Development Code
International City Phase 3 - Dubai, UAE
October 2007, Revision 1
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
CONTENTS
SECTION 1.0: OVERVIEW
3
1.1 Introduction
1.2 Design Principles
1.3 The Master Plan
1.4 The Development Code
SECTION 2.0: LAND USE
8
2.1 Introduction
2.2 Definitions
2.3 Configuration & Setback- Low Rise
2.4 Configuration & Setback- Mid Rise
2.5 Configuration & Setback- High Rise
SECTION 3.0: BUILDING FORM
SECTION 9.0: REVIEW AUTHORITY
14
19
4.1 Introduction
4.2 Character of Place
4.3 Architectural Language
4.4 Architectural Treatments
4.5 Materials and Colour
4.6 Pedestrian Access
SECTION 5.0: SIGNAGE
26
5.1 Introduction
5.2 Types and Purpose
5.3 Treatments
SECTION 6.0: LANDSCAPE
SECTION 10.0: ADMINISTRATION AND
PROCEDURES
47
30
41
49
10.1 General
10.2 Common Review Requirement
10.3 Concept Design
10.4 Building Permit
10.5 Variance
10.6 Exception
10.7 Condition Use
10.8 Development Code Amendment
10.9 Zoning Map Amendment
10.10 Enforcement
SECTION 11.0: APPLICATION CHECKLIST
56
11.1 List of Concept Design Submission Requirements
11.2 List of Building Permit Submission Requirement
SECTION 12.0: UTILITIES
6.1 Introduction
6.2 Safety
6.3 Planting Design Regulation
6.4 Special Requirements by Zone
6.5 Property Setbacks
6.6 Artistic Liberty and Design Originality
6.7 Irrigation Design Guidelines
6.8 Hard Landscape
6.9 Lighting
6.10 Water Features
6.11 Furniture
6.12 Boundary Treatments
SECTION 7.0: DEFINITIONS
45
8.1 Title
8.2 Authorities
8.3 Purpose and Intent
8.4 Applicability
8.5 Amendments
8.6 Measuring System
9.1 General Authority
9.2 Development Code Administrator
9.3 Development Review Board
3.1 Introduction
3.2 Massing and Height
3.3 Parking, Loading & Access
3.4 Roadway Concept
SECTION 4.0: ARCHITECTURAL CHARACTER
SECTION 8.0: GENERAL PROVISIONS
12.1 Electricity
12.2 District Cooling System
12.3 Communications
12.4 Gas
12.5 Potable Water
12.6 Irrigation Water Services
12.7 Sewerage
12.8 Storm Water
59
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 1.0: OVERVIEW
SECTION 1.0: OVERVIEW
1.1 Introduction
1.2 Design Principles
1.3 The Master Plan
1.4 The Development Code
Development Code
October 2007- Rev.1
1.1: OVERVIEW - INTRODUCTION
1.1 Introduction
International City Phase 3
International City Phase 3 (ICP3) is a Dubai-based community
designed to address the needs of its residents by providing a
desirable and sustainable place to live, learn, interact, socialize,
work and recreate.
The 731 hectare site (ref: DM B6300109 Nad Al Sheba) is a vacant
parcel located just south of Nakheel’s International City Phase 1 in
the Nad Al Sheba/Warsan 1 District 630, southwest of Dubai. The
site incorporates International City Phase 3 which has been master
planned as a previous exercise based on a concentric
configuration of purchasable plots. The public environment
includes the city’s streets, parks, community, facilities and
infrastructure that should inspire plot purchasers to build
developments within ICP3 which addresses ‘best practice’ and
innovation in all areas of design. Plot developers will be directed
and aided by this Development Code.
The brief defined by Nakheel for the project embodies the
principles of variety, quality, lifestyle and affordability with an
added emphasis on public transport, walkable neighborhoods
and the creation of focal places for social gatherings.
4
Development Code
October 2007- Rev.1
1.2: OVERVIEW – DESIGN PRINCIPLES
1.2 Overview - Design Principles
The six basic design principles, which have guided the structure of
the Master Plan for International City Phase 3 and the Residential
Code are as follows:
1.2.1 A Place for Living
The application of ‘best practice’ and adherence to new
urbanism planning principles has formed the basis of the Master
Plan design of ICP3. It will assist in ensuring the creation of a city
with a high standard of amenity and lifestyle within a sustainable
framework.
1.2.2 Focal Hearts – Public Places
Both the Commercial and Residential Districts of ICP3 have
significant focal public spaces allowing for pedestrian interaction.
They are places for gathering, relaxing, entertaining and
shopping. Similarly the smaller Neighborhood Centers also have
discernible centers created around landscaped squares with
fringe retail facilities within close proximity (walking distance) from
each home.
open space system and parks of ICP3 to allow easy access for
recreation, exercise and interactive learning opportunities.
Water is not a naturally occurring component of the landscape of
ICP3 and whilst there is undoubtedly a public preference for
elements such as lakes and large water bodies, they are
environmentally unsustainable and impose major ongoing
maintenance costs. Therefore the use of water in the landscape is
limited largely to small fountains in focal areas at entries, major
urban spaces and vista terminals.
1.2.6 Public Transport
In order to reverse the current high dependency on private
vehicle use and reduce traffic congestion, ICP3 has incorporated
an easement for a future people mover system with two major
and many minor transit stops. The main stations form public
transport hubs incorporating bus depots. Each hub is located
close to the respective commercial and neighborhood centre
districts of the City.
1.2.3 Pedestrian and Cycle Way Friendly Networks
Residents and visitors to ICP3 can experience and access all areas
of the City by foot or bicycle through a designated and
dedicated path system. This network consists of several circuits of
varying length for both transit/destination and recreational users.
The principle of pedestrian/bicycle way accessibility throughout
ICP3 on all streets and public spaces in combination with the
provision of generous seating, lighting, landscaping, bicycle racks
and shade shelters will provide a highly permeable pedestrian
friendly environment.
1.2.4 Variety – Mixed Use
The mix of different uses as defined by the code and zoning uses
allows the creation of a more interesting dynamic community.
Zoning allows for a variety of dwelling types from Studio to 2
Bedroom Apartments to attract both singles and families often
mixed with commercial and retail development on the ground
level.
The centre of each neighborhood is zoned to allow shops and
offices of sufficient variety to supply the daily needs of households
whilst the larger Ramblas provides the concentration of larger
retail stores, banks, restaurants, cafes and civic facilities such as
public library, post office and police station.
1.2.5 Parks, Open Space and the Use of Water in the Landscape
Parks provide relief to urban areas and are essential contrast
elements. They allow nature to dominate and have qualified
beneficial effects on human health.
Linear park systems also provide sustainable corridors for birds and
other fauna and this element forms a part of the open space
principle of ICP3.
Many educational facilities have been located adjacent to the
5
Development Code
October 2007- Rev.1
1.3: OVERVIEW – THE MASTER PLAN
1.3 The Master Plan
The purpose of the Master Plan is to set the foundation for the
physical design of International City Phase 3.
It sets out the location and layout of development plots, land uses,
building heights and massing.
It also identifies the location of community facilities, infrastructure,
utility provisions and open spaces.
The Master Plan illustrates the key features and characteristics that
will make International City Phase 3 truly unique. It shows the
relationship between buildings, open spaces, community centers
and the streetscape. It also corresponds with the Development
Code which provides a more detailed description related to the
development of individual plots including architectural
characteristics, building massing, floor area ratios, Building height
and accessibility.
International City Phase 3 Master Plan
6
Development Code
October 2007- Rev.1
1.3: OVERVIEW – THE MASTER PLAN
1.4 Overview - The Development Code
The Development Code provides the guide to the detailed layout
of spaces, land uses, building heights and location of community
and public facilities. The Development Code is a key tool in
realizing the Master Plan. It provides the regulatory framework to
ensure buildings are located according to the plan and are
designed to complement one another and ultimately result in a
high quality environment.
The contents of the Development Code are described as follows:
1.0
Overview – to introduce the guidelines, its purpose, intent
and applicability and to reaffirm Nakheel’s authority to
administer the code
2.0
Land Use – a detailed section illustrating the permissible land
use mix and floor plans for basement, ground and upper
floors for low, medium or high rise developments and the
land use associated requirements such as setbacks, parking,
lot coverage, number of floors etc.
3.0
Building Form – building height, massing treatments and
articulation, suitable corner and ground floor treatments and
details about material palette, colour and building
transparency for each development type.
4.0
Architectural Character - provides a set of guidelines to
achieving an exciting but complementary mix of
architectural features and scale. As an appendix to this
section, it includes a summary of architectural features in
successful international cities and an array of architectural
features that will be encouraged in the development.
5.0
Signage – provides details of permitted types and purposes
of signs for each location.
6.0
Landscape – Sets out the mix of hard and soft landscape
elements for each type of open space within plots and the
relationship of the landscape to the public realm
7.0
Definitions
8.0
General Provisions - The regulations established by this code
shall be considered minimum requirements for development
9.0
Review Authority - explanation of the delegation of authority
and enforcement of the code
The Development Code will carry out several functions:
•
To provide set standards needed to ensure the Master Plan
vision is realized
•
To create a procedure to allow Nakheel to evaluate
development and ensure the code guidelines are met
•
To focus on good design but not to reign in creative
freedom
•
To allow the community the flexibility to evolve over time
whilst maintaining the original vision of the Master Plan
•
To ensure that the end development meets best practice
design standards and is an attractive place to live, work
and visit
1.5 Overriding Development Criteria
Nakheel’s policy allows for changes to the criteria of its
development from time to time, optimizing development
potential. The developer is deemed to agree and abide by
Nakheel policies on an ongoing basis and is required to conform
to all Nakheel future submission requirements for all design and
utility services.
Note:
This issue of the Development Code supersedes all previous
versions / issues.
Where words are shown in “Italic”, specific meaning assigned to
the word shall apply as per the “DEFINITIONS” section of this code.
10.0 Administration and Procedures - summary of the relevant
bodies and their responsibilities
11.0 Application Checklist
12.0 Utilities Supplement for Plots - details requirements for power,
district cooling, communications, gas, potable water,
irrigation, sewerage and storm water
7
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 2.0: LAND USE
SECTION 2.0: LAND USE
2.1 Introduction
2.2 Definitions
2.3 Configuration & Setback- Low Rise
2.4 Configuration & Setback- Mid Rise
2.5 Configuration & Setback- High Rise
Development Code
October 2007- Rev.1
2.1: LAND USE - INTRODUCTION
2.1
Introduction
For the purposes of the code areas with individual land use
characteristics have been divided into 12 land uses:
The remainder of this section provides details of plot sizes; floor
plans for lower, ground and upper floors; building set back areas
and building sections. It also provides a summary of plot
coverage, density, commercial use and required parking for each
land use.
Code
Land use
High Rise
HR2
High Rise G+9 min / FAR 5
HR3
High Rise G+7 min / FAR 4
HR4
High Rise G+20 min / FAR 8
HR5
High Rise G+14 min / FAR 6.3
HR6
High Rise G+7 min / FAR 4.25
HR7
High Rise G+8 min / FAR 4.75
Mid Rise
MR3
Mid Rise G+5 min / FAR 3.3
MR5
Mid Rise G+4 min / FAR 2.5
Low Rise
LR1
Low Rise G+2 min / FAR 1.75
LR2
Low Rise G+3 min / FAR 2.2
LR4
Low Rise G+3 min / FAR 2.2
LR5
Low Rise G+3 min / FAR 2.18
Amenity & Infrastructure Plots
EDU
Education / FAR 2
REL
Religious / FAR 0.25
UTL
Primary Substation
UTL
TSE Pump Station
UTL
Communication Center
OPS
Open Space
Note:
Only four floors are allowed in addition to the minimum required
number of floors for each land use category.
9
Development Code
October 2007- Rev.1
2.2: LAND USE - DEFINITIONS
LEGEND: ICP3 PLOTS
High Rise
CODE
HR7
HR6
HR5
HR4
HR3
HR2
Height
/ FAR
High Rise G+8 min /
FAR 4.75
High Rise G+7 min /
FAR 4.25
High Rise G+14 min
/ FAR 6.3
High Rise G+20 min
/ FAR 8
High Rise G+7 min /
FAR 4
High Rise G+9 min /
FAR 5
Commercial above /
with 17.65% as Retail
type2 at ground floor
and mezzanine
Residential above /
with Commercial at
ground floor
Residential above /
with Commercial at
ground floor
USE
Residential above /
with 7.89% as
Commercial, 3.95%
as Retail type1 and
3.95% of FAR as Retail
type2 at ground floor
and mezzanine.
3.125% retail type1&
3.125% retail type2 at
ground and
mezzanine / with
commercial above
5% retail type1& 5%
retail type2 at ground
and mezzanine / with
commercial above
KEY
Mid Rise
CODE
Low Rise
MR3
MR5
LR1
LR2
LR4
LR5
Mid Rise G+5 min /
FAR 3.3
Mid Rise G+4 min /
FAR 2.5
Low Rise G+2 min /
FAR 1.75
Low Rise G+3 min /
FAR 2.2
Low Rise G+3 min /
FAR 2.2
Low Rise G+3 min /
FAR 2.18
Residential above /
with Retail at ground
floor
Commercial above /
with 20% as Retail
Type 2 at ground floor
Commercial above /
with 10.71% as Retail
type1 at ground floor
and mezzanine.
100% Residential
KEY
Height
/ FAR
USE
ICP 3: Matrix defining land use height, floor area ratios and distribution of uses
Residential above /
with 10% as Retail
type1 at ground floor
Commercial above /
with 7.76% as Retail
type2 at ground floor
and mezzanine
Note: Reference to percentage on this
page means percentage of Total Floor
Area (TFA) permissible on a plot
10
Development Code
October 2007- Rev.1
the ground floor
Setback from boundary
of the building
to building line is
shall be
minimum 3.5m on all
Minimum 75%
LOW RISE
sides of the plot, except
between 0.45m
of building
below and 1.2m
where a setback is
elevation must
The maximum
adjacent to a 19m road
above the
front the
number of
corridor (ICP2 only),
average top of
streets
floors for each
then the setback shall
kerb on the
Max. 55%
landuse is,
be 5m.
primary street
of plot
buildings on
the respective
front
area
corner plots,
landuse
A balcony edge shall
min. 75% of
minimum
not be within 2m from
Ground storey
each side
number of
max height 5.5m
the boundary line.
elevation must
floors with four
front the
additional
Upper storeys
The top storey of a
streets
floors.
building will be set back
max height 4m
except top
a min of 2m from the
storey height
building face.
PARKING
ANCILLARY
GRADE
STRUCTURES
ANCILLARY
ROOF
STRUCTURES
SET BACK
ALIGNMENT
FOOTPRINT
STOREYS
LAND USE
DIAGRAM
2.3: BUILDING CONFIGURATION & SETBACK – LOW RISE
All basement floors can be
across 100% of the plot. Grade
and above grade parking
structures must have a
podium deck above which is
usable by the tenants as a
common open space, and
may only extend to the
building setback face.
Exposed faces of parking
structures will have
fenestration compatible with
occupied areas of buildings.
Roof top plant
& ancillary
structures shall
All ancillary
be set back
structures not
min. 3.5m from
sited on roofs
the top storey
(gate
houses,
Roof ancillary
guard
structures (non
houses etc.)
habitable)
will form part
such as plant,
of the 55%
stair & lift head
allowable
Access to parking shall be
enclosures
building foot from side streets or rear where
and habitable
print
possible, within 10.5m from
structures, shall
plot boundary and 24m from
be a max 4m
road junctions. No parking
in height.
structure facade shall face
onto public open space or
primary or secondary roads.
The following diagrams are not intended to be a 'pattern book' but seek to illustrate the building configuration & setbacks
11
Development Code
October 2007- Rev.1
MID RISE
the ground floor
of the building
shall be
between 0.45m
below and 1.2m
above the
average top of
kerb on the
primary street
front
The maximum
number of floors for
each landuse is,
Ground storey
the respective
max height 5.5m
landuse minimum
number of floors with
Other
four additional floors.
commercial
storeys also 5.5m
Upper storeys
max height 4m
except top
storey height
Setback from boundary
to building line is
minimum 3.5m on all
Minimum 75%
sides of the plot, except
of building
where a setback is
elevation must
adjacent to a 19m road
front the
corridor (ICP2 only),
streets
then the setback shall
Max. 55%
be 5m.
of plot
buildings on
area
corner plots,
A balcony edge shall
min. 75% of
not be within 2m from
each side
the boundary line.
elevation must
front the
The top storey of a
streets
building will be set back
a min of 2m from the
building face.
PARKING
ANCILLARY
GRADE
STRUCTURES
ANCILLARY
ROOF
STRUCTURES
SET BACK
ALIGNMENT
FOOTPRINT
STOREYS
LAND USE
DIAGRAM
2.4: BUILDING CONFIGURATION & SETBACK – MID RISE
All basement floors can be
across 100% of the plot. Grade
and above grade parking
structures must have a
podium deck above which is
usable by the tenants as a
common open space, and
may only extend to the
building setback face.
Exposed faces of parking
structures will have
fenestration compatible with
occupied areas of buildings.
Roof top plant
& ancillary
structures shall
All ancillary
be set back
structures not
min. 3.5m from
sited on roofs
the top storey
(gate
houses,
Roof ancillary
guard
structures (non
houses etc.)
habitable)
will form part
such as plant,
of the 55%
stair & lift head
allowable
Access to parking shall be
enclosures
building foot from side streets or rear where
and habitable
possible, within 10.5m from
print
structures, shall
plot boundary and 24m from
be a max 4m
road junctions. No parking
in height.
structure facade shall face
onto public open space or
primary or secondary roads.
The following diagrams are not intended to be a 'pattern book' but seek to illustrate the building configuration & setbacks
12
Development Code
October 2007- Rev.1
HIGH RISE
The maximum number of
floors for each landuse is,
the respective landuse
minimum number of floors
with four additional floors.
the ground floor of
the building shall
be between 0.45m
below and 1.2m
above the
average top of
kerb on the primary
street front
HR4 & HR5:
Max. 65% of
plot area
Minimum 75%
of building
elevation must
front the
streets
Ground storey max
Plots with
height 6.5m
HR2, HR3, HR6
multiple street
& HR7:
frontages, min.
Other commercial
Max. 50% of
75% of each
storeys to be max
plot area
side elevation
5.5m
must front 3
sides of streets
Upper storeys max
height 4m except
top two storeys
height
Setback from boundary to
building line is minimum 8m
on sides of the plot facing
the streets frontages, the
remaining sides shall be
setback minimum 3.5m. The
tower shall be facing the
main street and always be
setback 8m from plot
boundary with a further 2m
on the top floor. Where
streets surrounding the plot
are of equal status, the
tower shall be located on
any corner of the building.
A balcony edge shall not
be within 2m from the
boundary line.
PARKING
ANCILLARY
GRADE
STRUCTURES
ANCILLARY
ROOF
STRUCTURES
SET BACK
ALIGNMENT
FOOTPRINT
STOREYS
LAND USE
DIAGRAM
2.5: BUILDING CONFIGURATION & SETBACK – HIGH RISE
All basement floors can be
across 100% of the plot. Grade
and above grade parking
structures must have a
podium deck above which is
usable by the tenants as a
common open space, and
may only extend to the
building setback face.
Exposed faces of parking
structures will have
fenestration compatible with
occupied areas of buildings.
Roof top plant &
ancillary
structures shall
be set back min.
All ancillary
3.5m from the
structures not
top storey
sited on roofs
(gate houses,
Roof ancillary
guard houses
structures (non
etc.) will form
habitable) such
part of the
as plant, stair &
allowable
lift head
building foot
Access to parking shall be
enclosures and
print
from side streets or rear where
habitable
possible, within 10.5m from
structures, shall
plot boundary and 24m from
be a max 4m in
road junctions. No parking
height.
structure facade shall face
onto public open space or
primary or secondary roads.
The following diagrams are not intended to be a 'pattern book' but seek to illustrate the building configuration & setbacks
13
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 3.0: BUILDING FORM
SECTION 3.0: BUILDING FORM
3.1 Introduction
3.2 Massing and Height
3.3 Parking, Loading & Access
3.4 Roadway Concept
Development Code
October 2007- Rev.1
3.1: BUILDING FORM - INTRODUCTION
3.1 Introduction
3.1.4 Building Articulation
•
Frame open spaces
When designing building structures there are a number of
development code requirements to be considered. The aim of
these is to create a structured frame work for massing, articulation,
fenestration and material selection within which developers can
create interesting functional and aesthetically well designed
buildings.
The incorporation of vertical and horizontal architectural detailing
prevents blank dull facades and increases visual interest.
•
Emphasize gateways to public areas
Design duplication for plots will not comply with the Architectural
planning aspirations of the ICP3 development. The design should
lend itself to interesting façade theme variations without
compromising the planning. Distinction for each of the
development will achieve uniqueness and negate repetitions. This
will, therefore, assist in differentiating the offering and
consequently improve its appeal to the community.
•
Articulating the facade – with the architectural elements
described in Section 4.0
•
Emphasizing corner treatments - projecting elements forward,
adding bay windows, pulling back to create an open space
•
Architectural articulation will include stepping the building facade
in or out, varying roof lines, changing the rhythm of windows and
doors adding architectural details and varying materials. See
Section 5.0.
Increasing building height on part or all of the building - all tall
buildings should be designed to include elements at a human
scale from the ground to 5th storey
•
Varying roof heights and roof features to add visual interest
and identify clusters of related uses for a diversified skyline
•
Increasing the size of windows or doorways for drama
•
Changing colours, materials and textures
3.1.5 Active Frontages & Facades
A balcony projection shall be permitted along the whole or part
of the building facade. Balcony projections shall be articulated.
Balconies shall be on the first floor upwards with a minimum clear
height of the balcony above the finished kerbstone level of not be
less than 3.0m. Balconies overlooking a road, service road or
neighboring property must be not less than 2m away from the plot
boundary. No structural projections shall be allowed outside the
plot boundary (including retaining walls, footings, or boundary
walls). A balcony must not be enclosed. 20% of all apartments in
low and mid rise development must have balconies.
3.1.1 Building Orientation
The most fundamental requirement in structuring built form is to
differentiate between public fronts of buildings and private backs
of buildings. Buildings that front streets and frame open spaces
encourage public activity create visual interest and ensure the
space to the rear of the building remains private in character for
access, gardens or parking.
The ground floor level of the building or structure shall be between
0.45m below and 1.2m above the average top of kerb of the
primary street front.
3.1.2 Building Height/ Floor Area Ratios
The heights of the buildings have been set according to the land
use and provide a range of height options within each category.
This adds flexibility, enabling buildings within the same zone to be
different heights and allowing individual plot owners to vary the
roof line within individual plots.
All tall buildings should be designed to include elements at a
human scale from the ground to 5th storey. The building footprint
will be 55% of the plot area see tables 2.3, 2.4 and 2.5 (Note: the
footprint for high rise mixed use will be 65%, see page 13).
3.1.3 Plot Amalgamation
The developer is required to submit a written application to
Nakheel customer service for the amalgamation of plots and must
include the following documents:
•
Cover letter stamped and signed by the owner.
•
Application fee, to be advised by sales on the basis of area.
•
Proof of ownership of plots (purchase receipt copy).
•
NOC from Sales.
Once the above documents are received and approved, the
amalgamation affection plan shall be issued. Existing zoning and
land use requirement will still apply to all amalgamated plots. The
FAR, footprint and setback requirements shall remain unchanged,
subject to technical review and approval.
A maximum of two plots can be amalgamated to form a single
plot subject to application and approval. Note, amalgamation of
more than two plots may be permitted to create suitable
development parcels for civic uses, subject to application and
approval See section 10.11 Amalgamation, for Terms & Conditions.
Making the fronts of buildings active adds interest, vitality to the
adjoining public realm. Views into buildings add interest for
passers-by and views out add ‘eyes on the street’ and contribute
to safety.
Parking entrances or exits are not allowed via the building face
fronting the street or streets. The areas of building on road fronts
must be occupied by primary land use functions creating active
frontage.
All buildings must add visual interest and animation to facades by
including the following features:
•
Including architectural elements that provide relief from the
climate such as arcades, colonnades and awnings
•
Designing in frequent doors and windows with few blank walls
•
Using narrow frontages or stepping larger buildings in or out
giving a vertical rhythm to the street scene
•
Enlivening the edges of buildings with articulation such as
balconies, bays, porches, awnings and projections that
overlap the building with the street
This can be done by:
Pergolas are permitted around the external areas of buildings in
un-built areas of the plot and within the setback area. Pergola
height shall not exceed 3.5m
Pergolas are permitted for covering roof top swimming pools
providing their setback is not less than 3.5m from the building
boundary, their projection shall not exceed 1.5m from the
swimming pool edge and their height shall not exceed 3.5m
above the swimming pool edge level.
•
Using small level changes at building entrances to give a sense
of privacy and surveillance but maintaining access
Awnings are permitted along the whole or part of the building
facade. Awnings shall be positioned at ground floor or first floor
level with a maximum projection from the building face of 2m.
They must not interfere with pedestrian or vehicular movement.
•
Where privacy is not an issue using non reflective glazed areas
to allow lively internal uses to be viewed from the street
The following section provides a matrix of mandatory building form
elements for each development type.
3.1.6 Highlight Landmarks
The design of the streets, landscaped areas and individual
building forms will help residents and visitors to orientate
themselves. It is therefore important to define building forms which
create local landmarks for plots which:
•
Terminate views and vistas
•
Punctuate activity nodes
•
Provide focus where streets converge
15
Development Code
October 2007- Rev.1
3.0: BUILDING FORM
ON SITE PARKING SPACE REQUIREMENTS:
RESIDENTIAL
Studio / 1 bed
1 space per apartment
2 bed
1.5 space per apartment
3 bed
2 space per apartment
Visitor Parking
1 space per 35 car parking spaces provided
COMMERCIAL
Staff Parking
1 space per 50m2 commercial space
Visitor Parking
1 space per 100 car parking spaces provided
RETAIL
Parking
1 space per 25m2 Retail Space
HOTEL
General
1 space per 5 guest rooms
Restaurant
1 space per 47m2 of restaurant space
Ballroom/conference
1 space per 19m2
room/wedding hall
Staff Parking
1 space per 100m2
THEATRES/CINEMAS
General
1 space per 3 seats
CYCLE PARKING
1 multiple bicycle rack per 30 car parking
General
spaces provided
Figure 3.1
Note: figures are based on building’s total floor area. Where
parking allocation results in 0.5 of a whole number, the figure
should be rounded up to the nearest whole number.
3.3 Parking, Loading & Access
Parking and loading requirements are established as part of this
code to ensure that all activities in International City Phase 3 are
provided with adequate and reasonable parking and loading
facilities that meet the needs of anticipated demands.
3.3.1 Parking
Basement parking G-1 is preferred in all low, mid and high rise
developments.
Basement parking G-1 and G-2 is preferred in all mid and high rise
developments.
Additional parking shall occur at Ground Level and above,
however, all parking must be covered 100% with a podium deck
and landscape in accordance with Section 6.0 of this report.
For facade treatment of parking structures refer to parking columns
in sections 2.3, 2.4 and 2.5
3.3.2 Location of Parking
The location of parking in relationship to structures on a plot and
the streetscape are regulated by sections 2.3, 2.4 and 2.5.
Mid Rise - all parking shall be at G-1 and G-2 across 100% of the Bus and taxi drop off areas shall be permitted in areas viewed by
plot. Additional parking shall be at grade and above if required. All the general public.
parking levels must be covered by a podium deck.
General loading spaces shall have a minimum width of 3m and a
High Rise - all parking shall be at G-1 and G-2 across 100% of the length of 12m exclusive of aisle and maneuvering space, a
plot. All additional parking levels must be covered by a podium minimum vertical clearance of 5.5m and an inside turning radius
deck.
shall be a minimum of 9m
Parking areas will not be located along the front of the building nor
within the setback area from all sides of the plot boundary. See
sections 2.3, 2.4 and 2.5 for further details, set back and access
requirements.
Semi trailer space requirements shall have a minimum width of
3.5m and a length of 17m exclusive of aisle and maneuvering
space, a minimum vertical clearance of 5.5m and an inside turning
radius of 12.5m (sizes and location to be confirmed)
All loading areas should be designed to be screened from the view
of the general public and designed to fit appropriately into the
Parking and loading layouts shall require approval by Nakheel prior design of the surrounding structure.
to construction or use. No Concept Design or site plan approval
shall be granted if Nakheel is unable to determine that parking and 3.3.8 Access & Egress
loading areas meet the requirements shown in sections 2.3, 2.4 &
Vehicular access and egress leading to car parking areas shall be
2.5.
as per JAFZA minimum width requirement. Access and egress
points will be positioned to minimize disruption to the tree spacing
3.3.4 Number of Spaces
along roads.
Figure 3.1 designates the minimum number of parking spaces,
Access to parking shall be:
visitor parking spaces and multiple bicycle racks required.
• From side streets or to the rear of plots where possible,
The parking requirements including a m2 measurement shall be
• 24m from road junctions and within side setback.
based on total floor area (in the event that the calculations results
in a fraction greater than 0.5 the number shall be rounded up to • There will be a maximum of 2 vehicular access/egress points on
any one side of a plot fronting a road (including provision for
the next whole number, otherwise the number should be rounded
service access).
down)
• Should be within 10.5m from the plot boundary, as this will be
3.3.5 Markings and Accessories
the reference setback allocated for individual plot in the road
design and infrastructure services
Each required parking space will be individually identified by
surface markings in accordance with JAFZA standards. Aisles and Substation shall be accommodated within the plot clear of the
maneuvering areas shall also be clearly marked with directional setback area and avoiding direct access from street. Other service
and traffic information as determined necessary.
structures shall be accommodated away from the building
frontage facing the street, unless otherwise, overruled by the
Lighting shall be installed as needed for purposes of safety and
relevant service provider.
shall be installed in a manner to prevent light from reaching
beyond the intended area.
Certain plots are segregated from the road by public open space.
The vehicular access and egress points to the plot will be designed
3.3.6 Landscaping, Screening and Drainage
to transverse the open space and must be perpendicular (90
degrees) to the adjoining road.
See Section 6.0
All vehicular circulation to and from the plot must not cross or
Parking and loading areas shall be graded, paved with a material
conflict. The entries to the car park shall precede exits on the
approved by Nakheel, drained, and maintained to avoid dust,
approaching side of the nearest road lane. Two way design should
erosion or excessive water flow.
include a curved “T” junction to prevent exiting cars crossing
oncoming traffic flow.
3.3.7 Loading Areas
Rear setback and rear half of Side setback must be a minimum
Loading areas shall be located away from the view of the general
150mm higher than the parking aisle and landscaped with trees.
public where possible, especially on the larger commercial plots.
Pedestrian access to the side and back landscaped areas shall be
Side streets & rear of plots are preferential loading access areas.
provided directly from the building
3.3.3 Approval Process
Low Rise - all parking shall be at G-1 across 100% of the plot.
Additional parking shall be at grade and above if required. All
Commercial activities requiring large volumes of loading, such as
parking levels must be covered by a podium deck.
supermarkets, will be subject to restricted loading hours.
17
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Development Code
3.0: BUILDING FORM
18
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 4.0: ARCHITECTURAL CHARACTER
SECTION 4.0: ARCHITECTURAL CHARACTER
4.1 Introduction
4.2 Character of Place
4.3 Architectural Language
4.4 Architectural Treatments
4.5 Materials and Colour
4.6 Pedestrian Access
Development Code
October 2007- Rev.1
4.0: ARCHITECTURAL CHARACTER
4.1 Introduction
This Development Code is not intended to be a prescriptive
pattern book, rather a reference guide to the design of urban
neighborhoods.
The intent is to create a place rich in spatial experience
punctuated by incidental monuments within a landscape and a
variety of architectural scale and expression.
Creative application of design principles and architectural
language is encouraged for designers to develop distinctive yet
varied neighborhoods whose stylistic expression is underpinned by
a proportional elegance.
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Development Code
October 2007- Rev.1
4.0: ARCHITECTURAL CHARACTER
4.2 Character of Place
4.4 Architectural Treatments
Our favourite cities all display a surprising consistency of scale and
proportion. Observe the typical streetscape of London or New
York, Paris or Rome, Stockholm or Barcelona and you will
appreciate the similarities in scale and storey height, for example:
a taller podium with proportionately diminishing upper storey’s,
vertical fenestration emphasis and a detailed embellishment of
entrances, balconies, dormer windows, roofs and chimneys.
The architectural language for International City Phase 3 is built
upon a syntax of key architectural elements which contribute to
the definition of the architectural character of a neighborhood.
They add personality and human scale detail.
4.4.1 Applicability – Low to Mid Rise
It is important to recognize that the character of place is
determined by a number of contributing influences:
Buildings scale
The following architectural components should be applied to all
low and mid-rise buildings and podium sections (up to 5 storey’s)
of high-rise buildings. Refer to Section 2.0 - Land Use for site plan
parameters.
•
Massing
•
Arcades
•
Form
•
Rustication
•
Materials
•
Quoining, cornices and pilasters
•
Colour
•
Awnings
These are the principal factors, which together with its history,
collective memory to add spirit of its residents, help make a place
distinctly different from another.
•
Verandahs
•
Balconies
•
Bay windows
They are also qualities of a more timeless architectural design.
•
Corner expression
•
Loggia
•
Roof terraces
•
Generous overhangs
4.3 Architectural Language
In the development of an architectural language for International
City Phase 3 we aim to learn from the past and employ a timeless
proportional elegance and elemental detail as the framework for
all new development.
We intend this framework to underpin the architectural language
and syntax of International City Phase 3 in order to engender a
rich variety of architectural expression and to discourage
architectural pastiche.
4.4.2 Applicability – High Rise
The following architectural treatments should be applied to G+6
to G+20 buildings above podium (G+5) level. (Elements described
in the previous section (4.4.1) shall apply to all levels below the 6th
storey.)
Facade Tower treatment:
Use of glass should be kept to a minimum (less than 50%) sufficient
to provide natural day lighting requirements for either residential
or commercial uses. This is intended to reduce glare and solar
heat gain to a minimum.
Balconies/ Solar Shading: balconies and other solar shading
devices are strongly encouraged especially on south and west
facing facades. It is intended that these elements alone will
convey the articulation of the building structures
Designers should seek to exploit these features to produce high
quality, innovative designs.
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October 2007- Rev.1
Development Code
4.0: ARCHITECTURAL CHARACTER
The following diagrams are not intended as a ‘pattern book’ but
seek to illustrate how different architectural treatments may be
applied at the G + 3 to G + 4 storey scale.
24
Development Code
October 2007- Rev.1
4.0: ARCHITECTURAL CHARACTER
4.5 Materials & Colour.
4.5.4 Roofs
4.5.1 General Facade
The choice of roof material should be in keeping with the design
of the building.
External walls may comprise of the following materials:
•
Usage of glass with a low reflectance (max 30%) should not be
more than 50% of the facade (including windows).
•
Render finish in various textures. This may have integral colour
pigmentation or be finished with exterior quality paint systems.
•
Stone or cast stone cladding
•
Calcium silicate blocks
•
Brickwork
•
Tile finishes including rain screen terracotta systems.
•
Aluminum cladding systems can be considered on high rise
commercial buildings only.
Flat roofs will not be seen from street level but special attention
should be paid to the buildings parapet as the visual termination
of the building at high level.
A variety of pitched roofs can be employed in a design.
Traditional roofing materials such a tiles should only be employed
on pitched or mansard roof structures. More modern shaped roofs
such as ‘butterfly’, curved or mono-pitched roofs should employ
other materials such as metal standings seam systems.
Eaves/ roof soffits are highly visible elements at the top of buildings
and should be given special attention by designers in terms of
materials and colour as well as form.
4.5.2 Facade Base
4.6 Pedestrian Access
Designs should seek to unify the non-glazed areas at the ground
storey level of buildings with a consistent quality material. For
example, use of a natural stone cladding as opposed to a render
finish.
Pedestrian access for the main users of the building must be
located facing the street, or primary street on a corner plot, in a
prominent position and without obstructions.
Designers must give consideration to the choice of materials that
have been used on an adjacent plot and seek to use a
complimentary material (use of colour, texture and material type)
at the ground floor level of their building design.
The above requirements seek to create unification of materials
and colours at street level without making them homogeneous.
Structures exceeding 5 storeys in height are expected to provide
discernable architectural treatment to delineate the podium,
shaft and top using exterior materials, colour, architectural relief
and detail, pedestrian scale treatments, and transparent
windows.
Entrances into residential buildings should have a hierarchy that
relates width and design to their function and frequency of use.
•
Primary residential entries – should be a minimum of 4m wide
paved pathway for entry into the building or private
gardens/courtyard/parking
•
Secondary residential entries – should be a minimum 2m wide
paved pathway for entry to the back of properties, bin areas,
bicycle parking etc.
•
Mixed Use entries – dimensioned to meet the needs for the
user, access to commercial, residential and office space
4.5.3 Facade Mid Level
Materials, colours and textures utilized to cover the remaining
facade areas should be selected to compliment the base
material in colour and texture.
Stark contrasts should be carefully considered and be only
employed to highlight features such as corners, projections,
window and door surrounds if required.
25
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 5.0: SIGNAGE
SECTION 5.0: SIGNAGE
5.1 Introduction
5.2 Types and Purpose
5.3 Treatments
Development Code
October 2007- Rev.1
5.0: SIGNAGE – TYPES AND PURPOSE
5.1 Introduction
All signs erected, altered, displayed or relocated in plots within
International City Phase 3 shall be constructed and maintained
according to the standards established by this Code.
Section 5.2 identifies permitted signage by area and type and
purpose. A “P” indicates that a classification of sign is permitted
by right within a given area.
All temporary or permanent signs erected, altered, displayed or
relocated in International City Phase 3 require approval from
Nakheel in accordance with the development review process
described in Section 10, Administration and Procedures.
A master sign plan shall be submitted for all signs; this shall
show the location, detail dimensions, colour, materials, and
method of illumination. Each applicant that obtains
approval will be required to maintain the sign in a safe and
secure condition.
All signs will be in Arabic and/ or English.
The following signs are exempt from the code and
therefore do not require approval:
•
Signs within individual building enclosures and which
can be viewed only by occupants and visitors
•
Statutory signs such as traffic, parking, warning, danger,
street names, utility marker, official signs and legal
notices issued by Nakheel.
•
Works of art that exclude commercial messages
•
Address plates less than 0.3 m2 in total area.
The following signs will be prohibited:
•
Signs that form a traffic hazard
•
Signs affixed to utility poles, trees, stones, bushes, other
natural features or other signs
•
Obstructs doors, windows, entries or openings
•
Signs in poor repair
•
Signs that obstructs neighboring signs or pedestrian
traffic either physically or visually
All abandoned signs shall be removed within 60 calendar
days of the date that business, person or activity that the
sign identifies or advertises ceases to operate on the site on
which the sign is located.
The applicant that receives approval for the sign will be
responsible for maintaining such a sign in a secure and safe
condition. If Nakheel deems that the sign is not secure, safe
or in good condition it shall be considered as a violation of
the code and enforcement proceedings shall be
commenced.
Temporary signs must conform with the general signage
code standards, permitted temporary signs include:
•
Real estate
•
Special event or sale
•
Contractor advertisement
•
Future facility advertisement
Sign lighting shall be arranged and maintained so that the
source is not directly visible from a public right of way or
adjacent property.
27
October 2007- Rev.1
Development Code
5.0: SIGNAGE – TYPES AND PURPOSE
Plot Signage: Mandatory requirements for sign types and purposes.
28
October 2007- Rev.1
Development Code
5.0: SIGNAGE – TYPES AND PURPOSE
Plot Signage: Mandatory requirements for sign size, number, type and lighting.
29
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 6.0: LANDSCAPE
SECTION 6.0: LANDSCAPE
6.1 Introduction
6.2 Safety
6.3 Planting Design Regulation
6.4 Special Requirements by Zone
6.5 Property Setbacks
6.6 Artistic Liberty and Design Originality
6.7 Irrigation Design Guidelines
6.8 Hard Landscape
6.9 Lighting
6.10 Water Features
6.11 Furniture
6.12 Boundary Treatments
Development Code
October 2007- Rev.1
6.0: LANDSCAPE
6.0 Landscape
6.1 Introduction
Landscape and irrigation regulations are established being part of
the development code as means to:
•
Provide the developer with a set of landscape and irrigation
guidelines which promote the establishment of the overall style
and quality of the landscape for International City Phase 3
•
Encourage the penetration of green spaces into the fabric of
the city creating climatic and visual relief from urban
hardscape
•
Aid in emphasizing the individual identity of key areas and
streetscape planting hierarchy in association with the road
corridor structure
•
Assist in providing a cohesive environment both visually and
functionally, that maximizes the quality of life for residents
It should be noted that all irrigation and landscaping shall conform
to all relevant authority regulations in respect of safety.
6.2 Safety
No landscaping shall be permitted whatsoever that endangers in
any way the health or public safety by creating traffic hazard, or
obstructing vision and sight lines. No plants which are toxic to
human beings, by contact or ingestion shall be permitted.
6.3 Planting Design Regulations
Planting layouts and plant selection shall be designed to achieve
the following objectives:
•
Encourage the use of open and terraced spaces by providing
visual interest and climatic amelioration
•
Direct pedestrian circulation
•
Accent entrances,
intersections
•
Reinforce the individual identity of key areas and road
hierarchy
•
Encourage short and long term water conservation
•
Maximize privacy around ground floor residential apartments
•
Reflect circulation patterns, visibility and safety of pedestrian
and vehicular traffic
•
Plants shall be positioned to allow access for maintenance
focal
areas
and
road/footpath
6.3.1 Planting Specifications
Planting specifications have been set as part of this code to unify
the quality and standard of planting for the development, as well
as to ensure that plot developer takes into consideration plant
design parameters which may effect structural elements which
need to be considered in the preliminary phases of development
and planning.
All plants shall be established in special beds (lawns, ground
covers and seasonal) or pits (trees, palms and shrubs). The pit/bed
shall be large enough to take the root ball and shall be thoroughly
watered prior to planting. Planting soil depth shall comply with the
following minimum requirements:
Palm pits
Tree pits
Large shrub pits
Shrub beds
Ground cover bed
Lawn areas
1500x1500x1500mm
1200x1200x1200mm
500mm deep
500mm deep
300mm deep
300mm deep
The use of Soil Moisture Retention Additives is required as water
conservation is a priority. In the Tender process, use of those
additives shall be guaranteed by the tenderer in terms of a
percentage irrigation water use reduction over a specified period
of time. Approved amendments shall acquire the following:
•
Provide soil with high water holding/ retention/ absorbing
capacity particularly in sandy and saline soils when
incorporated them.
•
Have a quick soil wetting ability and a long lasting (at least 5
years) stability in the soil resisting fast natural degradation
processes
•
Be environmentally friendly with no short or long term impacts
on the environment, non toxic and non–hazardous to any
ecosystem, soil organisms, humans, animals and underground
water.
•
Shall not contain levels of any element above those specified
in the rules and regulations of local authorities particularly
heavy metals
•
Not hinder plant nutrient uptake or interfere with/ affected by
application of fertilizers, pesticides or any treatment whether
chemical or biological
•
Belong to one of the following categories: 1. Organic copolymers, 2. Acrylamides, 3. Acrylic polymers, 4. Volcanic ash/
Basaltic volcanic parent material, 5. Amorphous silica or 6.
Coated silica
•
Have a minimum absorption capacity of 75-100ml water/gm
of material with a minimum of 85-90% available as plant water
•
Reduce irrigation water consumption by a minimum of 45%
The following products have been tested and approved by
Nakheel Design Group (NDG). Any product suggested by
contractors must obtain approval by NDG before application.
Contact details of suppliers of those materials can be obtained
from NDG:
•
Sanoplant and the associated electro-kinetic technology
•
Sanonet
•
Zeoplant
•
Stockosorb
•
Zeolux
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Development Code
October 2007- Rev.1
6.0: LANDSCAPE
•
All palms, and trees with the exception of small accent palms
shall have a minimum distance of 2.5 metres from building
•
All palms, with the exception of small accent palms shall have
a minimum spacing of 9.0 metres from other palms
All Large trees shall have a minimum distance of 5.0 metres
from other large trees
•
•
All Tree and Palms shall be planted a minimum of 1.0 metre
away from all footpaths
•
All Tree and Palm pits shall maintain minimum distances from
underlying services as specified by the relevant authority
regulations
6.4 Special Requirements by Zone
6.4.1 Concrete Podiums
This section of the code has been established to ensure that the
plot developer adheres to certain regulations and minimum
requirements for the landscape use and development of open
areas on concrete podiums. Concrete podiums are required
above all parking structures at ground level and above.
Landscape design objectives for concrete podiums are as follows:
•
Enhance the overall appearance of the development by
providing visual relief and establishing additional green spaces
throughout the International City development
•
Encourage the use of open and terraced spaces by providing
visual interest and improvement of the microclimate
•
Ensure safety of residents
•
Maximizes the quality of life for residents
6.4.2 Integration of Services and Landscape Requirements
All landscape plans submitted shall include landscape
development of concrete podiums, including detailed irrigation
that allows for the allocated amounts of water as defined in
Section 6.7 and drainage plans that ensure that all palm, tree and
planting beds drain freely.
Landscape plans need to be prepared in consultation with
structural engineers to ensure that the required modification to
structural elements have been undertaken in order to incorporate
adequate space for palm/tree pits.
adequate structural loading, size, water supply and drainage
requirements, and as defined in Section 6.3.1 of this report.
6.4.4 Emergency Access
The location of planting shall ensure access for emergency
evacuation whilst still meeting the minimum requirements for soft
landscape percentages as defined in podium landscape matrix.
Emergency access routes on the podium deck will be kept free
from obstacles. Adequacy of emergency access and evacuation
routes will need to be confirmed by the relevant authorities.
6.4.5 Maintenance
The location of planting shall ensure access for maintenance
whilst still meeting the minimum landscape requirements. All
maintenance and plant machinery will be screened from view
and properly stored in areas to which public access will be
prohibited. All plant and maintenance buildings/units will be
clearly signed by the service provider.
6.5 Property Setbacks
This section of the code has been established to ensure that the
plot developer adheres to certain requirements and regulations
with regards to the visual appearance and functionality of plot
setbacks. Setback treatment contributes an essential role in the
overall appearance of the development.
•
The setback area is required to be landscape and free of any
structure above grade except for awnings, balconies and
other exposed projected structures extending to a maximum
of 1.5 meter into setback corridor.
•
The only acceptable, subject to approval, use of the side /
rear setback area is driveway or ramp going down to the
basement, laid out adjacent to the boundary, with the
condition that an equal landscaped area is provided
bordering the driveway / ramp
•
Only in case of plot with narrow width, where it is not possible
to provide for an equal and bordering area of landscape in
lieu of use of driveway / ramp in the setback on the ground
floor, there shall be a minimum landscape of 24% of plot area
subject to approval.
Considerations include the load generated from plants,
irrigation/drainage systems and sufficient planting medium depth.
6.3.2 Restrictions on Planting Distances
Sufficient space should be allowed at the time of planting to
accommodate the spread of branches and roots likely to occur
as a plant matures. This will safeguard the plant against felling or
excessive cutting-back as well as preventing any overpowering or
damaging effects on nearby buildings or other structures.
The restrictions on spacing are as follows:
6.4.3 Podium Planting
Concrete podium decks should be developed to include planting
and recreational activities. Regulations for land use and design for
these areas are defined in the Podium Landscape Matrix. All
podiums at Ground Level shall incorporate a minimum 35% of
Total Area for trees and palms (refer to Podium Landscape
Matrix). Tree and Palm planting pits shall be designed for
32
Development Code
October 2007- Rev.1
6.0: LANDSCAPE
•
While calculating landscape on the ground floor, any area
covered by a supported structure, excluding area with
awnings / balconies / other projected structures, will only be
counted as half of the calculated area for adding and
achieving either the required landscape all around the
building in setback area or a minimum of 24% of plot area in
case of narrow plot.
•
In order to maximize the landscape, common and single
access or egress will be used for driveway and ramp placed
side by side to be later bifurcated to achieve a minimum of
24% landscape of total plot area.
•
All setback planting levels shall be flush with the adjacent
paving / hardscape material.
•
Careful consideration shall be given to the placement of plant
material used on the setbacks so as not to create any visual
barriers or obstruct pedestrian flow between adjacent plots.
6.5.1 Landscaping that Faces Street Fronts
All planting facing street fronts, be it at front or at the side, must
comply with the planting scheme summarised on the ‘Landscape
Planting To Plots That Face Street Fronts’ Table in order to establish
a strong framework which ties into the overall development, and
by contributing to the individual identity of the street corridor type.
Trees within setback areas should be evenly spaced and shall be
aligned with the tree spacing on the adjoining public road
corridor (tree spacing for all public roads is set out in the
Masterplan) to minimise loss of trees through the positioning of
access/egress points and to maintain constant tree spacing along
roads. If basement parking extends to the boundary of the plot
the developer must allow for ‘setdowns’ or ‘upstands’, adequate
drainage and irrigation as defined in this section of the report to
allow for adequate provision of trees/palms, shrubs and lawn.
•
Rear setbacks which are adjoining an educational facility, are
to refer to the relevant authority regulations with regards to the
specifications for separating structures.
•
Rear setbacks which are adjoining parks and open space shall
be screened with planting to allow privacy for plot purchaser
and park and green belt users
6.6 Artistic Liberty and Design Originality
It is important to note that the design guidelines in this document
are not established as a means to force developers into
preconceived design solutions. Creative design solutions are
encouraged. The guidelines key motivation is to ensure public
safety, and encourage property developers to have a unified
vision keeping in mind the larger picture and instilling harmony
and continuity within ICP3.
6.7 Irrigation Design Guidelines
General Issues
•
All landscape areas shall be provided with a fixed and
permanent irrigation system (underground)
•
A fully automatic irrigation system shall be installed to irrigate
soft landscape areas
•
Operation of the irrigation system shall be controlled from a
fully computerized Central Control System and a number of
field satellite controllers
•
The system design shall ensure that the peak water demand
for the entire plantation is met on a daily basis
•
The system shall be capable of regulating the irrigation timings
based upon the climatic conditions
•
The irrigation system shall be designed to ensure that the
plants receive the following volumes of water daily at peak
demand (see figure 6.1):
Furthermore the plot developer shall match adjoining levels of
existing and proposed finished landscape and paving areas in all
common areas at street frontages and common side boundaries
between the proposed building and street /plot line.
6.5.2 Building Setbacks that are Adjoining Other Plots and Public
Areas
The following regulations have been set in order to a guarantee
privacy, safety and access:
•
Minimum of 0.6 metres planting space width shall be
maintained between driveways and neighbouring buildings to
allow for the planting of screening shrubs for buildings with
ground floor residential units.
•
Minimum requirements for emergency vehicles need to be
considered in the preliminary planning phase in adherence
with relevant authority regulations
Figure 6.1: Nakheel Irrigation Guidelines
34
Development Code
October 2007- Rev.1
6.0: LANDSCAPE
6.8 Hard Landscape
Where hard landscape adjoins any public area such as road
verges the:
•
Hard landscape materials shall be either locally occurring
(stone gravel etc.) or manufactured locally (concrete
products etc.) wherever possible
•
Where this is not possible, imported materials shall be used.
Preference shall be given to materials that are stocked by a
local agent who will also offer technical support
•
Imported materials shall only be used where a property or
character of material is required that is not otherwise available
•
All materials used
maintenance
•
Colour and texture and use of materials shall complement the
buildings and architectural style and reflect a modern urban
environment
shall
be
durable
and
require
low
•
All concrete structures and sub base layers shall be designed
to engineers approval
•
To minimise problems associated with blown dust and sand, all
ground planes shall be treated so that there is no bare ground
or exposed sand. Paving, pebbles, gravel or ground covers
shall be used on all open areas
6.8.1 General
The following list of materials illustrate a set of products and
materials which will also be used in public open space areas and
road corridor verges. The use of any of these materials will
therefore provide continuity between these areas which is highly
recommended.
Locally occurring/manufactured materials include the following:
6.8.2 Concrete Products
Concrete block:
60mm minimum thickness in pedestrian areas. Can be laid in a
variety of patterns including basket weave, stretcher and
herringbone or in accordance with manufacturers own pattern
guidelines.
Concrete blocks should be on 80mm minimum thickness in shared
pedestrian/vehicular zones.
To be laid on a 25mm mortar bed on concrete base to engineers
specifications.
In-situ concrete:
Generally to be used in pedestrian areas only, 100mm minimum
thickness.
Finishes available include grit finish, exposed aggregate, smooth,
patterned.
6.8.3 Natural Stone
Natural stone includes boulders, cobbles, pebbles and hand
dressed wall cladding/coping stones and paving.
Where possible, the use of natural stone should be used in focal
areas. If used its should be located in focal public areas such as
central design in plazas, major water features and around
sculptures
Natural stone could include Rawda supplied locally by quarries in
the Hatta region of UAE.
All cobbles, pebbles and gravel should be water worn, locally
sourced and be of various sizes from pea gravel (2-5mm diameter)
to large cobbles (100-200mm diameter).
Boulders will be selected for their natural appearance and will
generally be between 400mm - 1200mm dia.
Imported materials with local agents:
Indian Sandstones:
Dolphur, Modak and other Indian sandstones are stocked by
several companies within the UAE.
25mm minimum thickness for cladding, 35mm minimum thickness
for pedestrian paving, 50mm minimum thickness for vehicular
paving/shared zones/copings and edgings.
Available colours include browns, yellows, tans/beiges and pinks.
Finishes include honed, riven, hewn, sawn and grit blasted.
All sandstone should be double sealed on both faces prior to
fixing with an approved sealant.
Granites:
A variety of different granites from Saudi Arabia, Oman, other Gulf
Countries and India are stocked by several companies within the
UAE.
Granite should only be used in focal areas and for water features,
25mm minimum thickness for cladding, 35mm minimum thickness
pedestrian paving, 50mm minimum thickness for copings and
edgings.
Granite setts should be either 50 x 50, 100 x 100 or 100 x 200mm.
Available colours include greys, browns, pinks, yellows. Finishes
available include polished, honed, flamed.
All granite shall be sealed on both faces prior to fixing with an
approved sealant.
38
Development Code
October 2007- Rev.1
6.0: LANDSCAPE
6.8.4 Timber
There are a number of timber merchants who stock both hard and
soft woods within the UAE. Sizes of timber shall be in accordance
with BS5450 (for Hardwood) and BS4471 (for Softwood). Timber will
be used for pergolas, gazebos, mashrabiya and shade structures.
Hard Woods:
All hard woods must be sourced from certified managed
renewable resources and shall not include declining species.
Finishes available include debarked, sawn and planed.
Timber may be varnished or treated with a clear or colour
preservative.
Soft Woods:
Where soft wood is required New Zealand Pine (pinus sp) is a
common option.
Soft wood timber should be of good quality without dead knots
and from a certified managed source. Treated with an approved
water borne preservative applied by vacuum pressure
impregnation. Finishes include debarked, sawn and planed.
Timber may be varnished or treated with a clear or colour
preservative to look like hard wood.
Imported materials include:
6.8.5 Ceramic Tiles
Mosaic ceramic pool tiles:
Range of sizes, thicknesses and colors as required. Commonly
used in association with pools.
Tiles will be used in residential pools and can be used in water
features.
Terracotta ceramic tiles:
To be used under as a pedestrian surface under building
appliques.
Tiles are available in various thicknesses and sizes.
Usually laid on 25mm depth latex modified mortar, sealed with an
impregnated sealant on both sides to engineers specifications.
Finishes include pressed, matt, glazed. Colors should relate to the
overall theme of the zone.
6.8.6 Metals
Stainless steel:
Stainless steel shall be 316L marine graded, thickness and size as
detailed. Finishes include brushed or polished
Finished include mirrored, etched, brushed, anodized, antique,
hairline or coated in polyester powder or PVF2
Finishes may include anodized or powder coated.
6.8.7 Rubber Safety Flooring
To be used under all children’s play equipment in public play
areas. The flooring must be sufficiently thick to absorb shock and
wide enough to provide the recommended minimum space
zones around each piece of equipment.
Rubber safety flooring to have a rubber base layer and an EPDM
rubber wearing course. The surface can be brightly painted or laid
using coloured rubber tiles.
6.9 Lighting
The lighting of landscape areas within the plot should include
landscape lighting, facade/ architectural lighting, signage lighting
and water feature lighting as applicable.
Lighting schemes will be developed to reflect the location of the
development, the land use and the frequency of use.
Light fittings can include under water lights, pool lights, pole lights,
bollards, spike lights, up lights, wall lights and recessed lights.
All lighting will be at an ambient level to prevent glare and create
an atmospheric ambience. Lighting schemes shall be designed to
ensure safety whilst minimizing nuisance and glare for residents
and pedestrians and drivers in the adjacent public realm. Steps,
ramps, and directional changes must be identified by lighting.
Lighting fittings will be selected from reputable manufacturers with
established local agencies. Light fittings will be selected for their
functional and aesthetic value.
Pole top luminaries for focal areas such as large plazas. Light
sources shall be high pressure sodium (warm yellow).
Bollards, wall lights, step lights and path lights shall be mounted
below eye level to control glare. Light sources may be
incandescent or mercury vapour (white).
Underwater lights will be provided in swimming pools and water
features underwater.
The use of special lighting, such as up lighting, silhouetting, etc.,
should be used in focal landscape areas. The light source shall be
concealed to control glare. Light sources for highlighting may be
incandescent or mercury vapor.
Aluminum:
Uses include grills, gates, sculpture, flagpoles, lighting and railings.
Aluminum is available in a range of sizes and thicknesses as
required. It can be cast or produced in sheets
39
Development Code
October 2007- Rev.1
6.0: LANDSCAPE
6.11 Furniture
6.12 Boundary Treatments
The proposed furniture selected by plot purchasers should
complement the furniture range selected for public open spaces
and streetscapes.
Walls shall be required as indicated in the adjacent table (Figure
6.2).
•
The types of street furniture used shall depend on the location
and intended function of that space e.g. adjoining
streetscape, entrance, inner courtyard, transitory space,
private garden, etc.
•
All moveable furniture incorporated within the landscape shall
be at the discretion of the plot owner and must conform to the
guidelines for street furniture where applicable
•
All street furniture shall be a prefabricated design from a
reputable company, delivered to the site, and must be of a
durable and high standard of construction
•
The furniture will be chosen from an existing range to ensure
the different elements complement one another and appear
unified. The styles chosen may incorporate a motif
•
The types of furniture that could be included are listed below:
Benches/Seats:
Figure 6.2: Boundary Treatments
•
Backed or backless, no arm rests
•
Grade A softwood or hardwood timber seats and benches
•
Black or brushed silver metalwork
•
Ground fixed with stainless steel fittings
•
Located within hard landscape settings, such as courtyards,
plazas, play areas and along entry routes
6.10 Water Features
Where roads surrounding a plot are equal in size, the ‘front’ of the
plot will be assigned to the longest boundary fronting a road.
Where roads and plot boundaries are equal in respective size and
boundary lengths, the ‘front’ of the plot will be assigned along the
road with the closest connection to a major roadway. will be
assigned to the longest boundary fronting a road.
No wall shall be permitted within setbacks fronting streets. As an
exception, fencing within setback area facing the street is
permitted, only for private landscaped gardens and shall be a
maximum of 1.8m high from the average arithmetic mean finished
landscape level.
Walls including foundations shall be placed entirely inside the plot
to which they belong with the external face aligned on the plot
boundary. Only one boundary wall will be permitted on each side
of the plot boundary. There shall be no duplication of walls on any
boundary. The developer shall comply with the Boundary
Treatment Matrix opposite, unless a wall already exists.
Walls shall be constructed of durable materials that are
compatible with buildings on the same plot in terms of materials,
finish, colour and appearance. No fences of wood, plastic or
chain link will be allowed.
Walls shall be a uniform height of 2 metres.
Bins:
A wall may be classified as one of the following:
•
Where proposed they should be located in visually and
functionally important locations to maximize their impact.
The Molok recessed disposal system or similar should be used
as the primary form of rubbish collection
•
All pump rooms shall be provided in voids below the podium
structure and should not be visible from ground level.
Additional bins should chosen from an existing range that is
complementary to the seating and benches
•
Grade A softwood or hardwood,
Solid wall: A solid fence shall be constructed of concrete block
and stucco, and have no openings larger than 1 metre in
diameter or width. Solid fences may have a decorative cap of
which no more than 50% of the top may be 1 metre or less above
or below the required uniform height.
All access covers shall be recessed and matched to adjoining
hard landscape patterns and materials.
•
Black or brushed silver metalwork
•
Ground fixed with stainless steel fittings
•
Maximum diameter 600mm, maximum height
Receptacle size to suit standard JAFZA waste bags
•
Located adjacent to access routes but not directly adjacent
to seating areas
All water features will be designed to reflect a contemporary
urban theme.
Materials used around the water features shall be durable, require
little maintenance and will be non-slip. Key water features may
include natural stone e.g. granites, sandstones etc. Where
possible, water features shall include integrated seating walls.
Standing water shall meet safety standards and be a maximum of
300mm deep. Water quality shall be of a standard to permit
human interaction.
1.2m.
Public Art:
•
•
Public art is encouraged and should generally be used to
highlight a key location such as an entrance or the
termination of a vista or subtly integrated into the landscape
to provide surprise or interest
Public art is entirely at the discretion of the plot owner but must
be of a safe and durable and high standard level of
construction and of non reflective material
Half wall: a semi solid wall shall have a solid lower half constructed
in concrete block and stucco, and an upper half of an open
design in which a physical separation shall be maintained
between the two sides of the fence but a visual connection
between the two remains.
Open wall: an open designed fence shall be constructed of
wrought iron, aluminium or other acceptable material and shall
maintain a physical separation between the two sides of the wall,
but shall maintain open visual contact between the two sides.
Alternatively vertical uprights may be used in open wall design, as
long as the open design areas constitute at least 1/3 of the total
length of the wall and no solid section is greater than 3m long.
40
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 7.0: DEFINITIONS
Development Code
October 2007- Rev.1
7.0: DEFINITION
Abutting: A common border with or being separated from such
common border only by a roadway, easement or right-of-way.
Access: The place or way by which pedestrians and vehicles have
a safe and usable ingress and egress to a property or use. An
unobstructed way or means of approach to private entry to or exit
from a property.
Access Driveway: The area between the travelled portion of a
road and a parking lot used by motor vehicles for access to and
from a car park, but does not include an isle.
Building Height: The vertical distance from ground floor to height
of the highest roof structure. Penthouse, mechanical equipment
and architectural features that comprise the “top” of the structure
shall not be considered in the overall structure height.
Buildable Area: That portion of a plot upon which a building,
structure, pavement, or other improvements may be placed after
designation of areas such as front, rear and side yards.
Accessory use: A use customarily incidental to and related to a
principal use established on the same lot.
Building Permit: An authorization granted by JAFZA certifying that
the design of a proposed structure or development, to be erected
on a designated plot, after complying with all relevant provision
applicable to this Code. The permit allows the building
construction to commence.
Addition: An extension or increase in total floor area or height of a
building or structure.
Building Primary: A building within which is conducted the
principal use permitted on the plot, as provided by this Code.
Adjacent: Abutting, directly connected to, or bordering.
Car Park, Parking: Land used to park motor vehicles.
Applicant: The person, party or corporation applying for approval
or permission; normally understood to be the owner, leaseholder
or developer of the lot.
Car Park Structure: a building or structure consisting of one or more
levels and used to temporarily store motor vehicles.
Ancillary use: Use or function in support of, or adjunct to, the
primary use or function
Articulation: The utilisation of a variety of architectural design
elements, including expression of the building’s functional
components or modules, glazing, canopy and shading systems,
protrusions, indentations and architectural features to define, and
add interest and variety to a buildings facade
Awnings: Projected roof-like structure suspended from the vertical
building face to provide shade and climatic relief over external
doorways, windows, entrances, external sitting and eating areas.
Awnings may be retractable.
Balcony: An external platform that projects from the face of a
building and is surrounded by a railing, balustrade, or parapet. It
must not be enclosed.
Basement: The level or levels of a building below ground floor.
Building: A permanently located structure having a room
supported by walls or columns but excluding any courtyard such
structure may have provided, however, that no form of fabric,
tent or vehicle shall be considered a building.
Building, Accessory: A building devoted to an accessory use or
structure that is complementary to the primary use or structure.
Building Consent Authority: Jebel Ali Free Zone Authority
Change of Use: Any use which differs from the previous use of
building or land.
Commercial: Commercial Development within this Code refers to,
Management and Office Uses.
Conditional Use: An allowance, with respect to variance or
exception, granted explicitly for a unique case contingent upon
certain conditions as determined by the DBR notwithstanding the
prevailing criteria but granted after concluding that all possibilities
are considered and mitigation measures adopted with conditions
ranging from fee payment to other measures.
Construction Plans: The maps, drawings and specifications
indicating the proposed location and design of improvements to
be installed.
Courtyard: A landscape outdoor open space surrounded by walls
or fences or other materials utilized to establish as sense of
boundary.
Covered: Enclosed or protected by a slab, roof, skylight, dome or
similar permanent structure, excluding permeable structures such
as louvers, grilles, pergolas etc.
Density: The number of dwelling units per unit of land.
Development: The construction, reconstruction, conversion,
erection, alteration, relocation or enlargement of any building or
structure; any mining excavation or land fill; and any land
disturbance in preparation for any of the above.
Development Plan: A combination of application and submissions
to be submitted to Nakheel that are necessary to gain approval
for project construction.
Development Review Board: Entity selected by Nakheel to be
responsible for approval or denial of items requiring possible
variation or alternations of this Code.
Driveway: An access to a required off-street parking facility of an
off-street loading area.
Dwelling: A building used as a self contained residence that must
include a kitchen sink, food preparation facilities, a bath or
shower, and a closet pan and wash basin.
Dwelling Unit: One or more habitable rooms constituting a self
contained unit with separate entrance and used or intended to
be use for living and sleeping purposes.
Dwelling, Multiple Unit: A building divided into two or more
dwelling units, each of which is occupied or intended to be
occupied as permanent home or residence. Also known as
Apartment Structure.
Easement: A grant of one or more of the property rights by the
property owners to and/or for use by the public, a corporation, of
another person or entity.
Egress: An exit
Enclosed: Area contained or enclosed by a building structure
such as walls, glazing etc.
Environment: The physical factors of the surroundings of human
beings including the land, water, atmosphere, climate, sounds,
odours, tastes, the biological factors of animals and plants and
the social factor of aesthetics.
Existing Use: The lawful use of a building, lots or structure at the
time or the enactment of these regulations.
Exception: Are approved minor deviations from development
standards established in the Development Code based on valid
justifiable reasons after exhausting all considerations for valid
solutions and mitigation measures.
Facade: The exterior walls of a building exposed to public view or
that wall viewed by persons not within the building.
42
Development Code
October 2007- Rev.1
7.0: DEFINITION
Feature: Fixtures, components or appurtenances attached to,
contiguous to or otherwise related to a building structure or
property including, without limitation, materials, overlays,
mouldings, sculptures, fountains, light fixtures, windows, and
monuments.
Fence: A construction not considered a structure, which is
designed for screening or enclosing. Landscaping screens of a
height or over 1 meter shall be considered a fence whereas
random plantings of any height shall not be considered a fence.
Finding of Fact: Statement of facts upon which a decision by the
Development Review Board has been reached.
Floor Area: sum area of a single floor of a building or structure. This
includes associated cupboards, service shafts, fire stairs, corridors,
lift shafts, garbage, store and service and utility rooms and the like
but excludes light wells, balconies, terraces, articulations
(<450mm), non habitable projections, parking, access driveways,
loading docks, uncovered external areas, uncovered non
habitable roof terraces, podium decks, uncovered amenities such
as swimming pools, spas, uncovered roof top plant, uncovered
plant equipment, lift motor rooms, water tanks, pergolas, awnings,
un-enclosed atrium and the like.
Floor Area Ratio (FAR): A number that dictates the maximum
permissible Total Floor Area for a plot.
Floor Use: Use permitted for primary activity or use within each
storey or part of a storey. Completed buildings and all areas within
it, must conform to the permissible land use for each storey that
main contain ancillary functions in support of primary use.
Footprint: the outer boundary of a building storey in plan,
measured from the external faces of the building, viewed from 1m
above finished floor level
Frontages: Configuration of the front facade or a structure along
at minimum, the first two floors including the ground floor.
Grade: The elevation of the surface of the ground at any point on
a site.
Grade, Existing: The elevation of the surface of the existing
undisturbed ground at any point on a site.
Grade, Finished Floor: The final elevation of the ground surface
after a man-made alterations, such as grading, grubbing, filling or
excavating, have been made on the ground surface.
Ground Floor: the level of the building at natural ground level
which is between 0.45m below and 1.2m above the average top
of kerb on the primary street front.
Home Office: A conditional, accessory use permitted in specific
Zones that allow operation of small business in a home providing
that impacts are mitigated and a conditional use permit issued.
Hospitality: Refers to the relationship process between a guest and
a host, and it also refers to the act or practice of being hospitable,
that is, the reception and entertainment of guests, visitors, or
strangers, with liberality and goodwill. Hospitality frequently refers
to the hospitality industry including but not limited to hotels,
restaurants, catering, resorts, clubs and any other service position
that deals with tourists.
Hotel: Is an establishment that provides paid lodging, usually on a
short-term basis. Hotels often provide a number of additional guest
services such as a restaurant, a swimming pool or childcare. Some
hotels have conference services and meeting rooms and
encourage groups to hold conventions and meetings at their
location.
Illuminated: A sign utilising an artificial or a reflective light source.
Impervious Cover: Any hard surfaced, man-made area that does
not readily absorb or retain water, including but not limited to
building roofs, parking and driveway areas, graveled areas,
sidewalks and pave recreation areas.
Master Plan: The ICP3 Master Plan.
Masterplan Consent Authority: Design Approval Department for
ICP3
NOC: No Objection Certificate issued by the relevant authority
Occupied: Arrange, designed, build, altered, converted, rented,
lease, occupied or intended to be occupied.
Open Plot: An area of open land other than a road, used or
intended to be used to provide space for the parking or storage
of motor vehicles, including parking space, loading space,
maneuvering aisles, and other areas providing access to parking
or loading spaces.
Parking, Off-Street: An off-street parking space consist of a space
adequate for parking an automobile with room for opening doors
on both sides together with property related access to a public
street including maneuvering room.
Paseo: A public walk or boulevard designed exclusively for use of
pedestrians and including limited amenities or urban open
spaces.
Improvement: Any building structure, place, fence, gate,
landscaping tree, wall, car park, or other object constituting a
physical feature which is not a natural feature.
Pergola: External arbour or passageway with columns supporting
a roof or trellis (openings to be not less than 50% of the total
pergola area) used to provide shade and climatic relief over
pedestrian areas.
Ingress: An entry
Permitted Uses: Any use allowed in a Zone by right.
Intersection: The crossing of two (2) or more roads of grade.
Plant Materials, Plants: Living street, shrubs, vines, ground covers,
sod, and flowering annuals; biennials and perennials adapted to
the environment of Dubai. Plaza: An urban open space that is
surrounded by streets and structures, largely paved and possibly
including landscaping, public art, seating or other features.
Landscaping: The treatment and maintenance of a property,
podium or area with a combination of planting (ground cover,
shrubs, trees and palms), hardscape elements (paving, walls,
lighting and furniture) which form features (walkways, fences,
pools, fountains, or benches).
Landscape Plan: A plan submitted as part of a package for
Development Plan approval indicating the proposed landscape
development, irrigation system and fences.
Land Use: Permitted use for the primary activity or activities for
buildings on the plot. The land uses are identified in the Land Use
plan.
Loading Space: Off-street: Space logically and conveniently
located for bulk pick-ups and deliveries, scaled to delivery
vehicles expected to be used, and accessible to such vehicles
when required off-street parking spaces are filled.
Plot: A piece, parcel, or plot of land occupied by or to be
occupied by one principal buildings, its accessory buildings and
frontage on a street.
Plot Area: The total extent of surface, measure in horizontal plane
within the lot lines of a lot. As noted on the Plot Location
Certificate issued by Nakheel.
Plot Boundary: demarcated line marking the outer edge of a Plot
Area as shown on the Plot Location Certificate issued by Nakheel
Plot Coverage: The percentage of the area of a lot or parcel of
land which is occupied by buildings or structures.
Plot Frontage: The portion of a lot which abuts a road.
43
Development Code
October 2007- Rev.1
7.0: DEFINITION
Plot Line: Any line bounding a lot as herein defined.
Plot Line, Front: plot boundary line separating an interior plot from
the street. In the case of a corner plot, the orientation of existing or
proposed development shall be used to determine which plot line
shall consider the front.
Plot Line, Rear: A plot line which is opposite and most distant from
the front plot line. In the case of an irregular plot, the rear plot line
shall be an assumed line parallel to and at the maximum distance
from the front plot line.
Plot Line, Side: Any plot boundary line that is not a front plot line or
a rear plot line.
Plot Width: The width of a plot at the minimum building setback
line.
Primary use: main land use or function
Public Facilities: Services or facilities provided by government or
government agencies for the benefits of the general public and
to which the public will have access.
Remodelling: The refashioning or alteration (weather structural or
not) of a building or structure without its established use being
change
Retail Type 1: Green grocer, grocery shop, Laundromat, food &
beverage dispensing including outside sitting. Super and Hyper
markets are not permitted.
Retail Type 2: Excluding permissible use in Retail Type 1,
showrooms, wholesale trading, banking, specialty shops,
pharmacies, real estate, food & beverage without outside sitting.
Super and Hyper markets are not permitted.
Right-of-Way: A strip of land by reservation, dedication or
condemnation and intended to be occupied by a road, oil or gas
pipeline, water line, sanitary or storm sewer, and other uses.
Screening: A method of visually obscuring nearby structures or
land use (car park, outdoor storage) from another with the use of
one or a combination of fencing, walls, dense, vegetarian, or
berms.
Setback: A prescribed zone around the edge of a plot where
certain buildings, structures and uses are prohibited and where
access and landscape treatment is strictly controlled by the
Development Code.
Setback, Rear: A setback extending the full width of the lot in the
area between the rear lot line and the rear building line
Setback, Side: A setback extending the full width of the lot in the
area between the side lot line and a side building line.
Total Plot Area: Area of a plot within its defined boundary lines, as
noted in the Plot Location Certificate issued by Nakheel.
Sign: Any devised designed to inform or attract the attention of a
person not on the premises on which the sign is located. It means
any structure, wall, natural object, or other device used for visual
communication which is visible from any street or means of access
and is used to advertise or direct attention to an activity, product,
place, person or business.
Utility Authorities: Authorities, public or private utility service
providers and the like, whose NOC must be acquired prior to
assessment of the submission by the Building Consent Authority
and/or Masterplan Consent Authority.
Sign, Awning: A sign that is mounted painted or attached to an
awning, canopy or marquee.
Sign, Illuminated: Any sign designed to emit or brightly reflect
artificial light.
Sign, Ground: A sign which is less than 1.6 meters from the ground
or is supported by a sign structure that is placed on or is anchored
in the ground and is independent of any building or other
structure.
Sign, Pedestal: A sign that is mounted on one or more freestanding
poles or other support so that the bottom edge of the sign face is
more than 0.5 meters from contact with the solid base or the
ground. Also sometimes known as a “pole sign”.
Variation: A request to Nakheel for permission to vary or depart
from a requirement located within this Code due to special
conditions that result in an unnecessary hardship
Variance: It is an adjustment which permits minor changes of the
Development Code requirements where individual properties are
uniquely affected by the strict application of the regulations. The
extent to vary is restricted and the degree of the variance is
limited to the minimum change necessary to overcome the
unique requirements of a property.
Zone: A geographic area within which specific development
regulations assigned by this Code shall apply.
Zoning Map: An official map that identifies Zones that are subject
to the specific use and development regulations of this Code.
Sign, Projecting: A sign that is partially or wholly dependent upon
a building for support and that projects more than 30 centimetres
from such building.
Sign, Temporary: A sign or advertising display constructed of cloth,
canvas, fabric, wood or other light material intended to be
displayed for a short period of time.
Sign, Tower: A large scale sign that is mounted near the top of a
tower that is generally used as a means of identifying an
important tenant or the name of the facility.
Sign, Wall: Any sign posted or painted in suspended form or
otherwise affixed to the wall of any building or structure in an
essentially flat position or with the exposed face of the sign in a
plane approximately parallel to the plane of such a wall.
Storey: A complete horizontal level within a building between two
immediate floors or the roof in the case of the topmost storey.
References to a building floor or storey are often expressed as a
number such as ‘G+3’ or ground floor plus 3 storeys.
Total Floor Area: Sum of Floor Area of all storeys including
mezzanine within building or buildings within a plot or
amalgamated plots.
44
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 8.0: GENERAL PROVISIONS
Development Code
October 2007- Rev.1
8.0: GENERAL PROVISIONS
8.1 Title
This development Code is hereby officially known as the
“International City – Phase 3 Development Code”. References to
the ‘this Code’ shall be interpreted as references to the
International City Phases 3 Development Code.
8.2 Authorities
F.
Facilitate adequate provision of transportation, water, waste
water, parks and open spaces and other public facilities.
G. Maintain property values by stabilizing expectations and
ensuring predictability in development.
H. Establish a process that effectively and fairly applies the
regulation and standards of this Code.
8.2.1 Authority of Nakheel
Nakheel is responsible for promoting and controlling the
development of ICP3. As a result, Nakheel is granted the authority
to establish regulations and guidelines to manage the use and
development of all land, water and structures within the
boundaries of ICP3. Nakheel shall have the right to approve or
deny all applications for development within ICP3.
In accordance with the declaration on the property title, Nakheel
has the authority to:
A. Implement and ensure compliance with this Code
B. Appoint an authority or individual to review and approve or
deny a Concept Design or Building Permit design application
for compliance to this code.
C. Amend and interpret this code, as needed.
D. Establish and enforce additional rules, guides
requirements, as determined to be appropriate.
E. Prevent or minimize conflicts or negative impact among
adjacent land uses.
8.4 Applicability
The regulations established by this Code shall be considered
minimum requirements for development as follows:
A. No building, structure or lands shall be used or reused and no
building or structure shall be constructed, reconstructed,
occupied, moved, or structurally altered unless in conformity
with the appropriate regulations established within this Code.
C. All landscaping, parking, and signs shall be expected to meet
the requirements of this Code. Approval shall be granted by
Nakheel before a sign may be constructed, altered or
otherwise displayed within ICP3.
Compliance to this Code, does not relieves the developer or
landowner from the responsibility to acquire all additional permits
or approval as needed for site development or construction in
ICP3 including but not limited to approval from JAFZA, Dubai
Electricity and Water Authority (DEWA) in addition to other service
providers.
D. Yards and lots shall not be reduced below dimensions and
area requirements established in this Code. Likewise, no
structure or building shall be permitted to exceed
requirements regarding bulk standards.
8.3 Purpose & Intent
This Code is established for the purpose of promoting the public
health, safety and general welfare of the present and future
residents, employees and guests of ICP3 and promoting safe,
orderly and structure development. The Master Plan for ICP3 is the
fundamental guide to all decisions made under this Code. This
Code regulates development in order to achieve objectives of
the plan that includes, but is not limited to, the following:
A. Implement the Block Guidelines established in the plan and
defined in this Code that dictate the character and pattern of
development of the area.
B. Enhance safety from fire, panic, and other dangers.
C. Promote health and generic welfare.
D. Provide adequate light and air.
Existing development, including development that is under
construction or has received approval by Nakheel, shall be
exempt from meeting requirements established by code
amendments
adopted
following
application
approval.
Improvement to existing development shall meet requirements as
amended at the time of application for approval of said
improvements.
8.6 Measuring System
The Standard International (SI) system of measurements shall be
considered the accepted and official measuring system for this
Code. All applications, figures and other materials submitted for
approval shall utilize the Standard International system.
B. No part of a yard, open space, off-street parking or loading
space necessary for compliance by a building or structure for
purposes of meeting the regulations of this Code shall be by
another building or structure for compliance unless such
shared use of resources is permitted by this Code and
approved by Nakheel.
and
8.2.2 Authority to Other Entities
8.5.2 Existing Development
E. In the event that requirements of this Code conflict or
compete with requirements of other lawfully adopted rules,
regulations, ordinances or resolutions, the most restrictive shall
apply.
8.5 Amendments
Nakheel shall have the authority to amend this Code, as and
when needed. Amendments shall be completed in accordance
with Section 10.0, Administration & Procedures of this Code.
8.5.1 New Development
New development taking place after amendment to the
Development Code shall be expected to meet requirements of
the Code as amended. Development shall be required to meet
an amended Code if an application for approval has not been
submitted or a submitted application has not received approval
prior to adoption of the new code amendment.
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October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 9.0: REVIEW AUTHORITY
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code
SECTION 10.0: ADMINISTRATION AND PROCEDURES
Development Code
October 2007- Rev.1
10.0: ADMINISTRATION & PROCEDURES
10.1 General
10.1.1 Applications
Nakheel utilizes a series of applications and processes to ensure
that development activity or other actions meet the overall goals
of the ICP3 Master Plan and the specific requirements of the
Development Code. Nakheel offers, as a service oriented
approach, numerous pre-Concept Design meetings, email queries
and design reviews in order to ensure that the appointed
consultants fully understand the requirements of the Development
Code,. The first concept Design / Building Permit submission is
complementary and charges only apply when there is resubmission or subsequent submissions to offset time and cost
implications incurred due to additional review process. The
application process further serves as a tool for communication
between the potential developer or applicant and Nakheel.
As an exception, an applicant may submit a request for a
Variance, Exception or Conditional use simultaneously with a
Building Permit application in the need for such application is
already known to the potential applicant and the Development
Code Administrator.
10.1.4 Pre-Qualification of Consultants
All engineering, architectural and allied professionals utilized in
development of plans and implementation of the project must be
licensed and registered with prevailing authority, having
jurisdiction over ICP 3, for the type and size of project undertaken
in the Development. Appointment of consultant, engaged for a
project, must occur prior to submission of a Concept Design or
Building Permit application.
10.1.5 Additional Information
A single development planning process, as shown in Figure 10.1,
Development Plan Process shall be utilized by Nakheel for all
development related activities in ICP3 including new construction
or modification of existing structures, signs, parking or other
amenities.
The Development Code Administrator has the authority to seek
additional information or waive information requirement as
deemed necessary throughout the process to ensure adherence
to the Development Code in a timely fashion. Reasonable time
required to obtain and provide additional information shall not be
accounted in meeting time requirements established by this
Code.
10.1.3 Simultaneous Submission of Applications
10.2 Common Review Requirement
10.1.2 General Development Plan Process
A single development may require several applications prior to
approval leading to a building permit. To increase efficiency, the
Development Code Administrator may permit an applicant to
submit applications for approval to the same development
simultaneously, assuming that submissions continue to follow the
sequence described in Figure 10.1.
Pre-Concept
Design Meeting
Concept Design
Stage
Building
Permit
General discussion of the project with the
applicant prior to a significant
expenditure of resources. Administrator to
brief the applicant about the general
requirements of Concept Design
submission.
Full documentation of project and review
by Administrator. Necessity of Variances
or Exceptions is determined and
addressed at this stage (if necessary).
To be granted upon review of all final
construction documents and
determination that all additional
approvals (from all relevant service
providers) have been met.
Fig. 10.1 Development Plan Process
10.2.1 Pre-Concept Design Meeting
Prior to submitting a Concept Design submission for consideration,
a potential applicant could request and attend a Pre-Concept
Design Meeting with the Development Code Administrator. The
purpose of the Meeting shall be to:
Development Code or Zoning Map, approval shall be
necessary prior to submitting a Concept Design or Site Plan.
10.2.2 Development Intent Questionnaires
To request a Pre-Concept Design Meeting, a potential applicant
must complete and submit a Development Intent Questionnaire.
The Questionnaire shall be based on the checklist included in
Application Checklist design to provide the general information
needed to fulfill the purpose of the Meeting.
10.3 Concept Design
10.3.1 Submission of Materials
Generally, the Concept Design shall accurately show to scale
property boundaries, location and dimensions of all structures, all
building wall elevations and setbacks, parking areas, entry ways,
topography, north orientation, a decision of bulk details, floor
plans, a master sign plan and a master landscape and open
space plan including irrigation. Specific requirements are
provided in Section 11: Application Checklists.
Two sets of collated and bounded hard copies must be
accompanied by:
A. CAD file / files of the Concept Design. The CAD files should be
in a format that is acceptable to Nakheel including file format,
separation of design elements into layers, and clean line work.
B. A spread-sheet with summary of all development data, in
compliance with the requirements of this Code (such as lot
area, build up area and parking provision).
A. Familiarize the applicant with Nakheel, ICP3, Master Plan,
Development Code and any other requirements. The
Development Code Administrator shall ensure that the
potential applicant is aware of the application process and
the requirements that must be met to receive project
approval.
B. Allow the Development Code Administrator and potential
applicants to discuss the proposed project. Discussion is
intended to ensure that applications for development are
submitted in an efficient manner and that the final product
best meets the vision of the Master Plan and the requirements
of this Code.
C. Evaluate the need for additional approvals. If the
Development Code Administrator determines that a proposed
project will not meet the requirements of this Code, the
applicants may prepare to request a Variance or Exception.
As an alternative, the applicant may request an amendment
to the Development Code or Zoning Map. Should the
applicant opt to apply for an amendment to the
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of compliance or resubmission shall be made within 5 working
days if final action, for a total of 15 working days.
to the applicant while the second set shall be similarly marked
and retained by Nakheel.
B. Upon approval, the applicant shall have no more than 6
months to submit a Building Permit Compliance application.
D. Upon receipt of an approved Building Permit Compliance, the
applicant may approach JAFZA for the final building permit
application.
C. Following 6 months, a Concept Design shall be considered
expired. An extension of time shall be granted by Nakheel
upon request.
10.4 Building Permit
10.4.1 Submission of Materials
A. Generally, the Building Permit shall include final drawings and
construction documents as needed to commence
construction.
B. The Building Permit application and all drawing will be
accompanied by approval of all additional applications and
studies, including requirements of Variance, Exception or
Conditional Use by the DRB.
10.4.4 Time
A. The Development Code Administrator shall approve or
resubmit a Building Permit within 15 working days of receipt of
the application and determination of completeness.
Notification of approval or resubmission shall be made within 5
working days of final action, for a total of 20 working days.
B. Upon approval, the applicant shall have no more than 6
months to utilize an approved Building Permit Compliance.
Following 6 months, if the applicant has not initiated
construction or is otherwise unable to prove progress, the
Building Permit shall be deemed as expired. An extension of
time maybe granted by Nakheel upon request.
C. A CAD file of the Site Plan must be submitted as part of
required materials. The CAD file should be in a format that is
acceptable to Nakheel, including file format separation of
design elements into layers and clean line work.
10.4.2 Minor Modifications to Approved Concept Design
Fig. 10.2 Concept Design Review Process
10.3.2 Review Process
A. The approval process shall follow the steps highlighted in
Figure 10.2, Concept Design Review Process and discussed
throughout Section 10, Administration and Procedures.
B. The Development Code Administration shall review the
application in its ability to meet the vision of the ICP3 Master
Plan and the requirements of the Code are met, the
Development Code Administrator shall approve the
application. If additional information is needed, the
Administrator shall request additional information.
The applicant may be permitted to make minor modifications to
the approved Concept Design prior to Building Permit application.
All said modifications should be noted for review by revision cloud
with annotated revision triangles represented in revision table on
each drawing modified or changed from approved Concept
design, by the Development Code Administrator. The
Development Code Administrator reserves the right to determine
that proposed changes are beyond ‘minor modifications’ and
reject such changes.
10.4.3 Review Process
A. The approval process shall follow the steps highlighted in
Figure 10.3, Building Permit Review Process and discussed
throughout Section 10, Administration and Procedures.
C. The Development Code Administrator shall notify the
applicant of final action including approval or resubmission of
the application. One set of the plans marked as Compliance
Certificate shall be accompanied by a Compliance
Certificate letter and returned to the applicant while the
second set shall be retained by Nakheel.
B. The Development Code Administrator shall conduct final
review the application in its ability to meet the vision of the
ICP3 Master Plan and the requirements of this Code. If all
requirements are met, the Development Code Administrator
shall approve the application. If additional information is
needed, the Administrator shall request additional information.
10.3.3 Time
C. The Development Code Administrator shall notify the
applicant of final action, including approval or resubmission of
the application. One set of the plan marked as approved or
resubmission shall be accompanied by a letter and returned
A. The Development Code Administrator shall approve or deny a
Concept Design within 10 working days upon receipt of
application and determination of completeness. Notification
Fig. 10.3 Building Permit Review Process
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10.6 Exception
10.5.1 Submission of Materials
D. The Development Code Administrator shall notify the
applicant in writing of final action, including approval or
resubmission of the application.
Generally, the application shall include all materials required to
indicate the requested variance. If submitted as part of the
Development Plan process, materials submitted for Concept
Design review will largely be sufficient.
E. The Development Review Board reserves the right to approve
a Variance with conditions, safeguard or restrictions are
needed to address any adverse impacts resulting from the
Variance.
Generally, the application shall include all materials required to
indicate the requested exception. If submitted as part of the
Development Plan process, materials submitted for Concept
Design review will largely be sufficient.
10.5.2 General Criteria
10.5.4 Time
10.6.2 General Criteria
The Development Review Board may issue a variance from the
requirements of the Development Code if such action is not
contrary to the interest of the residents, investors, employees,
stakeholders, and visitors of ICP3. The Development Review Board
must also find that, due to special conditions, literal enforcement
of the Development Code would result in undue and unnecessary
hardship based upon the following criteria:
A. The Development Code Administrator shall submit a report to
the Development Review Board within 15 working days of
receipt of the application and determination of
completeness.
The Development Review Board may issue an exception from the
requirements of the Development Code if such action is not
contrary to the interest of residents, investors, employees, and
visitors of International City Phases 3, Development Review Board
must also find that special conditions proposed by the applicant
while not in compliance with all requirement of the Development
Code, are more or equally appropriate toward meeting the spirit
of Master Plan and this Code. Approval of the exception shall be
based upon the following criteria:
10.5 Variance
A. Extraordinary conditions regarding the specific land involved
are such that strict enforcement of this Code would deprive
the applicant of reasonable use of the land.
B. The Variance would not be detrimental to the health welfare,
safety, morals, order, privacy, convenience, or prosperity of
surrounding residents, investors, employees, and visitors of
ICP3.
C. The conditions are unique to this site and do not apply to other
locations found in the same Zone.
B. The Development Review Board shall take final action on the
application for Variance within 15 working days of receiving
the report from the Development Code Administrator.
Notification of approval or resubmission shall be made within 5
working days of final action, for a total of 20 workings day.
C. Upon approval of a building permit, the applicant shall have
no more than 6 months to utilize an approved Variance.
Following 6 months, if the applicant has not initiated
construction or is otherwise unable to prove progress, the
Variance shall be considered expired. An extension of time
maybe granted by Nakheel upon request.
D. The extraordinary conditions have not been created as a
result of actions by the applicant.
B. The proposed exception will provide an equal or greater
means of meeting the purposes of this Code than literal
enforcement of existing requirements.
D. The exception would be consistent with the spirit and intent of
ICP3 Master Plan and this Code.
Conditions of the site and enforcement of this Code would
prohibit or unreasonably restrict use of the land.
10.6.3 Exception Process
A. The approval process shall follow the steps highlighted in
Figure 10.4 Development Review Board Process and discussed
throughout Section 10, Administration and Procedures.
10.5.3 Variance Process
A. The approval process shall follow the steps highlighted in
Figure 10.4 Development Review Board Process and discussed
throughout Section 10, Administration and Procedures.
B. The Development Code Administrator shall complete a report
to the Development Review Board including an overview of
request for Exception, a recommendation of approval or
resubmission, and proposed findings of fact to support the
recommendation.
The Applicant shall furnish a list of justifiable and rational
reasons to support its proposal.
B. The Development Code Administrator shall complete a report
to the Development Review Board including an overview of
the request for Variance, a recommendation of approval or
resubmission, and proposed findings of fact to support the
recommendation.
C. The Development Review Board shall consider the
recommendation of the Development Code Administrator
and determine final action including approval or resubmission
of the application and specific finding of fact.
A. The proposed project remains compatible with surroundings
land used and is not detrimental to the health, welfare, safety,
morals, order, privacy convenience or prosperity of
surroundings residents, investors, employees, and visitors of
ICP3
C. The extraordinary conditions proposed by the applicant are
unique to the project or the site.
E. The Variance would be consistent with the spirit and intent of
the ICP3 Master Plan and this Code.
F.
10.6.1 Submission of Materials
C. The Development Review Board shall consider the
commendation of the Development Code Administrator and
determine final action, including approval or resubmission of
the application and specific findings of fact.
D. The Development Code Administrator shall notify the
applicant in writing of final action, including approval or
resubmission of the application.
Fig. 10.4 Development Review Board Process
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E. The Development Review Board reserves the right to approve
an exception with conditions, safeguard or restrictions as
needed to address any adverse impact resulting from the
Variance.
10.6.4 Time
A. The Development Code Administrator shall submit a report to
the Development Review Board within 15 working days or
receipt of the
application and determination of
completeness.
B. The Development Review Board shall take final action on the
application for Exception within 15 working days of receiving
the report from the Development Code Administrator.
Notification of approval or resubmission shall be made within 5
working days of final action, for a total of 20 working days.
C. Upon approval of building permit, the applicant shall have not
more than 6 months to utilize an approve Exception. Following
6 months if the applicant has not initiated construction or is
otherwise unable to prove progress, the Exception shall be
considered expired. An extension of time maybe granted by
Nakheel upon request.
10.6.5 Runs with the Use
Unless otherwise specified in the approval by the DRB, an
exception applies only to the specific use or project for which it is
granted. No new use or project shall be permitted to utilize the
exception without prior approval by the DRB.
10.7 Conditional Use
10.7.1 Submission of Materials
Generally, the application shall include all materials required to
indicate the requested conditional use. If submitted as part of the
Development Plan process, material submitted for Building Permit
Compliance review will largely be sufficient.
10.7.2 General Criteria:
The Development Review Board may issue approval of a
Conditional Use if the proposed project meets the criteria
established.
10.7.3 Conditional Use Process
A. The approval process shall follow the steps highlighted in
Figure 10.4 Development Review Board Process and discussed
throughout Section 10, Administration and Procedures.
B. The Development Code Administrator shall complete a report
to the Development Review Board including an overview of
the request for Conditional Use, a recommendation of
approval or resubmission, and proposed findings of fact to
support the recommendation.
C. The Development Review Board shall consider the
recommendation of the Development Code Administrator
and determine final action including approval or resubmission
of the application and specific findings of fact.
A. The proposed amendment is not detrimental to the health,
welfare, safety, morals, order, privacy, convenience, or
prosperity of surrounding resident, investors, employees, and
visitors of ICP3.
D. The Development Code Administrator shall notify the
applicant in writing of final action including approval or
resubmission of the application
B. The proposed exception will provide an equal or greater
means of meeting the purposes of this Code than current
requirements.
E. The Development Review Board reserves the right to approve
a Conditional Use with added conditions, safeguard or
restrictions as needed to address any adverse impact resulting
from the Variance.
C. The proposed amendment is consistent with the Master Plan
and will not adversely impact the mobility and infrastructure
systems of ICP3.
10.7.4 Time
A. The Development Code Administrator shall submit a report to
the Development Review Board within 15 working days of
receipt of the application and determination of
completeness.
B. The Development Review Board shall take final action on the
application for Conditional Use within 15 working days of
receiving the report from the Development Code
Administrator. Notification of approval or resubmission shall be
made within 5 working days of final action, for a total of 20
working days.
C. Upon approval of building permit compliance, the applicant
shall have no more than 6 months to utilize and approved
Conditional use. Following 6 months, if the applicant has not
initiated construction or is otherwise unable to prove progress,
the Conditional use shall be considered expired. An extension
of time may be granted by Nakheel upon request.
10.7.5 Runs with the Use
Unless otherwise specified in the approval by the DRB, a
Conditional Use applies only to the specific use or project for
which it is granted. No new use or project shall be permitted to
utilize the exception without prior approval by the DRB.
10.8 Development Code Amendment
10.8.1 Request for Amendment
A Development Code Amendment maybe requested by an
applicant seeking Development Plan approval. The authority to
approve or amend this Code is granted to the DRB; however,
Nakheel maintains the final authority and may choose to amend
the Code without DRB approval.
10.8.2 General Criteria
The Development Review Board may amend the Development
Code if the following criteria are met.
10.8.3 Amendment Process
A. The Development Code Administrator shall complete a report
to the Development Review Board including an overview of
the request for amendment including a recommendation
regarding the proposed amendment and potential impacts.
B. The Development Review Board shall consider the
recommendation of the Development Code Administrator
and determine to approve, reject or modify the proposed
amendment.
C. If the request to amend the Development Code was
submitted by an applicant for Development Plan approval,
the Development Code Administrator shall notify the
applicant in writing of final action, including approval or
denial of the amendment.
10.8.4 Time
Upon approval, an amendment to the development shall take
place immediately upon final action including by the
Development Review Board.
10.9 Zoning Map Amendment
10.9.1 Request for Amendment
A Zoning Map Amendment may be requested by an applicant
seeking Development Plan approval, the Development Code
Administrator, the Development Review Board, or Nakheel. The
authority to approve an amendment to Zoning Map related to this
Code is granted to the DRB, however, Nakheel remains the final
authority and may choose to amend the Zoning Map without DRB
approval.
10.9.2 General Criteria
The Development Review Board may amend the Zoning Map if
the following criteria are met:
A. The proposed amendment is beneficial to the orderly efficient
and economic development of ICP3 and will enhance or
protect the health, welfare, safety, morals, order, privacy,
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convenience, or prosperity of surrounding residents, investors,
employees, and visitors of the community.
B. The site or sites involved in the proposed amendment are
more suitable for use and standard permitted in the proposed
Zone than in the current Zone.
C. The proposed amendment is consistent with the Master Plan
and will not adversely impact the mobility and infrastructure
systems of ICP3.
D. The proposed change in the Zoning Map will remain
compatible with the character of the surrounding area.
10.9.3 Amendment Process
A. The Development Code Administrator shall complete a report
to the Development Review Board including an overview of
the request for amendment, including a recommendation
regarding the proposed amendment and potential impact.
B. The Development Review Board shall consider the
recommendation of the Development Code Administrator
and determine to approved, reject or modify the proposed
amendment.
C. If the request to amend the Zoning Map was submitted by an
applicant for Development Plan approval, the Development
Code Administrator shall notify the applicant in writing of final
action including approval or denial of the amendment.
10.9.4 Time
Upon approval, an amendment to the Development shall take
place immediately upon final action by the Development Review
Board.
10.10 Enforcement
10.10.1 Compliance Required
A. No person may use, occupy, or develop land, buildings or
other structures, or authorize or permit the use, occupancy, or
development of land, building or other structure except in
accordance with all applicable provisions of this Code.
B. The developer of any building or land in violation of this Code
as well as any architect, builder, contractor or other
professional consultant who may have assisted or contributed
to such violation shall be considered guilty of a violation of this
Code.
C. Any use, arrangement or construction differing from officially
approved plans shall be deemed in violation of this Code.
10.10.2 Responsibility for Enforcement
F.
A. The Development Code Administrator is given authority on
behalf of Nakheel to enforce the requirements of this Code,
including the ability to monitor all development and operation
of activities with ICP3. Nakheel shall have ultimate authority for
enforcement and shall impose penalties for violation of this
Code as appropriate.
10.11 Amalgamation
B. Any individual may make the Development Code
Administrator aware of potential violations. To investigate a
complaint, the Development Code Administrator must be
provided a detail account of the violation, the period of
occurrence and, if possible the alleged responsible parties. All
complaints shall be maintained on record by the
Development Code Administrator.
10.10.3 Notice of Intent
A. Upon determination of a violation, the Development Code
Administrator shall give notice to the individual or individuals
responsible
for
said
violation
with
instructions
for
discontinuance and compliance. The Administrator shall
provide a reasonable time for compliance.
B. The Development Code Administrator is hereby authorized to
immediately suspend activities without notice that cause
imminent damage to property or injury to persons.
10.10.4 Penalties
Nakheel reserves the right to take all appropriate actions and
initiate proceeding to prevent unlawful construction, to recover
damages, or to restrain, correct or abate any violation of this
Code. One or more of the following penalties may be assessed
against any person involved with violations of this Code.
A. Removal or correction of the Violation at the owner’s expense.
B. A fine of up to Dhs. 1,000 for each day that a violation exists
after specified reasonable time provided by the Notice of
Intent has expired, as calculated from the date of issuance.
C. A onetime fine for each occurrence of a violation including:
- 1,000 Dhs – upon the initial occurrence
- 2,000 Dhs – upon the second occurrence
- 3,000 Dhs – upon the third occurrence
- 10,000 Dhs –upon any subsequent occurrences
All fees are through cheque in favour of Nakheel LLC, and
submitted to Nakheel Sales Office.
D. Discontinuance of utility services until the violation has been
addressed to the satisfaction of Nakheel.
E. Removal of consultants from the register of consultants
registered to perform work in ICP3.
In the case of a violation which endangers public health or
safety, arrest and detention for a period of time established by
a court of jurisdiction.
Should the Applicant be able to purchase adjacent plots, it is the
discretion of the Applicant to propose amalgamation of its plots
subject to DRB approval and compliance to specific terms and
conditions
10.11.1 Terms & Conditions
Administration and Assessment Cost: A charge of AED 5000
(please note a maximum of only two plots can be amalgamated)
payable to Nakheel LLC to cover the administration & assessment
cost.
Demarcation Certificate and Reservation Contract: Provide all
previous original NOC’s, affection plans and Amalgamation
Certificate to Nakheel Sales and pay charges as advised by them
to finalise the title amendments. The Plot Demarcation Certificate
and Reservation Contract for the amalgamated plot will be
reissued to the purchaser by Nakheel sales upon receipt of the
original Affection Plans and Reservation Contracts of the
individual plots and payment of their prescribed charges.
Design Submissions: There will no submission costs for the first
design submission of each stage provided both of the plots have
not been assessed prior to application of amalgamation of plots.
The process of pre Concept Design meeting and all subsequent
submissions, excluding any re-submission charges, will be treated
as new design assessment submissions without any charge to the
owner.
Re-submissions: All past applications and Compliance Certificates
will be rendered void, requiring re-submission from the Concept
stage onwards. An additional fee of AED 5000 for each submission
stage shall be payable to Nakheel LLC, for reassessment of
submissions of each of the stages that have been previously
assessed for either of the individual plots.
10.11.2 Qualifications and Clarifications
The legal requirements of the individual plots will be transferred
jointly to the amalgamated plot and acceptance of the
amalgamated plot title will render all claims on behalf of
individual plots void
Amalgamated plots shall have their driveway within 10M from the
adjacent neighbours’ boundaries (per the new plot demarcation
certificate) and not from any other part of the plot. Required
setbacks for landscape as per the Development Code. Plots are
required to maintain “Active Frontage” per the Development
Code to the majority of the façade facing the roads.
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The amalgamated plots with higher than G + 5 permissible storeys
are required to distinctly separate the superstructure above the
5th storey. The requirements of development code as amended
will be applicable to the amalgamated plot with special
conditions, based on the purchaser’s development design
proposal. It is strongly recommended that the ICP 3 Master
Planning consent division should be consulted for pre-concept
stage submission to confirm special conditions.
10.11.4 Contact Details
In case a TPD needs to obtain information, technical queries, pre
concept design meetings, Concept Design and Building Permit
submissions and any other technical details, the contact details
are as follows:
10.11.3 Particular Notes
Where amalgamation results in merging of plots with two different
land uses, the individual land use and corresponding TFA shall be
adhered to within the confines of a unified building.
Where the amalgamation of two separate land uses results in
increase of TFA of individual land use or increase in aggregate
total from the maximum allowable TFA, the amalgamated plot will
be re valued and shall be subject to an additional upfront
payment to Nakheel by the owner prior to the issuance of an
NOC. The payment for such will be assessed and advised by
Nakheel, based on the proposal by the owner.
55
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 11.0: APPLICATIONS CHECKLIST
Development Code
October 2007- Rev.1
11.0: APPLICATION CHECKLIST
11.1 List of Concept Design Submission Requirements:
11.1.1. Two (2) hard copy sets of Architectural Drawings, which
includes the following:
A. Cover sheet with the following information:
•
D. Coloured Perspective with view from major vantage point
E. Drawings should show grid lines, levels, room names, critical
dimensions, plot limits and building setbacks
Setting-out plan
G. All floor Plans
H. All building elevations (in case of circular building, front, rear
and side)
I.
Sections (minimum 2- showing all the built levels incl.
basements, plant and roof)
J.
Conceptual
fenestrations.
Details
–
specifically
K. Conceptual Parking and Loading Plan
L.
Concept Landscape Plan
Schedule of architects, engineers, contractors and other allied
professionals working on the project with details of their license
and appointment by the owner of the plot as per the
affection plan issued by Nakheel.
the
gardens other required spaces. The plans should also include
the following:
•
Clear grid lines on all plans / sections / elevations.
•
Clearly marked section lines through critical areas.
•
Car parking layouts with circulation directions.
•
Schedule of improvements / amendments from the approved
Concept Designs due to compliance to other authority
requirements (if any) on the revision box within the title block
as well as markup on the drawings.
•
Detailed elevations (scale 1:100) of all building faces for each
structure including delineation of podiums, shafts (lower,
middle and upper sections) and top.
•
Two or more sections (scale of 1:100) drawn at right angles
through each structure and indicating internal and external
floor levels, window sill heights, parapet heights, penthouses,
roof gardens, mechanical equipment, vertical movement
areas, open to sky shafts / riser structures and the relationship
to surrounding structures.
•
Detailed drawings shall include location of fences, walls,
parking areas, signs, landscaping and lighting for purposes of
context and review
•
Site plan and elevations as needed to indicate detailed
design of parking area including number of floors (if needed)
below and above ground, parking and lane dimensions,
location of access, screening techniques employed and
details to ensure compatibility with the structure and site
design.
Grading Plan (scale 1:200). A site plan and two cross sections
through the site in each main direction indicating existing and
finished levels with areas of cut and fill emphasized in shading.
A soft copy of the approved plans/documents from JAFZA
granted Concept Design NOC.
11.2.2. Detailed Architectural Design
C. First sheet with the following information:
• Plot’s TFA, land use and permissible building footprint
• Building foot print and TFA calculations with corresponding
drawings highlighting the excluded area for each of the
calculations (Schedule and graphic)
• Car parking calculations (Schedule)
Architectural
11.2.1. Documentation
•
B. Name of project
• Copy of affection plan
• Letter of Appointment by plot owner
• Plot no.
• Date & issue of submission
• Client name
• Consultant’s name, Logo, Signature and Address
F.
11.2 List of Building Permit Compliance Certificate Submission
Requirements:
All drawings to have title block indicating scale, orientation, key
plan, project name, project address, owner information and date.
11.2.3. Site Plan & Calculation sheet showing:
•
Affection plan
•
Plot entry and exit in relation to street layout.
•
Built-to line and setbacks.
•
Setting out plan. Location of proposed primary and accessory
buildings.
•
Location of services connection as per the ICP3 Combined
Services Drawing.
•
Existing and proposed site contours.
•
Area calculation sheet showing:
•
Plot FAR, land use, permissible building footprint and TFA.
•
Building foot print and TFA calculations with corresponding
drawings highlighting the excluded area for each of the
calculations (Schedule and graphic)
•
•
Car parking calculations (schedule) indicating the total
number of parking spaces required for the project compared
with the designed spaces with a breakdown of visitor parking
(with unsecured outside access) and handicap parking. Also
include the number of on-street spaces adjacent to the
project, and number of bicycle units supported.
11.2.5. Signage
11.1.2. One (1) soft copy of computer aided design (CAD)
drawings in DWG. File format.
11.2.4. Architectural Drawings:
•
•
Perspective or elevation renderings clearly showing the
proposed style, appearance and form of all buildings and
improvements.
Detailed plans of each floor of primary and accessory
structures including all development, improvements or
alterations. Roof plans shall be included and accessory
structures and service facilities such as refuse areas. All indoor
and outdoor spaces shall be clearly delineated, including roof
•
Calculations indicating the amount of sign space and type of
permitted signs available to the project
•
Precise location, dimensions, design, and type of signs to be
utilized throughout the site in relationship to plot lines,
setbacks, structures, amenities, and the streetscape
•
A single elevation depicting each permanent sign
11.2.6. Landscape Design
•
Schedule of plants with specie details and materials
specification for the hard landscape based on the palette of
plants and materials recommended by Nakheel for the
Development.
•
Site plan and section detail of location of landscape
treatments, including trees, shrubs, ground cover and lawns.
57
Development Code
October 2007- Rev.1
11.0: APPLICATION CHECKLIST
•
Provide area schedule with percentage of the open spaces
that are hard and soft scape with breakdown of types of soft
scape i.e. lawns, shrubs and trees in numbers. Location and
section detail of hard surface materials, water features and
fencing to be located on the project site
11.5. Sustainability
We encourage consideration of elements of sustainability in
design. Few of the examples are placed below:
•
Green tank: A separate water tank to capture and deliver
storm water and water condensate for irrigation and
harvesting, dual flush, car washing, building cleaning etc.
•
Water and energy efficient appliances / fixtures like compact
florescent bulbs, dish washers, washing machines and split
units.
11.2.7. Irrigation
•
Irrigation site plan (scale 1:200) indicating the location and
capacity of the irrigation water storage tanks (if considered),
tank connections, and details of the distribution system
11.3. Utility Plan & Self Certification tables
11.6. Construction Schedule
Provide services connection drawings i.e.,
•
Electrical
•
Potable Water
•
Sewer
•
Treated Sewage Effluent
Telecommunications
•
Centralized Gas
(TSE)
services
for
•
Proposed time schedule for completion of the project as
initiated upon receiving an approved Building Permit.
•
Management plan describing the organization of work to be
completed on the project coordination with the provided time
schedule, including plans for onsite supervisory personnel.
Irrigation
Confirming co-ordination with the utility connections indicating
depths, levels, and sizes of all pipes / conduits designed for each
plot as shown in the combined services drawing.
•
Provide drawings incorporating mandatory services.
•
Storm water drainage design drawings that reflect retention of
storm water within the plot and do not run-off grade level.
•
Copy of Self Certification Tables filled-in as per the required
format.
•
Final load calculations for the development confirming the
numbers stated on the self certification tables for each service
11.4. NOC’s from Service Providers.
As JAFZA Building Permit application covers all other service
NOC’s, the following are required by Nakheel on Nakheel Building
Permit Submission:
•
Gas from Lootah BC Gas
•
TSE from Palm Water
•
Sewer from Palm Water
58
October 2007, Revision 1
International City Phase 3 - Dubai, UAE
Development Code,
SECTION 12.0: UTILITIES SUPPLEMENT FOR PLOTS
SECTION 12.0: UTILITIES SUPPLEMENT FOR
PLOTS
12.1 Electricity
12.2 District Cooling System
12.3 Communications
12.4 Gas
12.5 Potable Water
12.6 Irrigation Water Services
12.7 Sewerage
12.8 Storm Water
Development Code
October 2007- Rev.1
12.0: UTILITIES SUPPLEMENT FOR PLOTS
Scope & Limitation:
This section shall apply to the development officially known as the
International City Phase 3 and should be read in conjunction with
the Master Plan for the Development and The Development
Code, ADMINISTRATION & PROCEDURES for Master Planning
related Approvals for International City Phase 3 plots and other
supplements and directives issued by NAKHEEL.
This document should be read in conjunction with the Master Plan,
The Development Code, Construction Administration and
Procedures supplement and other supplements and directives
issued and as amended by NAKHEEL for International City Phase 3.
The application of this document is limited to the specific
requirements for compliance, submissions and related approvals
from NAKHEEL International City Phase 3, Master Planning matters
only. We have endeavoured to inform the stakeholders on matters
related to the overall development process by co-ordinating with
relevant parties to assist the stakeholders in understanding the
overall process, however, we do not warrant the accuracy of the
information contained herein. The stakeholders are required to
make their own enquiries with the relevant Authorities, Utility
providers and Departments within NAKHEEL to ascertain their
obligations and comply with the same, without explicit reliance on
information provided herein.
SERVICES:
12.1. ELECTRICITY
DEWA street cables and the lot developer’s ducting will be as
shown on the infrastructure design drawings.
The indoor transformer substation will be constructed by the lot
developer to meet all the relevant local building regulations
and DEWA standard requirements. Medium Voltage (MV) fit
out of the substation will be completed by DEWA, with the lot
developer taking all responsibility for electrical services
downstream of the LV (Low Voltage) terminals of the
transformer that supply their property. Termination of the LV
cables within the substation will be undertaken by DEWA. All
downstream electrical work is to be in accordance with the
local wiring rules and distribution standards. Space provided
for the substation as well as sizing of the substations will be
subject to DEWA prior approval.
In order to comply with the intent for efficient use of resources
and utility connection, each lot shall submit, for approval, a
schedule of all anticipated electrical loads for the building.
As a guide, the Master Plan is based upon a connected load
density and these energy levels should be taken as the
maximum permitted. Please refer to Self Certification Tables.
Design Responsibility List
Nakheel shall:
1. Provide the following information accessible through the
BIW website:
•
Overview:
Dubai Electricity and Water Authority (DEWA) is the power
authority providing the local electricity network service. In
order to access the electricity network, each lot developer is
required to provide a substation in compliance to DEWA
requirements, on the lot as agreed with DEWA and NAKHEEL
Master Planning Dept., allowing installation and replacement
of the building’s transformer.
The requirements and provisions noted in this section relating
to DEWA are for information only and should be verified by the
owner with the service provider.
Accessibility and layout of the substation is to be in
accordance with DEWA standard drawing for an 11/0.38kV
indoor substation sized for a minimum capacity transformer of
1500 KVA. Each building shall provide underground cable
ducts including two spare ducts for future upgrades and
management of the MV network. The ducts shall extend from
the property boundary to the substation, to DEWA standard
specification, which will allow DEWA to install the 11kV
consumer’s mains to the substation, as well as communication
and other cables necessary for the control and monitoring of
the substation. The position of the interface point between
•
The position of the interface point between DEWA
street cables and the lot developer’s ducting as shown
on the Combined Services drawings. This plot
infrastructure data is issued solely as provisional and
preliminary information.
Criteria for third party developers to indicate all
anticipated electrical loads based on facilities, general
services, air conditioning, fire fighting, lifts / escalators
and hydraulics equipment and general design
calculations for the building in the form of proformas
for the electrical services design and installation
referred to as Self Certification Table.
The plot owner shall:
•
Be responsible for the application, coordination and
verification to DEWA of provisions and requirements for
electrical connection.
•
Provide substation with location conforming to both
ICP 3 Development Code and DEWA requirements
following whichever is more stringent.
•
Provide the underground cable ducts with two spare
ducts from internal substation to the interface point of
DEWA.
•
Provide conduits (per DEWA standards) to extend the
connection from DEWA interface point connection to
the building substation.
•
Be responsible for rectifying the kerbs, footpaths, roads
in public property, affected by third party developer’s
work during connection of services.
•
Submit for approval to DEWA, a schedule of all
anticipated electrical loads based on facilities, general
service, air conditioning, fire fighting, lifts / escalators
and hydraulics equipment and general design
calculations for the building in compliance with the Self
Certification Table provided by Nakheel, with
proposed mitigation measures in design to prevent
exceeding the maximum permissible loads. Provide a
copy of approval from DEWA to Nakheel.
•
Provide completed Self Certification Table compliant
to the criteria reflected on Self Certification tables for
Electrical services design and installation to Nakheel;
12.2. DISTRICT COOLING SYSTEM
Overview:
District Cooling is not available for ICP 3 development.
12.3. COMMUNICATIONS
Overview:
Du is the telecommunications authority providing the local
voice (landline telephones) and data services (television,
cables, and internet).
Etisalat is the telecommunications authority providing mobile
communications services.
For residential buildings G+7 or higher, a NOC for GSM
installation from both Etisalat and Du are required.
For a mixed-use building with commercial land use
component, a NOC for GSM installation from both Etisalat and
Du are required.
The requirements and provisions noted in this section relating
to Du are for information only and should be verified by the
owner with the service provider.
The service provider will extend and terminate communication
ducts 1m within the third party developers plot.
In order to access the telecommunications network, each
building shall have a communications room (MDF room)
located on the ground floor of the building or other location
on the lot as agreed with Du.
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Development Code
October 2007- Rev.1
12.0: UTILITIES SUPPLEMENT FOR PLOTS
The lot developer shall provide a communications cable joint
pit at the property boundary as shown on the infrastructure
design drawings, and conduits (minimum diameter of 80mm)
from this pit to the MDF room.
The communications pit, conduit and communications room
layout
shall
be
in
accordance
with
the
local
telecommunications authority’s standard design and
requirements.
To consider the overall amenity being provided by the
individual building, for each plot, submit as a minimum for
approval, a statement summarising the preferred and installed
communication network configuration. Please refer to Self
Certification Tables.
Design Responsibility List
Nakheel shall:
1. Provide the following information accessible through the
BIW website :
•
•
The location of the interface point between Du’s
communication ducts and the lot developer’s ducting
as shown on the Combined Services drawings. This plot
infrastructure data will be issued solely as provisional
and preliminary information.
Criteria for third party developers to indicate the floor
voice outlet density, floor data outlet density, band
width requirements for the building in the form of
proforma for the communication services design and
installation referred to as Self Certification Table.
The plot owner shall:
•
Be responsible for the application, coordination and
verification with Du for provisions, specifications and
requirements for communications connection.
•
Provide MDF room and space for cable risers.
•
Provide the underground cable ducts to the interface
point provided by Nakheel Infrastructure contractor.
•
•
Submit for approval to Du, a schedule of all
anticipated floor voice outlet density, floor data outlet
density, band width requirements and general design
calculations for the building, with proposed mitigation
measures in design for prevention from exceeding
maximum permissible loads based on the load criteria
reflected on the Self Certification table and provide a
copy of the approval, from Du, along with all
submitted material to Nakheel.
Provide completed Self Certification compliant to the
criteria reflected therein for Communication services
design and installation to Nakheel.
•
Cooperate with Du / Etisalat should the third party plot
be assigned by the Authority to be feasible and best
suited for installation of mobile communications tower.
Also, accommodate an additional area for its base
station that maybe required being located at the
rooftop or within the building.
•
The location of the interface point of Lootah BC Gas
capped stub-out to the developer’s lot as shown on
the Combined Services drawings. This plot infrastructure
information will be issued as provisional and preliminary
information only.
•
A criteria for third party developers to indicate gas
loads, anticipated gas consumptions and general
design calculations for the building in the form of
proforma for the communication services design and
installation, referred to as Self Certification Table.
12.4. GAS
Overview:
Lootah BC Gas (LBCG) is the local network service provider for
the centralised gas system. This centralised gas system will be
made available to each lot development.
The plot owner shall:
Liquefied Petroleum Gas (LPG) will be available through a
centralised system. It is anticipated that CNG (Compressed
Natural Gas) will be available to the Development in future
which will significantly reduce the cost of gas for TPD. The
benefit of CNG over LPG is lower emission and pollution in
addition to substantially lower cost.
•
Be responsible for the application, coordination and
verification to Lootah BC Gas provisions, specifications
and requirements for central gas connection.
•
Provide the design and installation of gas line inside the
developer’s plot in accordance to Lootah BC Gas
installation standards.
•
Be responsible for rectifying the kerbs, footpaths, roads
in public property, affected by third party developer’s
work during connection of services.
•
Submit for approval to Lootah BC Gas, a schedule of
all anticipated gas loads and anticipated daily and
annual consumptions and general design calculations
for the building, with proposed mitigation measures in
design for prevention from exceeding maximum
permissible loads based on the load criteria reflected
on the Self Certification Table and provide a copy of
the approval, from Lootah BC Gas, along with all
submitted material to Nakheel.
Reticulated Gas Network will be provided as mandatory utility
for ICP 3 developments.
The requirements and provisions noted in this section relating
to Lootah BC Gas are for information only and should be
verified by the owner with the service provider.
The service provider, Lootah BC Gas shall provide the gas line
1m within the Third Party Developer’s plot.
Provision is to be made for ground floor gas meter room or
other location on the lot as agreed with the gas distribution
network provider. The meter room shall have unobstructed
street access, allowing for the installation and replacement of
the building’s gas stores and / or for the reading of the energy
meter.
Plot developers should make due allowance for a gas pipeline
connection from the street boundary to the meter room. The
gas piping will be located as shown on the infrastructure
design drawing.
In order to consider the overall application of natural
resources, each plot owner shall submit for approval a
schedule of the allowance being provided for the use /
connection to the gas distribution network. Provide as a
minimum, the following information. Please refer to Self
Certification Table.
Design Responsibility List
Nakheel shall:
1. Provide the following information accessible through the
BIW website:
12.5. POTABLE WATER
Overview:
Dubai Electricity and Water Authority (DEWA) is the water
authority providing the local potable water service.
The requirements and provisions noted in this section relating
to DEWA are for information only and should be verified by the
owner with the service provider.
Upon approval of application, a single metered potable water
line connection will be capped off within the lot boundary
allowing connection by the lot developer. Connections to the
potable water system by the lot developer shall be to DEWA
requirements.
The minimum residual pressure within the system main will be
10m. The lot developer must allow for the installation of
storage tank/s onsite (to store one day’s equivalent water
use). The lot developer shall also allow for the installation of
pump/s onsite delivering water to the required pressure, to all
levels within each building.
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12.0: UTILITIES SUPPLEMENT FOR PLOTS
Jebel Ali Free Zone Authority (JAFZA) is the authority
responsible for approvals for Fire services within each lot.
For fire fighting purposes, the developer must also allow for the
installation of storage tanks and pumps to deliver water to the
required pressure to all levels within each building. The lot
developer shall submit to JAFZA, for approval, details of their
calculated storage requirement, pump selection and
proposed pipe sizes. It is the responsibility of the lot developer
to make an application to JAFZA / EHS for a NOC.
The lot developer shall submit to DEWA, for approval, details of
their calculated demand and storage requirements, pump
selection and proposed pipe sizes. Work shall not commence
on the connection unless approval is received from DEWA.
Final opening of the lot isolation valve for provision of potable
water from the potable water system shall be by DEWA.
The lot developer shall endeavour to minimise the demand on
the potable water supply system through the installation of
AAA rated flow restriction devices. The developer shall be
restricted from using potable water for lot irrigation (an
irrigation supply will be made to each lot via the Treated
Sewerage Effluent system).
The development is cognisant for the efficient use of water. In
order to monitor the demand on the development-wide
infrastructure and ensure efficient use of the potable water,
each Lot owner/vendor shall submit for approval a schedule
of water consumption outlets proposed for the building. Please
refer to Self Certification tables.
Design Responsibility List
Nakheel shall:
1. Provide the following information accessible through the
BIW website:
•
•
•
The position of the interface point of DEWA’s capped
potable water line to the developer’s lot as shown on
the Combined Services drawings. This plot infrastructure
data will be issued solely as provisional and preliminary
information.
Criteria for third party developers to indicate the
storage capacity at site, anticipated daily, peak water
consumptions and general design calculations for the
building in the form of proforma for the communication
services design and installation, referred to as Self
Certification Table.
Be responsible for rectifying the kerbs, footpaths, roads
in public property, affected by third party developer’s
work during connection of services.
The plot owner shall:
•
Be responsible for the application, coordination and
verification with DEWA for provisions and requirements
of potable water connection.
•
Provide storage tank equivalent to one (1) day water
consumption and a pump facility to deliver the water
to the required pressure to all levels within the building.
•
Be responsible for rectifying the kerbs, footpaths, roads
in public property, affected by third party developer’s
work during connection of services.
•
Submit for approval to DEWA, anticipated daily and
peak water consumptions, details for the calculated
water demand and storage requirements, and general
design calculations including pump selection and
proposed pipe sizes for the building with proposed
mitigation measures in design for prevention from
exceeding maximum permissible loads based on the
load criteria reflected on the Self Certification table
and provide a copy of the approval, from DEWA,
along with all submitted material to Nakheel.
12.6. IRRIGATION WATER SERVICES:
Nakheel further encourageous the consideration of the TSE
storage tank (also referred to as the “Green Tank”) to exercise
water conservation efforts by incorporating additional
capacity from catchment from condensate water (from
mechanical plantrooms and air handling units) and storm
water. The design should allow required filtering prior to re-use
of recycled water.
The minimum residual pressure within the main will be 140 kPa.
The developer must allow for the installation of storage tanks
and pumps to deliver TSE water to the required pressure to all
levels within each building. The plot developer shall submit to
JAFZA for approval, details of their calculated storage
requirement, pump selection and proposed pipe sizes. It is the
responsibility of the lot developer to make an application to
Palm Water for a NOC.
Design Responsibility List
Nakheel shall:
1. Nakheel shall provide the following information accessible
through the BIW website:
•
The position of the interface point of Palm Water’s
capped TSE line to the developer’s lot as shown on the
Combined Services drawing. This plot infrastructure
data is issued solely as provisional and preliminary
information.
•
Criteria for third party developers to indicate the
landscaped area, anticipated daily and peak water
consumption and general design calculations
including pump selection and pipe sizes for the
building in the form of proforma for the communication
services design and installation, referred to as Self
Certification Table.
Overview:
Palm Water are the authority responsible for providing services
for irrigation water within each lot.
TSE (Treated Sewage Effluent) will be provided for ICP 3
development for irrigation and is mandatory for third party
developers.
The requirements and provisions noted in this section relating
to Palm Water are for information only and should be verified
by the owner with the service provider.
The provision of recycled water for both the fire (public fire
hydrants only) and irrigation systems will be via a combined
TSE system.
TSE will be provided to a single point at each developable lot.
The approval of application results in a single metered
connection which is then capped off within the lot boundary
allowing provision of connection by the lot developer. The
connectin to the service is subject to approval from Palm
Water.
Nakheel encourages the consideration of other uses of the
TSE. For example it can be used for toilet flushing (dual flush),
car washing, building cleaning and private domain softscape
irrigation. However, the developer needs to ensure and
exercise extreme caution for TSE not to be used for servicing
the showers, lavatories, service sinks and kitchen. Likewise,
avoid any cross contamination between potable water and
TSE water.
The plot owner shall:
•
Be responsible for the application, coordination and
verification to Palm Water for provisions and
requirements for TSE connection.
•
Submit for approval to Palm Water details of
landscaped area, anticipated daily and peak water
consumption and general design calculations
including pump selection and pipe sizes for the
building with proposed mitigation measures in design
for prevention from exceeding maximum permissible
loads based on the load criteria reflected on the Self
Certification Table and provide a copy of the
approval, from Palm Water, along with all submitted
material to Nakheel.
•
Be responsible for rectifying the kerbs, footpaths, roads
in public property, affected by third party developer’s
work during connection of services.
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12.0: UTILITIES SUPPLEMENT FOR PLOTS
12.7. SEWERAGE
12.8. STORM WATER
Design Responsibility List
Overview:
Overview:
Nakheel shall:
Palm Water is the authority responsible for provision of sewer
services within each lot.
Onsite retention is mandatory for all Third Party Developers with
a design storm of Average Recurrence Interval (ARI) of 10
years.
1. Not provide third party developers plots connection to the
external underground storm water system connection.
The requirements and provisions noted in this section relating
to Palm Water are for information only and should be verified
by the owner with the service provider.
A sewer connection will be provided for each developable
lot, as shown on the Combined Services Drawing. A single
point of outfall will be allocated at the low point of each lot
allowing building development anywhere within the lot
envelope.
The point of connection to the sewerage trunk main will be via
a junction installed and capped within the lot boundary. The
plot owner will be responsible for providing, connecting and
maintaining an inspection opening and sanitary drain internal
to the lot, subject to Palm Water approval.
Design Responsibility List
Nakheel shall:
1. Nakheel shall provide the following information accessible
through the BIW website:
•
The position of the interface point of Palm Water’s
capped sewer line to the developer’s lot as shown on
the Combined Services Drawing. This plot infrastructure
data is issued solely as provisional and preliminary
information.
•
Criteria for third party developers to indicate the daily
demand assumptions, anticipated daily and peak
volume and general design calculations for the
building in the form of proforma for the communication
services design and installation, referred to as Self
Certification Table.
The plot owner shall:
•
Be responsible for the application, coordination and
verification to Palm Water for provisions and
requirements for sewer connection.
•
Submit for approval to Palm Water, the anticipated
daily demand assumptions, anticipated daily and
peak volume and general design calculations for the
building with proposed mitigation measures in design
for prevention from exceeding maximum permissible
loads based on the load criteria reflected on the Self
Certification Table and provide a copy of the
approval, from Palm Water, along with all submitted
material to Nakheel.
The discharge of storm water is not permitted either to the
sewer system or to the roads in the Development.
Stormwater from the building built area footprint must be
retained for the 10 year average reccurence interval storm
event and used for landscape irrigation, toilet flushing, building
maintenance and the like, and / or discharged to an onsite
retention system. The stormwater from open areas at grade
shall be similarly retained and must not discharge to public
area. Where unavoidable to contain 100% of the stormwater
on to the site, stormwater runoff from a maximum of 6.75% of
the plot area (i.e., 15% of the balance footprint of the open
spaces at grade, after allowing for 55% of the permissible
building footprint) may be discharged directly only to the
roads.
The plot owner shall:
1. Retain the storm water run-off within the Owner’s plot and
may re-use the storm water for irrigation purposes, toilet
flushing and car cleaning/washing.
2. Submit for approval to Nakheel, anticipated retention
system type, method and materials, the catchments area
assumed within the lot and general design calculations for
the building with proposed mitigation measures in design
for prevention from exceeding maximum permissible loads
based on the load criteria reflected on the Self
Certification table.
Where the design is based on discharge of unavoidable
amount of stormwater directly only to the roads, the design
must demonstrate compliance with appropriate design
documentation including but not limited to pump provisions,
pipe work, overflow diagrams with gradients and areas,
enabling confirmation that no more than the maximum
permissible stormwater is being discharged directly to the
road. Any pipework/culverts for discharge to roadside shall
demonstrate no interference with any external services and
shall be installed at kerb level to the road. Calculations of
building area stormwater retentions and tanks shall be
provided along with drawings of tanks, soak ways etc.
confirming compliance with these conditions. Storm water
tanks are exempt from the TFA. The hydraulic engineer is
required to submit Nakheel provided standard certification at
the time of Building Permit submission specifically compliance
with these criteria. (Please note that the certificate will have
two specific clauses 1st confirming inability to contain and 2nd
re the design in addition to the general confirmation of
compliance with the Dev. Code – which will include the Utility
section)
All internal areas of the buildings shall be designed to a
Freeboard of minimum 300mm. Ramps, stair cases, shafts and
any area enabling stormwater access to the basements, shall
be designed to this minimum freeboard requirement. Provide
drawings confirming compliance with this condition including
sections with RLs of kerb, road, foyer, stair landing, ramps and
the like.
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