Muscat is going on a brave journey of reshaping its future without relying on its oil. Oman’s capital is known for its low-rise architecture. It is rich in history and culture—a distinct contrast to its high-rise neighbours.
While Saudi Arabia and Egypt, for instance, forge ahead with just such futuristic mega-projects as the Line and a new administrative capital, respectively, Oman looks to a different future. Sultan Haitham City, an audacious smart city project in Muscat's Al-Seeb district, is a key strand in the Oman Vision 2040 blueprint. This low-rise development prioritises sustainability and balanced urban growth, aiming to create a harmonious living environment while preserving Oman’s cultural heritage.
Sultan Haitham City - Muscat's Unique Approach
Muscat, situated between the Gulf of Oman and the Hajar Mountains, is home to roughly a third of Oman's fast-growing population - a country currently home to approximately 5.2 million citizens, the authorities estimate that this number could rise by 50% to 7.7 million by 2040.
Among the mega projects that have handled such growth is Sultan Haitham City. That city will house 100,000 residents in more than a dozen neighbourhoods and contain 25 mosques and 39 schools.
Sultan Haitham City represents a new model for Middle Eastern urban development that breaks away from the towering skyscrapers and glitzy cityscapes. Oman is taking a practical, community-centred approach to Sultan Haitham City. This project emphasises sustainable growth, affordability, and quality of life, aiming to create a livable environment that meets the needs of its residents.
While Sultan Haitham City is set out with a focus on buildings six stories or less, most of the structures have provided thousands of homes for locals, expats, and tourists. However, some critics warn that this more earthbound approach is already out of step with the ambitions of this nation.
It is not only because of its modestly sized population and resources that the ambitions of Oman have been more modest but also because of its commitment to maintaining a local atmosphere. Oman places a high value on ensuring that native Omanis live and work within the city, primarily in service-oriented roles, fostering a strong sense of community and belonging.
Key Features of Sultan Haitham City
Sultan Haitham City encompasses a variety of main features relating to sustainable, community-based urban living:
- Using eco-friendly materials and energy-efficient systems introduces green building practices and sustainable urban planning into the city.
- Mixing residential, commercial, and recreational areas helps in developing a lively, well-rounded community.
- Public transportation systems with walkable streets assist the residents in using modes of transport which are also environmentally friendly.
- Several parks, gardens, and open areas can be used for outdoor activities, which would help keep its residents both mentally and physically fit.
- It integrates schools, healthcare facilities, shopping areas, and recreational facilities to form a self-reliant and lively urban settlement.
- Technology has also been integrated into the city to promote city services, connectivity, and economy.
- The Sultan Haitham City ensures community interaction by establishing centres meant for cultural activities, social gatherings, and public events.
With the accent on a more localised, community-driven approach, Sultan Haitham City is all set to showcase yet another model of urban growth for the Middle East region, with quite an overarching emphasis on sustainability, inclusiveness, and respect for local ethos.
A Unique Vision for Muscat's Future
Yasser Elsheshtawy, Professor of Architecture at Columbia University, remarked, "When I visited Muscat a few years ago, one thing that was crystal clear by many Omani hosts was that they do not want Muscat to become another Dubai. They were really insistent on that." Sultan Haitham City is symptomatic of that ambition to move away from the reproduction of the model for urban development. It is still early days to tell whether this model will succeed, as this city will be finished only in 2045; it would take time for Oman to actually convince its citizens to live in tighter, more urbanised areas.
Dysfunctional Housing Policy
The 89% of Omanis being homeowners boasted by the government does not conceal the fact that there are quite a number of areas wherein Oman's housing sector has to set things right. Most Omanis live in single-family homes in low-density communities, adding to the plague of urban sprawl; particularly in Muscat. Through a housing lottery, citizens are entitled to free land, but many wait years for plots far out of developed areas, further exacerbating traffic and infrastructure issues.
Yasser Elsheshtawy highlighted the region's housing struggles, noting, "The biggest issue in the region, and not just in Muscat or Oman, is housing." While oil wealth has allowed Gulf countries to provide free healthcare, education, and housing, the available land for development is increasingly located in remote desert areas. This land is not only costly to develop but will also become more unsustainable as resources dwindle. "So there will have to be a sort of reality check" Elsheshtawy added.
Sultan Haitham City is designed to arrange locals into denser, more urbanised neighbourhoods while still maintaining the privacy associated with a standalone villa. The government also intends to introduce the new city with a mass-transit system to more central parts of Muscat - a long-exposed regional goal to reduce traffic and make the area more attractive internationally. While metro systems have been expensive and time-consuming, the vision for Sultan Haitham City goes past just solving housing challenges for the locals; it is also a part of the nucleus of Oman's strategy to attract tourism and foreign investment.
Tourism and International Investment
Oman doesn’t currently draw as many tourists as some of its neighbouring countries, but it hopes that will change. With its rich history, scenic landscapes, and political stability, Oman presents itself as a safer and quieter alternative to its neighbours. In theory, the country shouldn’t need flashy megaprojects to attract visitors.
Elsheshtawy commented, "It is very difficult to resist the seductive allure of a place like Dubai. It really has this hold on people's urban imaginary in that region". Oman has additional projects planned in Muscat, including a $1.3 billion waterfront development. Early renderings suggest the inclusion of buildings much taller than Oman has traditionally permitted. "It will significantly transform the Muscat skyline. So you have that skyline that was very low-key. Now you have these 30, 40-story high-rise towers in the center of the city geared towards high-end clientele. So this is not social housing. That is quite problematic."
While these developments may attract investors and tourists, they often do little to benefit local communities, contributing instead to increasing wealth disparity. For now, oil wealth keeps inequality from becoming a pressing issue, but this could change as resources decline. "When you have a society where inequality is high, then this immediately will lead to social unrest, and social scientists will confirm that," Elsheshtawy warned. "The Arab Spring was really a manifestation of that. Of course, it was brutally repressed and put down, so for the moment, things are sort of stable, but in the long run, I don't think that this will last."
Sultan Haitham City's Distinct Approach to Urban Development
Sultan Haitham City offers a model of development that emphasises sustainability, affordability, and respect for local culture. With its focus on creating a balanced, eco-friendly urban environment, the city aims to provide a vibrant, community-centred alternative to high-density, high-rise living.
- Sultan Haitham City focuses on eco-friendly design and sustainable urbanist policies.
- The project presents cheaper solutions for urban planning, with an emphasis on functionality rather than ultramodern creations.
- Emphasises low-rise buildings with much community-oriented design, reshaping regional models of urban development.
- Sets a new standard by integrating green technologies and environmentally conscious construction.
- Sultan Haitham City seeks to preserve Oman's traditional character with modernisation.
Conclusion: What’s Next for Muscat?
The key challenge for Muscat will be how it can modernise itself while still retaining local character. As projects like Sultan Haitham City and the new waterfront development continue to unfold, Oman has yet to decide whether it can hold on to that character or if its future lies more in the mould of some of its neighbours, taking on a more dramatic, high-rise approach.
As Yasser Elsheshtawy noted, “There is a way to try to reconcile these two tendencies to both have the spectacular and the more intimate and human-scaled.” While it may be difficult, finding this balance between innovation and tradition will be crucial as Oman charts its future.
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