Yrig HT Protected: AR542/ Regulation & Law - Lecture 4

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT
COLLEGE OF ENGINEERING AND TECHNOLOGY

DEPARTMENT OF ARCHITECTURAL ENGINEERING AND ENVIRONMENTAL DESIGN
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AR542/ Regulation & Law - Lecture 4
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Prepared by: Arch. Maged Samy Ibrahim ٧٩ ‫ اﻟﺘﺨﻄﯿﻂ اﻟﻌﻤﺮاﻧﻲ = )اﻟﻔﺼﻞ اﻟﺜﺎﻟﺚ واﻟﺮاﺑﻊ( ص‬:‫اﻟﺒﺎب اﻷول‬ :‫اﻟﻤﺮﺟﻊ‬
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١١٣ ‫ اﻟﻘﻮاﻋﺪ اﻟﻌﺎﻣﺔ ﻟﻤﺸﺮوﻋﺎت اﻟﺘﻘﺴﯿﻢ( ص‬٥٢‫ ﺑﺪءا ﻣﻦ اﻟﻤﺎدة‬- ‫ اﻟﺘﺨﻄﯿﻂ اﻟﻌﻤﺮاﻧﻲ = )اﻟﻔﺼﻞ اﻟﺮاﺑﻊ‬:‫اﻟﺒﺎب اﻷول‬


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Planning Laws and regulations / Provisions for Dividing lands
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• Terminology related to planning:
• Urban Space (‫)اﻟﺤﯿﺰ اﻟﻌﻤﺮاﻧﻲ‬: it is the area which is planned by the local authority.
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• Mass Population (‫)اﻟﻜﺘﻠﺔ اﻟﺴﻜﺎﻧﯿﺔ‬: it is the built area in the city or village which includes different activities.
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• Cordon (‫)ﻛﺮدون‬: it is the administrative edges.
• Village Domain (‫)زﻣﺎم اﻟﻘﺮﯾﺔ‬: it is the area of agriculture and not agriculture land including water areas and roads of the village.
• Neighbourhood (‫)اﻟﻤﺠﺎورة اﻟﺴﻜﻨﯿﺔ‬: it is a group of buildings with its services including a primary school.
• Residential District (‫)اﻟﺤﻲ اﻟﺴﻜﻨﻲ‬: a group of neighbourhoods with a secondary school.
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• Land divider (‫)ﻣﻘﺴﻢ اﻷرض‬: a person or company that divides land.
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• Primary division project (‫)ﻣﺸـــﺮوع اﻟﺘﻘﺴـــﯿﻢ اﻹﺑـــﺘﺪاﺋـــﻲ‬: a map for the proposed division of land showing the plan with details to be
judged whether it is suitable or not.
• Final division project (‫)ﻣـﺸــــﺮوع اﻟـﺘـﻘـﺴــــﯿـﻢ اﻟــــﻨـﮭـﺎﺋــــﻲ‬: a map for the final proposed division of land with full details, definitions,
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information for roads, parks, open areas, blocks .
• Block (‫)اﻟﺒﻠﻮك‬: a piece of land for urban purposes surrounded by roads or public gardens.
• Lot (‫)ﻗﻄﻌﺔ اﻷرض‬: a part of the block that can be owned by a person to make urban activities.
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• List of provisions (‫)ﻗﺎﺋﻤﺔ اﻟﺸﺮوط‬: a group of provisions which appear in the contracts of land.
• Building Line (‫)ﺣﺪ اﻟﺒﻨﺎء‬: the line which permits building area.
• Recess Area (‫)ﻣﻨﻄﻘﺔ اﻹرﺗﺪاد‬: area of a land must be left without buildings.
Prepared by: Arch. Maged Samy Ibrahim ٧٩ ‫ اﻟﺘﺨﻄﯿﻂ اﻟﻌﻤﺮاﻧﻲ = )اﻟﻔﺼﻞ اﻟﺜﺎﻟﺚ واﻟﺮاﺑﻊ( ص‬:‫اﻟﺒﺎب اﻷول‬ :‫اﻟﻤﺮﺟﻊ‬ 3


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Urban Planning (‫)اﻟﺘﺨﻄﯿﻂ اﻟﻌﻤﺮاﻧﻲ‬:
General Strategic Planning (‫)المخطط اإلستراتيجي العام‬:
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• It is a stage before the detailed planning (‫)اﻟـﻤـﺨــــﻄـﻂ اﻟــــﺘـﻔـﺼـﯿـﻠـﻲ‬, it defines the main strategies, objectives and policies for long
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periods, also the constraints of development for cities and villages.
• Experts in the urban planning field are the experts in: urban planning, services, architecture, transportation, roads, social
and economical affairs, agriculture, industry, tourist, environment, laws, etc.
• It means to specify the main lines which enable and guide the urban development indicating the land uses with the
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preservation of aesthetical features aiming to provide healthy safety residential society and a comfortable traffic and roads.
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• It includes studies for residents, natural resources, economical activities, transportation, communication, general services
and housing.
• Before the license of constructing any project outside planned areas or in case of the absence of master and detailed
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planning it is a must to take an approval and permission from the “General Authority for Urban Planning” (‫اﻟـﮭــــﯿـﺌـﺔ اﻟــــﻌـﺎﻣــــﺔ‬
‫ )ﻟﻠﺘﺨﻄﯿﻂ اﻟﻌﻤﺮاﻧﻲ‬on the sites & uses.
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Urban Planning (‫)اﻟﺘﺨﻄﯿﻂ اﻟﻌﻤﺮاﻧﻲ‬: (continued)
It deals with all natural features as a total, it depends on the studies of :
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• Environmental studies: include the natural features of the site, contours, nature of ground levels, geological features,
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hydrology, surroundings and its effect on the human beings' activities, visual studies for urban.
• Social studies: include the growth of residents, their characteristics, people's density, social levels, and economical
levels, social services (existing and proposed).
• Economical studies: include natural resources, economical sources of the site, and the developing possibilities.
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• Urban studies: include the historical and urban development, land uses, existing buildings, roads, the relation between
the site and the surroundings.
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- It must provide future needs, and take suitable decisions; the plan must be revised every 5 years.
It consists of two parts:

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• Maps for land uses, paths, services.
• Report that consists of introduction (goals and definitions), general objectives and policies for land uses (public and
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private).


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‫املخطط االستراتيجي الشامل ملدينة الرياض‬
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‫المخطط العام للمدينة المنورة‬
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‫اﻟﻤﺨﻄﻂ اﻟﻌﺎم ﻟﻤﺪﯾﻨﺔ اﻟﺰﻗﺎزﯾﻖ‬
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Urban Planning (‫)اﻟﺘﺨﻄﯿﻂ اﻟﻌﻤﺮاﻧﻲ‬: (continued)
Detailed planning (‫)اﻟﻤﺨﻄﻂ اﻟﺘﻔﺼﯿﻠﻲ‬:
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• It is the way to achieve the social, economical, urban development in a city or village and providing a healthy suitable
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safety environment.
• It includes maps and reports for the detailed studies of roads, transportation, services, green areas, spaces, centres of
employees and housing areas.
• Different provisions for the region must be identified; it includes:
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‣ Provisions for the density of residents, land uses, heights, providing suitable ventilation and light, preserving urban
features, the minimum areas of lots, parking areas, services, traffic, etc.
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‣ The programs of constructing different sectors (housing, services, transportation, etc) and its distribution.
Article 51: Division cases:
1- Case one: It concerns land pieces (Lots) that are located on an existed or planned roads and dividing them do not need new
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roads or to supply them with any infra structure (water, electricity). Besides the application of all building provisions through
the strategic and detailed planning.
2- Case two: It concerns land pieces (Lots) that their dividing land project requires new roads, and infra structure (water,
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electricity) and all roads needed will be deducted from the divided land and according to building provisions mentioned in the
strategic planning.
3- Case Three: It concerns land pieces (Lots) that dividing land project requires to construct its infra structure (water,
electricity, ..etc) deducted from dividing land.


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Some of land dividing standards
• If the owner wants to build multiple buildings on one lot he should apply for a dividing land project.
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• It is not permitted to make any land dividing unless it is connected to one of the public roads; otherwise the authority can
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oblige the land divider to construct a road to connect the divided land with the public road including that road services and the
owner will pay the cost of that.
• Residential blocks length must not exceed 250m; if it exceeds 250m, the owner has to make paths for pedestrian through the
block not less than 4m width, and the distance between the path axis and the end of the block must not exceed 150m.
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• If the dividing land penetrated water path or rain water path the land divider should provide passage allowing this water to
pass.
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• To fit the land topography, the surrounding buildings and preserve the environment.
• It must provide suitable ventilation and light to all buildings, open spaces, car parking and services.
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• Recess and heights follow the general provisions of the region.
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Dividing lands for residential lots in cities:
- Each lot should have at least one side on a road.
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- The lot area should not be less than 120 m2 for cities.
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- The lot side that located on the road this road width should not be less than 8 meters inside cities and 10 meters on cities
extensions.
- The residential lot facade should not be less than 10 meters width and the depth should not exceed double the width.
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- Dividing land project should define the residential type (Tower, villa,..etc.).
- In case that the dividing land project includes roads, services & infra structure (Case 2) at least 1/3 (one third) of the land area
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must be allocated for roads, squares, gardens besides the area allocated for services.
- If dividing land is less than 5 Acre ( ‫ ﻓـــــﺪان‬٥) and does not need to provide services for it according to its endorsed planning at
least 25% of the total land area must be deducted for roads, gardens, recreation area and squares.
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- In all cases the deducted area for roads should not be less than 20% of the total area.
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For Roads:
- If the existing road is less in width than the proposed one, the owner must widen the existed road from the area of his land.
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- If the division includes main road (existed or proposed), the owner must make services roads to provide safety to the
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residents.
- Inner roads must not encourage the passage of main traffic.
- Do not construct half of a road (for roads between two lands) unless there is a document says that it will be continued by
the neighbour's land.
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In case of cul-de-sac (dead end roads) in cities:
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• The length of the road maximum 150m.
• If the road length is more than 50m, there must be a square for U-turn of radius greater than or equal to15m measured from its
center to the property line of lots.
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• Make a garden in the square (U-turn) of radius from 3.5-5m.
• The names of roads must be approved from the local authority.

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• The slope of main roads < or equal 5%, slope of inner roads < or equal 10%
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Special terms regarding dividing lands in villages
- Each lot should have at least on side located on road.
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- Block should not exceed 100m length.
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- Dead end roads length should not exceed 50m.
- Minimum internal road width is 6m.
- Lots added to the urban space its width should not be less than 7 meter. Its depth should not exceed double the width.
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- Any lot area should not be less than 70m2 and building heights according to strategic plan.
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Applying for dividing land
- The division of lands must be registered and approved from the local authority.
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- The owner submits documents to take the approval from the government. The documents are:
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o Approval of the suitability of land to planning and to the proposed land uses.
o Map 1 :5000 for the site location.
o Documents for owning the land.
o Receipt of paying the money needed for registration and approval.
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o Certificate that the land does not include any land owned by the government or public property.
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o Seven copies for the land survey 1: 1000 (contours, sections ... ).
o Seven copies for the proposed project of division scale 1: 1000
• The drawings must show the direction of north, scale of drawing, name of the division, name and address of the owner, the
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engineer, lengths and widths of the roads and lots, the near services and the proposed public services.
• The owner must take an approval from the committee of planning in the local authority that studies his proposal and respond within
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4 months. If there are any needed corrections, the committee informs the owner by a letter, and he is obliged to correct the proposal
within 2 months.
• After the approval and constructing the project, all roads and spaces are converted to public property.
• The local authority can put restrictions on the stages of construction with the owner and he had to construct regarding these stages.
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‫ﻧﻤﻮذج ﻟﻠﻮﺣﺔ ﻗﺮار اﻟﺘﻘﺴﯿﻢ‬
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CAIRO CAMPUS
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Yrig HT Protected: AR542/ Regulation & Law - Lecture 4

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ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

COLLEGE OF ENGINEERING AND TECHNOLOGY

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

General Strategic Planning (‫)المخطط اإلستراتيجي العام‬:

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

It deals with all natural features as a total, it depends on the studies of :

It consists of two parts:

• Maps for land uses, paths, services.

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

- Each lot should have at least one side on a road.

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

- Inner roads must not encourage the passage of main traffic.

• Make a garden in the square (U-turn) of radius from 3.5-5m.

• The names of roads must be approved from the local authority.

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

- Each lot should have at least on side located on road.

- Minimum internal road width is 6m.

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

o Map 1 :5000 for the site location.

o Documents for owning the land.

o Receipt of paying the money needed for registration and approval.

o Seven copies for the proposed project of division scale 1: 1000

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

ARAB ACADEMY FOR SCIENCE, TECHNOLOGY AND MARITIME TRANSPORT

Planning Laws and regulations / Provisions for Dividing lands

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