEER REVIEW 24 of 28 an L-shaped garden/yard of 90 sqm. For this option, the setback rules at the sides of the buildings would have to be eased and the plot coverage increased to 55%. The gross floor space also would be almost doubled, with 840 sqm, in comparison to the standard villa of today. Von Richthofen [17] (p. 153) also came up with a similar option for a T-shaped build- ing (Figure 18), providing the majlis room at the front as separate unit along with multiple courtyards. He increased the plot coverage to 66%, based on a 15 m × 20 m plot. However, this requires a re-allocation of the current plots, or rather changing the existing plots with 20 m at the front and 30-m depth by 90 degrees to achieve two half plots of 15 m width × 20 m length. This could only be executed if no road and infrastructure and no building according to the existing layout of the plan were already constructed, since the entire Sustainability 2021, 13, 12751 neighbourhood block would have to be re-designed. Due to the fact that the plo2t3 osfiz2e7s would remain the same in his model, a re-allocation and re-orientation of the plot system seems to be a feasible but complex option. FFigiguurere1 188. .O Opptitoionnf foorra aT T-s-shhaappeeddb buuilidldininggo onna ah haalflfs statannddaarrddp plolottw whhicichhi sist uturrnneeddb byy9 900d deeggrreeeess. . OOrirgigininaal lt ittiltel:eG: Geneenreircicsu ssutsatianianbalbelaer cahrcitheictteucrteure co conce npctespatds aapdtaepdtteodt thoe tOhme Oanmi calnimi caltiemfaotrea fo1r5 a× 1250 ×m 20 m 3002 m2 plot. Figure 44 in von Richthofen 2019, p. 153. 300 m plot. Figure 44 in von Richthofen 2019, p. 153. 6. ConTchleu sliaosnt soapntidonO ruetfleorosk to the classical courtyard house as a semi-detached version (FiguTrhee 1h7o luowseehro lledfts).u Orvneey staamndoanrgd1 p0l5o4t faodru al tviOllma parnoivriedseids esnptasceli vfoinr gonine cMouCrAtyarerdve haoleudse imofp 1o6r tman twfiidndthin agnsdr e2g0a rmd idnegpctuhr raenndt aannd infunteurr ecohuorutysianrgd noefe 1d0s man d× d6 emm aans dpsr,ibvoatthe, rsehlaatdeedd to the house and the neighbourhood. Despite the above-mentioned limitations of the data base, generally it can be stated that there was no significant difference among male and female replies. The younger population was overrepresented in the survey as well as respondents without children. This has an impact on their current housing conditions; however, it is assumed also that this group has already a clear idea of housing preferences for a future family, and the younger population is more relevant when considering future housing designs and neighbourhood plans. 6.1. Main Findings The main finding is that currently 70% of the respondents stay in a single-family villa. There is also a clear preference for a single-family villa in future. This finding is in line with the current number of building applications favouring this type (see Section 2). However, it can be discussed whether this reflects a future housing desire, or merely reflects the current housing experience, or availability on the market and the policy of the housing lottery. The Sustainability 2021, 13, 12751 24 of 27 main reason by far for the current housing situation of living in a villa is the pattern of ownership, not the layout of the building nor its affordability. Thus, the villa is not selected due to housing typology and its advantages or disadvantages, but clearly in relation to ownership. This can be seen as an impact of the land lottery since the distributed plots only allow a two-storey single-family villa according to local planning regulations (see also [7]), or respondents still live with their parents who own the house. Most respondents stated a household size of between 5–9 members, which is in line with the current average household size. This figure will be considered as benchmark for future housing design. However, it also has to be taken into account that household size can decrease in future. In 2018, the average household size of the Omani population in MCA was 6.85, down from 8.1 in 2009 [27]. While today the majority of urban development takes place in the western part of the city in the district of As Seeb (see also Figures 1–3) in the form of single-family villas with a huge number of still undeveloped plots, the more developed, more densely populated and more centrally located district of Bowshar is the most attractive according to the survey (currently 26% of respondents live there, but it is desired by 43%). Thus, Bowshar is attractive to those in other districts and many of the current Seeb residents (currently 62.3%; desired by 35.1%) seem to prefer to live elsewhere, including in Bowshar. This can be interpreted at the district level as a clear preference for more compact, central and more developed areas offering more services and facilities, but also for areas with a higher building and population density. Obviously, this figure from the survey does not reflect real movement tendencies on the real estate market, but rather indicates the preferred district as outlined earlier. The survey revealed that the most important features of a neighbourhood are safety (60.2%), followed by a walkable neighbourhood (53.2%), nearby grocery (51.4%), friendly neighbours (48.1%), and nearby parks and beaches (46.5%), while distance from neighbours is less important, to only 26% of replies. This allows a rethink of the relatively low plot coverage rate of only 40% and the setback rules of 3 m minimum on each side of the building in favour of a higher plot coverage and a higher floor space ratio, including semi-detached buildings or row houses, as a result of this survey. The second ranked feature of a walkable neighbourhood clearly reflects an aspect for future neighbourhood design with more pedestrian walkways, trees providing shadow and nearby small parks for outdoor gathering. A walkable neighbourhood also requires more services and facilities at a short distance, which is only economically feasible with a higher population density to achieve the threshold number of consumers or users. This aspect has to be incorporated in future urban design concepts and requires further research in the context of MCA. The survey also asked about future housing features: the current most missed feature desired for the future home is a garden/yard (by 58%). Currently, a garden/yard is not provided by the layout of the free-standing single-family villa, which is constructed, following the current building regulations, in the middle of the plot with unusable space around. This feature, however, can be better provided by a twin villa, by semi-detached houses, by row houses or T- or L-shaped courtyard or garden houses as shown in Section 5. The space on the ground floor used for the garden or yard can be compensated for by a three-story building, in order to keep the same floorspace and number of rooms. Based on test designs in Section 5, a higher building density and less unused space around the building in favour of a private outdoor space such as a garden or courtyard can be achieved by all the above-mentioned building types without interfering with the plot dimensions. Obviously, the test designs (Figure 17) of the four building types are not detailed urban designs or architectural drawings but display, rather, the achievable gross buildable floor space following the (suggested adjusted) building regulations. The regulations have to be changed to allow a third floor and a slightly higher plot coverage. A recent decision of the Omani Government already allows landowners to build a twin villa on plots which have areas of around 600 square meters [7] (p. 287). However, the Sustainability 2021, 13, 12751 25 of 27 maximum height is still set to 8 m and two floors, and the maximum plot coverage is limited to 40%. Both have to be adjusted for the implementation of these concepts. 6.2. Outlook and Need for Further Research Al Gharibi [7] (p. 287) stated that “densification is becoming a crucial component to attain urban renewal”. However, based on the findings of the housing survey and considering the pandemic situation, the author would not like to follow Al Gharibi [7] (p. 287) in promoting “mixed-use residential apartment estates” with “high-density devel- opment around transport nodes”. This model can work for cities with limited space, well established public transport links and in a society which is in favour of this. However, the household survey displayed another picture for the Omani residents of MCA favouring a single-family unit. Nevertheless, privacy can be maintained by all the above-mentioned housing types, as shown in Section 5. For immediate action, a revision of the building regulations towards a higher building density and less strict set back rules can provide a suitable a solution for the already distributed, but not yet developed, plots in the Western part of the city and for future new development areas. The options with two units on one land-lottery-distributed standard plot of 20 m × 30 m as row houses, twin villas, or L- or T-shaped buildings will double the population density of the neighbourhood, since two units will occupy the space of one of today’s single villa. The suggested layouts are proof of feasibility without compromising the privacy of the residents. With a third floor, more outdoor space and outdoor terraces will become possible. The doubled number of residential units does not only increase the building and pop- ulation density towards the ideal of a compact city (see Section 1) without compromising social distance to neighbours, but would also provide at the same time another advan- tage: some of the existing standard plots can remain undeveloped without compromising economic land management or the financial expectations of landowners. They can be converted into highly desired neighbourhood small parks. As the survey revealed, nearby parks were ranked highly for desired future neighbourhoods (see Figure 14) and places to relax were ranked first for facilities nearby the house (see Figure 16). These new parks could satisfy on the level of nearest neighbours, the desire for places to relax in, and provision of an outdoor opportunity to meet friends and relatives, within walking distance. Meeting outdoors helps to avoid a gathering in majlis rooms which can increase the spread of the coronavirus due to being exposed indoors. To meet the demands of privacy, only a few neighbours will share such a park which can be equipped with shading elements and sitting facilities with sufficient social distance. If we consider ten standard plots as a cluster unit which are designed today for ten villas and follow the new approach instead, on nine of the plots up to 18 housing units can be achieved (in case of twin villa, or row houses, or L- or T-shaped building), leaving one plot undeveloped for a park within a walking distance of maximum 100 m. Thus, the building density in terms of gross floor space will be increased by 180%. The financial loss of building land due to the one plot becoming a park can be compensated among the ten landowners by the higher number of housing units, plot coverage and floor space. Obviously, the new approaches have to be discussed with experts in the local au- thorities, real estate experts and potential owners, as well as applied in detail in urban design concepts and architectural designs. An area as model project could be a suitable approach to test the feasibility and adjust these concepts. This can be a reasonable approach to address the problems related to low-density development today and at the same time provide new building typologies with more outdoor spaces (gardens, courtyards, terraces) and new parks to reduce indoor gathering during the pandemic, and enhance the quality of life. Another aspect for further research is the concept of walkable neighbourhoods and requirements for the design of pathways, taking into account the maximum distance people are willing to walk. Sustainability 2021, 13, 12751 26 of 27 The findings of the survey revealed important and feasible entry points for a more sustainable use of the limited resource of land, to increase building and population density and to become closer to the idea of a compact city, while reflecting the current need for social distancing during the pandemic. Funding: The online housing survey is as working package 1 part of the research project “Culture- sensitive and demand-oriented development of housing typologies for sustainable growth in Muscat”, which is funded by the Omani Research Council in the Research Grant Program, with funding code: BFP/RGP/CBS/19/071. Institutional Review Board Statement: The study was conducted according to the guidelines of the Declaration of Helsinki, and approved by the Institutional Review Board of GUtech, Oman on 7 December 2020. Informed Consent Statement: Not applicable. Data Availability Statement: Data can be obtained on request from the author. Acknowledgments: The survey and the questionnaire have been conceptualised by the author who also acts as co-investigator of the entire funded research project. Principal investigator of the entire project is Gustavo Linares de Siqueira, GUtech, Oman. This household survey serves as working package 2 “Survey on Housing Preferences and Demands” undertaken by the author. Further working packages of this research project are “WP 1-Inventory of prevailing housing typologies in 5 neighbourhoods in Muscat” and “WP 3-Prototypical development of Culture-Sensitive and Demand-Oriented Housing Typologies based on findings of WP 1 and WP 2”. The technical im- plementation and the technical analysis in SPSS have been conducted by Monza Al Salmi under supervision and data validation of the author. Graphics were designed by Anastasiya Shadkhina, TU Darmstadt, Germany. Findings and conclusion were written by the author. 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