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Master Planning Guidelines Download
Master Planning Guidelines Download
Guidelines
Issue 2
Master Planning Guidelines
3
Table of Contents
4
Introduction
This Master Planning Guideline document was
developed in 2019 by Dubai Development Authority
(DDA). It sets out the process and the key priorities
and principles that guide the design of the built
environment for all developments under DDA planning
jurisdiction.
The guideline incorporates a multidisciplinary design
approach that integrates all relevant elements of the
master plan. This approach facilitates a holistic and
complete design focusing on the key elements of land
use, buildings, open space, mobility and utility services
proposals.
Developers and consultants must endeavour to achieve
the minimum requirements set out in this guideline.
Early consideration and engagement with the authority
is recommended to achieve these requirements.
Additionally, this document aims to record the current
best practices which are recommended to guide the
development of the master plan.
5
Master Planning Guidelines
APPENDICES
GUIDELINES
reference.
PREPARE
The figure on the right provides direction on how to use
this guideline.
8
Introduction
DDA has the statutory authority to review and approve
the proposals for all new developments under the
authority’s jurisdiction. This is aligned with the
authority’s mandate to ensure all elements of the built
environment are designed in compliance with the
requirements set out in this guideline.
A master plan must be developed for all new
developments of all scales and contexts. It should
form a comprehensive plan to guide the long-term
physical development of a particular area based on
identified objectives, strategies, and timelines for
implementation. It must cover plans for land use,
community facilities, open space, urban design, mobility
and utilities.
The Master Planning Department in DDA requires all
new master plans to be reviewed and approved to
ensure compliance with the requirements set out in this
guideline and approval of other relevant authorities.
This chapter outlines the review processes and the
requirements that must be met when seeking master
plan approvals.
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Master Planning Guidelines
Preliminary Master Plan (PMP) Sign-off Sheet (SOS) Final Master Plan (FMP)
FMP Preperatoin
DDA
SOS
Refer to DDA Master FMP
Planning Guidelines
Approval for guidance Submission
FMP Review
SOS Review
Submit
SOS Final
Stamped by Approval
Authori�es
SOS Prepera�on
PMP
Submission
PMP Review
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Master Planning Guidelines
ii.1. Master Plan Approval Stages Stage 1: Preliminary Master Plan (PMP) Stage 2: Sign-Off Sheet (SOS)
The Master Planning Department in DDA is responsible The Preliminary Master Plan (PMP) is the first stage Following the approval of the PMP, a sheet showing
for the review and approval of all master plan in the master plan approval process. It describes the the final subdivision of a project must be developed. It
submissions to the authority. general vision of a project, its goals and objectives. must consist of a plan of the project and the different
sub-plots and a table showing each plot’s number, land
The master planning process consists of three stages: The PMP must provide a comprehensive report of the
use, area, gross floor area (GFA), number of buildings,
overall strategy to develop a particular project/area
1) Preliminary Master Plan (PMP); number of dwelling units and maximum building height.
including all proposals for the development land use
2) Sign off Sheet (SOS); and and the design approach for relevant elements of the Prior to the submission of the Sign-off Sheet (SOS),
3) Final Master Plan (FMP). built environment. These should reflect the outcomes coordination with relevant authorithies should
of a complete and comprehensive assessment of the be undertaken. The required documents must be
Figure ii.1 demonstrates a detailed flowchart of the development potential and constraints. submitted to DDA for the preparation and issuance of
master plan approval process. It also demonstrates the SOS.
parallel processes relevant to the overall master plan Section iii.1 provides a detailed list of the submission
for engagement with authorities. requirements at the PMP stage which must be In case amendments to the issued SOS are required due
developed according to the standards set out in the to authorithy requirements, a master plan modification
After an approval is granted for the master plan, any following chapters. application must be submitted resulting in re-issuance
changes must be recorded and submitted to DDA of the SOS.
through the Master Plan Modification application.
Upon the submission of all the stamped SOSs to DDA,
the SOS stage will be deemed complete.
Section iii.2 provides a detailed list of the submission
requirements at the SOS stage.
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Master Planning Guidelines
Stage 3: Final Master Plan (FMP) ii.2. Master Plan Review and Approval ii.3. Post Master Plan Approval: Master
Plan Modification (MPM)
The Final Master Plan (FMP) forms the final stage in the At all stages of the master plan approval process, the
master plan approval process. Similar to the PMP, the procedure illustrated in Figure ii.2 will be undertaken A Master Plan Modification (MPM) is required when
FMP provides a comprehensive report of the overall for the review and approval of the master plan. one or more of the following changes are proposed to
strategy to develop a particular project/area. However, the approved master plan:
Upon the approval of the FMP, the master plan will be
it provides some additional requirements to the
deemed approved. • Change in GFA;
previous stages including plot development guidelines
and authority approvals. • Land Use Change;
The FMP must demonstrate the final proposals for the • Reconfiguration of Plot/ROW/Utility/Open Space;
development in accordance with the agreed outcomes
• Subdivision and Merge of Plots; and/or
from the previous stages and becomes DDA’s future
reference document. • Design Guidelines Modification (ex. changes in
building heights and setbacks).
As such, the subdivision and plot information reflected
in the approved SOS must not be amended as part of To modify an approved master plan, a complete
the FMP submission. application must be submitted to DDA with the
proposed changes.
Section iii.3 provides a detailed list of the submission
requirements at the FMP stage which must be Section iii.4 provides a detailed list of the submission
developed according to the standards set out in the requirements at the MPM stage which must be
following chapters. developed according to the standards set out in the
following chapters.
The review process illustrated in Figure ii.2 will also be
followed for the review and approval of the MPM.
The approved master plan will be updated upon the
approval of the MPM.
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Master Planning Guidelines
Master Plan
Approval Process Yes
Decision
Applica�on Issued to
Submission Applica�on
Review Applicant Approved
to DDA Complete?
Master Planning Master Planning
Complete Submission Department Department
Requirements
No Returned Rejected
13
Submission Requirements
14
Introduction
This chapter provides a summary of DDA requirements
at each stage of the master planning process which are
further detailed in the guideline's chapters (1-10).
Moreover, it highlights the general requirements that
need to be considered when preparing the submission
documents.
The requirements set forth must be fully complied with
unless otherwise stated in this guideline.
The applicability or inapplicability of a requirement
(when “If Applicable” is stated) is subject to DDA
discretion.
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Master Planning Guidelines
16
Master Planning Guidelines
PMP Approval
Car Parking Strategy Plan Include in Subdivision Plan
LUB sheet
(DGN&PDF)
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Master Planning Guidelines
18
Master Planning Guidelines
FMP Requirements
DDA Submission Requirements
Plan Narrative Table
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Master Planning Guidelines
FMP Requirements
DDA Submission Requirements Approved Documents
Approval/NOC
(Drawings, reports)
RTA
DEWA - Water
DEWA - Electricity
Etisalat
Du
Dubai Civil Aviation Authority
Dubai Civil Defense
Dubai Police
Dubai Corporation for Ambulance
Services
DM - Sewage Projects Department
Authority Approvals DM - Horticulture & Irrigation
Department
DM - Department of Environment
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Master Planning Guidelines
Refer to Sections iii.5 for more details on the LUB MU-R-015 MU-R-016 MU-R-017 DI.ROW.01
Description of proposed
modification
MU-R-015 6,125 G+3P+18 ResMUential Apartment 80% 88,200 MU-R-015 3,000 G+3P+18 ResMUential Apartment 80% 44,100
Subdivision Plan (before/ MU-R-016 6,125 G+3P+18 ResMUential Apartment 80% 88,200 MU-R-016 3,000 G+3P+18 ResMUential Apartment 80% 44,100
MU-R-017 ResMUential Apartment 80% 88,200 MU-R-017 3,000 G+3P+18 ResMUential Apartment 80% 44,100
6,125 G+3P+18
after modification) in PDF MU-R-019 MU-R-019 3,000 G+3P+18 ResMUential Apartment 80% 44,100
6,125 G+3P+18 ResMUential Apartment 80% 88,200
88,200 MU-R-020 3,000 G+3P+18 ResMUential Apartment 80% 44,100
MU-R-020 6,125 G+3P+18 ResMUential Apartment 80%
MU-R-021 ResMUential
format
3,000 G+3P+18 Apartment 80% 44,100
MU-R-021 6,125 G+3P+18 ResMUential Apartment 80% 88,200
MU-R-115 3,000 G+3P+18 ResMUential Apartment 80% 44,100
36,750 529,200
MU-R-116 3,000 G+3P+18 ResMUential Apartment 80% 44,100
MU-R-117 3,000 G+3P+18 ResMUential Apartment 80% 44,100
ENTITY NAME
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Master Planning Guidelines
All master plan applications must provide spatial data Temporary plot numbers must be assigned based The required information must be provided for all plots
(GIS), formatted based on DDA specifications as set out on DDA’s plot numbering system and subject to within the master plan. In the case of multiple land uses
in Table iii.6. coordination with DDA officials. Once the master plan is on the same plot, these must be included in separate
The spatial data submission must include the following approved, DDA will coordinate with DM to obtain DM's columns assigned to the same plot with details of all the
layers: permanent numbers to replace the temporary ones. proposed land uses.
The below numbering system must be followed (refer
• Plot boundaries; and Land use symbols are not required to be provided in the
to the examples provided for "Mock Up City":
spatial data submission. These will be assigned by DDA
• Plot numbers. • Project Initial - Zone - Plot Number (ex. MU-A-001). on the issued SOS.
• For Facilities plots, Project Initial – FC - Plot Number If the information is deemed compatible with the
(ex. MU-FC-001). requirements, a SOS will be issued based on the
submitted spatial data and LUB sheet. An example of
• For Utilities plots, Project Initial – UT - Plot Number
the SOS is illustrated in Figure iii.2.
Spatial Information Format DDA Specification (MU-UT-001).
• For Open Space plots, Project Initial – OS - Plot
Data Format Microstation DGN Number (MU-OS-001).
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Master Planning Guidelines
GFA (sq.m )
GFA (sq.m )
Number of Number of Podium Basement
# of basement floors
# of buidling floors
# of podium floors
Plot Plot Area Total GFA Setbacks (m) Setbacks (m) Floor setback)
Buildings residential
Ground Floor
Number (sq. m) (sq. m) Total
Building
Podium
per Plot Units
Level 1
Level 2
Level 1
Level 2
Level 1
Level 2
spaces
Area utilised
provided
# of floors
# of floors
provided
provided
provided
provided
Spaces
Spaces
Spaces
Spaces
Side 1
Side 2
Side 3
Side 4
Side 1
Side 2
Side 3
Side 4
(m)
Table iii.7: LUB sheet template
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Master Planning Guidelines
Plot Land Use Plot Area Total GFA Number of Number of Max Building
Plot Number Plot Land Use Plot Area Total GFA Number of Number of Max Building
Plot Number (sq.m) (sq.m) Buildings Dwelling Units Height (m)
(sq.m) (sq.m) Buildings Dwelling Units Height (m)
Level 1 Level 2
Level 1 Level 2
MU-R-001 Villa
DDA_001 Villa
MU-R-002 Villa
DDA_002 Villa
MU-R-003 Apartment
DDA_003 Apartment
MU-C-004
DDA_004
MU-C-004
DDA_004 Commercial
Commercial Retail
Retail
MU-FC-004
DDA_004 Clinic
Clinic
MU-R-005
DDA_005 Apartment
Apartment
MU-R-006
DDA_006 Apartment
Apartment
MU-R-007
DDA_007 Apartment
Apartment
MU-R-008
DDA_008 Apartment
Apartment
Land
LandUse
UseBudget
Budget(LUB)
(LUB)Sheet
Sheet--Summary
Summary
Plot
PlotLand
LandUse Number
Plot
Use Number of of Max
Max Building
Building
PlotNumber
Number Plot
PlotArea
Area(sq.m)
(sq.m) Total
TotalGFA
GFA (sq.m)
(sq.m) Buildings Height
Buildings Height (m)
(m)
Level
Level11 Level
Level22 MU-UT-007 COMMUNITY NAME
DDA_001
MU-R-001 Villa
Villa
DDA_002
MU-R-002 Villa
Villa
DDA_003
MU-R-003 Apartment
Apartment MU-OS-111
DDA_004
MU-C-004 MU-H-110 PROJECT LIMIT
DDA_004
MU-C-004 Commercial
Commercial Retail
Retail MU-H-006
DDA_004
MU-FC-004 Clinic
Clinic
Residential Hotel
MU-C-001 MU-R-002 MU-R-003 MU-R-004 MU-R-005
DDA_005
MU-R-005 Apartment
Apartment Hospitality (Hotel) Retail
DDA_006
MU-R-006 Apartment
Apartment Commercial (Retail) Local Masjid
DDA_007
MU-R-007 Apartment
Apartment
Facilities School
DDA_008
MU-R-008 Apartment
Apartment
MU-R-022 Open space Community Park
MU-UT-010 MU-UT-024
Land Use Budget (LUB) Sheet - Summary Utilities (Sikka) District Cooling Plant
MU-C-112
MU-R-023 Transport (R. O. W) Substation 400 Kv
Plot Number
Plot Land Use
Plot Area (sq.m) Total GFA (sq.m)
Number of Max Building MU-R-016
Buildings Height (m)
Level 1 Level 2 MU-C-008 MU-R-09 MU-R-015 MU-R-017
MU-R-001 Villa MU-FC-029 M
MU-R-025MU-R-026 U-
MU-R-002 Villa
MU-OS-113 OS
MU-R-003 Apartment -1
MU-C-004
14
MU-C-004 Commercial Retail
MU-FC-004 Clinic MU-OS-011 MU-OS-018 MU-OS-027 MU-OS-030
MU-R-005 Apartment
MU-R-006 Apartment
MU-R-007 Apartment MU-R-020 MU-C-115
MU-R-008 Apartment MU-FC-012 MU-R-014 MU-R-019 MU-R-021 MU-R-028 MU-R-031 MU-R-032
Land Use Budget (LUB) Sheet - Summary
MU-R-056
MU-R-057
MU-R-058
MU-R-059
MU-R-060
MU-R-062
MU-R-063
MU-R-064
MU-R-065
MU-R-066
MU-R-067
Land Use Budget (LUB) Sheet - Summary
Open Space
MU-R-098
MU-R-099
MU-R-100
MU-R-101
MU-R-102
MU-R-103
SCALE
In addition to the requirements set out in the previous • Include a scale bar;
sections, this section provides a summary of other
general requirements that must be followed for all • Include a north arrow with Qibla direction;
submissions to DDA. • Clearly show and distinguish the site boundary;
Master Plan Preparation • Caption to match the exact requirement as set out in
this guideline; and
For the Master Plan Report, the following must be met:
• All dimensions measured in meters.
• The report must be named to match the
corresponding submission requirement dependent Master Plan Submission
on the stage of review;
For all electronic file submissions, the following must be
• Include a table of contents with relevant page met:
numbers;
• Submit on CD or USB compatible with Windows;
• Follow the same order of the chapters and sub-
• Submit uncompressed files;
chapters as set out in this guideline;
• Submit in “Portable Document Format” (PDF) version
• Refer to and comply with the definitions included in
7 or later;
Appendix A of this guideline;
• Submit LUB in Excel format;
• Format in color and sized to print legibly at A4 size;
and • Submit the master plan report (including plans within
it) as a single PDF file. Submit all other requirements
• Page numbers must be shown.
as separate files;
For all plans included in the master plan submission, the
• Submit all electronic submissions without password
following must be met:
and/or restrictions; and
• Include plans for all phases of development, if
• Electronic file names must clearly describe the file
applicable;
and reference the subject property.
• Locate site in the center of the plan;
All submittal packages should be submitted at the
• Oriented to true north; Customer Service counter.
25
Dubai Development Authority Master Planning Guidelines
26
Site Analysis
26
1. Introduction
27
Master Planning Guidelines
The project background must provide a succinct MAX. GFA SQ.M. 5,632,000 SIDE 3 SEE NOTES SEE NOTES
MAX. GFA SQ.FT. 60,622,343.47 SIDE 4 SEE NOTES SEE NOTES
overview to some of the site’s key parameters. MAX. HEIGHT SEE NOTES MAX. PLOT COVERAGE SEE NOTES
SEE NOTES
LAND USE /
The site ownership must be confirmed through a Valid GFA SPLIT COMMUNITY Community Name
Site Plan Copy (latest update), Valid DM Affection Plan - APPROVED PLAN IS REQUIRED PRIOR TO ANY SUBMITTALS.
80m
SID
SID
SIDE 3
E2
170
m
SID
E2
350m
METRO LINE
description, maps and/or diagrams if the site was
SID
E2
SIDE 4
230
m
subject to previous master planning efforts. 581321
125
SIDE
m
2
description, a map and/or a diagram showing any SIDE 1 SIDE
1
100m
SIDE 4
290m
specific principles and relevant design considerations 280m
SIDE 1
160m
SIDE 1
NOTES
and/or environmental sensitivity of the site and/or 2- THIS SITE PLAN SUPERSEDES ANY OTHER SITE PLAN ISSUED BEFORE THIS DATE.
PROJECT NAME MOCK UP MASTERPLAN ISSUE DATE DDG- PLANNING & DEVELOPMENT
surroundings that need to be safeguarded. This must MASTER DEVELOPER MASTER DEVELOPER NAME
11/04/2019
[signature]
EXPIRY DATE
also be considered in the SWOT analysis as illustrated in TITLE PRIVATE OWNER OF TITLE
11/04/2024
MAPPING SPECIALIST HEAD OF MAPPING & SURVEY
Section 1.4. MASTER DEVELOPER NAME AF AZ
SITE PLAN ID REFERENCE NO.
201904110001 INXP-07-03-04
Figure 1.1: Example of Valid Site Plan Copy and Valid DM Affection Plan
28
Master Planning Guidelines
4X
regional and local scales.
The level of detail at which the context scale should be
considered differs depending on the scale and impact of 4X X 4X
4X
The extent of the local context must cover a reasonable
area of local surroundings of the master plan site.
The extent of the local context should capture 500m
from all edges of the site and be offset accordingly as Figure 1.2: Regional context area extent
illustrated in Figure 1.3.
500 m
500 m 500 m
500 m
0 25 50 75 150 250 m
Q
29
Master Planning Guidelines
To
ty
Ci
So
h
ut
ut
h
So
Ci
To
ty
0 0.5 1 2 km N
30
Exis�ng Structure
Waterfront
Prevailing Winds
Master Planning Guidelines
Site Sloping
Towards Waterfront
Sun Path
Local Context Exis�ng Trees Site Boundary
Iconic Bridge Exis�ng Metro
A plan which clearly demonstrates the local context
District Park Tram (exis�ng line)
of the development must be provided as part of the
Hospital Tram (planned line)
master plan submission to DDA as illustrated in Figure G+25
Juma’a Masjid Residen�al
1.5. Proposed Mega Commercial
Tole
The local context must cover an area of influence as G+21 Development
Office
ranc
G+2
described in Figure 1.3.
e
G+30 G+30 G+30
Hotel
Stre
et
Items covered on the plan must include, the following Open Space / Park
promenades;
Happiness Road
G+1
G+1 G+1 G+2
• Major visible landmarks and view corridors;
G+4
G+1 G+1 G+1
• Prominent natural and topographical features;
• Direction of prevailing winds; and
• Sun paths.
N
0 100 250 500 m
Q
31
Master Planning Guidelines
2 3
Figure 1.6: Key map Figure 1.8: View 2 - Access to sewage facilities
32
Master Planning Guidelines
Figure 1.10: View 4 - Existing structure Figure 1.11: View 5 - Waterfront view from site
33
Master Planning Guidelines
A Strengths, Weaknesses, Opportunities and Threats • Major elements from the context analysis impacting Strengths Opportunities
(SWOT) Analysis must be included as part of the site the master plan, for example provision of adjacent
analysis. While a full analysis is not required in the Juma’a masjid, major retail centers or public open • Existing metro station on • Existing trees and
master plan submission, a summary must be included spaces; the edge of the site. vegetation on the site.
which contains a plan (as illustrated in Figure 1.12) and
• Views to-and-from the site that require or are • Site includes a waterfront. • View of iconic bridge.
a narrative provided in a table format (as illustrated in
recommended for preservation and limitations;
Table 1.1). • Planned tram line through • Views of water and
• Major infrastructure or utilities with an impact on the site. cityscape.
The analysis must include the following, as a minimum:
servicing the master plan;
• Surrounding promenade. • Ferry stop within site.
• Potential connections to the site (vehicular, public
• Visual barriers;
transport and active transport such as walking and • Multiple road connections • Planned tram stop within
cycling); • Physical barriers; and and potential connections site.
• Level change across the site and/or between site and to the site.
• Limitations of the site in relation to location, • Pedestrian connection to
orientation, buildable land etc.; adjacent context. • Adjacent facilities include adjacent promenades.
• Potential sources of noise and pollution; The SWOT analysis should feed into the master plan a Juma’a masjid and
district park. • Proximity of metro and
concept and design (refer to Chapter 2), and items tram catchments allows
• Areas of environmental and man-made risk and
highlighted at this stage must be reflected, taken for potential integration.
opportunity;
advantage of or mitigated against as appropriate. The
• Areas of the site with limited or no changes allowed, relationship between the outcomes of the analysis and • Change in elevation
such as committed/sold/built plots, environmentally the master plan must be clearly illustrated and referred next to water allows for
sensitive areas, heritage, quality of ground materials; to throughout the master plan submission to DDA. creative building design.
Weaknesses Threats
• Statutory site limitations such as building heights;
• Adjacent incompatible land uses; • Potential high rise • Noise pollution from
buildings next to adjacent major road.
neighbouring small villas.
34
Master Planning Guidelines
Site Boundary
Exis�ng Metro
Exis�ng Tram Line
Planned Tram Line
Opportunity for
Tram Sta�on
Opportunity for
Ferry Stop
Low Density Villa
Neighborhood
Exis�ng Open Spaces
Exis�ng Structure 500 m
Waterfront
Adjacent promenade
Opportunity to Connect
Pedestrian Network
Metro Catchment
Tram Catchment
Poten�al Transport
Integra�on
Juma’a Masjid 35
0m
District Park
Major Road Noise Threat
Access to Site
Poten�al Access to Site
Site Sloping Towards
Waterfront
View of Water & City scape
Views of Iconic Bridge
Exis�ng Trees
N
0 100 250 500 m
Q
35
Dubai Development Authority Master Planning Guidelines
36
36
Introduction Requirement Checklist
PMP SOS FMP
The Master Plan Overview must demonstrate how the Development Objectives and Design Principles
development objectives and design principles have
shaped the emerging master plan. Master Plan Overview Plan
Fundamental to this is to identify how the outcomes
Master Plan Response to SWOT Analysis
of the site analysis and the resulting understanding,
translate into the design and development of
the proposed master plan. It is also important to
demonstrate how any high level principles and master
plan aspirations translate into the spatial layout of the
proposed master plan.
This chapter provides an outline of what the Master
Plan Overview must contain and how this will allow DDA
to asses any master plan from a qualitative perspective.
37
Master Planning Guidelines
38
Master Planning Guidelines
• Flexibility and adaptability: considering multi- • Efficient use of resources: incorporating sustainable The principles and objectives that are applicable
functional uses for infrastructure and spaces practices and considering resource efficiency in to the site and development requirement must be
supported with self-sufficient mechanisms to the planning, design, execution and operation of demonstrated in the master plan submission.
account for varying operational conditions and infrastructure, spaces and systems; and
Figure 2.1 illustrates how these objectives support and
create flexible systems that can respond and adapt
• Safety and security: establishing design mechanisms align with the guideline's principles.
to change and withstand shocks;
that ensure the safety and security of users when
Figures 2.2 to 2.4 illustrate an example of the design
• Viability and robustness: responding to the using available spaces and infrastructure.
principles that guided the development of the “Mock
surrounding context and considering limitations
The above list is not complete or exhaustive but Up Master Plan”.
and opportunities for the efficient use of land and
intended to support querying some of the key questions
supporting facilities and infrastructure;
that the development and design should respond to.
Figure 2.2: Master plan principles (1) Figure 2.3: Master plan principles (2) Figure 2.4: Master plan principles (3)
39
Master Planning Guidelines
2.2. Master Plan Overview Plan Strengths Response within master plan Opportunities Response within master plan
A Maser Plan Overview must build directly onto the Pedestrian and cycling network Neighborhood parks located
Existing metro station connects the metro station Existing trees and there, most of the trees would
Site and SWOT Analysis and summarize how the
to the waterfront and other vegetation on the site. be maintained as part of the
findings thereof are used to achieve the objectives and on the edge of the
major attractions. Allocation of park.
principles. This should focus on spatial elements that site. community facilities and retail
close to the metro station. View of iconic bridge.
are used to formulate a framework for the master plan Views of waterfront and iconic
that is informed by the context, condition and ambition Views of water and bridge preserved in the design of
Maximized through design, waterfront plots.
Site includes a cityscape.
for the site. also a main part of the active
waterfront.
transport networks.
Elements that should be covered in this plan will Direct access to national park
Future tram line Proposed tram stop within the Ferry stop within site. and museum via ferry stop on
depend on the specific context and vary accordingly but
through the site. site. site.
typical elements will include the following items:
Design of promenade in line In agreement with RTA, a tram
• Key routes and directions that will form the Surrounding with adjacent promenades to stop would be added within
backbone for pedestrian, vehicle and public promenade. enhance pedestrian connectivity Tram stop within site. the site to increase the public
transport; to adjacent development. transport modes and reduce
dependency on cars.
• Areas of natural, environmental or biodiversity value Multiple road
connections and Road connections studied and Design of promenade in line
that will need to be incorporated; Pedestrian connection
potential connections utilized in the mobility section. with adjacent promenades to
to adjacent
• Zoning principles that maximize assets of the site and to the site. enhance pedestrian connectivity
promenades.
to adjacent development.
respond to adjacencies; and Adjacent facilities taken into
Adjacent facilities Proximity of metro Primary active travel routes
• Structuring elements that provide identity to the consideration when calculating
include a Juma’a and tram catchments designed within the master
and providing community
future community being created. masjid and district allows for potential plan to enhance connectivity
facilities (see community
park. integration. between the two stations.
This overview will form a key element of demonstrating facilities chapter).
the relationship between the outcomes of the analysis Weaknesses Response within master plan Design of waterfront plots takes
and the master plan submitted to DDA for approval. An Change in elevation into consideration change in
Potential high rise Building heights distributed next to water allows elevation through water facing
example is illustrated in Figure 2.5. for creative building retail frontages and access
buildings next to to work with the surrounding
Additionally the SWOT analysis table and the master design. from both elevations (see
neighboring small massing (see building typologies
architectural sections).
plan’s responses to these must be included as villas. and building height plans).
presented in the example included in Table 2.1. Threats Response within master plan
40
Master Planning Guidelines
Site Boundary
Exis�ng Metro
Exis�ng Tram Line
Planned Tram Line
Opportunity for
Tram Sta�on
Opportunity for
Ferry Stop
Water Front Land with
Two Level Access
View of Water & City scape
Views of Iconic Bridge
Open Space/Park
Poten�al Loca�on for
a Local Masjid
Juma’a Masjid
Museum
Poten�al Loca�on for
Community Facili�es
Community Facili�es
Poten�al Centres
N
41
Dubai Development Authority Master Planning Guidelines
42
42
Introduction Requirement Checklist
PMP SOS FMP
Planning to make the best use of land is the basis for Land Use Budget Sheet (including Residential Population
and Plot Workability Check)
creating livable communities that meet the needs of the
population while safeguarding available resources. It Land Use Plan
significantly affects the quality and performance of the
built environment and directly impacts quality of life. Residential Population Numbers
As such, the evaluation of the land potential to select
the most appropriate use must consider the physical,
social and economic aspirations of the master plan
and the demographics of the targeted population and
population density.
The provisions that control the nature of development
activities can then be determined including plot areas,
land consumption, land use intensity and the technical
standards of the infrastructure and buildings that will
serve them.
Land uses need to be planned in accordance with DDA’s
requirements as set out in this guideline.
43
Master Planning Guidelines
44
Master Planning Guidelines
45
Site Boundary
Master Planning Guidelines
Metro
Tram
Ferry
3.3. Land Use Budget and Plan Site Boundary Residen�al
Metro Retail
A plan that demonstrates the proposed land uses within Tram Hotel
the master plan must be provided as part of the master Ferry School
plan submission to DDA as illustrated in Figure 3.3. The Residen�al Local Masjid
Retail Clinic
selected land uses must comply with DDA’s land use
classifications as set out in this guideline. Level 1 land Hotel Promenade
uses must be demonstrated in the land use plan in
MU-UT-007
School Community Park
addition to some Level 2 land uses through symbols (for MU-OS-111 Local Masjid Playground
MU-H-110
Clinic Sikka
the Level 2 land uses that have assigned symbols only). MU-H-006
MU-C-001 MU-R-002 MU-R-003 MU-R-004 MU-R-005
Promenade Meet Me Room
Additionally, plot numbers must be included in the land Substa�on
Community Park
use plan. District Cooling
MU-UT-010 MU-UT-024 MU-R-022 Playground
An accompanying land use budget sheet must also MU-R-023
MU-C-112
Sikka
MU-R-016
be provided at all stages of the master plan approval MU-C-008 MU-R-09 MU-R-015 MU-R-017
Meet Me Room
MU-R-025MU-R-026 MU-FC-029
Substa�on
process. At the SOS stage, the land use budget
M
MU-OS-113
U-
OS
District Cooling
-1
sheet must be submitted following DDA’s format as
14
MU-OS-011 MU-OS-018 MU-OS-027 MU-OS-030
summary table must specify percentage area and GFA MU-R-034 MU-R-038 MU-R-042 MU-R-043
MU-OS-061
land use budget sheet.
MU-R-055
MU-R-056
MU-R-057
MU-R-058
MU-R-059
MU-R-060
MU-R-062
MU-R-063
MU-R-064
MU-R-065
MU-R-066
MU-R-067
MU-UT-046
In the case of multiple land uses on one plot, the MU-C-049 MU-R-104
land use plan. However, all land uses must be provided MU-C-053 MU-R-080 MU-R-082 MU-R-084 MU-R-086 MU-R-088 MU-R-090 MU-R-108
MU-C-054 MU-R-109
within the land use budget sheet.
MU-R-092
MU-R-093
MU-R-094
MU-R-095
MU-R-096
MU-R-097
MU-R-098
MU-R-099
MU-R-100
MU-R-101
MU-R-102
MU-R-103
0 25 50 75 150 250 m
Q
46
Master Planning Guidelines
Prior to any master plan submission, a self check must Building Envelope Test Parking Provision Test
be undertaken to ensure that plots are workable and
can functionally accommodate proposed development. DDA will, by using the GFA from the land use DDA will, by using the proposed number of parking
This plot workability test (Refer to table 3.1) focuses on budget sheet and the number of floors, establish if spaces from the land use budget sheet and the
checking if the proposed GFAs can be accommodated the proposed development will fit within the plot identified number of floors, establish if there is
in the building envelopes and if the required number of boundaries. The land use budget sheet accordingly sufficient space to fit the requirements. The land use
parking spaces is achievable within the space allocated establishes if the total GFA, divided by the footprint budget sheet accordingly establishes if the number of
for parking. area, results in a number higher or lower than the proposed spaces, multiplied by 45sq.m.*, is less than
communicated number of floors. the total number of area identified for parking.
The land use budget sheet is set up to allow for a high-
level self check to be conducted by any end user. When Any resulting concerns may result in rejection of the
submitted to DDA, this plot workability check will also submitted plan.
be undertaken by the designated reviewer in DDA.
Plot Workability
Land Use Budget (LUB) Sheet
Test
Number of
Plot Land Use (1) Foot Print Area (sq. m) Car Parking Requirements
Floors
Other land uses (removed from this example)
# of basement floors
Parking
# of buidling floors
# of podium floors
Plot of Floor
Area GFA residential Envelope
Ground Floor
Level 2
spaces provided
spaces provided
spaces provided
Area utilised
provided
# of floors
# of floors
Provided
Spaces
(m)
MU-R-09 3,000 Residential Apartment 25,000 25,000 1,800 1,800 1,200 1 10 1 10 10 145 - 2 60 1 10 10 80 30,000 Check 147 Check
Exhibition/ 6,600 Check 164 Check
MU-C-09 2,000 Commercial Conference 30,000 30,000 1,800 1,800 1,200 1 - 1 1 3 163 - 2 80 2 50 - 130
Center
47
Master Planning Guidelines
Units
Number of Units Household
for Non-Na�onals Size
Figure 3.4: Residential Population calculation formula when total number of units is known
48
Master Planning Guidelines
High Density
In the absence of a reliable number of units, which is For master plans with exclusively higher density These population numbers will form the basis of
fundamental for establishing residential population apartments, the ratio of 100% apartments with a all pertinent calculation and be used to establish
numbers, the total residential GFA should be used. household size of 4.0 is accepted. Figure 3.6 provides appropriate levels of service of community facilities and
A breakdown of 31% and 69% for National and non- two formulas for estimating residential population for public open space by DDA.
National residential GFA should be used, respectively. this case based on available information.
Please note that residential population only refers
These ratios were estimated based on a reversed to permanent residents and excludes any visitors or
calculation from the standard assumption of National to temporary residents such as hotel dwellers. It also
non-National population ratio of 10:90 explained above. excludes any staff or laborer accommodation for whom
An apartment unit size of 100sq. m and villa unit size specific, separate standards apply.
of 400sq. m of GFA may be applied to convert the GFA
to number of units. Figure 3.5 provides the formula for
estimating residential population in this case.
Average Unit Household Size
Size (400 sq.m)
Total
Residen�al No.
GFA for of Units
Total GFA Na�onals Total
Residen�al Residen�al
GFA Popula�on
Total
(sq.m) Residen�al No.
GFA for of Units
GFA Non-Na�onals
Average Unit
Size (100 sq.m) Household Size
Figure 3.5: Residential Population calculation formula when total residential GFA (sq. m) is known
Total Total
Residen�al No.
of Units
Residen�al
Residen�al Popula�on GFA Popula�on
Units Apartment Household
(sq.m)
Average Unit Size Household
Typology Size (100 sq.m) Size
Figure 3.6: Population calculation formulas for higher density master plans with 100% apartments
49
Dubai Development Authority Master Planning Guidelines
50
Community Facilities
50
Introduction Requirement Checklist
PMP SOS FMP
Community facilities form a vital part of creating livable Community Facilities Requirements and Provision Table
places and sustainable neighborhoods.
For communities to develop in a sustainable manner, Community Facilities Location Plan
the right facilities must be available in the right
Community Facilities Catchment Plan
locations to meet the population demand.
The type, scale and quality of community facilities
should reflect the size of the community they serve.
Whilst it is most efficient to locate some facilities
centrally, other facilities which serve day to day
needs should be located close to their catchment
populations. This ensures that all residents have access
to high quality community facilities delivered at the
appropriate scale.
Community facility provision needs to be planned
in accordance with Dubai Municipality’s Community
Facility Standards and DDA’s requirements as set out in
this guideline.
51
Master Planning Guidelines
Dubai Municipality Community Facility Standards set The population density must be calculated as the total Local Masjid Local Mosque
out requirements for Community Facility provision in residential population divided by total development Juma’a Masjid Juma Masjid
Dubai and include the following: area (in Ha). Eid Prayer Area Eid Prayer Area
• Spatial scale: The scale at which the facility should Tables 4.2, 4.3 and 4.4 and Figures 4.2, 4.3 and 4.4 set Police Station Police Station
be delivered. There are four spatial scales at which out the DM Community Facility Standards that must be Civil Defense Station Civil Defense Center
community facilities must be provided where adhered to for each population density.
Ambulance Point Ambulance Point
applicable (as illustrated in Figure 4.1);
Community facilities at a sector level are set and Post Shelter Post Shelter
• The catchment population: The total number of provided by the government through strategic level
Post Office Post Office
residents the community facilities need to provide planning.
Library Public Library
for;
Information on how to estimate the population
Government Center DM Office, DM Center
• The catchment distance: The maximum distance numbers for the purpose of determining community
facility provision is provided in Section 3.5 Residential Children Nursery Children Nursery
(in meters) to a community facility from a place of
residence; and Population. Kindergarten Kindergarten
Primary, Intermediate, Secondary
• Space requirements: The minimum size area per When recording the community facilities provision School
School
person that needs to be provided for each type of in the required tables and plans (as further explained
Private General, Private Specialty
community facility as well as the maximum building in the following sections), it must align with the land Clinic and Private Polyclinic, Private
heights permitted for several of the facilities. use classification provided in Appendix B. For ease of Daycare Center
reference, the DM community facility types have been Private Hospital Private Hospital
The standards set out that community facility provision
aligned with the DDA land use categories shown in
varies according to the resident population density, as Government Hospital Government Ref. Hospital
Table 4.1.
defined below: Healthcare Center Healthcare Center
• Low Density: Under 70 residents per hectare; Elderly Care Facility Elderly Rest House
• Medium Density: 70 to 220 residents per hectare; Pocket Park Local Plaza
and District Park District Park
• High Density: Over 220 residents per hectare. Community Park Community Park
Neighborhood Park Neighborhood Park
Sector Park Sector Park
Playground Playground, Tot Lot
Retail Retail Facilities
Shopping Center Community Shopping Center
Table 4.1: DDA’s Land uses aligned to DM community facility types
52
Master Planning Guidelines
this includes mul�ple this includes mul�ple communi�es this includes mul�ple districts,
neighborhoods and neighborhoods communi�es and neighborhoods
53
Master Planning Guidelines
Community facility standards for low density areas (< 70 residents per Ha)
Planning Level Type of Facility (DM) Population Served Catchment Distance (m) Minimum Site Area per Person (sq. m) Building Height
Post Shelter Not Applicable
Retail Facilities* 0.2
Local Plaza 400
Neighborhood Level 2,000 0.75 Ground
Tot Lot**
Neighborhood Park 2
Local Mosque 500 0.9
Private General Clinic*
Private Specialty Clinic* Varies 0.33 G+1
Private Polyclinic*
Children Nursery* 0.1
Kindergarten 0.5 Ground
Community Level 6,000
Playground** 0.6
800
Community Shopping Center* 1
G+1
Primary School 1.3
Community Park 2 Ground
Juma’a Masjid 1,000 0.75 G+1
Private Daycare Center* 15,000 Varies 0.08 G+1
Intermediate School 10,000 1,500 0.9 G+2
Post Office* 1,800 0.1 G+1
20,000
District Level District Park 2,500 1 Ground
Healthcare Center 30,000 3,000 0.25 G+1
Secondary School 0.6 G+3
20,000 2,500
Ambulance Point* 0.05 Ground
Private Hospital 35,000 Varies 0.14 G+2
Elderly Rest House Varies 0.05 Ground
DM Office* 50,000 4,000 0.03
G+1
Civil Defense Center 4,500 0.08
Eid Prayer Area Varies 0.2 Ground
Sector Level
Police Station 0.07
70,000 G+1
Public Library 5,000 0.09
Sector Park 7 G for park | G+1 for facilities
Government Ref. Hospital 80,000 Varies 0.15 G+2
DM Center* 150,000 Varies 0.03 G+1
Table 4.2: Community facility standards for low density areas (<70 Persons/Hectare)
* These facilities can be provided within mixed-use buildings
** These facilities are optional
54
Master Planning Guidelines
Primary School
Neighborhood Park Community Park District Park Elderly Rest Eid Prayer Area* Police
Home* Sta�on
Retail Facili�es Local Mosque Community Clinic* Juma Private Intermediate Post Office Secondary Healthcare Private DM Office Civil Defense Government Public
Shopping Center Masjid Daycare School School Centre Hospital* Center Ref. Hospital* Library
Center*
Neighborhood Level
Community Level
District Level
Sector Level
400m 500m 800m 1000m 1500m 1800m 2500m 3000m 4000m 4500m 5000m
55
Master Planning Guidelines
Community facility standards for medium density areas (70 - 220 residents per Ha)
Planning Level Type of Facility (DM) Population Served Catchment Distance (m) Minimum Site Area per Person (sq. m) Building Height
Post Shelter - Not Applicable Ground
Retail Facilities* 0.16 G+1
Local Plaza
Neighborhood Level 3,000 350 0.4
Tot Lot** Ground
Neighborhood Park 1.2
Local Mosque 500 0.5 G+1
Private General Clinic*
Private Specialty Clinic* 0.16 G+2
Varies
Private Polyclinic*
Primary School 0.8 G+1
Community Level Children Nursery 9,000 0.08
Kindergarten Ground
0.3
Playground** 650
Community Shopping Center* 0.6 G+1
Community Park 1 Ground
Juma’a Masjid 1,000 0.45 G+1
Intermediate School 15,000 Varies 0.55
G+2
Private Daycare Center* 18,000 Varies 0.04
Secondary School Varies 0.4 G+3
District Level Post Office* 25,000 1,400 0.07 G+2
District Park 2,000 0.6 Ground
Healthcare Center 2,500 0.22 G+2
30,000
Ambulance Point* 2,000 0.025 Ground
Private Hospital 35,000 Varies 0.07 G+4
Elderly Rest House Varies 0.04 Ground
Civil Defense Center 70,000 3,000 0.05 G+1
DM Office* 4,000 0.02 G+2
Government Ref. Hospital 90,000 Varies 0.1 G+4
Sector Level
Sector Park 3,500 3 G for park | G+1 for facilities
Public Library 100,000 G+2
4,000 0.045
Police Station G+1
Eid Prayer Area 120,000 Varies 0.15 Ground
DM Center* 200,000 Varies 0.02 G+2
Table 4.3: Community facility standards for medium density areas (70 – 220 Persons/Hectare)
* These facilities can be provided within mixed-use buildings
** These facilities are optional
56
Master Planning Guidelines
Kindergarten
Neighborhood Park Community Park Clinic* Private Daycare Ambulance Point Elderly Rest Eid Prayer Area* Police
Center* Home* Sta�on
Retail Facili�es Local Mosque Community Primary School* Juma Intermediate Post Office District Park Healthcare Private Civil Defense Sector Park Government Public
Shopping Masjid School* Center Hospital* Center Ref. Hospital* Library
Center
Neighborhood Level
Community Level
District Level
Sector Level
350m 500m 650m 1000m 1400m 2000m 2500m 3000m 3500m 4000m
57
Master Planning Guidelines
Community facility standards for high density areas (> 220 residents per Ha)
Planning Level Type of Facility (DM) Population Served Catchment Distance (m) Minimum Site Area per Person (sq. m) Building Height
Post Shelter Not Applicable Not Applicable Ground
Retail Facilities* 0.14 G+1
Local Plaza
Neighborhood Level 4,000 300 0.25
Tot Lot** Ground
Neighborhood Park 0.75
Local Mosque 500 0.3 G+1
Private General Clinic*
Private Speciality Clinic* 0.12 G+2
Varies
Private Polyclinic*
Primary School 0.65 G+1
Children Nursery* 0.06
Community Level 12,000
Playground** 0.2 Ground
500
Kindergarten 0.25
Community Shopping Center 0.45 G+1
Community Park 600 0.7 Ground
Juma’a Masjid 1,000 0.23 G+1
Private Daycare Center* 0.04
20,000 Varies G+2
Intermediate School 0.42
Secondary School Varies 0.33 G+3
District Level Post Office* 1,000 0.06 G+2
30,000
District Park 1,500 0.4 Ground
Healthcare Center 2,000 0.22 G+1
Ambulance Point* 50,000 1,500 0.006 Ground
Private Hospital 35,000 Varies 0.05 G+7
Government Ref. Hospital Varies 0.05 G+7
Civil Defense Center 2,000 0.035 G+1
100,000
DM Office* 2,500 0.01 G+2
Sector Level
Police Station 3,500 G+1
0.035
Public Library G+2
120,000 3,000
Sector Park 1.25 G for park|G+1 for facilities
DM Center* 250,000 Varies 0.015 G+3
Table 4.4: Community facility standards for high density areas (>220 Persons/Hectare)
* These facilities can be provided within mixed-use buildings
** These facilities are optional
58
Master Planning Guidelines
Kindergarten
Neighborhood Park Community Clinic* Post Office Private Daycare Ambulance Civil Defense Center Public Library Government
Shopping Center Center* Point Ref. Hospital*
Retail Facili�es Local Mosque Community Primary Juma Intermediate District Park Healthcare DM Office Private Hospital* Sector Park DM Center* Police Sta�on
Park School* Masjid School* Center
Neighborhood Level
Community Level
District Level
Sector Level
59
Master Planning Guidelines
MU-C-115
be provided as a minimum). The example shows the
MU-FC-012
community facilities requirements for medium density
development with a population of 6,000. MU-C-013
MU-OS-061
MU-C-051
explanation as to why. MU-C-052
MU-C-053
MU-C-054
0 25 50 75 150 250 m
Q
60
Master Planning Guidelines
Facilities Provided
Required Facilities Facilities Provided in Master Plan
Community Outside of Master Plan*
Remarks
Facility Type Total Total GFA Total GFA Total Total Plot Total GFA Building
Total No. Plot No.
No. (sq. m) (sq. m) No. Area (sq. m) (sq. m) Height
MU-C-001
MU-C-008
MU-C-013
MU-C-112
Accounted for adjacent facilities within catchment distance to
Retail Facilities 2.0 960 1 400 1 300 600 G+1 MU-C-115
support the complete requirements of the master plan.
MU-C-041
MU-C-049
to
MU-C-054
MU-OS-011
MU-OS-018
Neighborhood MU-OS-027
2.0 7,200 1 1,000 6 13,200 N/A N/A Fully satisfied within the master plan.
Park MU-OS-030
MU-OS-113
MU-OS-047
Intermediate
none none none none 1 1,500 2,800 G+2 MU-FC-037 -
School
Table 4.5: Community facility provision table
*Within appropriate catchment area (refer to column ‘maximum distance to facility (m)’ in tables 6.1, 6.2 and 6.3)
61
Master Planning Guidelines
350
m
to 4.9. 35
0
m
The catchments must be based on the defined
standards by DM, as per Tables 4.2, 4.3 and 4.4. This is
1000 m
also diagrammatically illustrated in Figures 4.2, 4.3 and 350 m 350 m
4.4. 0m 35
0 m
100
350
Catchments must be set from the edges of the plot or
m
0m
community facility structure (see school catchment
35
in Figure 4.6). Severances, such as road barriers (if
no pedestrian crossing is available), will result in a
35
smaller catchment area coverage (see post shelter
0m
catchment in Figure 4.7). As such, any existing facilities
N N
located beyond the reduced catchment limit will not Figure 4.6: School catchment plan (catchment scale is illustrative Figure 4.8: Retail catchment plan (catchment scale is illustrative
only) only)
be accessible and must not be considered towards the
community facility provision of the master plan.
10
00
m
0m
65
50
0m
65
0m 0m
50
50
0
m
m
10
650
00
m
m
0
65
N N
Figure 4.7: Post Shelter catchment plan (catchment scale is Figure 4.9: Mosque catchment plan (catchment scale is illustrative
illustrative only) only)
62
Master Planning Guidelines
4.4. Accessibility
Site Boundary
Public Transport
Walking Route
School
Neighborhood Park
Playground
Bus Stop
Tram Sta�on
63
Dubai Development Authority Master Planning Guidelines
64
64
Introduction Requirement Checklist
PMP SOS FMP
Open space publicly accessible area of public realm Open Space Provision Table
or inaccessible landscape. It can include either formal
or informal activities or a combination of the two Open Space Hierarchy Plan
and should form part of a wider open space network
allowing people to move easily between one space and Open Space Catchment Plan
another.
Examples of open space include landscape, pocket
park, district park, community park, playground, buffer
zone, promenade, beach, break water, water body, and
conservation area. It may be entirely designated as
open space or included within the design of other land
uses.
Open space can incorporate hard and soft landscape
features such as planted gardens or stone paved plazas.
It may also incorporate small pavilions or structures
that provide public facilities and attractions. They
should ideally be multifunctional and flexible and
provide environmental, social and economic benefits.
65
Master Planning Guidelines
5.1. Open Space Provision Primary Open Space Secondary Open Space
Open space provision must meet the requirements Primary open space is defined as publicly accessible and Secondary open space is defined as open space or other
of the proposed development and its residential dedicated open space and park plots. land uses with a significant open space provision that
population as well as ensure there is a minimum level The primary open space provision must be calculated as have unique or niche programs and functions and may
of service that is proportional to the total area of the below (This percentage must be equal to or more than provide environmental and social benefits. Secondary
development, regardless of land use. 10%): open spaces are typically privately owned and therefore
Open space must constitute 10% of the total land area must not be calculated as part of the primary minimum.
of the master plan . The types of open space included in Total area of all primary open space For example, canals, lakes and water bodies contribute
this provision are further explained in Section 5.2. to the quality and experience of open spaces they are
Total land area of the master plan adjacent to, but must not be recognized as contributing
Open space must also meet the requirements of
Dubai Municipality Community Facilities Standards to open space and are therefore categorized separately.
corresponding to the proposed residential population
as outlined in Chapter 4.
5.2. Open Space Classification DDA Land Use DM Community Facilities Break Water
Pocket Park Local Plaza Water Body
Open space can be classified to two types:
District Park District Park Buffer Zone
• Primary open space; and
Neighborhood Park Neighborhood Park Conservation Area
• Secondary open space.
Community Park Community Park Sports Facility
The minimum required provision of open space must
consist of primary open space types only. Playground Golf Course
Playground
Tot Lot
Equestrian Center
Landscape N/A
Zoo
Promenade N/A
Marina
Beach N/A
Sikka N/A
10%
Table 5.2: DDA secondary open space categories
land area
must be primary open space
66
Master Planning Guidelines
Primary open space typologies provide a range of Examples of primary open space typologies are
landscape programs and functions that cater to the provided below. The definitions and recommended
diverse and varied needs of a community, from children catchment and size range for each typology is available
and families to business professionals. in the land use classification in Appendix B.
67
Master Planning Guidelines
MU-OS-116
MU-OS-047
MU-OS-061
N
68
Master Planning Guidelines
800m
Neighborhood Park MU-OS-011 1,700 space typologies as illustrated in Figures 5.2 to 5.4. The
catchment distance for each typlogy must comply with
Neighborhood Park MU-OS-018 2,000 the community facilities standards provided in Tables
Neighborhood Park MU-OS-027 1,500 4.2, 4.3 and 4.4.
0m
50
Sikka MU-OS-111 480
50
0m
Figure 5.2: Playground catchment plan Figure 5.4: Pocket park catchment plan
69
Dubai Development Authority Master Planning Guidelines
70
70
Introduction Requirement Checklist
PMP SOS FMP
The individual architectural and urban design elements Building Heights Plan
of the buildings and public space derive the built form
of the overall master plan. These elements must be Building Typologies Plan
coordinated between the various plots to achieve the
development’s vision for urban design and recorded per Build-to-Line Plan (If Applicable)
plot to ensure their proper implementation.
Active Edge Plan (If Applicable)
This chapter provides an overview of the individual
elements such as building heights, setbacks, and
Architectural Character/Theme
architectural themes that need to be included within a
submission to DDA. Visual examples are also provided.
Building and Site Sections
Perspective(s)
71
Master Planning Guidelines
Building heights are important for developing the Mezzanine floor must be counted as a typical habitable The height requirements must be provided in the
massing strategy for any master plan. They directly floor of the buildings, except for industrial land uses. master plan submission. If standard building heights
influence the views, skyline and shading strategies. As are set out by relevant authorities such as in the case of
This is particularly relevant in retail land uses (especially
such, building heights must be clearly defined for each some utility (see chapter 8), transport and community
malls) as the double height and atrium are considered
plot in order to achieve the massing vision of the master facilities plots (see chapter 4), compliance with the
part of the design.
plan. same must be demonstrated in the master plan
In industrial land uses, the mezzanine must not be submission to DDA.
When estimated in meters, building heights must be
counted as a separate floor. It is considered a part of
measured as the maximum height from gate level
the maximum building height.
(GL) to the top of the building envelope. This includes
architectural elements and special features such as
domes, mechanical floors, machine rooms. Figure 6.1
illustrates the correct approach to determining the
building height in different settings.
In master plan submissions to DDA, building heights
must be provided in number of floors. The standard
conversion rate of 4.25m for floor height will be used
to convert the numbers of floors to meters (e.g. 10
floors or G+9 equals 42.5m). In addition, height can be
provided in meters, if it is intended for the total building
height to exceed the standard height estimated based
on the above criteria. In any case, the number of floors
must always be maintained as provided.
X X
GL GLX
The number of podiums must be generally clearly GL
stated in the Land Use Budget sheet and Plot X X
Development Guidelines (example: G+3P+6). X
X X
X X X
GL GLX
GL GL GL GL GL
GL GL
Bad examples
Bad examples
Bad examples
Figure 6.1: Building height
72
Master Planning Guidelines
0 25 50 75 150 250 m
Q
73
Master Planning Guidelines
Big-box A�ached villas Villa Building (without podium) Building with podium
74
Master Planning Guidelines
0 25 50 75 150 250 m
Q
75
Building Setbacks
Master Planning Guidelines
Plot Open Space Plot Road Plot Parking Plot
Building Setbacks
Villas* (m)
distance measured at right angles to the boundary of from adjacent neighboring sides is three meters. Zero
the plot between the nearest part of any building or setback is allowed with the following conditions: Villa 3 3
structure on the plot and the plot boundary. Plot Open Space Plot Road
• No projections (like balconies); and Table 6.2: Villa setbacks
Building setbacks’ minimum requirements differ Plot
* in special Open Space
cases such as attached Plot
villas with expansion joints Road
• Adjacent to a ROW with a minimum width of 18m. (structurally independent units) or townhouses setback can be
depending on the building typology and adjacent
zero between adjacent villas.
infrastructure and land uses such as roads, open space Tables 6.1 and 6.2 and Figures 6.5 and 6.6 illustrate the
or other buildings. setback requirements for villas and attached villas.
ng Setbacks
The minimum requirements for building setbacks are Garages and service blocks arePlotthe only allowed uses
Plot in ROW Plot
set out in this section. In special cases, higher setbacks villa and attached villa setbacks.
than required may be proposed to some or all sides of
Sikka
pen Space Plot must be Road
plots. These clearly demonstrated Plotand will beParking Plot Plot Plot Plot
subject to approval from DDA.
3m 3m 3m 3m 3m 3m
The impact of building setbacks on the public space
must be considered at the master plan level. Building Expansion
Plot Joint Plot
setbacks must also be set out in the Plot Development Plot Plot ROW
Guidelines for each plot. Further information is Minimum Setback
Minimum
Adjacent Attached Villas
provided in Chapter 9. Setback (m) Plot Plot Building Envelo
ROW
or ROW (m)
The following rules must be followed when defining the
setbacks for all building typologies: Attached Villas 3 0
3m 3m flr 22
Table 6.1: Attached villas setbacks
3m 3m 3m 3m
• Building projections (such as balconies and Seperate founda�ons flr 21
overhangs) are allowed in setbacks and limited to X X Y Z3mZ Y 3mExpansion
3m 3m
Plot Joint Plot flr 20
a maximum of 1.5m. However, in case of balcony
Expansion
projection, clear setback ROW
beyond the balcony must Plot Joint Plot flr 19
Plot Plot Plot
be maintained in line with Table 6.3. Projections are flr 18
not permitted to extend beyond the plot limit;
flr 17
• Setbacks must be applied to all floors. In the case of 3m 3m flr 16
buildings with podiums, podium setbacks are applied
3m 3m to all3m
podium floors and building setbacks are applied
3m 3m 3m 3m
Seperate founda�ons
3m flr 15
to all building floors; and Seperate founda�ons flr 14
Expansion
Joint Plot
• Additional Setback of 1.5m is required for the roof. flr 13
Figure 6.5: Attached villas setbacks Figure 6.6: Villa setbacks
Building Envelope flr 12
Building Envelope flr 11
uilding
76
flr 23 flr 10
Master Planning Guidelines
gtbacks
Setbacks
Buildings without Podium
Sikka*
Total
Building Road,
Number Setback
Floor Car
of Neighboring Setback Distance
Number Park or
Floors Plots (X) Distance from
Open
within Center
Space
plot (Y) of Sikka
(Z)
X X X X Y Z Z YY Z Z Y
G 1 3 0 3 0
Building Setbacks
G+1 2 3 0 3 0
Plot Plot ROW ROW Plot Plot Plot Plot
G+2 3 3 0 3 0
G+3 4 3 0 3 0
G+4 5 3.75 0 3 0.75 Plot Open Space Plot Road Plot Parking
G+5 6 4.5 0 3 1.5
3m 3m 3m 3m 3m 3m 3m 3m 3m 3m
G+6 7 5.25 0 3 2.25
ion Expansion
t Joint
Plot G+7
Plot 8 6 0 3 3
P2
pedestrian bridge must be treated as two separate P1 P1 P1 P1
buildings. Setbacks must be calculated for each building G G G G
78
Master Planning Guidelines
Plot Boundary
6.4. Build-to-Line Boundary Wall
Build-to-Line
Plot Boundary Building Footprint
The build-to-line is used as a means of enforcing The ownership, treatment and role within the public
Build-to-Line Building Envelope
the continuity of the building façades on a series of realm of the boundary walls must be specified within
Building Footprint
adjacent sites, in order to emphasize a street frontage the Plot Development Guidelines.
Building Envelope Plot Boundary
or the definition of a public open space.
In some situations, a boundary wall is required for
Build-to-Line
Boundary wall
If proposed, the strategy which justifies the a villaBuilding
or a building specifically in desert areas. The
Footprint
implementation of build-to-line must be clearly requirement of boundary walls for other land uses
Building Envelope
demonstrated in the submission to DDA. Build-to-lines could be set by the developer when required.
must be illustrated in a full master plan scale map with
If a boundary wall is shared between two plots, it must
the following items clearly defined:
be built within the plot limit of either of the sharing
• The set compliance percentage(s); and plots. Figure 6.12 illustrates examples of correct and
incorrect provision of shared boundary wall. The
• Whether the build-to-line is applicable to ground
maximum height for a boundary wall must be 2.5m. If
Boundary wall
floor only.
a boundary wall is required for security purposes, they
Additionally it must be illustrated in the PDG in two should not limit the interaction with the public space
ways: and adjacent land uses. Figure 6.13 illustrates some
• Include build-to-lines in the plan view; and examples of disrupted public space.
Boundary wall
plan must include a minimum acceptable compliance
percentage. If a compliance percentage is not specified,
Boundary wall
30% must be used. Examples of correct and incorrect
build-to-lines compliance are illustrated in Figure 6.11.
Figure 6.11: Example of correct and incorrect build-to lines compliance
Compliance
Percentage (%)
Table 6.4: Build-to-line table to include in the PDG Figure 6.13: Boundary wall interrupting public realm access
79
Master Planning Guidelines
0 25 50 75 150 250 m
Q
80
Master Planning Guidelines
Façade character
81
Master Planning Guidelines
Figure 6.17: Section locations Figure 6.18: Example of additional sections (Section B-B: level difference between street level
and beach frontage)
102 m
82 m
62 m
42 m
22 m
Gate
Level
82
Master Planning Guidelines
6.8. Perspectives
Figure 6.19: Pedestrian perspective (example 1) Figure 6.20: Pedestrian perspective (example 2)
83
Dubai Development Authority Master Planning Guidelines
84
84
Introduction Requirement Checklist
PMP SOS FMP
Developing an integrated mobility strategy is key to Development Access Plan
delivering accessible and safe communities that ensure
an enhanced quality of life for all. Road Hierarchy Plan
All elements of the mobility strategy including
ROW Cross-sections
infrastructure and systems must support the master
plan vision in line with the overall vision for the city.
Public Transport Plan
The safety of all transport users must be a priority in
the design of transport systems. The enhancement to Public Transport Catchment Plan
both human and environmental health must be allowed
for in the provision of a range of safe and inviting Pedestrian Network Plan
modes of transport that integrate seamlessly into the
city’s transport network. Cycling Network Plan
They should be planned and designed in accordance
Car Parking Strategy Plan
with the relevant authority guidelines and DDA’s
requirements as set out in this guideline. This must be
Plot Access Restrictions Plan
demonstrated in all master plan submissions to DDA.
Mobility Integration Plan
RTA Approvals
85
Master Planning Guidelines
The Roads and Transport Authority (RTA) is responsible At the PMP stage, the master plan submission must At the FMP stage, a copy of the approved TIS report
for the development and management of the transport comply with all the requirements set out in this and the stamped approved drawings from RTA must be
system in Dubai. All developments must comply with chapter. Moreover, a TIS should be initiated with RTA. submitted to DDA as an appendix to the FMP report.
the requirements set out by RTA when developing the This will help facilitate a smooth approval of the TIS
transport system within their master plans. and minimize any future changes to the master plan Refer to Chapter iii for further information on the
concept. submission requirements at each master plan stage.
RTA requests for a Traffic Impact Study (TIS) to
be submitted for all proposed developments as At the SOS stage and following the issuance of the
described in Law No. 6 of 2006 and subsequent SOS, an update should be provided to DDA on the TIS
circulars. The level of the TIS is identified depending progress every two months. An approval of the TIS is
on the estimated expected generated trips from the required to be obtained from RTA.
proposed development. Different levels of analysis and
requirements are required to be fulfilled for each TIS
level.
Preliminary Master Plan (PMP) Sign-off Sheet (SOS) Final Master Plan (FMP)
DDA FMP
SOS Submission
Approval
Submit
SOS Final
PMP Stamped by Approval
Started Authori�es
PMP DDA
Submission Issues SOS
PMP SOS
Approval Submission
86
Master Planning Guidelines
0 25 50 75 150 250 m
Q
87
Master Planning Guidelines
Tole
and function. More than just corridors for movement, Expressway (exis�ng)
ranc
roads play a vital role in defining a city’s communal Primary Arterial (exis�ng)
e
identity. Considering the importance of roads, within Primary Arterial (planned)
Stre
their placemaking roles in tandem with their roles Secondary Arterial (exis�ng)
et
Sheikh Zayed Road
in transportation, informs their use as places where Secondary Arterial (planned)
people socialize, meet and interact. Collector (Planned)
Happiness Road
N
0 25 50 75 150 250 m
Q
88
Master Planning Guidelines
Plot Development
Plot Development
between pedestrians and vehicles;
• Through Zone: is dedicated for pedestrian
Guidelines
Guidelines
movement; and
• Frontage Zone: is the space between the property
line and the through zone.
All ROW components must be clearly defined in the
cross-section plans submitted to DDA and must include
road space, pedestrian realm and, where applicable,
spaces for cycling as illustrated in Figure 7.4.
89
Master Planning Guidelines
0 25 50 75 150 250 m
Q
90
Master Planning Guidelines
N N
500 m
350 m
N N
91
Master Planning Guidelines
0 25 50 75 150 250 m
Q
92
Master Planning Guidelines
Site Boundary
Metro
Tram
Ferry
7.8. Cycling Network Site Boundary Primary Cycling Lane
Metro (Dedicated)
Providing for cyclists must be taken into consideration Tram Secondary Cycling Path
when developing a comprehensive and multimodal Ferry (Dedicated)
mobility strategy. Primary Cycling Lane Secondary Cycling Route
(Dedicated) (Shared)
A city-wide cycling master plan was developed for Connec�on to City wide
Secondary Cycling Path
Dubai and is led by RTA. To promote cycling as a viable Cycling Master Plan
(Dedicated)
mode of travel, the proposed cycling network must be Secondary Cycling Route Bike Share Stand
well-connected to the city network, where applicable. It (Shared) Bike Parking
must also be aligned with the functional classifications Connec�on to City wide
Bus Stop
of cycling routes and facilities set out in the cycling Cycling Master Plan
master plan and all other applicable RTA standards. Bike Share Stand
0 25 50 75 150 250 m
Q
93
Master Planning Guidelines
guideline.
As part of the plot workability check, the estimated
number of parking spaces must be provided to ensure
that the allocated parking space is sufficient for the
estimated parking provision. Refer to Section 3.4 of this P
guideline for further details on plot workability check.
On-street parking is allowed for all developments.
P
However, the design of on-street parking should not
adversely affect providing for pedestrians or cyclists.
On-street parking is considered to serve visitors and
should not be accounted for as part of the plot parking
requirements.
0 25 50 75 150 250 m
Q
94
Master Planning Guidelines
0 25 50 75 150 250 m
Q
Landin
Bridge
g
N
0 25 50 75 150 250 m
Q
Figure 7.14: Plot access restriction example (gated community) Figure 7.16: Plot access restriction plan Figure 7.15: Plot access restriction example (proximity to bridge)
95
Master Planning Guidelines
0 25 50 75 150 250 m
Bike Share Stand Pedestrian Crossing Q
97
Dubai Development Authority Master Planning Guidelines
98
Utilities
98
Introduction Requirement Checklist
PMP SOS FMP
At the early planning stage of a development, Utility Cross Sections
considering infrastructure opportunities and constraints
is key to the development of a successful master plan. Authority Approvals
Taking a coordinated and holistic approach across the
various utilities, especially water and energy, is essential
for the implementation of sustainable utility strategies.
As such, considering interconnections across utilities
allows for the provision of effective infrastructure that
is flexible, resilient and efficient. Moreover, careful
spatial planning and coordination in identifying the
utility demands to service a development and the
associated infrastructure ensures a cost-effective
supply and distribution of services.
Liaising with local authorities and service providers at
the various master planning stages to agree the utility
supply strategies should be undertaken for all master
plans.
These efforts and the agreed strategies must be
demonstrated in master plan submissions to DDA.
99
Master Planning Guidelines
Coordination with all utility authorities and local service At the PMP stage, liaising with each of the utility At the SOS stage, more detailed utility infrastructure
providers must be undertaken including: authorities/service providers should be undertaken strategies must be developed. Engagement with utility
• Dubai Electricity and Water Authority (DEWA); to obtain existing utility information within and authorities and preparation of formal submission must
surrounding the site. This process is coordinated be undertaken to obtain necessary approvals.
• Dubai Municipality Drainage and Irrigation through RTA, which is responsible for collating
Department; The approval from each relevant authority/service
information from the various authorities. The
provider on the utility strategy must be provided as
• Etisalat and Du; informational NOC (INOC) application should be
part of the master plan submission to DDA.
submitted through the RTA portal.
• Dubai Civil Defense; All information related to the obtained approvals
Approvals from utility authorities/service providers
• Dubai Supply Authority (DUSUP); submitted to utility authorities must be provided in an
are not required at the PMP stage of the master plan.
enclosed appendix to the FMP submission.
• UAE Armed Forces; and However, early engagement and discussions with utility
authorities should to be initiated at this stage to obtain Refer to Chapter iii for further details on the submission
• District Cooling (private suppliers).
the required INOCs. requirements.
Preliminary Master Plan (PMP) Sign-off Sheet (SOS) Final Master Plan (FMP)
DDA FMP
SOS Submission
Approval
Submit
SOS Final
PMP Stamped by Approval
Started Authori�es
PMP DDA
Submission Issues SOS
PMP SOS
Approval Submission
100
Master Planning Guidelines
Item Description
200m 200m
Substation 400 kV
Plot
200 X 200m
dimensions
A A’
200m
A A’
Setbacks Subject to DEWA approval
max.
30m
Accessibility Substation plot must have access for heavy vehicles
Reference DEWA - Power Supply Guidelines for Major Projects ROW ROW
Section AA’
60m 60m
101
3m
3m
3m
3m
max.
30m
200m 200m
Master Planning Guidelines
ROW R
Section AA’
200m
200m
A A’ A A’
Plan Plan
Item Description
max.
30m
Substation 132 kV
60m 60m
Plot ROW R
50 X 60m
3m
3m
Dimensions Section AA’
3m 3m
Height Maximum 30m A A’ A A’
400 kV Substation
50m
400 kV Substation
50m
max.
3 meters from neighbouring plots only (excluding open
30m
Setbacks Plan Plan
space and utility corridors), no setbacks required
from other sides ROW R
Section AA’
60mor one major road and Sikka
Access from two major roads 60m
Accessibility
(min 7m wide). The longer side to face the road.
3m
3m
132 kV Substation Plan 132 kV Substation Plan
Reference DEWA - Power Supply Guidelines for Major3m Projects 3m
A A’ A A’
Figure 8.3: DEWA 132kV substation plan and section
50m
50m
max.
20m
6.1m 6.1m
ROW R
3m
3m
6.1m
6.1m
3m
Substation 11 kV
Plot
Section AA’
6.1 X 6.1m 6.1m Substation
Dimensions 116.1m
kV Pocket Substation 11 kV Pocket
Plan Plan
Height 3m
3m
3m
6.1m
6.1m
3m
Reference DEWA - Power Supply Guidelines for Major Projects
Section AA’
11 kV Pocket Substation 11 kV Pocket Substation
Plan Plan
102
Master Planning Guidelines
DEWA Water
Varies
Item Description
Varies
Potable Water Facility
3m
Plot
3m
Varies based on capacity
Dimensions 3m
A’
Varies
A
3m
Height 5m Varies
A’
Varies
A
Setbacks 3m from neighboring plot Varies
3m
max.
Accessibility Access from main road
5m
3m
3m
DEWA - Water Transmission Planning Guidelines for Section AA’ A’
Varies
A
Reference
Development Projects 3m
A’
Varies
A
Subject to Dubai Civil Defense approval, this could be Potable Water Facility
Notes
combined with fire water storage tank Plan
max.
Potable Water Facility
5m
Plan
Figure 8.6: PotableSection AA’
Water Facility plan and section Varies
Varies Potable Water Facility
3m
Plan
Dubai Municipality Potable Water Facility
3m
Plan
Varies 3m
A’
Varies
A
Item Description Varies
3m
3m
A’
Varies
A
Irrigation Facility
3m
3m
Plot
max.
A’
Varies
A
Varies based on capacity
5m
Dimensions
3m
A’
Varies
max.
5m
Setbacks 3m from neighboring plot S
Irrigation Facility
Accessibility Access from main road Section AA’ Plan
Irrigation Facility
Reference Dubai municipality guidelines Plan Irrigation Facility
10m Plan
Subject to Dubai Civil Defense approval, Irrigation
beFacility
10mthis couldPlan
1.5m
Notes
combined with fire water storage tank 10m
1.5m
1.5m
1.5m
A A’
10m
10m
1.5m Figure 8.5: Irrigation facility plan and section
1.5m
A A’ A
1.5m
A’
10m
10m
1.5m
A A’
103
10m
V
Master Planning Guidelines
Irrigation Facility
Plan
1.5m
A
1.5m
A’ 10m
Item Description
10m
1.5m
G
MMR, POP, GSM Meet Me Room, Point of Presence and GSM Tower 35m A
1.5m
A’
35m
10m
Meet Me Room (MMR) Section AA’
5m5m
Plot MMR and GSM Tower: 10m X 10m and GSM Tower
Dimensions POP Room: 35m X 35m A
5m
5m A’
Meet Me Room (MMR)
35m
A A’
35m
and GSM Tower
MMR: G and GSM Tower: N/A
G
Height
POP Room: G+1
5m
MMR and POP Room: Could be integrated within a 5m
A A’
Accessibility building, subject to the service provider approval.
35m
GSM Tower: Vehicular Access
G+1
G+1
Reference TRA Telecommunication Network Specification Manual
Section AA’ Point of Presence (POP)
Section AA’
Figure 8.8: POP Room plan and section
District Cooling Provider Varies
Varies
T.B.C
Item Description
T.B.C
Plot A’
Varies
A
Varies based on capacity A’
Varies
A
Dimensions
max.
30m
Height 30m
104
Varies
Varies
T.B.C
.C
Master Planning Guidelines
Plot Development
Plot Development
needs to be considered, agreed and approved by
Guidelines
relevant utility authorities.
Guidelines
Typical cross sections must be based on the RTA
design guidelines (Right of Way Utilities Distribution
Manual).
105
Dubai Development Authority Master Planning Guidelines
106
Plot Development
Guidelines (PDG)
106
Introduction Requirement Checklist
PMP SOS FMP
The translation of the master plan design vision into Plot Development Guidelines
final construction requires distilling the information
from a master plan level to a plot level. Only then can
the individual plots develop in a coherent manner to
achieve the plan vision.
Plot Development Guidelines are the link that provides
this information and consistency to take place. This
section covers the key information at a plot level for
both development data and visual information. In
addition to a few PDG examples.
107
Master Planning Guidelines
Plot Development Guidelines (PDG) contain key The location of a plot (or group of plots the PDG applies
development information for every plot. It is the to within the overall master plan development) must
summary sheet for the role of each plot in the be provided in the PDG. The plot number(s) must be
overall design and vision of the master plan. The PDG included in the location key plans. Two different scales
complements the site plan document and together they of the map must be provided. The first must identify
provide the minimum requirements for every plot. the plot within the local context of the master plan as
described in Section 1.2 and illustrated in Figure 9.1.
For identical plots, one typical Plot Development
A second location plan that provides identifiable plot
Guideline that applies to all relevant plots can be
outlines and immediate surrounding plots and ROW as
provided. In this case, all the information contained
illustrated in Figures 9.2 must also be provided.
within the PDG must be applicable to all identified
plots.
The minimum information that must be covered in the Plot Dev
PDG include: Plot Dev
Plot Location Key Plan(s) Plot Guidelines Plan
• Plot location key plan(s); Plot Location Key Plan(s) Plot Guidelines Plan
3 1 Plot
-0
• Plot guidelines plan; U
- R se0)13
U-
Plot
Podi
M (R
- se) Build
Podi
• Cross section; MU (U 24
m -0 Reta
Build
A A
xx - R e0)24
x.x x.x
MU (RUs-
xm xm
m Setb
Reta
• Axonometric (building massing); x
x E3 - e)
y.y y.y
MU (Us View
xx xx
SID 3 Setb
ym ym
12
-0
m m
E axon
SI
• Development details; - R e0)12 SID View
DE IDE
U
M (R Us- axon
S
2 2
- e)
• General notes; and MU (Us
23 y.y
ym
x m -0
Figure 9.1: Example of a plot location Key Plan 1; Context x.x
m - R 023 y. yym
016 U
• Plot specific notes. -R
-
x.x
x m y.yy
M R-
-
MU 6 m
01
MU
y
015 - R- y.y
SID SID
- )
Requirements for each element are further described in U-
R MU - 02
6
de
xx xx
M
015 -R wi )
E4 E4
y.y y.y
014 R- MU m
m m
026 e
the following sections. - -
ym ym
XX d
MU
-R MU
- 02
5 - R- 1 ( wi
- 01
4
-R MU DE ad m
- 01
3
-R MU 5 SI 1 Ro (XX
R MU 02
U- 024 R- 22 D E m X ad
2
M
- 01
3
-R
-
MU
-
-0 SI xx Ro
- 01 -R MU
-R MU 024 - R e0)22 m X
MU 2 - 02
3
-R
-
MU U-s xx
- 01 MU
R-
011
U-
R MU
-R
023
- (R e)
MU
- M
- 02
2
-R
- MU (Us
011 -R MU
R-
A A
0 - MU 2
- 01 MU 1 - 02
-R - 02 -R
MU 0 -R MU
R - 01 MU 1 0 6 12
MU- - 02
0 - 02
-R -R
MU 0 MU 0 6 12
- 02
-R
MU
Cross
Figure 9.2: Section AAlocation Key Plan 2; Zoom In
Example of plot Axonometric - Building Massing
Cross Section AA Axonometric - Building Massing
108
undary
undary
etback
etback
tback
ary
ary
ack
ack
ck
Master Planning Guidelines
Plot Development Guidel
Plot Location Key Plan(s) Plot Guidelines Plan Development Details
13 Plot boundary Plot(s) ID
Plot Guidelines Plan -R
-0
Setback line
MU se
) Building envelope Number of villas in plot
(U 4
The plan view of the plot(s) must be provided. Items 2 View angle of
m -0
Land uses GFA
3.0
XX - R e) axonometric drawing
covered in the plan must include the following as a
0m
U
M (U s
DE
3
Level 1 Level 2 (sq. m)
minimum: 2 SI
XX
1
-0
- R e) Residen�al Villa
m
SI
U A
s
DE
M (U
• Plot boundary;
Total plot area (sq. m)
2
0 m
3.0
23
m -0
• Plot number; 3.0
0
-R Building height G+ xx (xx
016
- R- MU *To be provided in special cases only, see chapter 6.1
MU
• Plot dimensions; - 01
5 Planning Guidelines.
SID
6 )
-R - 02 de
XX
MU -R wi
y.y
E4
• Building setback lines and dimensions;MU - 014 MU m Minimum setback (m) Side 1 Side 2
y
m
R-
XX
m
5
-R
- 02
D E1 d(
3
SI a Villa
R-
01 MU Ro
• Podium setback lines and dimensions
012
MU
-
(if applicable);
U-
R-
024
-0
22 A XX
m X
-R
-
3
M
-R ) Boundary wall
• Minimum dimension between towers
MU - 02 U
M (Us e Permi�ed
MU (if applicable);
1 -R
- 01 Architectural guidelines of
-R 2
MU - 02
-R boundary wall treatment
• Building envelope;
R-
010 MU Mandatory
U- M - 021 N must be followed.
-R
MU 0 56 10 12 25 m
24
• Podium envelopeMU (if
20
- R applicable);
-0
Plot Development Guideline (Building with
Boundary wall height
Q
A
xx - R e)
x.x
• Active frontages (if applicable); MU
x
s Setback line
m
(U - Balcony projec�on are (allowed) in se
E3 Residen�al Apartment
y.y
Plot Boundary
Plot Boundary
View angle of
xx
SID
y
• Side numbers (aligned counter-clockwise); 12 Projec�on allowed within setback is (in
m
-0
m
axonometric drawing
SI
- R e) Commercial Retail
meters) for all sides.
DE
MU (Us
• Retail location (if applicable);
2
Total GFA (sq.
- (indicate m)
in percentage) of the roof ca
23
m
y
with aplot
(indicate in meters)
m) setback. Allo
Setback
Setback
y.y
m -0 Total area (sq.
• Colonnades (if applicable);
x
x.x -R the roof include
height (gym and storage).
6 m
- 01 MU Building G+ xP +xx
y
-R y.y
MU (master developer may edit these statemen
• Context (adjacent plots and roads); - 01
5
026
SID
SID
)E 2
*To be provided in special cases only, see chapter 6.1
masterplan)
-R de Planning Guidelines.
xx
MU R- wi
E4
-
y.y
014 MU m
m
y
-R 025 XX
m
MU R- D E1 d( No. of
3 -
SI a
R - 01 MU
E3 Ro Building / Tower
U- 4
22 m X floors
• Scale bar; 012
M
-R
- 02
-0 S ID xx
No. of - R- 3
MU
- R e) Podium
MU - 02 MU (Us
• Cross section mark; and - 01
1
- R floors 2
MU
-R Minimum setback between towers
02 Gate Level
MU
- R- Plot Specific Notes
Surface parking Permi�ed
A
10 MU
• View angle forMUthe
-R
-0
axonometric
R-
021 drawing. SI
D E1 N
SID
- E
0 MU 4 0 6 12 24 m -Any dditional
Surface noteswithin
parking (if available) by the ma
setbacks
- 02
Two examples of plot MU guidelines plan are illustrated in
-R
Q
developer must be added in this box
Figures 9.3 and 9.4. XX m Figure 9.3: Example 2 of plot guidelines plan (building with podium) Podium Perm
Cross Section AA Axonometric - Building Massing Max. (floors) Mand
Plot boundary Mandated height from gate level (m
109 Building envelope for connected podiums only
Retail use is allowe
Allowed podium uses and outdoor seatin
ary
ary
ack
ack
allowed on podium
ack
Master Planning Guidelines
Building Sections
Plot Boundary
Plot Boundary
• Building and podium setbacks;
Building Setback
Building Setback
Podium Setback
• Building envelope;
• Podium envelope;
• Basement (if applicable);
• Gate level; Building
• Building height (floor number and meters in special cases as Envelope
per Section 6.1);
• Retail location (if applicable);
• Colonnades (if applicable);
No. of
• Parking location annotation; and floors
• Measurements in meters.
An example of a section is illustrated in Figures 9.5 and 9.6.
Podium
Plot Boundary
Plot Boundary
Retail
Setback
Setback
No. of floors
+
No. of XX m
(in case of connected
floors podiums)
Gate Level Gate Level
XX m XX m
Figure 9.5: Example 1 of plot development guidelines
building section (villa) Figure 9.6: Example 2 of plot development guidelines building section (building with podium)
110
Master Planning Guidelines
SID
E2
No. of
E 3
SID floors
E3 SI
SID DE
2
SI
DE E1
4 SID
SI
DE
4
Plot boundary E1
SID
Retail zone
Plot boundary Building envelope
Building envelope Podium
Figure 9.8: Example 1 of plot development guidelines axonometry (Villa) Figure 9.7: Example 2 of plot development guidelines axonometry (buildings with podium)
111
Master Planning Guidelines
Development Details
The development details for the plot must be provided Buildings with podium requirements are the most
in the form of a table within the PDG. Items covered in comprehensive. Other building typologies such as villas,
the table vary slightly based on the building typologies. attached villas, buildings (no podium) and industrial
Table 9.1 provides a complete list of the items that must must include only applicable items. An example of a
be included: villa development table is illustrated in Table 9.2 .
elopment Guideline (Building with Podium)
Development Details
oundary Plot(s) ID MU - R - 023
m envelope
ng envelope Land uses GFA Parking
zone Level 1 Level 2 (sqm) rate
ck line
angle of Residen�al Apartment
metric drawing Commercial Retail
Total GFA (sq. m) Plot Development Guideline (Villa)
Total plot area (sq. m)
uidelines PlanBuilding height G+ xP +xx (xxm)* Development Details
-0
13 *To be provided in special cases only, see chapter 6.1 of the MasterPlot boundary Plot(s) ID MU - R - 023
Planning Guidelines.
-R Setback line
MU se
)
Minimum setback (m) Building
Side 1 Side 2 Side 3 Side 4 envelope Number of villas in plot
(U
24 View angle of
m Building / Tower -0
Land uses GFA Parking
3.0
XX - R e) axonometric drawing
0m
Podium MU (Us
E3 Level 1 Level 2 (sq. m) rate
SID Minimum setback between towers xxm
XX
Residen�al Villa
m
SI
A
Surface parking Permi�ed Y/N
DE
N 0m
24 m
Q .0 0 m
Surface parking
-0
23 within
3.0
setbacks Y/N
3
-R Building height G+ xx (xxm)*
M U
Podium Permi�ed / Y / N *To be provided in special cases only, see chapter 6.1 of the Master
Planning Guidelines.
Max. (floors) Mandatory Y/N
SID
)
de
XX
wi
y.y
E4
X
m
1
for connected podiums only (X
DE ad
SI Ro
Retail
Villa
2 m X use is allowed. Playground
A XXuses
Allowed podium and outdoor seatings are
allowed on podium roof Boundary wall Permi�ed Y/N
Architectural guidelines of
Boundary wall Permi�ed Y/N boundary wall treatment
Architectural guidelines of boundary
Mandatory Y/N
N must be followed.
wall treatment must be followed.0 5Mandatory
6 10 12 Y/N 25 m
24
Q Boundary wall height xxm
Maximum wall height xxm
Axonometric
General
Table Notes- Building
9.1: Development Massing
details table (comprehensive) General
Table Notes details table (villa example)
9.2: Development
- (Pergolas/shading devices, guard house, utilities) are - Architectural guidelines must be followed.
allowed uses in setbacks, maximum height is (indicate in
- (Service block, garage and pergolas/shading
112
meters).
- Architectural guidelines must be followed. devices) are allowed within setback at a maximum
- Usable roof is (allowed). The maximum percentage of height of (indicate in meters).
Master Planning Guidelines
113
Master Planning Guidelines
A
xx - R e)
x.x
U
x
M (U s Setback line
m
E3 Residen�al Apartment
y.y
View angle of
xx
SID
y
12
m
-0
m
axonometric drawing
SI
- R e) Commercial Retail
DE
MU (Us
2
Total GFA (sq. m)
23 y m
y.y
x m -0 Total plot area (sq. m)
6
x.x
ym
-R
-R
- 01 y.y MU Building height G+ xP +xx (xxm)*
MU
015 *To be provided in special cases only, see chapter 6.1 of the Master
SID
- R- 026 d e) Planning Guidelines.
xx
wi
MU -
-R
E4
y.y
014 MU m
m
R-
Minimum setback (m) Side 1 Side 2
y
X Side 3 Side 4
- 5
(X
m
MU - 02 E1
013 -R
SI
D ad
- R- MU Ro Building / Tower
22 X
4 m
MU - 02
2 -R -0 xx
-R
- 01
023
MU
- R e) Podium
MU - MU (Us
-R
- 01
1
MU
-R Minimum setback between towers xxm
MU 022
- R-
Surface parking Permi�ed Y/N
A
010 MU
- 1
-R - 02
MU -R
N
- 02
0 MU 0 6 12 24 m
Q
Surface parking within setbacks Y/N
-R
MU
Podium Permi�ed / Y / N
Cross Section AA Axonometric - Building Massing Max. (floors) Mandatory Y / N
Mandated height from gate level (meters)
for connected podiums only
Retail use is allowed. Playground
Allowed podium uses and outdoor seatings are
Plot Boundary
Plot Boundary
Building Setback
Building Setback
Figure 9.9: Example plot development guideline for a building with podium
114
Master Planning Guidelines
x.x
A
xx - R e)
x
U axonometric drawing
m
M (U s
E3 Residen�al Apartment
y.y
xx
SID
y
12
m
-0
m
SI
- R e) Commercial Retail
DE
MU (Us
2
x.x
x m Total GFA (sq. m)
23
m -0 Total plot area (sq. m)
6 x.x
x
-R
-R
- 01 MU Building height G+xx (xxm)*
MU
015 *To be provided in special cases only, see chapter 6.1 of the Master
SID
- R- 026 d e) Planning Guidelines.
xx
wi
MU -
-R
E4
014 MU m
m
MU
- R-
- 02
5
E1 (X
X Minimum setback (m) Side 1 Side 2 Side 3 Side 4
013 -R
SI
D ad
- R- MU Ro Building / Tower
22 X
4 m
MU - 02
2 -R -0 xx
-R
- 01
023
MU
- R e) Minimum setback between towers xxm
1
MU
-R
- MU (Us
- 01 MU
M U-
R
- 02
2 Surface parking Permi�ed Y/N
-R
A
010 MU
MU
- R-
R-
02 1
N Surface parking within setbacks Y/N
-
020
MU 0 6 12 24 m
- Q
MU
-R
Boundary wall Permi�ed Y/N
Architectural guidelines of boundary
Cross Section AA Axonometric - Building Massing wall treatment must be followed. Mandatory Y / N
Maximum wall height xxm
General Notes
- (Pergola/shading devices, guard house, utilities) are allowed
uses in setbacks.
- Architectural guidelines must be followed.
(master developer may edit this statement)
Plot Boundary
Plot Boundary
Building Setback
Building
Envelope
No. of floors
Retail No. of
floors
E3 SI
D
SID E
2
Gate Level
SI
DE E1
4 SID
xx m Plot boundary
Plot Specific Notes
Retail zone -Any dditional notes (if available) by the master
Building envelope developer must be added in this box
Figure 9.10: Example plot development guideline for a building without podium
115
Master Planning Guidelines
3.0
XX - R e) axonometric drawing
0m
MU (Us
E3 Level 1 Level 2 (sq. m) rate
2 SID
XX
1
-0
- R e) Residen�al Villa
m
SI
A
MU s
DE
(U
Total plot area (sq. m)
2
0m
3.0
23
m -0
3.0
0
-R Building height G+ xx (xxm)*
016
-R
- MU *To be provided in special cases only, see chapter 6.1 of the Master
MU
5 Planning Guidelines.
- 01
SID
6 )
-R - 02 de
XX
MU -R wi
y.y
E4
- 01
4 MU m Minimum setback (m) Side 1 Side 2 Side 3 Side 4
y
m
XX
m
R
U- 025 E1
M R- D ad(
-R
- 01
3
MU
-
SI Ro Villa
22 X
4 m
MU - 02 A
- 01
2
MU
-R -0 XX
U-
R 3 -R ) Boundary wall
1
M
-R
- 02 U
M (Us e Permi�ed Y/N
- 01 MU Architectural guidelines of
-R 02 2
MU R-
0 M U- boundary wall treatment Mandatory Y/N
- 01
MU
-R - 02
1
N must be followed.
-R
0 MU 0 56 10 12 25 m
24
-R
- 02 Q Boundary wall height xxm
MU
Plot Boundary
Setback
No. of
E3 floors
S ID
No. of
floors
Gate Level Plot Specific Notes
SI
D E 1
SID
E
4 -Any dditional notes (if available) by the master
developer must be added in this box
XX m
Plot boundary
Building envelope
3.0
o ad XX axonometric drawing
0m
XR
E3 Industrial Light Industry
SID
XX
Total GFA (sq. m)
m
SI
A
DE
Total plot area (sq. m)
2
0m
12 3.0
-0 Building height
6
3.0
0 m
-R G+ xx (xxm)*
- 01 MU
MU
- IN Building coverage xx %
5
- 01 *To be provided in special cases only, see chapter 6.1 of the Master
SID
- IN 6
- 02
XX
MU - IN Planning Guidelines.
y.y
E4
014 MU
y
m
-
m
- IN 5
MU - 02 11 E1 Minimum setback (m) Side 1 Side 2 Side 3 Side 4
- 01
3
MU
- IN -0 SI
D
- IN 4 - R e) m
- 02
012
MU
- IN MU (Us A XX Building
- MU
- IN 3
MU - 02
1 - IN
- IN
- 01
- 02
2
MU Surface parking Permi�ed Y/N
MU
- IN
- IN
- 01
0
021
MU Surface parking within setbacks Y/N
MU - N
- IN
0 MU 0 106 20 12 50 m
24
- 02
MU
- IN
Q Boundary wall Permi�ed Y/N
Architectural guidelines of
boundary wall treatment
Cross Section AA Axonometric - Building Massing must be followed.
Mandatory Y/N
General Notes
-(Utility and surface parking) are allowed uses in
setbacks.
Plot Boundary
Plot Boundary
Setback
floor.
SID
E2
XX m
Plot boundary
Building envelope
Authority Approvals
and NOCs
118
Introduction Requirement Checklist
PMP SOS FMP
Obtaining the relevant local authorities approvals on RTA
certain aspects of the master plan is required as part of
the master plan submission to DDA. This entails liaising DEWA - Water
with all authorities to ensure compliance with their
DEWA - Electricity
relevant standards and guidelines as pertaining to their
regulatory jurisdictions. Telecommunication Etisalat
Authority approvals are required to be provided at the
Telecommunication Du
SOS and FMP stages of the master plan. However, it
is expected that coordination is initiated at the PMP Dubai Civil Aviation Authority
stages.
Dubai Civil Defense
At the SOS stage, official approvals must be obtained
from the authorities in the form of stamped SOS. Dubai Police
At the FMP stage, relevant approved drawings and
reports accompanied by the official approval letters Dubai Corporation for Ambulance Services
from each authority must be submitted as part of the
DM Drainage Department
master plan submission to DDA as further detailed in
this chapter. DM Horticulture & Irrigation Department
DM Department of Environment
119
Master Planning Guidelines
10.1. Authority Approvals and NOCs 10.2. Road and Transport Authority (RTA)
The key authorities that must be consulted to provide a Other authorities that must be consulted for a NOC for RTA is responsible for the planning and development of
NOC for all master plans are: certain master plans, when applicable, are: Dubai’s transport system.
• Roads and Transport Authority (RTA); • Dubai Municipality Waste Management Obtaining an official approval from RTA on the transport
Department; systems and strategies is required as part of the master
• Dubai Electricity & Water Authority (DEWA) -
plan development.
Water; • Dubai Municipality Architectural Heritage and
Antiquities Department; Table 10.1 provides a summary of the submission
• Dubai Electricity & Water Authority (DEWA) -
requirements that must be obtained from the RTA and
Electricity; • UAE Armed Forces;
submitted to DDA at the different master plan stages.
• Telecommunication Etisalat; • Dubai Supply Authority (DUSUP); and
• Telecommunication Du; • District Cooling (Private DC Supplier).
• Dubai Civil Aviation Authority;
• Dubai Civil Defense;
• Dubai Police;
• Dubai Corporation for Ambulance Services;
• Dubai Municipality Drainage Department;
• Dubai Municipality Horticulture & Irrigation
Department; and
• Dubai Municipality Department of Environment.
• RTA Approval
120
Master Planning Guidelines
10.3. Dubai Electricity & Water Authority: 10.4. Dubai Electricity & Water Authority: 10.5. Telecommunication: Etisalat/Du
Water Transmission Planning Power Transmission Planning
There are two telecommunication providers in Dubai—
Department Department
Etisalat and Du. The choice of provider will depend on
The Water Transmission Planning Department of Dubai The Power Transmission Planning Department of Dubai developer preference/existing telecommunications
Electricity and Water Authority (DEWA) is responsible Electricity and Water Authority (DEWA) is responsible infrastructure. However, the Taawun initiative
for the supply of potable water throughout the Emirate for the supply of electricity throughout the Emirate of between Du and Etisalat offers residential and business
of Dubai. Dubai. customers the option to select the telecom service
provider of their choice.
The Water Transmission Planning Department must be The Power Transmission and Planning Department must
consulted for clearance NOCs and design approvals for be consulted for clearance NOCs and design approvals Etisalat and Du must be consulted to obtain information
potable water distribution network. related to electrical power supply and approving design on existing telecommunication (data/voice/GSM)
of the distribution network for a project. services to obtain clearance NOCs. They will also
DEWA has developed major project guidelines approve the final design of the telecommunication
for potable water which set out information that DEWA has developed major project guidelines for (data/voice/GSM services) package to issue a final
Developers and Consultants need to provide when power, which set out information that Developers and design approval.
submitting master plans for DEWA’s review and Consultants need to provide when submitting master
approval. The approval process will vary from project plans for DEWA’s review and approval. The approval Etisalat and Du should be consulted early in the design
to project and will need to be discussed with the process will vary from project to project and will need process to identify their individual requirements.
department. to be discussed with the department. Table 10.4 provides a summary of the submission
Table 10.2 provides a summary of the submission Table 10.3 provides a summary of the submission requirements that must be obtained from the Etisalat
requirements that must be obtained from the DEWA requirements that must be obtained from the DEWA and Du and submitted to DDA at the different master
Water Transmission Planning Department and Power Transmission Planning Department and plan stages.
submitted to DDA at the different master plan stages. submitted to DDA at the different master plan stages.
Table 10.2: Submission requirements to be obtained from DEWA Table 10.3: Submission requirements to be obtained from DEWA Table 10.4: Submission requirements to be obtained from
Water Transmission Planning Department Power Transmission Planning Department Etisalat/Du
121
Master Planning Guidelines
10.6. Dubai Civil Aviation Authority 10.7. Directorate General of Dubai Civil 10.8. Dubai Police
Defense (DCD)
Dubai Civil Aviation Authority (DCAA) is responsible for An approval is required to be obtained from Dubai
the development of the air transport industry in the The Directorate General of Dubai Civil Defense (DCD) is Police indicating their acceptance of the proposed
Emirate of Dubai and to oversee all aviation related the authority having jurisdiction in terms of fire safety police station’s location, size and type, if applicable.
activities. and is responsible for approving the fire strategy for In the cases of projects with special character and
To ensure that a building will not impact the flight the master plan design. DCD provides the minimum sensitivity, an NOC is required from the General
safety of Dubai airports and capacity of Dubai airspace, guidelines for determining the design, construction, Department of State Security indicating that there are
it is required to obtain an approval from DCAA on the modification and installation of buildings, structures no security risks associated with the development.
building heights proposed within a master plan. This is and all fire and life safety systems.
Table 10.7 provides a summary of the submission
mandatory according to the International Civil Aviation An approval must be obtained from DCD indicating requirements that must be obtained from Dubai Police
Regulation (ICAO Annex 14). their no objection on all relevant Fire and Life Safety and submitted to DDA at the different master plan
Table 10.5 provides a summary of the submission strategies. stages.
requirements that must be obtained from DCAA and Table 10.6 provides a summary of the submission
submitted to DDA at the different master plan stages. requirements that must be obtained from DCD and
submitted to DDA at the different master plan stages.
SOS Stage FMP Stage SOS Stage FMP Stage SOS Stage FMP Stage
Dubai Civil
Dubai Civil Aviation Authority Dubai Civil Dubai Police
Aviation Authority Dubai Civil Defense Approval Dubai Police Approval
Approval Defense Approval Approval
Approval
Table 10.6: Submission requirements to be obtained from Dubai Civil Table 10.7: Submission requirements to be obtained from Dubai Civil Table 10.5: Submission requirements to be obtained from Dubai
Aviation Authority Defense Police
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Master Planning Guidelines
10.9. Dubai Corporation for Ambulance 10.10. Dubai Municipality Agriculture 10.11. Dubai Municipality Sewage
iServices and Irrigation Department a Projects Department
An approval must be obtained from Dubai Corporation Dubai Municipality Agriculture and Irrigation Dubai Municipality Sewage Projects Department is
for Ambulance Services indicating their authorization Department is responsible for the irrigation supply responsible for managing sewerage and storm water
of the inclusion of ambulance station within the throughout the Emirate of Dubai. collection networks throughout the Emirate of Dubai.
development, if applicable.
An approval must be obtained from Dubai Municipality An approval must be obtained from the department
Table 10.8 provides a summary of the submission Agriculture and Irrigation Department during the during the master plan and design stages on each
requirements that must be obtained from Dubai master plan and design stages to approve each strategy strategy and secure discharge consent for sewerage and
Corporation for Ambulance Services and submitted to and secure discharge consent for treated sewerage storm water.
DDA at the different master plan stages. effluent (TSE) supply.
Table 10.10 provides a summary of the submission
Table 10.9 provides a summary of the submission requirements that must be obtained from Dubai
requirements that must be obtained from Dubai Municipality Sewage Projects Department and
Municipality Agriculture and Irrigation Department and submitted to DDA at the different master plan stages.
submitted to DDA at the different master plan stages.
Table 10.8: Submission requirements to be obtained from Dubai Table 10.9: Submission requirements to be obtained from Dubai Table 10.10: Submission requirements to be obtained from Dubai
Corporation for Ambulance Services Municipality Agriculture and Irrigation Department Municipality Sewage Projects Department
123
Master Planning Guidelines
10.12. Dubai Municipality Architectural 10.13. Dubai Municipality Environment 10.14. Dubai Municipality Waste
i Heritage and Antiquities Department i Department i Management Department
A NOC must be obtained from the Dubai Municipality To evaluate the environmental aspects of the master The Waste Management Department regulates the
Architectural Heritage and Antiquities Department for plan design, an Environmental Impact Assessment (EIA) collection, transportation, disposal and recycling
projects located in or near to historical districts or have must be developed following DM’s standards for the of waste in all forms. This includes overseeing the
historical buildings or sites with their boundaries. including all the environmental aspects and impacts proposed strategies for waste collection at the master
expected from the project and proposed mitigation plan level and collection, disposal and recycling
Table 10.11 provides a summary of the submission
measures. strategies during building construction and operation.
requirements that must be obtained Dubai Municipality
Architectural Heritage and Antiquities Department and To ensure coastal protections and management, when A NOC must be obtained from the department
submitted to DDA at the different master plan stages. relevant, an approval may be required to be obtained indicating their no objection on the proposed waste
from the relevant division within the Environment collection or recycling system provided within the
Department. Additionally, if the implementation of any project.
project, development, activity has a potential to cause
Table 10.13 provides a summary of the submission
change in the ecological character of any established
requirements that must be obtained Dubai Municipality
protected and classified ecologically sensitive areas, an
Waste Management Department and submitted to DDA
approval from the department may be required to be
at the different master plan stages.
obtained.
Table 10.12 provides a summary of the submission
requirements that must be obtained Dubai Municipality
Environment Department and submitted to DDA at the
different master plan stages.
SOS Stage FMP Stage SOS Stage FMP Stage SOS Stage FMP Stage
Dubai Municipality
Dubai Municipality • Dubai Municipality Environment
Dubai Municipality Waste
Architectural Dubai Municipality Architectural Department Approval Dubai Municipality Waste
Environment Management
Heritage and Heritage and Antiquities Management Department Approval
Department • Approved EIA Report (provide in Department
Antiquities Department NOC (when applicable)
Approval FMP submission Appendix) Approval (when
Department NOC
applicable)
Table 10.12: Submission requirements to be obtained from Dubai Table 10.13: Submission requirements to be obtained from Table 10.11: Submission requirements to be obtained from Dubai
Municipality Architectural Heritage and Antiques Department Dubai Municipality Environment Department Municipality Waste Management Department
124
Master Planning Guidelines
10.15. UAE Armed Forces 10.16. Dubai Supply Authority (DUSUP) 10.17. District Cooling
(Private DC Supplier)
A NOC must be obtained from the UAE Army confirming Dubai Supply Authority (DUSUP) supplies the natural
that there are no existing services that belong to the gas to several key utility and industrial companies in There are several companies that design, operate
UAE Army within the project boundary. Dubai, including DEWA, Dubal, Dugas, ENOC and Dubai and maintain district cooling plants in Dubai including
Petroleum for their power generation, desalination and Empower, Tabreed, Emicool, Emaar District Cooling.
This is mainly relevant to any fibre optic cables that run
other industrial needs.
through a development site to obtain a Clearance NOC. The choice of supplier will be choice of the master
In the case of proposed relocation of any services, a DUSUP must be consulted during the information developer. Each supplier will have individual
proof of the UAE Armed Forces approval on the same NOC stage (prior to the PMP) to identify whether they requirements for securing the supply of chilled water to
should be provided for the master plan to be approved. have infrastructure within the vicinity of the proposed serve a development.
development that may pose a constraint or influence
Table 10.14 provides a summary of the submission Where a district cooling supplier is currently serving an
development proposals. DUSUP do not supply natural
requirements that must be obtained from UAE Armed existing master plan, NOC approval must be obtained
gas to individual master plan projects.
Forces and submitted to DDA at the different master from the supplier. Currently Empower is the only
plan stages. There are a number of private suppliers in Dubai that supplier consulted via the information NOC process.
will cater for the Liquid Petroleum Gas (LPG) supply
Table 10.16 provides a summary of the submission
to serve domestic and small commercial demands of
requirements that must be obtained from the DC
a development. Developers must liaise with the key
Supplier and submitted to DDA at the different master
service provider to ensure the development of the most
plan stages.
efficient strategies for the master plan.
Table 10.15 provides a summary of the submission
requirements that must be obtained from DUSUP and
submitted to DDA at the different master plan stages.
SOS Stage FMP Stage SOS Stage FMP Stage SOS Stage FMP Stage
Table 10.14: Submission requirements to be obtained from UAE Armed Table 10.15: Submission requirements to be obtained from Dubai Table 10.16: Submission requirements to be obtained District Cooling
Forces Supply Authority (DUSUP) (Private DC Supplier)
125
Dubai Development Authority Master Planning Guidelines
126
126
A. Appendicies Heading
127
Master Planning Guidelines
128
Master Planning Guidelines
129
Master Planning Guidelines
Access A way of approaching or entering a property. The vertical distance from the grade plane to the average
Building Heights
elevation of the highest roof surface.
The ability for all people of all ages, including people with
Accessibility impaired mobility, to physically reach desired destinations, The least horizontal distance permitted between a plot limit
services and/or activities. Building Setback of a plot and the nearest portion of any building envelope on
such lot.
Non-motorized forms of transport involving physical activity,
Active Transport
such as walking and cycling. A type of building line used as means of enforcing the
continuity of the building façades on a series of adjacent
A road primarily for the movement of through traffic, which
Build-to-line sites, in order to emphasize a street frontage or the definition
also gives access to abutting properties as a secondary
of a public open space. The object is to achieve perceptual
function. Access is generally controlled by at-grade
Arterial (Road) continuity.
intersections but grade separated intersections are also
used. Arterials normally link Collectors with Freeways or A roof-like structure of a permanent nature that projects from
Expressways. Canopy the wall of structure and overhangs the public way sheltering a
platform, sidewalk and entrance to a building.
Providing necessary support to the primary activities or
Ancillary
operation of an organization, system, etc. In human geography, a catchment area is the area from which
Catchment a city, service or institution attracts a population that uses its
A person or organization having political or administrative
Authority services.
power and control.
Division of uses or activities into groups or subgroups for
Using or denoting an orthographic projection of an object, such Classification
regulatory purposes.
Axonometric as a building, on a plane inclined to each of the three principal
axes of the object; three-dimensional but without perspective. A road which provides land access and traffic circulation
service within residential, commercial and industrial urban
Basement That portion of a building fully or partly underground Collector
areas or in scattered rural areas. Collectors generally link local
A method or technique that has consistently shown results roads with arterials.
Best Practice superior to those achieved with other means, and that is used
A passage or walkway covered over by a succession of arches
as a benchmark. Colonnade
or vault supported by column.
Artificial boundary wall constructed from any approved
Co-located Share a location or facility with something else.
material(s) in order to surround a plot of land, intended either
Boundary Wall
for blocking view, division into parts, or for any other permitted Facilities used by local communities for leisure and social
reason. Community purposes, including community centers and meeting places,
Facilities community halls, community learning, adventure play centers
A structure which has one or more floors and a roof and which
Building and leisure centers.
is permanently affixed to the land.
The action of fullfilling all requirements that constitute an
The three dimensional space within which a structure is Compliance
acceptable deliverable.
Building Envelope permitted to be built on a plot defined by plot regulations such
as permissible height, setbacks, building coverage, etc.
130
Master Planning Guidelines
It is a plan that likely illustrates the schematic locations of The ground floor at ground level, usually having no number,
Context Plan neighborhoods, principal land uses, infrastructure network, G+1 and identified sometimes as “G” or “0”. The next floor up is
road and rail corridors and utility infrastructure. assigned the number 1 and is the first floor.
A drawing showing the different section of a road and service The elevation with respect to Dubai or a city-wide datum at
Cross section
corridors. Gate Level the plot boundary and at a point indicated at the center of the
vehicular access.
A person or entity who prepares raw land for building sites,
constructs buildings, creates residential subdivisions or The required practice to be complied with, including advisory
Developer Guideline
commercial centers, rehabilitates existing buildings and statements on how to be applied.
performs similar activities.
Geographic
A system of hardware and software for storage, retrieval,
Environmental Information System
A preliminary study of an area and the proposed development mapping and analysis of geographical data.
Impact Assessment (GIS)
and what impact it may have on the area and its surroundings.
(EIA)
Measurement used by Planning Authorities in Dubai to define
A multi-lane, divided road designed to move large volumes of the floor area ratio (FAR), where FAR is the ratio of GFA to plot
traffic at speed under free flow conditions. Expressways have area.
Expressway full control of access, with grade separated intersections, but
some access to major frontage uses may be provided by means The building GFA is the sum of the GFA of all floors, measured
of service roads connected by free-flow ramps. Gross Floor Area to the exterior surface of the external wall thickness and
(GFA) from the centrelines of the common walls joining two spaces.
The exterior front plane of a building; it sets the visual tone and The measurement excludes external wall features such as
Facade contains many of the identifiable architectural features that are corniches, brackets, and façade cladding materials.
typically used to classify architecture.
Refer to the latest Dubai Building Code edition for further
A comprehensive report providing overall strategy to develop a
Final Master Plan details.
particular project/area and provides final findings.
The permanent, man-made features of a landscape made from
Flexible Able to be easily modified to respond to altered circumstances.
Hardscape stone etc., rather than plants such as patios, decks, driveways,
A multi-lane divided road, designed to the highest standards paths and sidewalks that do not require irrigation.
to move large volumes of traffic at speed under free flow
An organizing system where each element is ranked as
Freeway conditions. Freeways are provided with shoulders and have Hierarchy
subordinate or superior to another element.
a full control of access, with all intersections being grade
separated. An existing or committed land use or activity that cannot
Incompatible Land co-exist with a neighbouring use/activity or uses/activities,
An uniterrupted space between the building and the through-
Frontage Zone Uses without either creating or experiencing one or more off-site
zone and can be part of a plot.
‘adverse effect(s)’.
Is located between the kerb and the through-zone, creating an
Furnishing Zone
important buffer between pedestrians and vehicles
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Physical structures that form the foundation for development The overall bulk or size of a building or project, its physical
Massing
including public sewage and water systems, storm-water volume or magnitude.
Infrastructure disposal systems, waste management facilities, electric power,
To modify an approved master plan to incorporate changes
communications and transportation corridors and facilities, oil Master Plan
that may or may not have a significant impact on the overall
and gas pipelines and district cooling facilities and corridors. Modification
project.
Intersection A facility to permit the meeting of two or more roads.
A partial floor in industrial buildings that is not counted as a
Jurisdiction The official power to make legal decisions and judgements. Mezzanine separate floor and considered part of the maximum building
height.
A good land use planning principle, whereby land uses which
Land Use are known or expected to cause adverse impacts, when in The climate of a very small or restricted area, especially when
Micro-climate
Compatibility proximity from one another, are considered incompatible and this differs from the climate of the surrounding area.
are protected by separation and/or other means.
The ability of people or goods to move within the transport
Mobility
The activities, operations, or purposes that are employed in a system.
particular geographic area; the specific manner in which a plot
Land �se Mobility integration is a strategic tool designed to ensure
of land is utilized. Land use is usually regulated through zoning Mobility Integration
people and places can connect, now and in the future.
ordinances.
Must Means it is a mandatory requirement.
A table showing total area for each land use in a project and its
Land Use Budget
percentage to the overall area Actual occupied area, not including unoccupied accessory
Net Area areas such as corridors, stairways, ramps, toilet rooms,
The lowest class of road, intended for short journeys only. Its
Local Road mechanical rooms and closets.
primary function is to rejoin the outer lane.
No Objection Certificates issued by concerned authorities/
Masjid A place of worship for Muslims. NOCs
entities.
The macro-planning process that seeks to create attractive
Master Planning Publicly accessible area of public realm or inaccessible
environments through integrated planning of urban centers.
landscape. It can include either formal or informal activities or
A comprehensive plan to guide the long-term physical Open Space a combination of the two, and forms part of a wider network
development of a particular area based on identified allowing people to move easily between one space and
objectives, strategies and timelines for implementation. another.
Master Plan Includes plans for land use, community facilities and utilities,
Orientation The specific positioning of a building.
transportation of goods and people and energy use and
conservation. Zoning ordinances and policies are developed for Owner The person who holds legal title to a piece of property.
different areas or zoning districts based on the master plan.
Non-solid ceiled shed of openings of no less than 50% of the
Pergola total area normally built for architectural beautification or for
weather purposes.
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The art of representing three-dimensional objects on a two- A primary cycling path is a bikeway separated from motorized
Primary Cycling
Perspectives dimensional surface so as to give the right impression of their traffic and dedicated to cycling or shared with pedestrians or
Route
height, width, depth and position in relation to each other. other non-motorized users.
A holistic and community-based approach to the development Refers to residential population and is the ratio between total
Placemaking
and revitalization of cities and neighborhoods. Population Density number of people residing within the development and the
overall development area in hectares.
A tract of land comprising a single property within a subdivision
Plot
that complies with applicable regulations Buses, trains, and other forms of transport that are available to
Public Transport
the public, charge set fares and run on fixed routes.
Plot Area The total horizontal area within the plot limit of a plot.
The direction of the Kaaba (the sacred building at Mecca) to
A line of legal record that demarcates the extent(s) of an Qibla
Plot Boundary which Muslims turn at prayer.
individual plot.
Scale is a method of making comparisons between elements of
A document that shows planning regulations such as height, Scale
Plot Development different sizes.
land use, area, setbacks, building lines and others for each plot
Guidelines
in a subdivision plan. The horizontal distance measured at right angles to the
Setbacks boundary of the plot between the nearest part of any building
Plot Dimensions The length and width of the plot.
or structure on the plot and the plot boundary.
Plot Limit The defined limits of any plot.
The waste water and matter from domestic, commercial or
Sewage
The plot can functionally accommodate proposed industrial uses.
development such that the proposed GFAs can be
Shared cycle routes may be segregated or unsegregated. A
Plot Workability accommodated in the building envelopes, and the required
segregated route is one where pedestrians and cyclists are
number of parking spaces are achievable within the space
Shared Cycling Route separated by a feature such as a white line, a curb or some
allocated for parking.
other feature. On an unsegregated route, pedestrians and
The low-rise building out of which the high-rise tower projects. cyclists mix freely and share the full width of the route.
Podium
Podiums usually house lobbies, restaurants, etc.
Shared parking is a tool through which adjacent property
The three dimensional space within which the podium is owners share their parking lots and reduce the number of
Shared Parking
Podium Envelope permitted to be built defined by plot regulations such as parking spaces that each would provide on their individual
permissible height and setbacks. properties.
Potable Water Water that is suitable for human consumption. Should Means it is recommended to be provided.
Preliminary Master The first stage in the master plan review process. It describes
Plan the general vision of a project, its goals and its objectives.
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A template used to show the final subdivision plan of a project. Trip generation is the first step in the conventional four-step
It shows a map of the project and the different sub plots. It also transportation forecasting process, widely used for forecasting
Trip Generation
Sign-off Sheet has a table showing each plot’s number, land use, area, gross travel demands. It predicts the number of trips originating in or
floor area (GFA), number of buildings, number of dwelling units destined for a particular traffic analysis zone.
and maximum building height.
Typology The classification according to general type.
A document showing plot boundary, area, location, ownership
Site Plan The process of providing a design vision for the City or
as well as other planning regulations.
portions of the City. Urban design encompasses architectural
The horizon formed by the profile of city buildings from a Urban Design treatments, landscaping, pedestrian circulation and traffic
Skyline
viewing point. controls to provide a pleasant, harmonious and livable open
space.
Solar Orientation The location of a building relative to the direction of the sun.
Any above-ground structures or facilities used in connection
The discharge to drains, ponds, lakes or streams of catchment
Storm Water with the production, generation, transmission, delivery,
runoff as a result of storm rainfall over the catchment. Utility
collection or storage of water, sewage, electricity, gas,
A plan provided through the process of dividing a plot into electronic signals and/or any other relevant services.
smaller plots with different land uses and sets of regulations.
Subdivision Plan Waterfront All land areas along the water’s edge.
The final product shows all plots boundaries, plot numbers,
land uses and right-of-ways.
Total Footway Zone The sum of all three zones (Through, Frontage and Furnishing).
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135
Land Use Classification and
Parking Requirements
136
B. Appendicies Heading
Introduction
This Appendix provides a detailed list of all the standard
land use classifications that must be referred to and
utilized in all master plan submissions to DDA. Land
uses are classified under ten main categories (Level 1)
under which a range of uses (Level 2) are provided. All
plots within the master plan must be assigned a Level 2
land use(s).
A definition is provided for each land use clarifying
the functions and activities that define the land use
category. Ancillary uses that are allowed within certain
land uses are also highlighted.
Moreover, parking requirements for each land use are
provided. These requirements must be complied with
for each land use.
For plots with multiple uses, all Level 2 land uses within
that plot must be assigned. However, ancillary land
uses that are clearly identified in the definitions to
provide support services to the overarching use may be
accounted as part of the land use and not required to
be allocated as a separate land use.
At first instance, the developer/consultant must
endeavour to assign the applicable land use category. In
the special case that a new land use, not covered within
DDA’s land use classification list, a new land use may be
proposed if sufficient reasoning and substantiation are
provided and subject to agreement with DDA.
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Master Planning Guidelines
R: 255
G: 255 1. Residential The use of land, building or structure for human habitation.
B: 112
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
A separate building located on a separate A building or part thereof in which sleeping 1 bay for every 450sq.
plot allocated with all its floors for the units are provided and/or rented with m of residential unit Net
dwelling of one single family with one Minimum one parking for private toilets and shared cooking facilities Area.
Villa Staff
entrance and an independent car parking each villa. for occupancy by staff members affiliated
Accommodation 1 bus parking for every
space in addition to independent external with a university, hospital, school or similar
open space. institutions, and which is regulated by such 650sq. m of residential
institution. unit Net Area.
Mutiple villas located on the same plot and
Minimum one parking for
Attached Villas connected by one or more walls to a series of A building or part thereof in which sleeping
each villa.
similar villas. units are provided and/or rented for
occupancy by laborers. This usually includes
A building or part thereof allocated for Labor shared facilities for the sole purpose of One bus parking bay per
accommodation purpose, comprising of Accommodation serving labours including living, cooking, and 50 laborers.
one or more rooms each with a minimum One bay for each unit less washing facilities and other facilities such
room size of 10sq. m. Each independent than or equal to 150sq. m as a Masjid or prayer room, retail and other
Apartment apartment unit accommodates one or more GFA and two bays for each public or recreational facilities.
persons, and includes a kitchen and at least unit exceeding 150sq. m.
one bathroom, with a separate entrance GFA.
directly from outside or through a common
inside area.
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Master Planning Guidelines
R: 255
A premise that provides transient or short-term
G: 255 2. Hospitality
accommodation with or without food services.
B: 225
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
A building or part thereof that provides One bay for each 5 hotel A building or part thereof with furnished One bay for each unit less
transient or short-term accommodation for rooms and 1 bay for each apartments or studios rented on a transient than or equal to 150 GFA
the public for gain or profit, by supplying 2 suites and one bay for or short-term basis to the public on daily, and two bays for each unit
Hotel Apartment
them with sleeping accommodation in every 50sq. m Net Area weekly, monthly or yearly basis and includes exceeding 150sq. m GFA.
rooms or suites (with or without meals) but of food and beverage, a cooking space and at least one washroom
Hotel
without individual private cooking facilities. management office and within the same unit.
Ancillary uses as part of the same land use retail areas and one bay
A building or part thereof in which sleeping
may include hotel management offices, food per every 20sq. m Net
units are provided for occupancy by
and beverage and retail to serve guests. This Area of meeting and
university, school or other educational
includes 1-5-star hotels, motels and inns. ballroom hall area.
institute’s students and which is regulated by
A building or part thereof that provides One bay for each 5 hotel such institution. This usually includes shared
transient or short-term accommodation rooms and 1 bay for each facilities for the sole purpose of students
for the public for gain or profit without 2 suites and one bay for including cooking, and washing facilities and One bay per every 40
individual private cooking facilities where the every 50sq. m Net Area of Student other facilities such as a Masjid or prayer residents and bus parking
Resort primary attraction is generally recreational food and beverage, staff Accommodation room, retail and other public or recreational for 50% of staff residing
features or activities. Ancillary uses as part of office and retail areas and facilities. within the complex.
the same land use may include management one bay per every 20sq. m
offices, food and beverage and retail to serve Net Area of meeting and The residential unit may have shared toilets
the guests. ballroom hall area. or private toilets within rooms but no
kitchen. Units with kitchen and bathroom
inside the unit must be counted as standard
residential apartment.
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Master Planning Guidelines
R: 255
The use of land, building or structure for the purpose of buying
G: 0 4. Commercial
and selling commodities and supplying services.
B: 0
The use of land, or building, or structure Two bays for petrol station
where vehicle fuels are offered for sale. This and one bay for every
Petrol Station
may include ancillary use for staff offices and 70sq. m. of supporting Net
retail Area.
R: 112
The use of land, building or structure for the manufacturing or
G: 48 5. Industrial
storing of goods or wares.
B: 160
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Master Planning Guidelines
R: 150
Private or public premises wherein supporting services for the
G: 255 6. Facilities
community are provided.
B: 255
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
A place of worship for the followers of Islam A land that is specifically designated for the One bay for each 50sq. m
wherein daily prayers may be performed Cemetery interment of human remains. This use may of management office Net
by individual worshipers with no available One bay for each 18 include management offices. Area.
Prayer Rooms
Imam or Mua’then. Prayer rooms are usually worshippers*
A premise usually part of a building
smaller than local Masjids and attract
established for police officers to keep order
worshipers from close areas. One bay for each 50sq. m
Police Point and security in certain areas. This may
of staff office Net Area.
A place of worship for the followers of include ancillary use for staff (i.e. Police)
Low, Medium and High
Islam wherein daily prayers are regularly offices.
Local Masjid Density Areas: 1 bay for
performed. Local Masjids serve a population
each 18 worshippers*◌ A station that serves as headquarters for
size of 2,000-4,000.
police in a particular district; serves as a place One bay for each 50sq. m
Police Station
A place of worship for the followers of Low and Medium Density from which policemen are dispatched and to of Net Area.
Islam wherein Juma’a prayer are regularly Areas: 1 bay for each 18 which arrested persons are brought.
performed in addition to daily prayers. It worshippers* A small firehouse where firefighting
usually includes an ancillary building for the
Juma’a Masjid equipment and firemen are stationed
accommodation of Imam and Mua’then and
which is located in certain areas of special
may include assembly halls, meeting rooms High Density Areas: 1 bay One bay for each 50sq. m
Civil Defence Point economic or social importance such as
and classrooms. Juma’a Masjids serve a for each 30 worshippers*◌ of staff office Net Area.
airports, sea ports, industrial and commercial
population size of 6,000-12,000.
complexes. This may include ancillary use for
staff offices.
A land dedicated for the performing of Eid One bay for each 18
Eid Prayer Area A firehouse where firefighting equipment One bay for each 50sq. m
Prayers (done on an Islamic holiday). worshippers* Civil Defence Station
and firemen are stationed. of Net Area.
A place of worship (other than prayer rooms
and Masjids) used primarily for religious
One bay for each 18
Religious Facility services, ceremonies or rites. It may include
worshippers*
ancillary buildings such as assembly halls,
meeting rooms or classrooms.
* 1 worshipper for every 0.9 sq. m NA 143
◌ Setback and parking based on the land shape and neighbours.
Master Planning Guidelines
R: 150
Private or public premises wherein supporting services for the
G: 255 6. Facilities
community are provided.
B: 255
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
A building or part thereof usually provided in An establishment where the education and
major attractions with potential large footfall caring of children under the age of four are
One bay per classroom
such as entertainment, sports or conference One bay for each 50sq. m provided. This includes ancillary use for staff
Ambulance Point and one bay for each 50sq.
areas and universities placed to address of staff office Net Area. Children Nursery offices. A nursery may be an independent
m of staff office Net Area
medical emergencies on site. This may establishment or part of a school (in both
and one bus parking.
include ancillary use for staff offices. cases, it must be demonstrated as a separate
land use).
A designated building with ambulances
present for quick dispatch in emergency An establishment where the education and
One bay for each 50sq. m
Ambulance Station situations. These may be located within caring of children between the ages of four
of Net Area. One bay per classroom
hospitals or at other health-related and six years are provided. This includes
and one bay for each 50sq.
establishments. ancillary use for staff offices. A kindergarten
Kindergarten m of staff office Net Area
may be an independent establishment or
An area with private shelters that contain and one bus parking for
part of a school (a kindergarten must be
a number of private post boxes each, and each 3 classrooms.
Post Shelter - demonstrated as a separate land use only if it
serves mainly individuals and business
is an independent establishment).
establishments.
An establishment where educational
A building or part thereof that serves as a One bay per classroom
One bay for each 50sq. m services for all grades from 1-12, including
Post Office local branch of a national post office handling and one bay each 50sq. m
of Net Area. kindergarten, may be offered on a single
the mail for a particular place or area. School of staff office Net Area and
plot along with all supporting facilities.
one bus parking for each 3
A building containing printed and pictorial This includes ancillary use for staff offices,
One bay for each 50sq. m classrooms.
Library material for public use for purposes of study, playgrounds and sports courts.
of Net Area.
reference and recreation.
One bay per every
A building or part thereof dedicated for any 50sq. m of Net Area
One bay for each 50sq. m A post school educational institute that
Government Center government use that caters to the needs of excluding sports hall, one
of Net Area. grants academic degrees in a variety of
the general public. University bus parking for every
subjects including higher diploma, bachelor’s
200 students and 10%
degree or post graduate degree.
additional parking for
visitors.
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Master Planning Guidelines
R: 150
Private or public premises wherein supporting services for the
G: 255 6. Facilities
community are provided.
B: 255
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
R: 255
A space or structure where recreational activities, either in or
G: 215 7. Recreational
out of doors are provided.
B: 210
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
R: 255
A space or structure where recreational activities, either in or
G: 215 7. Recreational
out of doors, are provided.
B: 210
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
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Master Planning Guidelines
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
Publicly accessible and usable areas that A land with structure/s that is used for
may include plant materials, topography, and agriculture and livestock is found in isolated
other natural physical elements combined urban and suburban areas. The land can be
Farm Minimum one bay.
in relation to one another and to man-made used to shelter livestock, store crops; family
Landscape structures. - gatherings; horse stables; barns, and storing
farming equipment.
For plots without allocated GFA; supporting
services such as (toilets and changings rooms A publicly accessible park used in both active
..etc) are allowed. or passive recreational uses, and includes
softscape and hardscape areas, facilities,
A publicly accessible park that is provided as playing fields, utilities, buildings and other
part of a strategic plan for the city to serve structures that are consistent with the One bay for each 200sq.
a large population catchment and used in general purposes of public parkland. For m of total park area.
both active or passive recreational uses; and plots with allocated GFA, this includes any Public parking surrounding
includes softscape and hardscape areas, complimentary retail functions that serves
District Park the park and the
facilities, playing fields, utilities, buildings One bay for each 200sq. the associated activities mentioned above. neighbourhood is included
and other structures that are consistent with m of total park area. within the required
the general purposes of public parkland. For Public parking surrounding District parks serve a population size of
number of bays.
Sector Park plots with allocated GFA, this includes any the park and the 10,000-30,000.
complimentary retail functions that serves neighborhood is included
the associated activities mentioned above. For plots without allocated GFA; supporting
within the required
services such as (toilets and changings rooms
number of bays.
Sector parks serve a population size of ..etc) are allowed.
70,000-120,000.
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
Seaside waterfront park that may include One bay for each 200sq. A pedestrian path between plots that may
swimming and water activities and which is m of total beach area. carry utilities underground and therefore
usually publicly accessible. Public parking surrounding allows only for limited landscape treatment
Beach the beach and the Sikka (no trees, only interlock tiles) with a standard -
For plots without allocated GFA; supporting neighborhood is included width of 6m. Sikka is often shaded and may
services such as (toilets and changings rooms within the required have some softscape or lighting. It may also
..etc) are allowed. number of bays. be used by cyclists and for emergency access.
Land that is left in its natural state for the One bay for each 50sq. m
purpose of providing sanctuary, habitat and of GFA for management
breeding grounds for wild birds, animals and offices, food and beverage
Conservation Area
plant-life. This may include ancillary use for and exhibition area and
management offices, food and beverage one bay for each 70sq. m
facilities and retail uses. of retail GFA.
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Land Use Definition Parking Requirements Land Use Definition Parking Requirements
The use of land, building, or structure or Facility to contain and disperse firefighting
One bay for each 50sq. m
part thereof for the generation of electric water. Consisting of a combination of tanks,
Power Plant of management office Net Fire Fighting Facility -
power. This may include ancillary use for pump stations, underground pipes and
Area.
management offices. hydrants.
Electrical substation for the purpose of Facility to contain and disperse accumulation
power transmission, where voltage is One bay for each 50sq. m Potable Water of potable water. Consisting of a combination
-
Substation 400 Kv transformed from one distribution level to of management office Net Facility of tanks, pump stations and underground
another. This may include ancillary use for Area. pipes.
management offices.
Facility to contain and disperse irrigation
Electrical substation for the purpose of water for soft landscape areas. Consisting of
Irrigation Facility -
power transmission, where voltage is One bay for each 50sq. m a combination of tanks, pump stations and
Substation 132 Kv transformed from one distribution level to of management office Net underground pipes.
another. This may include ancillary use for Area.
Drainage network consisting of one or a
management offices.
combination of underground pipes, tanks
Electrical substation for the purpose Storm Water Facility and pump stations to contain and disperse -
of power distribution, where voltage is storm water flows. This could also include
Substation 11 Kv -
transformed from one distribution level to stormwater holding tanks.
another.
Drainage technique that retains or detains
Storm Water Pond -
Mechanical plant and equipment for excessive stormwater runoff.
distributing chilled/cooled water generated One bay for each 50sq. m
Facility designed to receive the waste from One bay for each 50sq. m
in a centralized facility. The plot could also of management office Net
domestic, commercial and industrial sources of management office Net
District Cooling include Energy Transfer Station (ETS) which Area and a minimum area
Sewage Treatment and to remove materials that damage water Area and a minimum area
Plant carries the cold properties of the primary of 9 x 9sq. m for loading
Plant quality and compromise public health and of 9 x 9sq. m for loading
fluid to a secondary one by an exchange and unloading to be
safety. This may include ancillary use for and unloading to be
process. This may include ancillary use for provided.
management offices. provided.
management offices.
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Master Planning Guidelines
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
Sewage pumping/lifting-up stations are Facility for storing liquefied petroleum gas One bay for each 50sq. m
Sewage Pumping facilities including pumps and equipment for Gas Farm in large tanks for local distribution. This may of management office Net
-
Station pumping sewage fluids from one place to include ancillary use for management offices. Area.
another.
One bay for each 50sq. m
A facility used for the collection, source One bay for each 50sq. m Facility for removing mineral components of management office Net
separation, storage, transportation, transfer, of management office Net from saline water. Also referred to as reversal Area and a minimum area
Desalination Plant
Waste Management processing, treatment or disposal of wastes. Area and a minimum area osmosis (RO) plants. This may include of 9 x 9sq. m for loading
Facility This may include waste recycle facility and of 9 x 9sq. m for loading ancillary use for management offices. and unloading to be
solid waste compactor facility. This may and unloading to be provided.
include ancillary use for management offices. provided.
Ring Main Unit Metal enclosed unit used for electrical power
-
Telecommunications facility where antennas (RMU) distribution.
and electronic communications equipment
GSM Tower - Cabinet for electrical requirement usually
are placed for wireless transmission of
Feeder Pillar located in the streets to control electrical -
telecommunications data/information.
supply of street lighting and traffic signals.
Meet Me Rooms are telecommunication
Meet Me Room A dedicated plot allocated for a specific
rooms used to interconnect telecom -
(MMR) Utility Corridor service installation including pipes, cables -
networks from different service providers.
and ducts.
Point of Presence (POP), facility to
One bay for each 50sq. m
accommodate telecoms service connection One bay for each 50sq.m A plot with telecommunication satellites and
Antenna Farm of management office Net
POP Room interface in a large development and of management office Net antennas
Area.
distributes them to each plot. This may Area.
include ancillary use for management offices.
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Master Planning Guidelines
R: 217
Public corridors, transit systems, roads, pathways and other
G: 217 10. Transport
facilities for the movement of people or goods.
B: 217
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
A public or private way permanently A railway station for a rapid transit system,
Access Road reserved as a secondary means of access to a - which as a whole is usually called a metro
property for vehicles. or subway. The station provides a means for
Metro Station As per design.
passengers to purchase tickets, access trains
Public right of way or areas designated as stopping at its platforms and evacuate the
Right-of-Way (ROW) public property for the location of roads, - system in the case of an emergency.
walkways or utilities.
A railway station for a light transit system,
An area or areas of land which are provided which as a whole is usually called a tram,
and maintained for the purpose of stopping streetcar or trolley. The station provides a
Car Parking -
or standing of vehicles, whether occupied Tram Station means for passengers to purchase tickets, As per design.
or not. access trains stopping at its platforms
and evacuate the system in the case of an
A building or part thereof which is provided
emergency.
and maintained for the purpose of stopping
Car Parking
or standing of vehicles, whether occupied -
Structure
or not, and includes more than one level of
parking space above or under ground.
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Master Planning Guidelines
R: 217
Public corridors, transit systems, roads, pathways and other
G: 217 10. Transport
facilities for the movement of people or goods.
B: 217
Land Use Definition Parking Requirements Land Use Definition Parking Requirements
A railway station for a rapid transit system, A specialized docking facility that receives
Cruise Terminal As per design.
which as a whole is usually called rail. It may cruise ships.
be provided to handle passengers or cargo
An area designated as a rest area for trucks.
movement.
In addition to truck parking ,these areas may
Passenger rail stations usually provide provide other services such as retail uses
Truck Rest Area As per design.
means for passengers to purchase tickets, or prayer rooms. Truck area permitted uses
Rail Station As per design. are hotel, retail, offices, industrial and petrol
access trains stopping at their platforms
and evacuate the system in the case of an station.
emergency. An area designated for the take-off and
Helipad -
landing of helicopters.
Freight rail stations usually provide cargo
handling facilities, storage and warehouses
and other logistics facilities.
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Master Planning Guidelines
R: 202
11. Future Unplanned plot without defined planning parameters which
G: 217
Development requires a Master Plan to be submitted and approved.
B: 226
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Master Planning Guidelines
156
Best Practice
157
C. Appendicies Heading
Introduction
This chapter provides a range of examples of best
practices for some of the design elements of a master
plan. The examples provided are intent on improving
the quality of the built environment and tools for
implementation are shown. This chapter is intended
to support creating master plans that efficiently utilize
development assets and create communities that
enhance the quality of life of its residents. This can
only be achieved if the requirements prescribed in the
guidelines chapters of this document are complied
with as a baseline. The design best practice here is
recommended for voluntary adoption by the developer/
consultant.
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It is essential for the master plan design to respond to • Optimize access to higher intensity activities by
the scale and type of the proposed development taking locating such activities on well-connected roads or
into consideration the surrounding urban context. close to public transport;
Completeness
Understanding the surrounding context is an important
of Community • Provide the size and types of public open spaces to
step in ensuring successful master plan development.
serve all residents of the development;
The master plan design should respond to and
complement the surrounding land uses and facilities • Connect public open spaces with existing or planned
and the wider transport and existing road network. open space networks to maximize their efficiency;
Ease of This will help to optimize the placement of new uses • Align mid-block passages and entries with existing
Movement
and facilities and hence support existing ones ensuring pedestrian routes; and
maximum benefits within the confines of a connected
block. • Consider maintaining legibility to enable people to
intuitively read and use space.
Applying the following principles will help to ensure
Quality of Life
& Wellbeing that the proposed urban form provides good amenity
and safe interfaces between infrastructure corridors
and adjacent land uses and optimizes the use of
development assets:
Flexibility & • Provide land uses and facilities that are missing or
Adaptability lacking in the surrounding neighborhood;
• Promote multi-functionality and duality of use. For
example, allow a school’s amenity area to be used in
the evenings and weekends by the local community;
Viability &
Robustness
Efficient Use
of Resources
Figure C.1: Consider context when allocation land uses, facilities and pedestrian network
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Master Planning Guidelines
A coherently phased development requires certain During the site analysis, it is essential to assess, identify
elements of a master plan to be delivered at key and explore ways to incorporate natural features. For
stages. Phasing should ensure a logical and coordinated example, a site’s existing trees, vegetation and animal
Completeness Completeness
of Community delivery that supports the planning and sustainable of Community habitats should be incorporated into a master plan’s
development of the site. For instance, providing design. Considering the site’s topography to minimize
adequate levels of utilities, community facilities and the need for cut and fill will reduce the costs and lessen
services at an early stage will allow for the delivery of the adverse impact to the environment.
self-sufficient and resilient developments at every stage
Similarly, maximizing catchment and utilization of
Ease of of the development’s life cycle. Environment
Movement & Nature infrastructure during planning reduces the adverse
As such, it is essential to consider the limitations and impacts on the environment and conserves natural
opportunities of existing and planned infrastructure and areas for habitat and ecological functions.
their impact on the viability of the phasing strategy.
Promoting walkability and creating a transit-oriented
Quality of Life Efficient Use development supports in conserving energy and
& Wellbeing of Resources
improving air quality.
Phase 1
Moreover, to promote local biodiversity, water,
and energy conservation, it is recommended to use
sustainable and environmentally friendly landscaping,
Flexibility & such as native or naturalized vegetation, and green
Adaptability
infrastructure features, such as planted drainage
swales. In addition to their benefits to the environment,
such features will enhance the quality of life and create
a unique and natural experience for all.
Viability &
Robustness Phase 1
Efficient Use
of Resources
Figure C.2: Ensure facilities or access is provided within the first phases
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Master Planning Guidelines
Table C.1: Community facilities recommended to be co-located Figure C.3: Efficient use of land in co-located community facilities
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Master Planning Guidelines
*
the waterfront
Commercial
Basement
Figure C.4: Connecting open spaces to context Figure C.5: High-rise buildings next to villa development
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Master Planning Guidelines
C.7. Shading
Efficient Use
of Resources
Figure C.6: Urban grid in line with wind direction Figure C.7: Massing in line with wind direction No shading
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Master Planning Guidelines
It is essential to consider the level change across a site, Using colonnades provides shade for pedestrian routes,
especially its impacts on building frontages and other supports the smooth transition and connectivity
access points. For example, focusing on the frontage between private and public spaces and contributes to
Architectural Architectural
Quality design for a building with access points at varying levels Quality creating active frontages.
without consideration to the potential impacts on other
To maximize their efficiency, colonnades should
access points, may result in undesirable access design
be continuous and allow for multiple entry points
such as through a basement parking or inaccessible
that are not obstructed by any landscape feature or
frontages.
Ease of Ease of
vegetation. Colonnades should not be obstructed at
Movement As such, the scale and permeability of the frontage at all Movement either ends. Maintaining one level for furnished floors
levels should match the scale and role of the street or between the pedestrian routes within the colonnade
open space it faces. is recommended. If not achievable, the change in level
should be treated through the provision of accessible
Moreover, ensuring a continuous and integrated
ramps, steps or a combination of both.
Quality of Life frontage level is essential to allow for an accessible Quality of Life
& Wellbeing & Wellbeing
and walkable pedestrian environment. Avoiding long
frontages without active access points will also enhance
accessibility, maintain the vitality of the space and
increase perceived safety.
Flexibility & Flexibility &
Adaptability Adaptability
X
Commercial Commercial
Basement Basement
gh floor on X
waterfront
Commercial
Safety & Basement Efficient Use
Security of Resources
Figure C.9: Design frontages for level changes Figure C.10: Maximize colonnades allocation and design
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Master Planning Guidelines
Viability &
Robustness
Efficient Use
of Resources
Safety &
Security
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Master Planning Guidelines
Master plans should consider the technological change In order to make best use of developed structures, it In a situation where parking must be provided
and the impact of these on human behavior. For is recommended to design adaptable podium parking within either basements or podiums, podiums are
instance, the potential shift towards less car ownership heights. the recommended option. Podiums help create a
associated with the take up of automated vehicle continuous building edge that defines the street,
This should enable the conversion of parking spaces
technology and hence reduced parking needs will especially when combined with retail or other active
to alternative uses such as offices, retail spaces and
impact master plans. Ultimately it is likely that there will frontages. Additionally, adaptive podiums can be more
residential units. The following factors, should be
be less parking demand and hence master plans should easily converted to usable spaces than basements.
considered when designing flexible parking:
be flexible in this regard.
This can also be applied to separate parking structures
• Provide minimum clear height as required for an
Taking that into consideration, it is recommended which can be located in proximity to the activities they
alternative use;
to design parking structures with the ability to be support. If designed properly, these structures can be
converted to serve other uses when demand for • Avoid slanting floors that serve as ramps; easily re-purposed to serve other uses in the future.
parking declines. While empty surface parking can be • Use simple column grids; and
reallocated to other land uses, parking podiums would
be more difficult to re-use if built strictly to parking • Design slabs with larger structural capacity.
height standards.
Habitable floor
Parking
Figure C.14: Re-purpose parking structures
Figure C.12: Future proofing podiums Figure C.13: Prioritize podiums before basements for parking allocation
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Master Planning Guidelines
In order to promote inter-modal connectivity and the Setting up the strategic integration measures allows
enhancement of the passenger experience aboard the for the localized measures to be identified. For the
public transport system, it is recommended that the key local integration, the manual provides a methodology
Completeness
of Community principles outlined in the Dubai Transport Integration to define routes, route types and local measures to be
Manual (DTIM) are followed. applied to routes.
The manual prescribes the road-map to achieve Different route types are made up of a range of
integration at both strategic and local levels. components of design treatments and requirements
Ease of The strategic integration tool captures the land uses including land use and development, footway zones,
Movement
and transport facilities across the site and assesses micro-climate, signage and wayfinding, and the
these in the context of different transit nodes and land provision for cyclists and local buses.
use importance and density. For instance, some of the An example of the resulting integration strategy for the
mandatory elements for a medium density site close to mock-up master plan is illustrated in Figure C.14.
Quality of Life a transit node include:
& Wellbeing
• Develop “Transit Oriented Development” within the
site;
• Provide public transport within site;
Flexibility & • Provide Park and Ride facilities for public transport;
Adaptability
• Reduce parking provision; and
• Apply DTIM local integration analysis and provision.
Viability &
Robustness
Safety &
Security
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Master Planning Guidelines
A Route
Site Boundary
Metro
This type provides a safe, shaded and level route with
clear definition of space and a separate cycle path Tram
provision. This type is used to connect metro to bus and Ferry
other modes; integrates key attractions, and provides Office
for delivery of cycling links ideally integrating to Dubai Mosque
cycling master plan network. School
A Route
B Route B Route
C Route
This type provides the same level of safety and comfort
as the A route (above), though without a separate
cycle path, and forms the basis of a high-quality
pedestrian priority environment. This type is used to
connect metro to bus and other modes; integrates key
attractions.
C Route
0 25 50 75 150 250 m
Q
168
Figures and Tables
169
D. Appendicies Heading
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Master Planning Guidelines
List of Figures
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Master Planning Guidelines
List of Figures
172
Master Planning Guidelines
List of Figures
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Master Planning Guidelines
List of Figures
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Master Planning Guidelines
List of Figures
Figure 9.3: Example 2 of plot guidelines plan (building with podium) 109
Figure 9.5: Example 1 of plot development guidelines building section (villa) 110
Figure 9.6: Example 2 of plot development guidelines building section (building with podium) 110
Figure 9.8: Example 1 of plot development guidelines axonometry (Villa) 111
Figure 9.7: Example 2 of plot development guidelines axonometry (buildings with podium) 111
Figure 9.9: Example plot development guideline for a building with podium 114
Figure 9.10: Example plot development guideline for a building without podium 115
Figure 9.11: Example plot development guideline for a villa 116
Figure 9.12: Example plot development guideline for a big-box building 117
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Master Planning Guidelines
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Master Planning Guidelines
List of Tables
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Master Planning Guidelines
List of Tables
178
For Further Information
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T +971 800-4-DDA
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dda.gov.ae