Emergent communities have integrated land use and transportation plan based on transit-oriented developments (TODs) and light rail transit with the sole purpose to enliven and redevelop the constructed environment. Doha has undergone some major transformation in urban growth context due to surge in the economy instigated by oil and gas production. It is noticed that the rapid growth has led to negative impacts in terms of urban design, connectivity, and transportation. It is essential to understand the impact of the TOD model with regards to the challenges and approaches in terms of planning procedures and tactics. The purpose of TOD module is to facilitate access for public transportation and to enable transit commutation which is a missing aspect in the current setting. TODs support and enable sustainable urbanism by revitalizing the livability through integration of land use schemes in the city. This paper focuses on bringing together TOD livability approaches within West Bay, the business district of Doha and its adjacent surroundings. The objective of this research is to assess the livability in West Bay with the implementation of the TOD model. The research findings help to revisit the design and application of TOD models and to enhance the livable conditions for its occupants. The finding suggests a design model based on livability, compactness, public realms, walkability, and accessibility.

Transit-Oriented Development (TOD), formalized by Calthorpe and Poticha in 1993, emerged to counter urban sprawl, reduce car dependency, and revitalize historical community centers. Rooted in “new urbanism”, TOD emphasizes integrated regional land-use planning and high-capacity public transportation. In the Middle East, TOD implementation remains understudied, particularly regarding heritage integration and social equity in arid climates. Doha’s rapid social and economic transformation presents both opportunities and risks: growth offers urban revitalization yet threatens to displace communities and dilute cultural identity. Shifts in urban planning have aimed to address sustainability, connectivity, and heritage preservation. This study examines Msheireb Downtown Doha (MDD) to assess how TOD can restore historic districts while managing gentrification, enhancing accessibility and promoting inclusiveness. A mixed-methods approach was applied, including 12 semi-structured interviews with stakeholders (Qatar Rail, Msheireb Properties, Ministry of Municipality and Environment), purposive surveys of 80 urban users, site observations, and spatial mapping. Using the Node-Place-People (NPP) model, the study evaluates TOD effectiveness across transportation connectivity (node), built environment quality (place), and equity metrics (people). The findings show that MDD successfully implements fundamental TOD principles through its design, which enhances connectivity, walkability, social inclusiveness, and heritage preservation. However, multiple obstacles remain: the “peripheral island effect” limits benefits to the core, pedestrian–vehicular balance is unresolved, and commercial gentrification is on the rise. This research provides evidence-based knowledge for GCC cities pursuing sustainable urban regeneration by demonstrating both the advantages of TOD and the necessity for critical, context-sensitive implementation that focuses on social equity together with physical transformation.

Neoliberal privatization models, emphasizing economic advancement over universal fairness, present considerable challenges to the urban regeneration process in post-conflict environments. The Solidere project in Beirut shows how architectural development in the Central District establishes social obstacles through its transformation of 1.8 million m² of war-destroyed territory. This research applies UNESCO’s Historic Urban Landscape (HUL) framework to distinguish regeneration from gentrification systematically and to assess the impact of privatized governance. By employing rigorous case study methodologies to assess master plans, legal statutes, corporate reports, and academic publications, four evaluation criteria for the HUL: historical layering, social participation, spatial connectivity, and physical integrity, were developed. The results show that while Solidere’s physical reconstruction was successful; it did not incorporate HUL principles fully. This resulted in the forced relocation of between 40,000 and 60,000 individuals, the commercialization of heritage through façadism, with 24% of the original buildings being preserved and 76% being destroyed. Sarajevo serves as a point of comparison, revealing the vulnerabilities of profit-driven approaches. The study shows that market-driven reconstruction efforts lacking public engagement will foster exclusionary gentrification, resulting in the erosion of urban identity and ownership, challenging neoliberal urban theories.

Msheireb Downtown Doha represents a landmark urban transformation that seeks to reconcile tradition and modernity while addressing the challenge of preserving cultural identity amid rapid urbanization. Rapid development in Doha raises critical questions regarding how urban regeneration can preserve cultural authenticity while accommodating contemporary urban needs, particularly in densely developed historic districts. This study seeks to explore how spatial form – grounded in both traditional and contemporary design principles – may influence cultural authenticity in placemaking and contribute to the livability of Msheireb Downtown Doha. It aims to examine how public spaces, building typologies, and pedestrian networks draw on vernacular patterns while incorporating sustainable design strategies. To achieve these objectives, the research adopts a multi-phased methodology. A literature review establishes the theoretical framework, while qualitative data from semi-structured interviews, focus groups, and on-site observations with 34 stakeholders provide empirical insight into how design decisions relate to cultural authenticity and urban livability. This approach links the research objectives directly to both theory and practice. The study positions Msheireb Downtown Doha as a model of authentic placemaking that balances heritage preservation with contemporary urban demands, offering transferable insights for culturally grounded urban development across the Middle East.