VOLUME MASAR

02 DEVELOPMENT
DESIGNER’S MANUAL

DECEMBER 2020
 MASAR
DEVELOPMENT
MANUAL
VOLUME 02:
DESIGNER’S
MANUAL

This document should be read in conjunction

with the other three Development Manuals
for MASAR Project.

The Development Manuals shall be subject to

change as deemed necessary by Umm Al
Qura for Development and Construction
Company - MASAR developer. Umm Al
Qura for Development and Construction
Company - MASAR developer shall reserve
the full rights to change and update the
content of the Development Manuals. It shall
be the responsibility of the Plot Owner to
obtain the latest updated version of the
Development Manuals from Umm Al Qura
for Development and Construction
Company - MASAR developer.

All references to UAQ within the manuals

shall refer to “Umm Al Qura for
Development and Construction
Company - MASAR developer”
Quality Information

Document Reference Prepared For

Development Manual Volume 02: 19-4782-MP00 Umm Al Qura
Designer’s Manual (Final)

Prepared By Date Reviewed By

InSite December 2020 Salam Alkhori

Shipra Narang

Revision History

Revision History Revision Date Details

Development Manual Volume 02: September 2020
Designer’s Manual (Final)

Development Manual Volume 02: November 2019

Designer’s Manual (Draft)

Authorised Name Position

Chris Fannin Managing Director

This document has been prepared by InSite for the sole use of our client (the “Client”) and in accordance with generally accepted consultancy
principles, the budget for fees and the terms of reference agreed between InSite and the Client. Any information provided by third parties and
referred to herein has not been checked or verified by InSite, unless otherwise expressly stated in the document. No third party may rely upon
this document without the prior and express written agreement of InSite.
 00
TABLE OF
CONTENTS
1. Executive Summary 09
2. MASAR Development
Vision & Principles 15
3. Development Manuals
& Design Review 23
4. Design Guidelines 31
5. Design Parameters 187
6. Glossary & Abbreviation 203
7. Appendix 215
01
EXECUTIVE
SUMMARY

1. Introduction
2. Document Purpose
3. Document Structure
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

1. INTRODUCTION
MASAR Development is envisioned to MASAR Development’s vision,
become a self-sustained life- style they overlap in many areas and
destination, encompassing various intersect in presenting different features
project components such as housing, of the master plan. All four will
retail, office clusters, exhibit the same template,
medical clinics, landscaping foundation, regulatory basis,
and internationally branded and glossary and master plan principals
operated hotels all supported by a high- while focusing on different aspects.
capacity transport systems that can These four documents complement
satisfy the increasing demands of each other and seek to provide legible,
visitors and pilgrims. straightforward information tailored
towards different users and audiences.
To create this unique sense of
community and to ensure all distinct Volume 01 is written primely in the
areas within the master plan are interest of prospective sub- developers
planned, designed and built up looking to invest in MASAR
to high quality standards, Umm Development, whereas Volume 02 and
Al Qura, the Master Developer, Volume 03 are designed to assist and
assembled four (4) Development familiarize consultants and contractors
Manuals to address all issues related to with all the design regulations and
the plot development within MASAR
Development: THE FOUR VOLUMES
construction process required for SHARE THE SAME VISION,
any plot development within MASAR UNIFIE D REGUL ATORY
Volume 01: Owner’s Manual Development. Volume 04 will provide BASIS, ONE SOLID
Volume 02: Designer’s Manual regulatory information FOUNDATION YET EACH
to ensure that the development SERVE A PURPOSE
Volume 03: Contractor’s Manual complies with the regulations AND ADDRESS A
Volume 04: Regulatory Manual set by the master developer and SPECIFIC AUDIENCE!
provide guidance to the various
governmental authorities involved in
As the four volumes seek to establish the approval process. Please refer to
the built environment guiding Volume 04 chapter 03 for detailed
framework in-line with information regarding the development
manuals package.

14
 MASAR PROJECT
DEVELOPMENT MANUAL

2. DOCUMENT
PURPOSE
A. THE PURPOSE framework, that will easily enable the
design consultants identity find the
The purpose of this document is to
required regulations associated with their
highlight MASAR’s Design Principles
building typology within the MASAR
to inspire and guide Design
overall master plan.
consultants to create world class
architecture and add value to the overall Designers and consultants are
MASAR Development Master plan. strongly mandated to fully get
acquainted with the development
package including, the complete
This document will provide essential
development manuals, individual plot
guidelines and regulatory clear
sheet, applicable codes, etc.
instructions to the future design
consultants and architects of the MASAR C.WHY IS THIS DOCUMENT
buildings to safeguard the MASAR NEEDED?
original vision and realize its urban
distinctive identity and design principles. The manual will clearly convey the
Through providing a set of regulations mandatory Regulations and the Design
governing the built environment, this Recommendations for the Designers and
volume will answer technical queries Consultants to follow in order to capture
about the plot’s development envelope, the visionary essence of MASAR and
massing, permitted use, setbacks, ensure implementing its principles,
coverage, etc. as per proposed building without hampering creativity in design or
typology tailored carefully to address restricting originality. The document will
project’s building envisioned design. also provide useful information about the
development procedure, approving
B. HOW TO USE THIS DOCUMENT? entities, design stages and the associated
deliverables.
Across 7 chapters, this document provides
just enough information to guide the D.WHO SHOULD USE THIS
design process in the right direction. The DOCUMENT?
design guidelines will include narrative,
sketches, and diagrams to provide This technical handbook is essential for
articulate and comprehensive directive to the design consultants, architects,
the design consultants. An essential landscape architects and engineers
element of this manual is the proposed involved in the design of development
typology building plots within MASAR.

15
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

DOCUMENT STRUCTURE FOR

VOLUME 02

01. EXECUTIVE 02. MASAR 03. DEVELOPMENT

SUMMARY DEVELOPMENT MANUALS & DESIGN
VISION & REVIEW
PRINCIPLES
1. Introduction 1. Project Overview 1. Development Package

2. Document Purpose 2. Introducing Umm Al 2. Compliance with

Qura Codes
3. Document Structure
3. MASAR Development 3. Development Process
Principles Overview Walkthrough summary

04. DESIGN 05. DESIGN 06. GLOSSARY &

GUIDELINES PARAMETERS ABBREVIATIONS
1. Chapter Overview 1. Design Parameters 1. Glossary
A. General Overview
Design Guidelines 2. Abbreviations
B.Plot Wise Typology 2. Hydrological Impact
Guidelines Study

2. Architectural Articulation 3. Traffic Impact Study

Overview 4. Pedestrian Network
A. General Architectural
Guidelines 5. Proposed Public
B. District Architectural Transportation
Guidelines
6. Security and Emergency
3. Infrastructure Strategy
07. APPENDIX
Requirements
7. Crowd Management 1. Plot Sheet Sample

16

3. DOCUMENT
STRUCTURE
This document is comprised of 7 main
sections: Executive Summary, MASAR
Development Vision & Principles,
Development Manuals & Design Review,
Design Guidelines, Design Parameters,
Glossary & Abbreviations and the
Appendix.
The first section, 01. EXECUTIVE
SUMMARY, provides a general overview
of the Development Manual’s package
and purpose along with the specific
intent of this manual and its proposed
structure and content in alignment with
the intended users’ needs.
The second section, 02. MASAR
DEVELOPMENT VISION & the character areas. The final section
PRINCIPLES, provides a broad
project insight highlighting the MASAR
Development, its background and vision
in general. It also provides an
introduction about the UAQ mission,
establishment and location. It
demonstrates the interrelationship of the
4 volumes of development manuals and
how these volumes complement each
other while serving a specific purpose.
The third section, 03. DEVELOPMENT
MANUALS & DESIGN REVIEW,
provides a useful walk-through of the
design process covering approving
entities, respective general roles,
development process and general code
compliance requirements. This section
underscores the “Development
Package” as one
consolidated suite composed of
different elements all essential
to the development of MASAR’s
development plots.
The fourth section, 04. DESIGN
GUIDELINES, starts with general
guidelines applicable to all of the
development plots. In the first
section it provides a proposed Plot Wise
typology framework based on
MASAR PROJECT
DEVELOPMENT MANUAL
plot layout and character areas. It
moves on to a more detailed section
that provides useful technical
regulations to the design consultants per
typology, while referring to the
Individual Plot Sheets for other
specific requirements. The detailed
guidelines to the plot wise typologies
cover aspects such as the massing,
permitted land use, ground floor land use,
setbacks, coverage, building height, street
frontage, parking, etc. Following the plot
wise typologies,
architectural guidelines section
provides necessary recommendations
to guide the architectural expression of
the development buildings in line with
covers the Infrastructure
requirements and provides a
summary of the guidelines and
requirements applicable to MASAR
building plots from a servicing and
utilities perspective.
The fifth section, 05. DESIGN
PARAMETERS, provides information on
specific design parameters that need to
be considered during the development
process of plots within MASAR. These
design parameters are generated by
results drawn from extensive studies
carried out for MASAR Development as a
whole. These studies include Traffic
Impact studies, Crowd Management
Study, Safety and Security Strategy, Waste
Management Strategy, Public Realm
Study etc to name a few.
The sixth section, 06. GLOSSARY &
ABBREVIATIONS, provides definition of
the used technical terminology
throughout the document.
The final and the seventh section, 07.
APPENDIX, provides the sample of the
individual plot sheet for reference and a
list of the relevant documents to be
referred.
17
02
MASAR
DEVELOPMENT
VISION &
PRINCIPLES

1. Project Overview
2. Introducing Umm Al Qura
3. MASAR Development
Principles Overview
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

THE ULTIMATE DESTINATION

Situated strategically between the 3rd
Ring Road to the west and Jabal Omar
Development to the east, MASAR
Development covers roughly a length
3.65 km with an average width of 320
1. PROJECT
OVERVIEW
Overseen by Umm Al Qura (UAQ) as the
Master Developer, and spanning over
124.7 ha of cleared slum land, MASAR
Development will act as a blueprint for a
vibrant new city centre

“
meters. It is a comprehensive urban offering 205 plots for development and
development that is conceived with an investments. With an overriding
aspiration to become one of the most pedestrian-friendly strategy, MASAR WE WANT, AS THE SAUDI
prestigious streets in the Middle East. Development is a key part of delivering PEOPLE, TO ENJOY
KSA’s forward thinking and global vision THE COMING DAYS AND
Envisioned to become a western gateway CONCENTRATE ON
for a sustainable approach that befits our
to Al Haram, the grand Boulevard, DEVELOPING OUR SOCIETY
time.
MASAR’s core component will become a AND
pivotal corridor for pedestrians A suite of development manuals has DEVELOPING OURSELVES AS
comprising of hotels, offices, residential been prepared to exhibit the master plan INDIVIDUALS
apartments and lively retail activities. vision and to translate it’s principals into AND FAMILIES WHILE RETAINING
“
a set of regulations and guidelines tailored OUR RELIGION AND CUSTOMS.
towards the users.

- MOHAMMAD BIN
SALMAN

20
 MASAR PROJECT
DEVELOPMENT MANUAL

MASAR DEVELOPMENT STRATEGIC LOCATION WITHIN MAKKAH

4TH RING
ROAD
N 3RD RING
ROAD JABAL AL
NOUR

1ST RING
ROAD
JAMARAT
AL-HARAM BRIDGE

2ND RING
ROAD

JABAL
THAWR

MOUNT
AARAFAT

LEGEND

MASAR Development

A UNIQUE EXPERIENCE

21
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

UMM AL QURA HEADQUARTERS LOCATION IN MAKKAH

UAQ HQ
Location within
MASAR KING
ABDULLAH
Development MOSQUE

3RD RING HARAMAIN

ROAD STATION

UMM AL QURA BRANCH OFFICE LOCATION IN JEDDAH

Abdullah Aba Al Khayl St

AL MUKMAL TOWER, 06TH

FLOOR, PRINCE SAUD AL
Al Urwah Al Wuthqa St

FAISAL STREET, P.O BOX 16786,

MAKKAH 21955 SAUDI ARABIA
Al Wamdah St

Prince Saud Al Faisal St

22
 MASAR PROJECT
DEVELOPMENT MANUAL

2. INTRODUCING
UMM AL QURA
UAQ DEVELOPMENTS IN MAKKAH THE MAKING OF UAQ
Umm Al Qura Company for Development Umm Al Qura for Development and
and Construction UAQ is considered one of Construction Company was established as
the most prestigious national Saudi a closed joint stock company imposed
companies that implements major by resolutions of The Saudi Ministry of
development project in Makkah. The Commerce and Industry No. (163 / s)
company is engaged in the development dated 27.04.1433 H (21/03/2012).
and construction of MASAR Development
in Makkah, owning real estate in the
region, developing them into
organizational plots, managing,

UMM AL QURA investing, selling and leasing them,

and carrying out all necessary works
for construction, reconstruction,
maintenance, demolition and survey
works.
The project is privately owned by UAQ
whose shareholders are both from the
private and public sectors. Envisioned as
one of the largest and most significant
urban development projects in the
region, MASAR strives to improve the
quality of life for Makkah residents and
visitors, offering various public spaces,
retail, commercial, cultural centers and
tens of thousands of hotel and residential
units.
UAQ will be developing a number of
plots throughout the whole development.

23
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

3. MASAR
DEVELOPMENT
PRINCIPLES
OVERVIEW
As any other iconic project, MASAR P4. DIVERSE LAND USE
Development adopts a set of urban
Featuring a diverse land use catering to
principles and design guidelines that
the pilgrims needs and visitor’s
have influenced its vision, spatial
anticipation
arrangement, offering and urban
expression. These principals act as P5. PEDESTRIAN ORIENTED
overarching strategies guiding the FRAMEWORK
evolution of the project from mere
sketches and illustrative diagrams all Creating a pedestrian-oriented
the way up to fully constructed environment respectful of pilgrims’ needs
and movements experience
projects. These strategies can be derived
from the project’s context, visionary P6. DYNAMIC SKYLINE
framework and project’s physical and
social characteristics. Below is a summary Creating an appealing, dynamic skyline
of MASAR Development main planning framing the Boulevard, the
guiding principles: development’s centerpiece from both
sides
P1. GATEWAY TO HOLY CITY
P7. ENGAGING PUBLIC REALM
Cherishing the historic site’s background
Promoting an active, bustling and
and capitalizing on religious assets.
attractive public realm that is fully in sync
P2. THEMED AREAS with the vehicle-free boulevard vision
Establishing character zones and themed
design toolkit to unify the P8. COMPREHENSIVE CIRCULATION
MASAR DEVELOPMENT, THE
FRAMEWORK
GATEWAY TO THE HOLY CITY
Promoting efficient and different
general MASAR Development
transportation methods between
ambiance while highlighting zone each
integrated and circulation systems.
unique experience.
For furtheranddetailedunderstanding of
P3. URBAN FRAMEWORK MASAR Development principles, refer to
Adopting a vibrant urban framework to Volume 01 Chapter 02.
set up the nucleus of a new emerging
center and destination in the holy city.

24
 MASAR PROJECT
DEVELOPMENT MANUAL
MASAR DEVELOPMENT AS A
COMPREHENSIVE URBAN SETTING
N Q
LEGEND

Main Entrance for MASAR

Development
Gateway Buildings

Active Buildings

Plaza Plots First Ring

Plazas Road
Gateway to AlHaram
AlHaramain Station
Package A Retail
Uninterrupted Pedestrian
Mall located at
Plazas
1BN-03 & 1BS-03
Boulevard Leading to Al
Haram Plaza
General Services Uninterrupted
Pedestrian Plaza, Road
Shopping Centers
intersections at lower
Roads level

Mosque Civil Defense

Uninterrupted
Pedestrian Plaza, Road
intersections at lower
level
Plaza
Clinic
Police
Station

King
Abdullah
Mosque

Plaza

School

School
Uninterrupted
Pedestrian Plaza, Road
intersections at lower
level
Plaza

Package D Mall
Haramain Station
located at Podium of
3BN-03 to 3BN-11 &
3BS-04 to 3BS-12.

Gateway to
Boulevard

25
03
DEVELOPMENT
MANUALS
& DESIGN
REVIEW
1. Development Package
2. Compliance with Codes
3. Development Process
Walkthrough summary
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
a. DEVELOPMENT MANUALS
To ensure an adequate translation of
MASAR’s iconic vision and planning
principals into world-class creative,
mature, applicable, safe, sustainable and
responsible building design, the four
development manuals shall be used in
conjunction with other documents. While
these manuals address many aspects of
the development process, they do not
provide all-inclusive information to cover
all aspects of the design realm. Therefore
a “Development Package” composed of
different elements and components
described in following pages will act as
one consolidated guideline to MASAR’s
development plots’ design. This package
will include the four development
manuals, individual plot regulation
sheet, sale agreement and finally a list of
supplementary useful background
previous studies.
28
b. PLOT SHEETS
1. DEVELOPMENT
PACKAGE
a. DEVELOPMENT MANUALS
A package of four volumes providing
essential information about the design
regulations and the design process across
the different phases of the building
design from the plot purchase to the
completion of the building’s construction.
The Development Manuals includes 4
volumes; Owner’s Manual, Designer’s
Manual, Contractor’s Manual and lastly
Regulatory Manual.
b. PLOT SHEET
A sheet that provides detailed and specific
set of information for a specific plot. The
specific information includes, permitted
land use, ground floor use, allowable
GFA, setbacks, coverage, building height,
street frontage, parking, plot access, etc.
The individual plot sheet provides an
essential summary of specific regulations
for a certain plot in line with its
location within MASAR Development
layout.
 MASAR PROJECT
DEVELOPMENT MANUAL

c. SUPPLEMENTARY DOCUMENTS d. LAND SALE/LEASE AGREEMENT

LAND TRUSTAGREEMENT

THIS LAND TRUST AGREEMENT is made this day of 20 ,

by and between

, Grantor and Beneficiary,

(hereinafter referred to as the "Beneficiaries", whether one or more), and

, TRUSTEE of the
LAND TRUST (hereinafter referred to as the "Trustee", which designation shall include all
successor trustees).

WHEREAS, the Beneficiaries are about to convey or cause to be conveyed certain real
property to the Trustee, and

WHEREAS, the Trustee has agreedt oaccept such conveyance and hold the real property
in trust under the terms and conditions set forth below.

NOW, THEREFORE, the parties, intending to be legally bound hereby, agree as follows:

1. TITLE. The trust created by this instrument shall be known as THE

LAND TRUST.

2. OBJECTS AND PURPOSES OF TRUST. The purpose of this trust is for the
Trustee to take and hold title to the property conveyed to the Trustee and to preserve the same
until its sale or other disposition.

The Trustee shall not undertake any activity which is not strictly necessary to attainment
of the foregoing objects and purposes, nor shall the Trustee transact business within the meaning
of applicable state law, or any other law, nor shall this Land Trust Agreement be deemed to be, or
create or evidence the existence of a corporation, de facto or de jure, or a Massachusetts Trust, or
any other type of business trust, or an association in the nature of a corporation, or a co-
Project No: 600070
partnership or joint venture by or between the Trustee and the Beneficiaries.
3. TRUST PROPERTY. The Beneficiaries are about to convey or cause to be
BUILDING SIGNAGE conveyed to the Trustee in trust certain real property as described more particularly in Schedule
N ovem ber 18
N ESM A & PAR T N ER S

KING ABDUL AZIZ ROAD DEVELOPMENT PROJECT KING ABDUL AZIZ ROAD "A" attached hereto and made a part hereof. This property, together with any property later
& Advertising SECURITY & EMERGENCY STRATEGY

(KAAR) added to the trust, shall be designated as the "Trust Property". The Trustee will hold the Trust
GOVERNANCE POLICY MAKKAH-KSA Property according to the terms and conditions of this Land Trust Agreement for the purposes,
terms and conditions contained herein until such time as all of the Trust Property has been sold or
MetroTaifun® AWCS
otherwise conveyed, or until this trust has been terminated. The Trustee shall maintain a list of
the Trust Property, which shall be designated as Schedule "B" under this Agreement.

PROJECT NO. A076440

Plot Owner’s Design

DOCUMENT NO. KAAR-COW-P W-FD -P W I-FZ S-RE P -G EN -5 0 51 0
VERSION 01
DATE OF ISSUE 08-11-2018
PREPARED DK/RH/NA
CHECKED MAK
APPROVED MAK

KAAR-COW-PW-FD-PWI-FZS-GEN-50510-01 D
Manual M A S A R Jl_ _ _ --L.,,111 1

J l.o.c\) I9 0.'.0ii11 U1JiilI (0 I mJUI

c. SUPPLEMENTARY DOCUMENTS • Site wide Security Emergency

Strategy
This package includes useful studies
carried out for MASAR Development. • Waste Management Report,
While the Development Manuals are
• District Cooling Report and
based on these studies, consultants are
encouraged to refer to these studies for • Facility Management Report
further detail or to cover a specific
query. The Supplementary Documents
include the following but are not limited Moreover, UAQ will provide an FTP site to
to; download relevant design reports,
drawings, and documents. A summary
• MASAR Guidelines Book 1: Planning of the necessary supplementary
Guidelines and MASAR Guidelines documents shall be available in Volume
Book 2: Architecture Guidelines 2, Chapter 05 under Design Parameters.
• Public Realm Report
• Hydrogeological Impact Study.
• Geotechnical Interpretative Report.
d. LAND SALE/LEASE AGREEMENT
• Traffic Impact Study
It is a legal document that outlines the
• Crowd Management Report
terms of a real estate transaction. It
• Building Signage & Advertising defines the bundle of rights for the
Governance Policy purchase/ lease of a plot or a building.

29
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
2. COMPLIANCE
WITH CODES
The regulatory standards as set forth in
this manual and other volumes of the
development manuals do not
supersede or replace any of the
applicable statutory codes and bylaws
of Makkah Region Development
Authority MRDA or any Replaced
Regulatory Authority as the main
regulatory Authority for this project, and
the Makkah Municipality of KSA. These
statutory codes and laws take precedence
in all cases EXCEPT where this
development manuals / Plot Sheet set out
specific planning and urban regulations
and architecture theming guidelines and
requirements. In this case, the specific
MASAR regulations, guidelines and
requirement must be adhered to.
30
COMPLIANCE
UAQ will not be involved in any
compliance with codes and should not
dictate it. Sub-developers, general
contractors, subcontractors, suppliers,
architects, engineers and other design
professionals shall ensure code
compliance and may all be held liable for
building deficiencies and failure to meet
statutory code requirements.
Saudi Building Code’s Violations
The Saudi Building Code must be adhered
to Penalties, prescribed under the Saudi
Building Codes’s Violations List
promulgated by the Ministerial decision
No. ( 4121 / ‫ ع أ‬/ ‫ ق‬/ 39 ) dated
14/10/1439 H (corresponding to 28 June
2018) as amended by Ministerial decision
No. 00080 dated 6/3/1443H
(corresponding to 12 October 2021), shall
be imposed by the relevant authority in
case of violating any of the provisions or
technical specifications set under the
Saudi Building Code Application Law
promulgated by Royal Decree No. M/43
dated 26/04/1438H (corresponding to 25
January 2017), or its implementing
regulations promulgated by
Administrative Decision No. 1213Q/AP/39
dated 14/10/1439H (corresponding to 28
June 2018) or any further amendments.
 MASAR PROJECT
DEVELOPMENT MANUAL

MASAR DEVELOPMENT

31
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

UAQ & REGULATORY AUTHORITIES

MRDA or any Replaced

UMM AL QURA UAQ MAKKAH MUNICIPALITY AMANAH
Regulatory Authority

3. DEVELOPMENT
PROCESS
WALKTHROUGH
SUMMARY
The purpose of this section is to provide schemes of the Holy City, providing
all the users of the manual especially plot compliance review of the design with
owners, designers and other consultants a reference to the approved master plan.
clear guidance on the development
process and MASAR Development design • Holy Makkah Municipality
procedure. (Amanah): Amanah will be
The Regulatory Authorities and local responsible for the entire
authorities that will oversee this process Regulations Compliance
include the following three main entities: review of all the design process
documentation. The following
flowchart provides summarized
• Umm Al Qura (UAQ): UAQ will be information about each stage of the
responsible to review the Planning design process along with the
Regulations guidelines and the required design package submission
aesthetic aspect of the design. per stage.
Composed of architects and design
experts, UAQ team will act as the Please refer to the detailed
custodian of the original design Development Process Walk-through in
vision and the concept. the Design Review Guide Summary in
Volume 4, chapter 04 (pages 30 - 49).
• Makkah Region Development
Authority (MRDA) or any Replaced
Regulatory Authority : MRDA or any Please refer to the detailed information
Replaced Regulatory Authority will be regarding the stage wise checklist and
responsible for ensuring that all the sample letters in the Appendix in
designs follow the strategic plans Volume 4, Chapter 07
and regional development (pages 74 - 85).

32
 MASAR PROJECT
DEVELOPMENT MANUAL

1 PRELIMINARY 2 CONCEPT 3 DETAILED 4 PRE- ISSUING OPERATION

REQUIREMENTS DESIGN STAGE DESIGN STAGE PERMIT

STEP 1.1: STEP 2.1A: STEP 3.1: STEP 4.1:

Developer Signing Developer Receiving Developer Action Umm Al Qura Approval
Development Development Packages Submission of Detailed
Agreement with UAQ (Regulations & Design Drawings
Guidelines)
STEP 2.1B:
Developer Action:
Submission of Concept
Design Drawings

STEP 2.2: STEP 3.2:

Umm Al Qura Approval Umm Al Qura Approval

STEP 2.3:
STEP 3.3:
MRDA or any Replaced
Regulatory Authority Approval Amanah Approval

STEP 2.4: STEP 3.4:

Amanah Approval Amanah Issuing of
Building Permit, copy
to be sent to UAQ

Pre Design Design Post Construction

- Umm Al Qura (UAQ) will be responsible to review the development regulations guidelines and aesthetic aspect of the design. Composed of architects and design experts,
UAQ team will act as the custodian of the original design vision and the concept. UAQ will not be involved in any compliance with codes and will not dictate it. This is a
liability under the plot owner / consultant / contractor job..

WALKTHROUGH SUMMARY

33
 04
DESIGN
GUIDELINES

1. Chapter Overview
A. General Design Guidelines
B. Plot Wise Typology Guidelines
2. Architectural Articulation Overview
A.General Architectural
Guidelines
B.District Architectural
Guidelines
3. Infrastructure Requirements
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
AERIAL VIEW FROM BOULEVARD TO GATEWAY BUILDINGS
This section seeks to translate the
project’s principles and inspiring vision
into a set of general guidelines and
specific regulations.
It will provide regulatory guidance and
design regulations to the future
architects, designers and consultants of
the building’s design. This volume of the
development manuals has been prepared
to support the Plot Sheet that will be
issued to each future plot owner.
This section of this volume will be broken
into 2 main parts as follows:
GENERAL GUIDELINES
These guidelines are generally applicable
to all 205 buildings within the MASAR
project irrespective of its location within
the master plan. These guidelines provide
general direction to ensure good design
and general quality.
36
PLOT WISE/ BUILDING TYPOLOGY The plot’s owner/ developer and his
REGULATIONS consultants must adhere to the approved
master plan regulations / guidelines, Saudi
These guidelines will be generally
Building Codes and any related official
applicable to specific building’s or plot
governmental authorities' requirements.
typology across the MASAR layout. These
He is responsible for matching these
specific guidelines provider direction to
regulations with the project development/
specific buildings compatible with its
design submission and project
location within the development.
construction/ execution. Any conflict,
The purpose of these guidelines is to discrepancies or violations to these
maintain the image of the regulations shall impose penalties as per
the Saudi Building Codes’ Violations List.
development and to achieve the desired
quality thereof thus, shall be strictly
complied with. The guidelines are
intended to promote good urban design
and will be enforced through the design
process review.
Plot owners must demonstrate
compliance with the guidelines
to ensure smooth acceptance of their
proposals and granting of the appropriate
development permits.
 MASAR PROJECT
DEVELOPMENT MANUAL

1. CHAPTER
OVERVIEW

A. GENERAL B. PLOT WISE

DESIGN TYPOLOGY
GUIDELINES GUIDELINES

37
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

AERIAL VIEW FOR MASAR BOULEVARD

A. GENERAL
DESIGN
GUIDELINES
All building works must meet all local • Innovative sustainable building
required and applicable building codes, design is Required. Buildings shall
submissions, approvals and permits. have a carefully considered identity
and appearance, reflecting the
• All designs submitted as part
character spirit and cultural
background of
of the statutory approvals procedure
MASAR and Makkah with modern
will be required to demonstrate
and contemporary building
conformity to the ideal which is
techniques.
intended to unify the whole
development and to establish clear • Buildings should create at the
identity and distinctive character. pedestrian and street level a high-
quality public and private landscape
environment. Building design shall
• Aesthetically pleasing
encompass all structures on site,
developments of high quality
including those for maintenance,
shall be created, which harmonize
storage and servicing.
with the environment and local
cultural traditions.

38
 MASAR PROJECT
DEVELOPMENT MANUAL

A1. MASSING A2. TRANSITIONAL A3. BUILDING A4. BASE

STRATEGY SKYLINE STRATEGY HEIGHTS STRATEGY STRATEGY

A5. BUILDING BODY A6. LEVEL A7. PLOT A8. SUSTAINABLE

STRATEGY DIFFERENCE FRONTAGES DESIGN
STRATEGY

A9. ON-PLOT A10. BUILDING A11. LIGHTING A12. ACCESS

LANDSCAPE SIGNAGE STRATEGY STRATEGY
STRATEGY

A13.UNIVERSALLY A14. SERVICE & A15. MECHANICAL

ACCESSIBLE PARKING STRATEGY EQUIPMENT STRATEGY

39
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

PROHIBITED DESIGN APPROACHES REQUIRED DESIGN APPROACHES

d.
a.

Roof Top (Crown)

b.

Body

Stand Alone Tower (Not Allowed /

Prohibited)

b.

Setback

c.

Base

Big Box over Podium (Not Allowed / A Sample of Stepping (Required)

Prohibited)

All buildings within MASAR b. Big-boxy monotonous massing that

development shall mainly comprise of a
Base element and a Body element
complemented with a rooftop (Crown)
structure. This will support better massing
composition and will lead to a better
definition of the building’s elements. To
support this massing strategy, the
following guidelines shall be applied:
a. All buildings shall include a Base and a
Body on top. Freestanding towers are
prohibited.
does not integrate stepping is prohibited.
A1. MASSING
This means that the Body element of STRATEGY
any building shall be set back from the
Base or podium element.
c. Building design to maintain an
appropriate scale at street level
through introducing appropriate
stepping strategy to the Base element.
d. Mechanical penthouse functions shall
be integrated into the design of the Body
element.

40
 MASAR PROJECT
DEVELOPMENT MANUAL

NON BOXY, NON MONOTONOUS FACADE

41
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
EXPRESSION LINE
The expression line is based on the
mandatory setback above the middle
building Body element. Within
MASAR, the mandatory expression
line is set at a maximum of 10 floors and
a minimum of 6 floors for all buildings.
These horizontal façade expression lines
are encouraged to promote consistency
and continuity across the MASAR
development. Two main expression lines
take place along the frontage:
e.The Lower expression line that is
above the podium of the Base element
and shall take place between G+3 for node
building and G+2 for other buildings
within the MASAR project.
f.The Upper expression line that is above
the middle Base and shall take place
between G+6 and G+9
g.Note: Exemptions shall be made on
special buildings to promote the
creation of signature pieces of
architecture within the master plan.
FLOOR SETBACKS:
Floor setback shall be introduced in
alignment to the expression line as
follows:
h.All buildings shall allow for a
minimum of 3m stepping to be
maintained on the upper floors to create
a clear distinction for each of the building
elements.
i.It shall be mandatory for all stepping to
be contained within the building
envelope as defined below.
42
BUILDING ENVELOPE:
Building envelope is the three-
dimensional area within which
the buildings shall be permitted.
The envelope shall be defined by
minimum setbacks, mandatory built- to
lines, and height restrictions.
j. Within the envelope, the Design
Consultants shall have the freedom to
break the massing to achieve the
intended character and vision, as long as
they are within the mandatory build to
lines and the envelope.
k. Details on the setbacks, Build-to- lines
and heights shall be defined for each plot
based on the individual plot sheet.
BUILD-TO-LINES:
These are mandatory alignments for
buildings that allow the MASAR
development achieve consistent
expression lines along the primary roads.
This shall also allow for appropriate
enclosure and activation of public realm
between the buildings where they
combine to form a common plaza.
l. It is mandatory for at least 80%
facade along the build to line to be
abutting this alignment . This is done in
order to promote flexibility for the Design
Consultants .
m. The Design Consultants are
free to interpret these with deeper
recesses or projections to improve
building mass character and skyline as
long as the build-to-plane remains
predominantly legible.
 MASAR PROJECT
DEVELOPMENT MANUAL

EXPRESSION LINES IN MASAR BUILDINGS

j.

f. Upper Expression line

e. Lower Expression line

l.

h. 3m setback for the tower and

podium from the road

43
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

BUILDING BODY
Breaking the building body to produce an interesting
massing is encouraged

Crown: Roof level Crown upper plane

• Possible Mechanical Bulkhead
• Plant & Mechanical Services
• Roof Terraces
• Shading Devices

q. Top tier upper plane

Penthouse
• Residential
• Residential Ancillary Uses

q. Middle tier upper plane

Body (Upper floors)

• Residential
Upper Tower

f. Middle Tower : Upper Expression Line Middle Tower

• Max. 5 floors allowed to
protrude to plot limit

• Residential, Residential
Amenities and Possible
Mechanical Floor

Lower Tower
Lower Tower r. • Mandatory 3m setback from
podium to define mass and
expression line

• Opportunity to create terraces

etc............

• Podium range is G+2 to G+3

e. Podium: Lower Expression Line across the whole Master Plan

• Lobby, Service Area, Parking and

Residential Ancillary Uses

Lower Podium

• Lower Podium appears when

there is a level difference on
the plot (mostly in Zone 1)

• Number of floors is dictated by

level difference

BUILDING BASE
Height Range G+6 to Max. G+9

44
 MASAR PROJECT
DEVELOPMENT MANUAL

SPECIAL BUILDINGS

g.
N Q

1NN-18
Next to
Pedestrian
Bridge
1SS-11
Next to
Pedestrian
Bridge
MANDATORY SETBACKS:
Mandatory setbacks have been defined 1BS-12
for the MASAR development keeping in
mind the overall
pedestrian flow and connectivity to 2SS-04
the boulevard. These setbacks shall allow Next to
for multiple elements such as passages, Pedestrian
2NN-01
Underpass
plazas, and utilities running within the
plot. These also contribute towards the
definition of the building base allowing for
an articulated base plan.
n. Mandatory setbacks shall be applied
when defined areas within the private
plot have a no-build policy (for a specific
height).
STEPPING GUIDELINES
2SS-14
To encourage and support a human Next to
Pedestrian
2NN-07 For
scale-friendly design, stepping Underpass
Visibility from
the North
strategy shall be applicable to Road and
all buildings across MASAR proximity to
the tunnel,
development. By stepping down in Serves
heights towards the boulevard, the Boulevard
Plaza
building’s design will not only foster
2BN-17
human interaction but will also lead to a
better massing composition and
interesting forms. 3NN-03
Next to
Podium Setback shall be followed but Pedestrian
not exceeding the maximum plot Underpass
podium coverage. Therefore, all buildings 3SS-
06 For
shall integrate stepping at each couple of Access
floors leading towards the top of the to the
Mall from
building. To support this stepping
strategy, the following guidelines shall be Haramain
applied: 3NN-12 Station

LEGEND

Special Buildings

45
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

STEPPED MASSING (VERTICALLY AND HORIZONTALLY)

o.

q. Body

p. Base

46

STEPPED MASSING IN THE BOULEVARD
o.Stepping shall be applied to all
elements of the building: Base, Body and
Crown.
p.Stepping at the podium level shall
appropriately respect the human scale at
the street level.
q.Building stepping shall put emphasis on
creating building tiers. These shall be in
alignment with the expression lines on
the boulevard as well as the roadside.
r.All podiums shall allow for a mandatory
3m setback considered for two levels
above the podium in order to establish a
distinct character and identity within the
development.
s.Building setbacks and separations shall
be utilized at the base to provide visual
stimulation and interest along the
boulevard for a great pedestrian
experience.
t.Stepping at the Body level shall be
multiple and applied on different sides of
the building to deliver a unique profile for
each building within the MASAR
development.
MASAR PROJECT
DEVELOPMENT MANUAL
u.The massing of the building Body tier
shall setback from roads and step down
towards the Boulevard.
v.Towers (Building Body Element) shall
allow for 2-3 stepping depending on the
location and type of the building.
w.Horizontal setback within the building
mass shall be no less than 3m to create
usable spaces and a visually distinct
massing across the building tiers.
These elements have been defined to
regulate the form and ensure a better-
defined volumes. They shall form the
basis of all volumetric composition and
massing exercises for all buildings across
the MASAR development.
47
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

NORTH-SOUTH TRANSITION

d.

Stepping Stepping Stepping

towards the towards the towards the
street street street

Human Scale

A2. TRANSITIONAL
SKYLINE STRATEGY
To ensure achieving an interesting and To support this transitional scale strategy,
dynamic skyline for the the following guidelines shall be applied:
MASAR development, a transitional
a.Transition in scale shall be applied either
skyline strategy shall be applied. This
east-west or a north-south, where the first
transitional strategy shall be integrated in
will be applied to the Sides of the
both elements of the building Podium
building and the later to the overall
and Tower.
building heights.
The proposed transition in scale can
b.East-west transition in building’s sides
either be in an east-west transition along
shall be proportional to the building
the sides of buildings and or on a north-
height itself as well as the adjacent
south transition along the overall height
buildings.
of buildings. In line with this, the east-
west transition shall be generally c.East-west transition shall create a
proportionate to the height of buildings balanced variation of the sides of the
applied to accentuate the hierarchy of buildings to accentuate nodes along the
the plazas and the skyline. development such as plazas and
landmarks.
As such, a balanced variation in building
heights as well as in stepping along the d.North-south transition shall be
west and east facades of the buildings will respectful to human scale at pedestrian
be achieved. level.
As for the north-south transition it will
mainly be required to preserve the human
scale at the pedestrian level. This shall be
achieved through appropriately stepping
down the buildings towards the
boulevard and roads and stepping up the
buildings towards the skyline. This
transition promotes an increased view
angle and will enhance the visual
experience within MASAR.

48
 MASAR PROJECT
DEVELOPMENT MANUAL

EAST WEST TRANSITION

c.
b. N Q

Heights of Towers Maximum facing The Holy Mosque

b.

Heights of Towers Maximum facing King Abdullah Mosque

b.

Heights of Towers Maximum Haramain Station Circled Zones is where the heights pick
up.

49
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

GENERAL BUILDING HEIGHTS REQUIREMENTS

f.

Max height 4.5 m

Max height 4.5 m

In order to achieve the desired c. Design of tall buildings shall

transitional scale and the dynamic skyline promote appropriate slender form
A3. BUILDING
strategies mentioned in previous pages,
d. Design of tall buildings shall
HEIGHTS STRATEGY
regulations on building’s heights shall be
promote strong visual
applied. In general, MASAR feature
different range of building heights effect identifiable from different areas
between within MASAR
6 to 32 utilized floors according to
typology, location within development e. Design of buildings shall be in
and proposed land use. compliance with Massing, Stepping and
Transitional Skyline Strategy as illustrated
Design Consultants shall follow the in previous pages.
allowable height limit as specified in the
Plot Sheet for the individual plot. To f. Typical Floor-to-Floor maximum height
support building’s heights strategy for all is 4.5 m.
buildings within MASAR, the following
guidelines shall be applied:
a. Specific building heights
requirement per any plot shall be in
compliance with height regulations listed
in Plot Sheet.
b. The individual Plot Sheet will provide
the maximum permitted building height
for each plot, in addition to the inclusions,
exclusions and exact height for the
Podium and Tower elements of each
building.

50
 MASAR PROJECT
DEVELOPMENT MANUAL

BUILDING HEIGHTS MAP

b. BUILDINGS WITH APPROPRIATE SLENDER FORM

N Q

N Q

c. TALL BUILDINGS WITH VISUAL IMPACT

d. BOULEVARD VIEW

LEGEND

1-9 Floors

15-19 Floors

20-24 Floors

25-29 Floors

30-32 Floors

51
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

BASE IS MANDATORY HUMANIZING PODIUM

Body

Base

Further, to massing and stepping

strategies mentioned previously,
a base strategy to regulate the
built form shall also be integrated within
An example of Humanizing Podium A4. BASE
the design of all buildings of the MASAR STRATEGY
master plan. The base strategy shall
accentuate the massing and stepping
strategies and will provide further
detailed regulations. Due to the influence
of the base on the building’s design at a
Blank Podium ( Prohibited)
pedestrian level, podium and basement
design regulations shall be specified
under several design parameters as
follows:
GENERAL REGULATIONS
a.Base elements shall be mandatory to all Articulated Podium ( Required)
the buildings across MASAR in
accordance with the massing strategy.
bases for adjacent buildings and the
These shall include the Lower Podium,
transition from one section of the street
Podium, Lower Tower as well as the
elevation to another.
Middle Tower .
e. Design Consultants shall refer to
b.Allowable number of podiums and the
individual Plot Sheets. The maximum
associated levels shall be decided based
allowable base height/ podium height
on the variation in site’s ground levels,
(per Plot Sheets) shall be adhered to in
building location and typology.
order to create consistency and
c.The building base shall reflect the continuity of the street façade
architectural style chosen for the
f. Podium Setback shall be followed but
development, while also maintaining a
not exceeding the maximum plot podium
different articulation than the tower
coverage in each zone.
above in order to create interest and
variety in the built form.
d.The design of the base shall take into
consideration the character and style
of podiums and buildings

52
 MASAR PROJECT
DEVELOPMENT MANUAL

BASE ELEMENTS

a.

Middle Tower

Lower Tower

Podium

Lower Podium

53
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

PODIUM FACADE TREATMENT

Podium facade treatment facing the boulevard

g. Stepping of podium/recessing and

projection of podium

c. Reflects the architectural style o. min 3m setback from all rads to d. Consistency of street
chosen for the District/Typology allow for Landscape and Public facade
realm

podium facade treatment facing the north/south road

54

6m
f.
G + 6 to 9
Floors
8m
BASE: LEVELS AND HEIGHT
f. The Building base shall vary
between Ground+6 to 9 floors in
order to maintain expression lines across
the master plan.
g.Lower Street Podium shall be
considered only where significant level
differences are experienced within the
plot (mostly in District 1)
h.The number of floors within the Lower
Street Podium shall be dictated by the
level difference within the plot.
i.The following floor to floor heights shall
be applicable for the Lower Street
Podium, in order to maintain a coherent
façade strategy:
1. The ground floor shall be a
maximum of 8 meters from the
boulevard level.
2. First floor shall be 6 meters and the
second floor onwards shall follow a
floor to floor height distribution of
4m.
j. The Upper Street Podium/Podium shall
be Ground+3 floors for node building and
Ground+2 floors for other buildings.
MASAR PROJECT
DEVELOPMENT MANUAL
k.The ground floor height for Upper
Street Podium shall be considered as
double height along the street side as
well as the boulevard side with a
minimum of 7m for the entire master
plan.
l.The floor to floor height of the podium
shall be shorter at 4m compared to the
height of the typical tower floor 4.5m,
which allows the podium to be unique,
well-identified and to exhibit a strong
presence within the master plan.
m.Middle tower floors (up to 5 floors)
shall be allowed to extend up to the plot
limit as long as the overall building base
does not exceed the stipulated G+ 9 floor
limit.
Design consultants are obliged to
adhere to specific regulations pertaining
to the base covering setback, allowable
built zone, allowable maximum
coverage,
allowable maximum height in the
individual Plot Sheet.
55
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

MINIMUM SETBACKS BETWEEN BUILDINGS

p. Refer to individual plot

sheets for setback details

Boulevard

Podium 1 Podium 2 Podium 3 Podium 4

6m
Plot Line 3.0m 0m setback
q.
Road o. allowable at the Emergency
common plot line Corridor
Plan
edge.
-Minimum setbacks from boulevard will need to be
referred from individual plots sheets

- Minimum setback from the road side is 3m

PODIUM SETBACK o. Overlooking Boulevard: The

podium setback from the boulevard shall
It is important to regulate the interface
vary for plots depending on the location
between adjacent plots to ensure a
of the plot. 3m Setbacks are
continuous pedestrian flow within the
not required if the plot is overlooking the
building base, and a consistent massing
boulevard unless a mandatory setback is
at a holistic level. These regulations are
indicated. To ensure defining the massing
mandatory and shall be applied to all
envelope along the boulevard, creating
plots within the development. As an
hierarchy in spaces and allowing for a
overall strategy for all plots, a mandatory
continuous podium connection, the
setback is stipulated from all vehicular
design consultant shall refer to the
roads in order to derive the podium
Individual Plot Sheets for permitted
footprint.
setbacks.
n. Overlooking Roads: The required
p. Adjacent Plots: No setback is required
setbacks for the Podium shall allow for a
for plots sharing common plots lines
minimum of 3m from all Roads, which
unless a mandatory setback is indicated
will be used for landscape and
within the Individual Plot Sheet.
enhancement of public realm.

56
 MASAR PROJECT
DEVELOPMENT MANUAL

PODIUM SETBACKS FOR IRREGULAR PLOTS IRREGULAR PLOTS

r. 3m setback required from

the road. N Q

Refer to individual
Road plot sheets for
3m 3m setback details
Irregular Irregular Irregular Irregular Irregular Irregular Irregular Irregular Plot
Plot Plot Plot Plot Plot Plot Plot

For the plots along the Project site No mandatory setback between
boundary, ensure 3m mandatory podiums in adjacent plots
setback before rationalizing
extents of podium
Indicative Diagram only

q.Plot Boundary: For irregular shaped

plots at the edges of the development,
where the edge is jagged and includes
many vertices, back podium setback (at
plot boundary edge) shall abide by the
minimum 3m setback. It is
recommended that podium setbacks
from the jagged master plan edge shall be
rationalized to increase efficiency. A
continuous back- podium between plots
shall improve the road quality and
activate the frontage ensuring a better
visibility for the MASAR development.
r.Podium setbacks as indicated in the plot
sheet shall be followed but not exceeding
the plot podium coverage by each zone.
s.Podium design shall be in accordance
with the Fire and Life Safety Strategy
regulations and requirements. Refer
Supplementary Study for further
information.

LEGEND

Setback area
Podiums on irregular plots

57
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

PODIUM FOOTPRINT AND COVERAGE IN MASTER PLAN ZONING

y. Zone 03 Zone 02 Zone 01

Maximum Maximum Maximum
Coverage Coverage Coverage
70% 70% 80%

PODIUM BUILT ZONE y. Podium maximum coverage shall vary

based on the location of the plot within
t. Podium built zone shall be
the MASAR development.
determined by applying the mandatory
setbacks for each plot based on its z. In general, there are 3 allowable
location within the MASAR master plan. percentages governing the maximum
allowed coverage of the podium’s
footprint. These percentages are based
u. Design Consultants are obliged
on the 3 character Zones. Closer to the
to adhere to specific podium’s
Holy mosque, a higher the plot coverage
regulations covering setback,
allowed. The maximum allowable
allowable built zone, allowable
coverage shall respond to density of each
maximum coverage, allowable
zone with maximum percentage values of
maximum height in the individual Plot
80%, 70% and 70% applied respectively
Sheet.
to Zones 1,2 and 3. In some cases the
PODIUM FOOTPRINT AND allowable lot coverage can go up to a
COVERAGE maximum value of 85% for the 18 mall
plots only.
v. Podium footprint shall be
determined by applying the mandatory aa. Design Consultants shall be
setbacks for each plot based on the
location with the MASAR master plan. obliged to adhere to specificpodium’s
regulations covering setback,
w. Podium footprint shall be located allowable built zone, allowable
within the boundary of the built zone. maximum coverage, allowable
maximum height in the individual Plot
x. The extent of the podium footprint Sheet.
shall adhere the allowable coverage.

58
 MASAR PROJECT
DEVELOPMENT MANUAL

PODIUM ACTIVE FRONTAGE

ac. Boulevard Frontage: Active usage

percentage of the frontage is
minimum of 60%
Min Recess ai.
Boulevard
Depth 10m

Podium Footprint Podium Footprint

Plot Line

Road
ac. Road Frontage: Active usage
percentage of the frontage is
minimum of 40%

PODIUM ACTIVE FRONTAGE ag. The podium active frontage shall be

comprised of two main parts, a
ab. All podiums shall allow for an active
continuous frontage and a recessed
frontage. The active frontage is defined as
frontage.
the active and visible part of the podium
from the overall length of the podium ah. The maximum and minimum
along the boulevard and adjacent roads. allowable percentage values for the
uninterrupted continuous frontage shall
ac. The regulations governing the active
be determined based on the building’s
frontage part of the podium shall be
location within the MASAR master plan.
subject to the location of the building
within MASAR development. ai. The maximum and minimum
allowable percentage values for the
ad. The minimum allowed percentage for
recessed frontage shall be determined
the active frontage values shall be
based on the building’s location within
between 40% to 60% for the street edge
MASAR development.
and the boulevard. These values shall be
determined based on Design Consultants are obliged to
adhere to specific podium’s regulations as
the building’s location within MASAR stated in the specific building typology
master plan. wise guidelines.
ae. Buildings bases shall ensure In addition to this, Design Consultants are
alignment for the podium across the obliged to adhere to specific
road in terms of retail frontage continuity
as well as shaded walkways at the ground podium’s regulations covering
level. This shall be applicable not only to setback, allowable built zone,
the boulevard side but also to the street allowable maximum coverage,
side frontages. allowable maximum height as
stipulated in the individual Plot Sheet.
af. Plots consisting of a Lower Podium
Level (primarily in District 1), the ground
level frontage along with the street side
shall be considered as an active frontage.

59
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

STEPPED MASSING (VERTICALLY AND HORIZONTALLY)

w. Projected
facade for
podium.

aa
Podium Active
Frontage

BASEMENT am. A vehicular entrance access to

the first basement level shall be
aj. All buildings shall allow for
separately dedicated.
basement provision.
an. Design Consultants are obliged
ak. The basement permitted use is to
to adhere to specific basement’s
cater for the underground parking for the
regulations covering setback,
individual plots. In some cases, basement
allowable built zone, allowable
space can be used for shared lobby areas.
maximum coverage, allowable
al. The allowable number of basement maximum height, and vehicular
floors shall be based on the parking access to first level of basement in the
requirements of the building and subject individual Plot Sheet.
to the location of the building within the
ao. Design Consultants are obliged to
MASAR development.
adhere to all building codes
applicable to car parking lots and
basements.

60
 MASAR PROJECT
DEVELOPMENT MANUAL

GATEWAY BUILDINGS

61
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
Further, to massing and stepping
strategies mentioned previously for the
Base element of the building, a tower
(building Body element) strategy to
regulate the tower’s-built form shall also
be integrated in all buildings design within
MASAR. The tower strategy shall
accentuate the massing and stepping
strategies and shall provide further
detailed regulations. Due the significance
of the tower element on the building’s
design, general tower design regulations
shall be specified under several design
parameters as follows:
GENERAL REGULATIONS
a.All towers shall be comprised of 2 parts:
Middle Tower and Tower Top across
MASAR master plan. Middle tower shall
function as transitional part between the
podium and the Tower Top. The Tower
Top shall function as the right end to the
building in line with the proposed
dynamic skyline strategy.
b.The overall height of the tower
including the above-mentioned tower
parts shall vary according to
the building’s location within MASAR
development.
c. All tower elements shall allow a
minimum of 2-3 stepping in its massing in
accordance with the expression lines. The
stepping
requirement to the tower massing
is subject to the building’s location within
MASAR master plan.
d. All tower element proposed stepping
shall adopt an appropriate human scale.
62
e.The minimum tower stepping depth A5. BUILDING BODY
shall be no less than 2 meters.
STRATEGY
f.Building towers shall reflect the
architectural style chosen for the
development, while also maintain
different articulation than the podium
below in order to create interest and
variety in the built form
g.Balconies and terraces (Kharjahs) shall
be used to enhance the architectural
interest and character specifically within
the front facades so as to capitalize on the
development views.
h.Recessing and protruding parts of the
building shall be adopted to create
articulation of the tower’s mass and
composition.
i.Design Consultants shall be obliged to
adhere to specific tower’s regulations as
stated in the specific building typology
regulations.
j.Design Consultants are obliged to
adhere to specific tower’s regulations
covering setback, allowable maximum
height and allowable number of floors in
the individual Plot Sheet.
k.Tower floor plates shall be highly
articulated especially along the front
building faces.
l.All tower articulation shall be in
accordance with the Plot
Wise Typology and District-wise
architectural articulation mentioned in
this chapter under sub-sections 02
Architectural Articulation and 01.B. Plot
Wise Typology Guidelines.
 MASAR PROJECT
DEVELOPMENT MANUAL

BUILDING BODY ELEMENTS

a.

Crown: Roof level

Crown upper plane

Upper Tower
Top tier upper plane

Middle tier upper plane

63
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

BUILDING BODY STRATEGY

a.

Crown upper

Crown: Roof
plane

level
c. 2 - 3 stepping in the q.

upper plane
massing

Top tier

building’s location & typology)

Building Body
(Height varies depending on
Upper Tower
h. Recessing &
Protruding to create
mass articulation

Middle tier upper

plane
g. Balconies and
Terraces to enhance
architectural interest

e. Minimum Stepping
Depth 2m

64
 MASAR PROJECT
DEVELOPMENT MANUAL

TOWER SETBACKS

MINIMUM SETBACKS BETWEEN BUILDINGS

-Minimum setbacks
15m
n. between tower and
the common plot
15m line is 7.5m
15m -Minimum
setbacks from
boulevard will
need to be
referred from
individual plots
sheets

-Minimum setback
from the road side is
3m

-Minimum gap
between two
towers is 15m.

Perspective of Four Towers

p. Refer to individual
Boulevard
plot sheets
n.
7.5m 7.5m

Body Footprint Body Footprint

7.5m 7.5m
Plot Line
3.0m
Road m. 3 m setback
from road

Plan of two Adjacent Plots

TOWER SETBACK p. Design Consultants are obliged to

adhere to specific towers’ regulations
m.All tower elements of the buildings
covering setback, allowable maximum
across MASAR shall allow for a minimum
height, and allowable number of floors in
of 3 meters setback from all roads.
the individual Plot Sheet.
n.All tower elements of the buildings shall
q. No wall shall be left unfinished, UAQ
allow for a minimum of 7.5 meters
reserves the right to request plot owners
setback from common plot lines. This will
to provide appropriate finishing interface
allow for maintaining a 15-meters buffer
between adjacent plots, even after the
between adjacent buildings’ towers.
development has been completed.
o.Design Consultants are obliged to
adhere to specific tower’s regulations as
stated in the specific building typology
regulations.

65
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

TOWER HEIGHTS REQUIREMENTS SERVICE FLOORS

t. v.

Crown

Max height 4.5 m Upper

Tower

20-32 Floors
1 service
Max height 4.5 m
floor for
towers 20- Middle Tower
30 floors

Lower Tower
TOWER HEIGHT y. Roof top equipment shall be creatively
integrated with the tower design to allow
r. The height of the tower element shall
for the right building top finish.
range between 12 and 28 floors subject to Podium
the location of the building within the z. The maximum allowable height for
MASAR development. the roof top equipment shall not exceed Basement
10 meters.
s. The overall number of floors (building
height) for the tower shall exclude aa. Design Consultants are obliged to
technical floors, general service floors, adhere to specific towers’ regulations w.
Crown
correction, and basement floors as well as covering setback, allowable maximum
all dinning spaces and praying floors. Plot height, and allowable number of floors in
specific building heights information the individual Plot Sheet. 2 service
floors for
as well as the list of exclusions shall be as towers above
per the individual plot sheet . 30 floors Upper
CROWN DESIGN Tower

t. The floor to floor height of the tower
shall be taller than the height of the
typical floor of the podium element,
which allows the podium to be unique,
well-identified and to exhibit a strong
presence within the master plan.
20-32 Floors
ab. All tower buildings within MASAR shall
allow for a proper crown design.
Articulation of roof planes is required to
soften building mass appearance and
create an interesting skyline. Middle Tower

u. The floor to floor height of the typical
tower floor shall be at a maximum of 4.5
meters.
v.All building towers shall allow for
service floors. The number of service
floors shall vary according to the overall
building’s allowable height.
w.Towers exceeding 20 floors shall allow
for a minimum of 1 service floor.
x.Towers exceeding 30 floors shall allow
for a minimum of 2 service floors.
ac. The design of the crown shall be
compatible with the design and shall
provide a proper finish to the tower.
ad. The design of the crown shall be an
integral part of the building’s design and
shall be in compliance with the individual Lower Tower
zone’s regulations where the building is
located. This means that the crown’s
allowable height, massing and material
shall be in compliance with the building’s
zone’s design guidelines. Podium
Basement

66
 MASAR PROJECT
DEVELOPMENT MANUAL

CROWN DESIGN PARAPETS DESIGN

ag aa Crown

Upper
Tower

Middle Tower

Parapets well
designed to hide all Lower Tower
rooftop structures

Podium

ai
ai

ae. The crown’s proportions shall be ah. Podium rooftops may be utilized to
based on the first building developed allow for public amenities such as kids
within Node Points across the play area, outdoor open spaces
development
ai. Where private rooftop open space is
af. Pergolas and parapets are provided, it shall not overlook into
permitted and are to be fire resistant adjacent properties. Parapets or solid
screening shall be used to prevent views
ag. Pitched roofs, classical pediments, and
into adjacent properties.
excessive cornice ornaments are not
permitted.
ah. Parapets shall be mandatory to all
flat roofs to provide safety and
concealment of roof slab or any MEP
equipment.

67
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

LOWER AND UPPER EXPRESSION LINES

Upper
Expression line

Lower
Expression line

As plots within District 1 feature different
levels sloping ether towards Holy Kaaba or
down towards the road from the
boulevard, a level difference managing
strategy is proposed to ensure a friendly
pedestrian transition in MASAR. As such,
the following key regulations shall be
applied:
a.The building’s design shall promote a
continuous Lower Expression Line as well
as Upper Expression Line with minimum
staggering. For further details on these
expression lines refer to section A1.
b.Stepping shall be encouraged,
nevertheless 50% of the podium upper
plane shall be abutting to the LEL/UEL.
c.Stepping within the LEL or UEL shall be at
1 or 2 floors interval.
d.The building’s design shall promote
ensure that the LEL or UEL are consistent
in particular for the strategic buildings
bordering a plaza or adjacent to a
development anchor.
e.The building design shall be encouraged
to promote uniform base height between
interfacing plots. The first built plot shall
be used as reference for neighboring
plots.
f.The building design shall consider that
the maximum building height shall be
measured from the common plot line.
The LEL might stagger 1 to 2
floors above and below the common plot
line as demonstrated in figure f.
g.The building design shall allow for A6. LEVEL
absorbing the level difference along all
the Boulevard plots to realize a smoother
DIFFERENCE
transition. STRATEGY
h.The building design shall comply with
the recommended plot alignment strategy
shown in figure f & h.
i.The building design shall allow for
podium retail, arcade and shading
elements to be harmoniously considered
in support of an active edge along the
Boulevard.
j.The building design shall promote
stepping down towards adjacent
community.
k. The building design shall promote
façade activation along the Boulevard as
well as the roadside where ELE steps
down to foster a better human interface.
l. The building design shall employ
carefully-tailored stepping of outdoor
connections.
m. The building base should step down
towards the road following the level
difference between the boulevard and
the road. The aim is to absorb the level
difference between the boulevard and
the road, in order to reconcile the
massing articulation across the plots.

68
 MASAR PROJECT
DEVELOPMENT MANUAL

LEVEL DIFFERENCE STRATEGY

Lower Expression Line can stagger 1 or

f
2 floors above and below across the Common plot
Common plot
adjacent plots line
line

Lower Expression
Line (LEL) Podium
Podium

Existing
Gradient
Level
Plot 1 Plot 2 Plaza Plot 3 Plot 4

Plot 1 Plot 2 Plaza Plot 3 Plot 4

Boulevard

LEVEL DIFFERENCE STRATEGY

h Common plot Common plot Common plot

line line line

Podium
Lower
Expression Podium
Second Floor Second Floor
Line (LEL)
First Floor
First Floor
Ground Floor Ground Floor
Existing
Gradient
Level Plot 1 Plot 2 Plot 3 Plaza Plot 4 Plot 5

Plot 1 Plot 2 Plot 3 Plaza Plot 4 Plot 5

Boulevard

69
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

CROSS SECTION INDICATING LEVEL DIFFERENCE STRATEGY

Lower Expression Line

Building
Stepping

Public Plaza

Upper Expression Line

Special Building

j
l
e
i

j
k

LEGEND
Plot Boundary

Podium
No-Built Zone Mandatory

Arcade Recommended

Arcade

70
 MASAR PROJECT
DEVELOPMENT MANUAL

REQUIRED / PROHIBITED DESIGN APPROACHES

Road Side
a.
c.
Tower
Tower 01 TowerF0o3otprint

Plot Line
Boulevard

Tower 02 Tower 04

A7. PLOT
FRONTAGES
Road Side

-Tower 01 & Tower 02 follows the

guidelines strictly.

-Tower 03 approach Prohibited. It does

not follow the below guidelines. The
Tower is not designed parallel to the
linear boulevard.

-Tower 04 approach Prohibited. It does

not follow the below guidelines. The
Podium is not designed parallel to the
linear boulevard.

The linearity of the development is c.The Tower element shall follow the
emphasized by the building’s Podium orientation which will be parallel
orientations, primarily the podium to the plot layout.
element of the building which will
d.For frontages along the Boulevard not
provide the appropriate framing edge to
more than 40% of the primary frontage
the boulevard, roads and public spaces.
shall contain non active uses or blank
To support appropriate building
walls along the boulevard.
orientation, the following guidelines shall
be applied: e.Design consultants while deciding
facade treatments shall take into account
a.Podiums shall be sited in parallel to the
the respective plot frontages as shown on
boulevard or the adjacent roads.
page 66 in addition to the District wise
b.An appropriate percentage of the design guidelines
Podium element facing the boulevard shall
be considered to be set back from the
boulevard. This setback shall be used to
create pocket plazas along the length of
the boulevard.

71
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

LINEAR BOULEVARD e. PLOT FRONTAGES

a. Road Frontage
N Q

-Road facing Balconies are

indicative/optional to open
up the views

-It is recommended to
provide facade features to
suggest continuity of the
boulevard ground floor
treatment and provide
harmony with the building
grid

Boulevard Frontage
d.
-The ground floor edge of
the plot facing the
boulevard shall be the
primary active frontage.

-Not more than 40% of

the primary frontage shall
contain non active uses or
blank walls along the
boulevard

-Choice of materials and

the design of active
frontages shall be to
maximise transparency

-Boulevard facing recessed

balconies are recommended

Side Frontage

-Building frontages towards

public open spaces shall
consider transition between
road levels and Boulevard
levels

-Side facing balconies are

indicative/optional

LEGEND
Road Frontage
Boulevard Frontage

Side Frontage

72
 MASAR PROJECT
DEVELOPMENT MANUAL

LEED CERTIFICATION

a.

SAUDI GREEN BUILDING CODES

b.

Committed to delivering quality and

A8. SUSTAINABLE value in all aspects of the design, MASAR
DESIGN is aspiring to set precedent in
sustainable design and responsible
development. Sustainable design
measures, environmental solutions,
energy conservation, waste reduction and
efficient consumption are all overarching
guidelines that were embedded in the
MASAR master plan and are envisioned to
be translated in the building design as
well. Promoting green building design is a
world-wide responsibility and a worthy
noble goal that MASAR development
have embraced. Sustainable building
SUSTAINABLE DESIGN
design depends upon the successful
integration of technical knowledge and
creative problem solving to create c.
structures compatible with their
respective environments. The

challenge for the designer is to achieve

the highest attainable levels of
sustainability, durability, longevity, and
quality of materials-all of which serve to
enhance sense of place. In its broadest
sense, sustainable design seeks to
minimize the adverse environmental
impact of the built environment by
enhancing efficiency and economy in the
selections of materials, the use of energy
and allocation of land resources.

73
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

MINIMIZING HEAT ISLAND EFFECT

d.

FACADE PASSIVE DESIGN

e.

Therefore, to support this sustainable

deign ambition, the following guidelines
are recommended:
a. Promoting creative sustainable design
solutions to minimize energy and water
consumption to landscape areas within
plot boundary

b. Minimizing Heat Island Effect through

TOWER DESIGN & MASSING
the use of light and reflective surfaces,
softscape and shading structures
f.
c. Passive design measures to lessen
reliance on MEP equipment and
installations. Building façades shall be
designed primarily to avoid solar gain.
d. Appropriate shading structure that
shall be integrated with the tower design
and massing strategy.

74

PRIVATELY-OWNED PUBLIC SPACES
a. C.
To establish the guidelines for a
spectacular public realm experience
A9. ON-PLOT worthy of MASAR’s significance, value
and prominence, a public realm design
LANDSCAPE strategy is created to realize the MASAR’s
vision and tie all of the project’s
elements together. To ensure harmony
between the design of the MASAR public
realm
and the landscape within individual
tower building plots the following
guidelines shall apply:
a.The on-plot landscape works shall be in
compliance with MASAR Public Realm
Strategy. Design consultants shall be
obliged to refer to the MASAR Public
Realm Strategy to ensure compliance of
all landscape works with the limits of
individual plots
b.All plots overlooking the MASAR
Boulevard shall adhere to the Boulevard
Public Realm Concept Report in terms of
landscape design, furniture and palette to
ensure a unified pedestrian experience
along the Boulevard
MASAR PROJECT
DEVELOPMENT MANUAL
ON-PLOT IDENTIFIED LANDSCAPE
ISLANDS
Some small landscape islands have been
identified within the private boundaries of
some plots overlooking the boulevard.
These islands:
c.Be used to create interesting variations
d. Serve as an orientation guide
e.Might adopt one unified organic form or
multiple ones
f.Might be used as pure landscape area
g. Might include water feature
h.Might be paved and used for retail kiosk
or street furniture
i.Shall be clearly demarcated using metal
plaques embedded in the pavement
j.Shall have triangular plaques inserted at
the corners of the plot boundary in the
case of corner plots
75
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

FINE PAVING INTERMEDIATE PAVING

C. m.

k.Shall have square plaques marking the q.The on-plot landscape works shall vary
extents in the case of normal plots according to the location of the plot
within the master plan. The on- plot
l.Shall have rectilinear long plaques
landscape works shall follow the public
marking the extents in the case of special
realm design guidelines for the building
plots
respective zone.
m.Are encouraged to feature a
r.The landscape design for all tower
combination of granite, concrete and cast
building plots shall be an integral part of
stone as paving material
the design of the building. It shall be
n.Are encouraged to feature interesting employed to accentuate the building
variations of tone and texture, subject to entrance and pedestrian paths.
UAQ approval
s.Landscape design shall be designed to
o.Are encouraged to feature interesting respect the proportion of the facade,
patterns ranging from simple, monolithic respect the building’s size, scale, mass,
fills to fine, intricate designs inspired by height, rhythm and sizes of window or
Islamic geometric patterns and nature, door openings.
subject to UAQ approval
p.Landscape furniture, equipment,
shading structure or any landscape fixture
shall not be permitted outside the
boundary of the plot.

76
 MASAR PROJECT
DEVELOPMENT MANUAL

POSSIBLE CONFIGURATIONS

n. o.

Landscape
Trees at grade - planters

Water feature Hard paved with carpet Hard paved with carpet
Water on- water off (hajj period) Retail kiosks - seating Prayer area

Water feature Hard paved with carpet Hard paved with carpet
Water on- water off (hajj period) Retail kiosks - seating Prayer area

77
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

POSSIBLE CONFIGURATIONS

Landscape
Trees at grade - planters

Water feature Hard paved with carpet Hard paved with carpet
Water on- water off (hajj period) Retail kiosks - seating Prayer area

ON-PLOT LANDSCAPE VARIATIONS ACCORDING TO THE PLOT LOCATION

q.
Corner plots Normal plots Special plots

Property Property Property

line line line
markers markers markers
Embedded Embedded Embedded
metal plaques metal plaques metal plaques

78
 MASAR PROJECT
DEVELOPMENT MANUAL

BUILDING SIGNAGE & ADVERTISING DOC BUILDING BASE SIGNAGE

i.

BUILDING SIGNAGE
& Advertising
GOVERNANCE POLICY

Building
Base
Signage

BUILDING BASE SIGNAGE

A10. BUILDING As mentioned previously, UAQ have
developed a signage strategy that shall be
• Shop fronts (Arcades)
SIGNAGE applied to commercial advertisement,
external and internal building signage. • Hotel entrances
STRATEGY The intent of the signage and wayfinding
• Residential entrances
guidelines is to establish identification
standards for the mixed-use building BUILDING TOP SIGNAGE
towers in MASAR. They are meant to
promote creative and innovative • Building name signage
approaches to signage that serve to • Screens
enhance the overall character of
MASAR development while discouraging MEDIA TYPE SIGNAGE
visual clutter and design incompatibilities.
The signage design for the MASAR • Spectacular Districts
development shall focus on aesthetics
along with clarity, simplicity and • Pedestrian Boulevard Districts
functionality. Signage type can vary • High Street / Road Districts
according to different zone areas,
building use or location within the
MASAR master plan and shall be subject The following section will first provide
to the approval of UAQ. The broad general signage regulations applying to
categories of signage types identified that all signage work within MASAR that will
shall be applicable to tower buildings are: be followed by specific regulations in
line of the signage categories above.

79
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

BUILDING TOP SIGNAGE

MEDIA TYPE SIGNAGE

p.
o.

IN FRONT OF
MULLIONS

HIGH VISIBILITY
DAYTIME

PERMANENT
INSTALLATION

BRANDED
SIGNAGE

Light
behind
panel
Signage
laser cut
in panel
Panel

Digital Screens
Way-finding

GENERAL BUILDING SIGNAGE c. The signage design shall be fully

REGULATIONS integrated with the building’s design. The
design, general look, material, color and
To support a proper building signage
the scale of the signage shall be in
strategy, the following regulations shall be
compliance with the building’s façade
applied:
strategy and overall tower design.
a. All advertisement signage and
d. Signage shall be designed to respect
building external and internal signage
the proportion of the facade, respect the
shall be in compliance with UAQ
building’s size, scale, mass, height,
Building Signage & Advertising
rhythm and sizes of window or door
Governance Policy.
openings.
Design consultants shall be obliged to
e. Advertising lease or product sales shall
refer to the UAQ Building Signage &
not be encouraged.
Advertising Governance Policy to ensure
compliance of all signage work. f. Signage design shall be in compliance
with the District Architectural Guidelines
b. All external and internal building explained
signage work shall be subject to UAQ
approval. in this chapter sub-section 02 while also
fully coordinated with landscape design.
g. Signage of IDB - Identification number
and name to facilitate pedestrian entry
shall be allowed

80
 MASAR PROJECT
DEVELOPMENT MANUAL

SHOPFRONT SIGNAGE RESIDENTIAL ENTRANCES

k. l.
1.5M

4M

SPECIFIC BUILDING SIGNAGE • Vertical retail arcade signage: 4m

REGULATIONS
h. Building Base Signage
The following regulations shall be applied
to all building base signage works:
The signage design shall be in compliance
with the following font types and size of
building signage:
• 4.5M (1.5mm) - Building signage
• 2.5M (0.8mm) - Residential
entrances
• 1.5M (0.5mm) - Secondary
entrances
i. Shopfront Signage:
The signage design of shopfronts
(Arcades) shall be in compliance with the
following font types and size of building
signage:
• Horizontal retail arcade signage:
1.5 m height of signage, that shall
be placed within the arcade opening
height and 1.5m width signage, that
shall be placed vertically on the
arcade opening
j. The entrance signage design
shall be allowed to use two scale
typologies. One typology or both shall be
permitted for the pedestrian
entrances. The purpose of the
entrance signage is to refer to the name
of the building or its function. The two
typologies are:
• Entrance Signage Type A (The bigger
size):
1. It shall be allowed on the
boundary wall and shall fit
within an area of 0.5square
meters.
2. This should be located at a
minimum distance of 0.25m
from the wall edge towards the
main pedestrian entrance gate.
The text height should be a
maximum of 0.8m and
minimum 0.15m to ensure
visibility.

81
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

HOTEL ENTRANCE SIGNAGE

m.

BY H I L T O N
• Entrance Signage Type B (The l. Residential Entrance Signage:
smaller size):
The signage design of hotel entrance shall
1. It shall be allowed at the min be in compliance with the following
entrance. It shall be placed 0.1m regulations:
below the IDB signage plate if
placed at the main pedestrian • As a general rule, residential
entrance signage is
entrance.
recommended to be placed at the
2. It shall also be allowed at the building base
secondary entrance- if required.
• It shall be encouraged to
The text height shall be a
incorporate the signage design
maximum of 0.3m and
within the entry canopies design
minimum 0.07m to ensure
visibility m. Building Top Signage
k. Hotel Entrance Signage: The following regulations shall be applied
to all building top signage works:
The signage design of hotel entrance shall
be in compliance with the following
regulations: • It is recommended to place the
building name signage on the
• As a general rule, hotel entrance
building body or the building crown
signage is recommended to be
to achieve better visibility
placed at the building base.
Nevertheless, optional indicative • When using screen signage, the
signage shall also be allowed at the design consultants shall be obliged
building top for the purpose of to refer to UAQ recommendations
advertising the brand or declaring in regard to screen signage. The
the entry points recommendations shall provide the
necessary information covering
• It shall be recommended to place
proposed screens’ locations and
the signage within, or on top of
other relevant details.
green walls, or using green walls
accents to accentuate the entry
through the use of different material • When using screen signage, it is
at the building base encouraged to utilize the screen
content for appropriate display of
• It shall be recommended to place the Saudi culture and traditions
the signage on blank walls when
placed at the building top
• It shall be recommended to place
the signage on glass walls when
placed at the building top

82
 MASAR PROJECT
DEVELOPMENT MANUAL

BUILDING SIGNAGE

TA R H O T

Building top
signage

Building Base
Signage

Building Base
Signage

n. Media Type Signage 3. The media signage shall be

strategically placed to avoid
The following regulations shall be
disturbing the pedestrian flow
applied to media type signage works:
4. The interactive media signage
• Spectacular district signage
shall not be encouraged due to
1. The design consultants shall be weather conditions
obliged to UAQ
• Pedestrian boulevard signage
recommendations in regard of
signage and lighting across the
MASAR master plan 1. The design consultants shall be
obliged to target 70-100m head-
2. The media signage shall be in
on sight lines between media
compliance with UAQ
pairs
recommendations in regard to
the placement, size and overall 2. The media signage shall be in
design of the signage compliance with UAQ
recommendations in regard to
the placement, size and overall
design of the signage.

83
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

BUILDING SIGNAGE

Building Top Building Base

Signage Signage
CallisonR TKL - Signage &
W ayfindin g

MID-RANG
The entrance o
be readable f
& marked wit
needs to stand
complement th

CallisonRTKL - Signage & Wayfinding

CallisonRTKL - Signage & Wayfinding

digital black-lit displays (27 pairs,

54 units, 108 screens) at either recommendations in regard to
side of the pedestrian walkway the placement, size and overall
design of the signage. It is
3. The design consultant is
recommended to employ
encouraged to incorporate the
placement of double sided
canopies in the signage works
digital black-lit displays (27
along the boulevard to achieve
pairs, 54 units, 108 screens) at
better thermal comfort.
either side of the pedestrian
4. The design consultant is walkway.
encouraged to incorporate uni-
3. It is recommended to allocate the
poles, hoarding, and other types
digital LED Billboards in 1 site
of media in the signage works in
on each the north and the south
strategic locations along the
high roads of MASAR.
boulevard
Strategically placed billboards
for road and underpass
connections are also
• High street/ main road signage encouraged.
1. The design consultants shall be Buildings’ facades Signage and
encouraged to use 50 single- Advertising boards shall be installed by the
sided digital displays on the investors or developers on the only
North and South of the MASAR selected locations only. Permissions to do
street (25 each side) or not to do, specifications, materials and
fees shall be obtained from Umm Al
2. The media signage shall be in Qura company.
compliance with U A Q

84

EXTERIOR LIGHTING STRATEGY
Preferred Exterior lighting
The lighting design of any building is a
great statement to elevate its design and
A11. LIGHTING accentuate its main elements. The
lighting design is an integral and essential
STRATEGY part of the building façade strategy that
shall be considered within its context
within MASAR. Similar to different MASAR
design strategies, the lighting design
strategy shall be also based on the 3
typical building elements: Base, Body
(Middle +Top) and Crown
Therefore, all buildings’ lighting
design shall comply with the
following:
a. Lighting design shall be in
compliance with the District
Architectural Guidelines explained
in this chapter under sub-section
02, while also fully coordinated with
overall building façade design. It shall
follow the lighting tone and mood
designated ambient of the specific
individual zone regulations
b. Lighting design shall be inspired by the
development anchor highlighted for each
zone within MASAR
c. Lighting design shall be respectful to
the holy city of Mekkah in particular within
District 1 buildings. It shall not compete
of disturb the whole ambiance of the Al
Haram
MASAR PROJECT
DEVELOPMENT MANUAL
NON-ACCEPTABLE exterior lighting
d.Lighting design for the podium and
retail base shall provide well- lit,
comfortable and non-glaring
environment
e.Lighting design for the middle and top
shall be considered secondary for the
complementary buildings to direct the
focus to Boulevard experience
f.Lighting design for special, gateway and
active buildings, shall be encouraged to
emphasize the 3 parts of the building to
facilitate orientation and alleviate these
landmark buildings
g.Lighting design shall adopt an eye-
catching design to catch visitors’ interest
and enable ease of orientation during
nighttime.
h.Lighting effects shall be utilized to
enhance architectural massing and
volumes, façade breaks and setbacks
i.Lighting design is encouraged to employ
luminance contrasts, color temperature
and lighting directions to highlight the
building’s design and configuration
j.Lighting design shall integrally consider
façade breaks, building stepping and
building setbacks
k.Lighting design of the building crown
for the landmark buildings shall be
essentially linked to its desired night
image
85
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
EXTERIOR LIGHTING STRATEGY
Preferred Exterior lighting
l.Lighting design of the building crown
element shall be utilized to facilitate
orientation and wayfinding experience
within MASAR at nighttime.
m.Creative building corner lighting design
shall be encouraged to facilitate building’s
identification and alleviate place making.
n.Lighting design shall be utilized to
emphasize entry points and enhance
their visibility for both vehicle and
pedestrian activities.
o.Lighting the deep recessed windows
shall be encouraged to accentuate the
pattern and the rhythm of the building’s
architecture.
p.Lighting design shall be encouraged to
feature backlit illuminated windows to
promote the positive notion of active
spaces.
q.Lighting design shall be utilized to
highlight canopies from reasonable
walking distance.
r.Lighting design shall smartly minimize
the visibility of untasteful fixtures. It shall
also consider maximum integration
between lighting fittings and architecture
façade design.
s.Lighting design shall be encouraged to
employ grazing light to accentuate special
textures materials.
86
EXTERIOR LIGHTING STRATEGY
NON-ACCEPTABLE exterior lighting Preferred Exterior lighting
NON-ACCEPTABLE exterior lighting
t. Lighting design shall ensure that the
illumination wont’ lead to excessive light
pollution and also won’t distract from the
message conveyed by the sign.
u. Lighting design of signs shall consider
avoiding creating hazardous glare for
pedestrians or vehicles either in a public
street or on any private premises.
v. Lighting design of signs shall be
encouraged to adopt warm colors. It is
also encouraged to adopt one
consistent color in the lighting design on
the building.
w. Lighting design shall consider
employing face illumination for wall-
mounted letters while avoiding exposing
interior light source visibility.
x. Lighting design shall be encouraged to
employ back-lit, halo-lit illumination, or
reverse channel letters with halo
illumination while avoiding exposing
interior light source visibility.
y. Flood lighting of an area on a building
to highlight its brand shall be permitted
subject to compliance with overall public
realm design and UAQ approval.
z. Internally illuminated light boxes shall
only be permitted when the light box
shape is either the whole, or an integral
part of the brand identity which the sign
represents.
 MASAR PROJECT
DEVELOPMENT MANUAL

DIFFERENT TYPES OF ACCESS

d.
Vehicular Pedestrian Entry
Entry
Road Service
Drop Off Drop Off Road

Built Built
Built

Plot Line
Zone Zone
Zone

Boulevard

Common
Pedestrian Plot Line
Entry

A12. ACCESS In order to achieve a user-friendly

pedestrian experience within
STRATEGY MASAR, clear access strategy shall be
incorporated in all buildings’ design. This
strategy will ensure achieving an easy
identification of building’s entrance and
access points that will
enhance the pedestrian activity within
MASAR. Therefore, all buildings shall
integrate clear access strategy by adopting
the following guidelines:
a. Buildings entrances shall be easily
identifiable and highly visible to provide
easy pedestrian orientation.
b. Building entrance shall be carefully
considered and creatively designed to be
easily identified. The entrance shall be
easily identified from the other buildings’
elements, in particular the podium
element.
c. Building entrance shall be emphasized
through employing architectural
elements, such us
arcades, porches, shading structures, etc.
and landscape design.
d. Some buildings shall have to allow for
two entrances. The first to service the
commercial use (retail, F&B) and second
to service the residential use (reception
and lobby).

87
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ARRIVAL EXPERIENCE AND ACCESS

88
 MASAR PROJECT
DEVELOPMENT MANUAL

PARAPET WALLS FOR ROOF DESIGN

d.

A13. UNIVERSALLY
ACCESSIBLE

In order to make MASAR development c.Ramp for differently-abled should be

universally accessible environment, all clearly identified.
building design may provide integral
design solutions to facilitate the d.Landing platforms/ramps at all building
movement of the differently abled. entrance doors is preferred to be leveled
MASAR is envisioned as a beacon and sloped only as required for drainage.
development within Makkah and it is a e.The ramp design is preferred to be an
compelling goal to set the precedent for integral part of the building entrance,
equity at all levels. podium and façade design.
To support promoting a differently- abled
friendly environment within MASAR, the
following guidelines shall be applied:
a. All buildings design is preferred to be
in accordance with stipulations in the
Saudi Building Codes and any recognized
international standards such as (The
Americans with Disabilities Act ADA) for
differently- abled access and use.

b. All buildings design is preferred to

allow for differently-abled environment
for all functions, services and accessibility.

89
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

DIFFERENT TYPES OF ACCESS

d.
Vehicular Entry

Road Service
Drop Off Drop Off Road

Built Built
Built

Plot Line
Zone Zone
Zone

Boulevard

Common
Plot Line

This strategy aims to regulate parking and b.All Servicing elements listed above shall
servicing operations within MASAR to be accessed from the roads only and A14. SERVICE &
allow for an efficient service system and shall not be visible within buildings’ PARKING
minimum interruption to the pedestrian frontages.
and user activity within the public realm. STRATEGY
c.Generally vehicular access to plots shall
In general, servicing includes all of the be provided along the North and South
back of house activities such as vehicular roads. Design consultants shall refer to
access, ramps, underground parking, drop Plot Sheet .
off areas, garbage storage and collection,
d.Parking shall follow parking
loading/ unloading, mechanical and
requirements as specified in Plot Sheet.
technical floors, utilities and others.
This strategy shall lead to an appealing

environment and high-quality general

ambiance with the servicing operations
smartly concealed through the use of
good design and screening strategy.
Design consultants shall follow the
allowable access points as specified in
the Plot Sheet for a certain plot. To
support parking and servicing strategy for
all buildings within MASAR the following
guidelines shall be applied:
a. Services and access to the
underground parking shall be
aesthetically screened from the
boulevard.

90
 MASAR PROJECT
DEVELOPMENT MANUAL

SERVICE ROAD & PARKING

a.

Aesthetically Screened Drop off Area

Entry to Parking

SERVICE ROAD & PARKING

d.

3D Perspective of
BRT Entrance

Tower
North/South Road
Boulevard

Podium

Basement 1
Basement 2

91
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

DIFFERENT APPROACHES TO SCREEN MECHANICAL EQUIPMENTS

d.

Roof Top Screening to Hide Mechanical

Equipment

c.

e.
Roof Top

Required Duct/Piping Screening

integrated with Facade
Tower

b.
North/South Road
Boulevard

Podium

Basement
Required Ventilation Shaft Screening Approaches
facing the boulevard and access

92
 MASAR PROJECT
DEVELOPMENT MANUAL

MECHANICAL STRUCTURES HIDDEN

Mechanical
a.
Equipments
Screening

This strategy aims to preserve the d.Any mechanical equipment shall be

A15. MECHANICAL integrity of the buildings design within properly screened and integrated with
EQUIPMENT MASAR development. While the the building façade.
mechanical equipment design and
STRATEGY provision is an essential component of
e.Design to buildings shall be in
compliance with Massing, Stepping and
the design it shall not compromise the
Transitional Skyline Strategy as illustrated
design quality and its desired identity.
in previous pages.
To support mechanical equipment
concealment strategy for all buildings
within MASAR, the following guidelines
shall be applied:
a.Communication devices such as
satellite dishes and antennas shall not be
roof-mounted unless technically
necessary, in which case, the top of the
equipment shall be below the top of the
parapet and not invisible from the
ground.
b.Exhaust vents shall be located away
from major building façades and away
from the public street.
c.Ducts, pipes, gutters, downspouts and
similar equipment shall be carefully
located and complimentary to the
architectural theming and colours of the
building.

93
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

PLOT TYPOLOGY PLOT TYPOLOGY PLOT TYPOLOGY PLOT TYPOLOGY

SW1. SW2 SW3 SW4

B.PLOT WISE
TYPOLOGY
GUIDELINES
This section of Chapter 04 provides the proposed typology framework will
additional design regulations applicable generally include the below plot
to specific building’s typology:
typology across the MASAR master SW1. Street Wall 1
plan. These regulations shall supplement
the set of the general regulations listed SW2. Street Wall 2
previously.
SW3. Street Wall 3
Plot/Building Typology Framework SW4: Street Wall 4
To realize the MASAR intended urban
identity and vibrant vision, the building The above typologies are shown in the
typology framework will act as a guiding plan and will be further explained
outline to ensure specific buildings are individually in the following pages.
designed to reflect the status of their
location within the master plan. In line
with the MASAR offering and spatial
arrangement,

94
 MASAR PROJECT
DEVELOPMENT MANUAL

MASAR PLOT WISE TYPOLOGY

LEGEND a.
SW1. Plot Typology with N Q
Public Open Space

SW2. Plot Typology fronting on

the Boulevard

SW3. Typical Plot Typology

DISTRICT 01
SW4. Special Plot/Building
typology

DISTRICT 02
DISTRICT 03

95
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

SW1 BUILDINGS

N Q

East
Landmark
Buildings

This typology will include 8 prominent

buildings within MASAR. These buildings PLOT TYPOLOGY SW1.
are all overlooking the Boulevard and
bordering a public plaza as shown . The
purpose of these specific guidelines is to
ensure creating the desired L-shaped
public space complementing their
location adjacent to a MASAR plaza

The following regulation shall be applied

to SW1 Buildings:
a.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet
b.The allowable podium height shall range
between G+2 to G+3. The design
consultant shall adhere to the specific
height controls as described in the
individual plot sheet
SETBACK REGULATIONS:
b.
c.The Podium shall allow for 3m setback
from the road
d.The Podium shall not be required to
allow for setback from the neighboring
Haramain plots or from the Boulevard
Landmark
Buildings e.The Lower Podium shall follow the
Podiums’ setback regulations
f.The Lower Tower shall allow for 3m
setback from the Podium
g.The Lower Tower shall allow for 7.5m
setback from the Plot boundary. This shall
result in a combined 15m setback
West between adjacent Towers
Landmark
Buildings
LEGEND
SW1 : Plots with public open space

96
 MASAR PROJECT
DEVELOPMENT MANUAL

ROAD

c.

d.
Neighboring Neighboring

Plot Plot

f.

g. Side Elevation
4.5m
LEGEND
3m
Plot Boundary
Min. 20m
Mandatory Podium Setback
Min. 15m

Mandatory Lower Tower Setback

3m 7.5m No-Build Zone at Podium level

BOULEVARD Main Elevation

h.The Middle Tower shall allow for 3m ACTIVE FRONTAGE REGULATIONS:

i. ROAD setback from the road
n.Boulevard frontage shall allow for a
l. i.The Middle Tower facing the Boulevard minimum of 60% of active retail uses
shall allow for a maximum of 6m of
o.Road frontage shall allow for a
mandatory protrusion up to the plot
minimum of 40% of active retail uses
boundary
m. PUBLIC SQUARE REGULATIONS:
j.The Middle Tower shall not be required
to allow for setback from the Boulevard p.Buildings shall allow for 15m setback
k. from the Boulevard and 20m setback
k.The Middle Tower shall allow for 7.5m
along the Boulevard. This shall result in a
setback from the Plot boundary. This shall
15X20 m public space not necessarily
result in a combined minimum 15m
within plot boundary
setback between adjacent Towers
q.The first plot built shall be used as a
l.The Upper Tower shall allow for 3m
reference for other SW1 buildings to
setback from the Middle Tower from both
follow
Boulevard and road sides
l. WALKWAYS AND ARCADES
Main Elevation
m.The Upper Tower shall allow for 7.5m
REGULATIONS:
setback from the Plot boundary. This shall
LEGEND result in a combined minimum 15m r.Non-Continuous shaded paths shall be
setback between adjacent Towers. either arcades Or covered with an
Mandatory Lower Tower Setback
overhang structure
Mandatory Middle Tower Setback

Mandatory Upper Tower Setback s.Arcades shall be connected for

neighboring plots to foster pedestrian
circulation

97
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ROAD

c.

LEGEND
Neighboring Neighboring
Plot Boundary
Plot Plot
Mandatory Podium Setback

Mandatory Arcade Optional

PODIUM
shaded walkway Public Square
Side
Recommended Retail Frontage Elevation
3m
Recommended Arcade

Indicative Vehicular Access Point Min. 20m

(subject to individual plot sheets) s.

Min. 15m
Indicative Pedestrian Access

p. Active Retail Frontage

n. Main Elevation
BOULEVARD

t.Building design is encouraged to allow
for an optional arcade along the road side.
This will further foster the pedestrian
activity within MASAR.
CROWN REGULATIONS:
u.The building’s crown shall have a
smaller footprint than the tower’s
footprint below.
v.The allowable crown’s height shall allow
for a minimum 3 floors. The design
consultant shall adhere to the specific
height controls as described in the
individual plot sheet.
GENERAL REGULATIONS:
y. The design consultant shall allow for
the parking entrance as specified and
shown in individual plot sheet. Parking
entrances shall be prohibited along the
Boulevard.
z. The design consultant shall adhere to
the recommended 2 locations for the
pedestrian entrance along the
Boulevard. The locations were proposed
considering separation of building entry
from retail activities.
aa. The design consultant shall adhere to
the specific controls as described in the
individual plot sheet to resolve level
difference scenario-if applicable.

w.The design consultant shall adhere to

the specific No-Build zone controls as
described in the individual plot sheet.
x.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet to allow for an
emergency corridor- if required. As a
general rule, all elements of the tower
shall allow for a minimum 7.5m setback
from the centerline of the corridor.

98
 MASAR PROJECT
DEVELOPMENT MANUAL

Plot Boundary
Plot Section

Podium Envelope

Lower Tower Envelope

Middle Middle Tower Envelope

Tower
Upper Tower Envelope

Podium

In cases where there is a level

Lower difference:
Boulevard Podium Additional Lower Podium Scenario:
Road Road Level is Lower than Boulevard

Plot Boundary

Main Elevation Side Elevation

Crown: Roof level

Building Height
as per Plot
Development
Control
Regulation

3m 3m

Upper Tower

No
Protrusion
beyond
Middle Tower building
podium on
road side

3m 3.0m
Lower Tower

Podium
3.0m

Boulevard Road

99
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

SW2 BUILDINGS

N Q

East
Landmark
Buildings

This typology will include boulevard PLOT TYPOLOGY SW2.

prominent buildings within MASAR. These
buildings are all overlooking the
Boulevard as shown. The purpose of these
specific guidelines is to ensure creating
the desired linear- shaped public space
complementing their location within
MASAR.

The following regulation shall be applied

to SW2 Buildings:
a.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet
b.The allowable podium height shall range
between G+2 to G+3. The design
consultant shall adhere to the specific
height controls as described in the
individual plot sheet
b.
SETBACK REGULATIONS:
c.The Podium shall allow for 3m setback
from the road
d.The Podium shall not be required to
Haramain allow for setback from the neighboring
Landmark plots or from the Boulevard
Buildings
e.The Lower Podium shall follow the
Podiums’ setback regulations
f.The Lower Tower shall allow for 3m
setback from the Podium
g.The Lower Tower shall allow for 7.5m
setback from the Plot boundary. This shall
West
Landmark
result in a combined 15m setback
Buildings between adjacent Towers
LEGEND

SW2 Plots fronting MASAR Boulevard

100
 MASAR PROJECT
DEVELOPMENT MANUAL

c.
ROAD

d.
Neighboring Neighboring

Plot Plot

LEGEND
Plot Boundary

7.5m 7.5m Mandatory Podium Setback

g. Mandatory Lower Tower Setback

No-Build Zone at Podium level

3m

BOULEVARD

h.The Middle Tower shall allow for 3m ACTIVE FRONTAGE REGULATIONS:

l. ROAD
setback from the road
n.Boulevard frontage shall allow for a
i.The Middle Tower facing the Boulevard minimum of 60% of active retail uses
shall allow for a maximum of 6m of
o.Road frontage shall allow for a
mandatory protrusion up to the plot
minimum of 40% of active retail uses
boundary
m. PUBLIC SQUARE REGULATIONS:
j.The Middle Tower shall not be required
to allow for setback from the Boulevard p.The Boulevard linear No-Build zone shall
be utilized to foster pedestrian activity
k.The Middle Tower shall allow for 7.5m
and human interaction
setback from the Plot boundary. This shall
g.
result in a combined minimum 15m q.The design consultant shall adhere to
setback between adjacent Towers the specific public space controls as
described in the individual plot sheet
l.The Upper Tower shall allow for 3m
setback from the Middle Tower from both
Boulevard and road sides
l.
Boulevard i. m.The Upper Tower shall allow for 7.5m
LEGEND setback from the Plot boundary. This shall
result in a combined minimum 15m
setback between adjacent Towers.

101
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

c. ROAD o.

d. LEGEND

Plot Boundary
Mandatory Podium Setback
Neighboring Neighboring
Mandatory Arcade Optional
Plot Plot
shaded walkway Public Square

PODIUM Recommended Retail Frontage

Recommended Arcade

Indicative Vehicular Access Point

(subject to individual plot sheets)

Active Retail Frontage Indicative Pedestrian Access

Main Elevation

p. n.
BOULEVARD

WALKWAYS AND ARCADES as described in the individual plot sheet.

REGULATIONS:
r.Non-Continuous shaded paths shall be
either arcades Or covered with an overhang
structure
s.Arcades shall be connected for
neighboring plots to foster pedestrian
circulation
t.Building design is encouraged to allow for
an optional arcade along the road side. This
will further foster the pedestrian activity
within MASAR.
CROWN REGULATIONS:
u.The building’s crown shall have a the recommended 2 locations for the
smaller footprint than the tower’s footprint
below
v.The allowable crown’s height shall allow
for a minimum 3 floors. The design
consultant shall adhere to the specific
height controls as described in the
individual plot sheet
GENERAL REGULATIONS:
w.The design consultant shall adhere to the
specific No-Build zone controls
x.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet to allow for an
emergency corridor- if required. As a
general rule, all elements of the tower
shall allow for a minimum 7.5m setback
from the centerline of the corridor.
y.The design consultant shall allow for
the parking entrance as specified and
shown in individual plot sheet. Parking
entrances shall be prohibited along the
Boulevard
z.The design consultant shall adhere to
pedestrian entrance along the
Boulevard. The locations were proposed
considering separation of building entry
from retail activities
aa. The design consultant shall adhere to
the specific controls as described in the
individual plot sheet to resolve level
difference scenario-if applicable.

102
 MASAR PROJECT
DEVELOPMENT MANUAL

LEGEND
Plot Boundary Plot

Section Podium
Envelope

Lower Tower Envelope

Middle Middle Tower Envelope

Tower
Upper Tower Envelope

Podium
In cases where there is a level
difference:
Lower
Boulevard Podium Additional Lower Podium Scenario:

Road Level is Lower than Boulevard

Road

Plot Boundary

Main Elevation Side Elevation

Crown:
Roof level

Building Height
as per Plot 3m 3m
Development
Upper Control Regulation
Tower

Upper Expression Upper Expression Line

Max 10 Floors

Line
Middle
Tower
Max. 6m protrusion No Protrusion
from podium along beyond building
Boulevard podium on road side
2 Floors G+2 to G+3

Lower
7.5m 7.5m
3m
Tower

Lower Expression Lower Expression

Line 3m Line
Podium
3.0m

Adjacent Plot Boulevard Adjacent Plot Road

103
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

SW3 BUILDINGS

N Q

East
Landmark
Buildings

This typology will include the majority of

the buildings within MASAR. These
PLOT TYPOLOGY SW3.
buildings are spatially distributed across
different zones within MASAR as shown.
The purpose of these typical guidelines is
to ensure creating the desired built form
across the entire the development.

The following regulation shall be applied

to SW3 Buildings:
a.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet.
b.The allowable podium height shall range
between G+2 to G+3. The design
consultant shall adhere to the specific
height controls as described in the
individual plot sheet.
SETBACK REGULATIONS:
b.
c.The Podium shall allow for 3m setback
from the road.
d.The Podium shall not be required to
Haramain
allow for setback from the neighboring
Landmark plots or from the Boulevard.
Buildings
e.The Lower Podium shall follow the
Podiums’ setback regulations.
f.The Lower Tower shall allow for 3m
setback from the Podium.
g.The Lower Tower shall allow for 7.5m
setback from the Plot boundary. This shall
West result in a combined 15m setback
Landmark between adjacent Towers.
Buildings
LEGEND

SW3 Typical Podium Setbacks

104
 MASAR PROJECT
DEVELOPMENT MANUAL

c.

ROAD

Neighboring
3m
Neighboring

Plot Plot
4.5m3m3m

c.
7.5m
7.5m
LEGEND
Plot Boundary
Mandatory Podium Setback
Open
Mandatory Lower Tower Setback
Space
3m

No-Build Zone at Podium level

BOULEVARD

f. i. h.The Middle Tower shall allow for 3m ACTIVE FRONTAGE REGULATIONS:

setback from the road.
ROAD h.
i.The Middle Tower facing the Boulevard
shall allow for a maximum of 6m of
mandatory protrusion up to the plot
boundary.
j.The Middle Tower shall not be required
to allow for setback from the Boulevard.
k.The Middle Tower shall allow for 7.5m
setback from the Plot boundary. This shall
result in a combined minimum 15m
setback between adjacent Towers.
BOULEVARD
l.The Upper Tower shall allow for 3m
k. h. setback from the Middle Tower from both
Boulevard and road sides.
i.
m.The Upper Tower shall allow for 7.5m
setback from the Plot boundary. This shall
LEGEND
result in a combined minimum 15m
setback between adjacent Towers.
n.Boulevard frontage shall allow for a
minimum of 60% of active retail uses.
o.Road frontage shall allow for a
minimum of 40% of active retail uses.
PUBLIC SQUARE REGULATIONS:
Not required
WALKWAYS AND ARCADES
REGULATIONS:
p.Non-Continuous shaded paths shall be
either arcades Or covered with an
overhang structure.
q.Arcades shall be connected for
neighboring plots to foster pedestrian
circulation.
r.Building design is encouraged to allow
for an optional arcade along the road side.
This will further foster the pedestrian
activity within MASAR.

105
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ROAD
o.

3m
Plot Boundary Neighboring Neighboring

Mandatory Podium Setback Plot Plot

Mandatory Arcade Optional 4.5m3m

shaded walkway Public Square

7.5m
Recommended Retail Frontage

Recommended Arcade g.

Indicative Vehicular Access Point

(subject to individual plot sheets)
Open
Indicative Pedestrian Access
Active Retail Frontage Space

Main Elevation

q. BOULEVARD n.

CROWN REGULATIONS: v.The design consultant shall allow for

s.The building’s crown shall be within the
building envelop and shall allow for a
minimum 7.5m setback.
GENERAL REGULATIONS:
t.The design consultant shall adhere to
the specific No-Build zone controls as
described in the individual plot sheet.
u.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet to allow for an
emergency corridor- if required. As a
general rule, all elements of the tower
shall allow for a minimum 7.5m setback
from the centerline of the corridor.
the parking entrance as specified and
shown in individual plot sheet. Parking
entrances shall be prohibited along the
Boulevard.
w.The design consultant shall adhere to
the recommended 2 locations for the
pedestrian entrance along the
Boulevard. The locations were proposed
considering separation of building entry
from retail activities.
x.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet to resolve level
difference scenario-if applicable.

106
 MASAR PROJECT
DEVELOPMENT MANUAL

LEGEND
Plot Boundary
Plot Section

Podium Envelope

Lower Tower Envelope

Middle Middle Tower Envelope
Tower
Upper Tower Envelope

Podium

In cases where there is a level difference:

Lower
Boulevard Additional Lower Podium Scenario:
Podium
Road Level is Lower than Boulevard
Road
Plot Boundary

Main Elevation Side Elevation

Crown: Roof level

Building
Height as
per Plot
Upper Tower Development
Control
Regulation
7.5m 7.5m 7.5m 3m

Upper Expression Upper Expression

Max 10 Floors

Line Line

Middle Tower

No
2 Floors G+2 to G+3

3m Protrusion
Lower Tower
beyond
Lower Expression Lower Expression building
podium
Line Line
on road
Podium side

Adjacent Boulevard Open

Plot Boundary Space Boulevard Plot Boundary Road

107
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

SW4 BUILDINGS

N Q

East
Landmark
Buildings

This typology will include 9 prominent

buildings within MASAR. These buildings
PLOT TYPOLOGY
are all spatially distributed across MASAR SW4.
as shown in figure
a. These buildings are classified as special
buildings either due to their location or
function within MASAR. The purpose of
these specific guidelines is to employ
typical podium setback restrictions to
ensure the cohesiveness of the pedestrian
activity in the development yet relaxing
any other restrictions.

The following regulation shall be applied

to SW4 Buildings:
a.The design consultant shall adhere to
the specific controls as described in the b.
individual plot sheet.
SETBACK REGULATIONS:
b.The Podium shall allow for 3m setback
from the road.
Haramain
Landmark c.The Podium shall not be required to
Buildings allow for setback from the neighboring
plots or from the Boulevard.
d.The Lower Podium shall follow the
Podiums’ setback regulations.
e.The Lower Tower shall allow for 7.5m
setback from the Plot boundary. This shall
West
result in a combined 15m setback
Landmark between adjacent Towers.
Buildings
LEGEND

SW 4 Special Buildings

108

c.
ROAD
c.
Neighboring
Plot
e. Side Elevation
Main Elevation
BOULEVARD
f.The Middle Tower shall allow for 7.5m
setback from the Plot boundary. This shall
result in a combined minimum 15m
setback between adjacent Towers.
g.The Upper Tower shall allow for 7.5m
setback from the Plot boundary. This shall
result in a combined minimum 15m
setback between adjacent Towers.
ACTIVE FRONTAGE REGULATIONS:
h.Boulevard frontage shall allow for a
minimum of 60% of active retail uses.
i.Road frontage shall allow for a minimum
of 40% of active retail uses.
PUBLIC SQUARE REGULATIONS:
Flexible
WALKWAYS AND ARCADES
REGULATIONS:
j.Non-Continuous shaded paths shall be
either arcades Or covered with an
overhang structure.
MASAR PROJECT
DEVELOPMENT MANUAL
c.
Neighboring
Plot
LEGEND
Plot Boundary
Mandatory Podium Setback
Mandatory Lower Tower Setback
No-Build Zone at Podium level
k. Arcades shall be connected for
neighboring plots to foster pedestrian
circulation.
l. Building design is encouraged to allow
for an optional arcade along the road side.
This will further foster the pedestrian
activity within MASAR.
CROWN REGULATIONS:
m. The building’s crown shall have a
smaller footprint than the tower’s
footprint below.
n. The allowable crown’s height shall
allow for a minimum 3 floors. The design
consultant shall adhere to the specific
height controls as described in the
individual plot sheet.
GENERAL REGULATIONS:
o. The design consultant shall adhere to
the specific No-Build zone controls as
described in the individual plot sheet.
109
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

i.
ROAD

Neighboring
LEGEND
Plot
Plot Boundary

Mandatory Podium Setback

Neighboring
Mandatory Arcade Optional
Plot
shaded walkway

Side Public Square

Elevation
Recommended Retail Frontage

Recommended Arcade

Indicative Vehicular Access Point

(subject to individual plot sheets)

Indicative Pedestrian Access

Main Elevation

h. BOULEVARD

p.The design consultant shall adhere to

the specific controls as described in the
individual plot sheet to allow for an
emergency corridor- if required. As a
general rule, all elements of the tower
shall allow for a minimum 7.5m setback
from the centerline of the corridor.
q.The design consultant shall allow for
the parking entrance as specified and
shown in individual plot sheet. Parking
entrances shall be prohibited along the
Boulevard.
r.The design consultant shall adhere to
the recommended 2 locations for the
pedestrian entrance along the
Boulevard. The locations were proposed
considering separation of building entry
from retail activities.
s.The design consultant shall adhere to
the specific controls as described in the
individual plot sheet to resolve level
difference scenario-if applicable.

110
 MASAR PROJECT
DEVELOPMENT MANUAL

LEGEND
Plot Boundary Plot
Section Podium

Envelope Tower

Envelope

Podium

Lower
Boulevard
Podium

Road

Plot Boundary

Main Elevation Side Elevation

Tower Height
as per Plot
Develo pment
Control
Regula tions

7.5m 7.5m
Tower

3m

Podium Height
flexible as per
Podium Developer

Adjacent Boulevard Open Boulevard Road

Space
Plot Boundary

111
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

While the architectural controls

demonstrated within this section of
Volume 2 shall apply to all of the
buildings within MASAR, these controls
2. ARCHITECTURAL
shall not be applicable to special
buildings within the development. Due to
their significant location within the
ARTICULATION
development, these special building
shall have their own signature design
and unique expression to accentuate
OVERVIEW
their importance within the MASAR
project. While the design creativity takes
center stage, all the design proposals
shall be subject to UAQ’s final approval.
These special buildings are highlighted in
the massing strategy section.

A. GENERAL B. DISTRICT
ARCHITECTURAL ARCHITECTURAL
GUIDELINES GUIDELINES

112

ACTIVE & INFILL LOOKING TO MOSQUE
The goal behind setting architectural
overview articulation guidelines is to
oversee that the vision established for
the MASAR development is achieved. This
is done by directing the architectural
character, scale, material, color, and
massing of the building. These guidelines
are intended to familiarize the designer
with MASAR’s vision, sense of place and
identity to employ the right architectural
expression required to realize the desired
aesthetic appearance of the project.
Below is a summary of the main
objectives of the Architectural Guidelines.
• Provide a controlling framework to
regulate the exterior of MASAR
project and set of basic standards to
be used to regulate the design and
appearance of all buildings
• Ensure safeguarding the original
project’s vision and intended
identity
• Safeguard the design authenticity
and architectural value
• Provide a common architectural
vernacular unifying the MASAR
development and setting up its
distinguished image
MASAR PROJECT
DEVELOPMENT MANUAL
• Characterize the different zones
across MASAR with unique themes
and styles
• Setup high aesthetic standards to
maintain design integrity and quality
Similar to the previous section, this
section will also be broken into 2 main
parts as follows:
General Architectural Guidelines:
These guidelines are generally be
applicable to all 205 buildings within the
MASAR project irrespective of its location
within the master plan. These guidelines
provide general direction
to ensure proper architectural
articulation and overall quality.
District Architectural Guidelines:
These guidelines will be generally
applicable to specific zones across the
MASAR layout. These specific guidelines
provide direction to particular themed
zones compatible
with its location within the
development.
113
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

A1. VISION

A2. MASSING

A3. FACADE
A.GENERAL
ARCHITECTURAL
GUIDELINES
A4. ELEMENTS

A5. FINISHING

114
 MASAR PROJECT
DEVELOPMENT MANUAL

PERSPECTIVE VIEW FROM BALCONY OF THE BUILDING

The objective of this section is to These 5 parts will include:

provide the future designers with key
• Vision
summary of the architectural narrative,
philosophy and controls informing the • Massing
architectural style in MASAR. To
familiarize the design’s consultant with • Façade
the architectural guidelines, this section • Elements
will be broken into 5 main parts that
together form the basis of the intended • Finishing
architectural articulation.

115
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
In general, the vision and concept of
the architectural approach in MASAR
embraces the contemporary style while
paying homage to local architecture and
traditional Hijazi cities style. While
essentially influenced by traditional
design principals such as Rawshan and
Kharjahs, the overall architectural style
provides a modern interpretation of
these traditions and a contemporary
articulation and expression.
In short, the overall architectural style
leans on the past to influence the
tomorrow and borrows from the old
traditions to create the future design.
In line of the above the following
visionary controls shall apply:
a.All buildings within MASAR shall
demonstrate a contemporary architectural
style yet deeply inspired by traditional
culture of West Saudi Arabia region
specifically Makkah.
b.All buildings’ design within MASAR shall
encourage the use of traditional
116
Saudi architectural element such as
Rawshan and Kharjahs in their design to
A1.VISION
create interesting massing and
compositions.
c.All buildings’ design within MASAR shall
encourage incorporating Islamic patterns
and shapes.
d.The use of post-modern, neo classical
and colonial architecture shall be
prohibited.
e.The excessive use of glass in the
buildings’ design shall be prohibited.
Rather adopting an appropriate solid- to-
void ratio through employing the
different materials shall be encouraged.
f.The disproportionate skewed building’s
forms shall be avoided.
g.The use of non-Islamic patterns shall be
avoided.
h.All buildings shall abide by the
categorisation of level of control outlined
for the facade in the following pages.
 MASAR PROJECT
DEVELOPMENT MANUAL

HIJAZI CITIES APPROACH

a.

Hijazi cities were achieved by building taller

buildings in dense clusters and by staggering
masses to create shaded alleyways.

RAWSHAN

b.

Rawshan brings the views and

ventilation in without compromising on
the privacy.

KHARJAH

b.

Kharjah serves as special rooftop spaces that are

open to sky, functioned as living areas for family
members during warmer months.

117
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

BUILDING TYPOLOGIES
LEVEL OF DEVELOPMENT CONTROL

N Q
In order to realise this vision for the
MASAR master plan the following
guidelines have been devised as the
level of control on facade details based
on the role and location each building
plays within the master plan.
DISTRICT 01

In general there are four types of

categorization that has been made:
• Gateway Buildings
• Active Buildings
• Complementary Buildings and,
• Special Buildings
This section outlines the applicability of
the architectural guidelines to each of
these categories above and how this will
contribute to a varied urban fabric within
MASAR.
GATEWAY BUILDINGS
Gateway Buildings are located in the
DISTRICT 02

highly visible parts of the master plan and

mark the East and West entry points to
MASAR. These shall form the first
impressions of the master plan due to
their visibility along the ring-roads and
hence shall be well integrated into the
master plan.
• For these reasons enumerated
above the Level of Development
Control is HIGH
• It is mandatory for Gateway
Buildings to adhere with the District
wise Architectural Guidelines.
• Gateway Buildings shall be regulated
for high facade control; this means
the Base, Body and Crown shall be in
accordance with the District wise
Architectural Guidelines.
DISTRICT 03

LEGEND

Gateway Buildings
High Control Active

Buildings High
Control

Complementary Buildings
Medium Control

Special Buildings (SW4)

No Control

118
 MASAR PROJECT
DEVELOPMENT MANUAL

HIGH CONTROL ACTIVE BUILDINGS • For these reasons enumerated

Gateways Buildings above the Level of Development
Active Buildings are located adjacent to
Control is MEDIUM
A the master plan anchors identified for
each district and lie within the main • It is mandatory for
footfall zones of the master plan. Active Complementary Buildings to
Buildings are most influenced by the adhere with the District wise
B characters of the Anchors and help to Architectural Guidelines, and are
define the district. controlled from middle tower
C
downwards that reflects the
They differ from Gateway Buildings in that intended district character.
they have to follow overall zone
character they are situated in. • Complementary Buildings shall be
regulated for medium facade
• For these reasons enumerated
control; this means that only the
HIGH CONTROL above the Level of Development
Base shall be in accordance with
Active Buildings Control is HIGH
the District wise Architectural
• It is mandatory for Active Buildings Guidelines.
to adhere with the District wise
A SPECIAL BUILDINGS
Architectural Guidelines.
Special Buildings shall serve as
• The Active Buildings shall have a
landmarks within the MASAR master
specific language that reflects the
plan. These plots/buildings shall be
main characteristics of the
B treated distinctly in a recognizable in
Anchor, either in terms of
style in order to break from the
materiality, or in terms of the
C
homogenized fabric of the master plan.
massing.
Special buildings are strategically placed
• Active Buildings shall be within the master plan to add character
and variety of experience. They have the
MEDIUM CONTROL most flexibility in design.
Complementary
regulated for high facade
Buildings control; this means the Base and
Body shall be in accordance with the
District wise Architectural • For these reasons enumerated
Guidelines. above the Level of Development
COMPLEMENTARY BUILDINGS Control is LOW

Complementary Buildings are the • There shall be no facade controls for

B connector between the Active zones and Special Buildings and the Plot
serve as bridging elements. Owner shall have complete
flexibility to design the facade and
C
These buildings echo the identity and massing to stand-out from the
character of the district through facade surrounding urban context.
NO CONTROL
controls implemented on the base of the
buildings, leaving the upper building • The design of all Special Buildings
Special Buildings
body flexible. shall be approved by Umm Al Qura.

LEGEND

C Controlled

Not controlled

119
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
GENERAL BUILDING MASSING
b.
As massing is generated by a series of
volumes, the objective is to establish
controls on the form and configuration of
these building’s volumes to maintain a
cohesive built environment across
MASAR. The massing control will also
identify the building elements that
support successful pedestrian spaces and
accommodate a well-defined pedestrian
friendly streetscape with abutting building
form and massing. The building massing
defines the built form, building envelope,
and stepping of the building.
The built form shall rely on proportion,
scale, sustainable responses, urban
design principles and architectural style
to determine the character. While each
zone within MASAR shall have its own
massing strategy and set of principles,
all buildings’ design shall promote general
massing
120
Crown
Body
Base
guidelines. These guidelines shall
ensure realizing interesting building’s
A2. BUILDING
forms, balanced compositions, and MASSING
appealing silhouettes.
To support a well-integrated design
strategy, the following massing controls
shall apply:
a.All buildings within MASAR shall
demonstrate a contemporary architectural
style yet deeply inspired by traditional
culture of West Saudi Arabia region
specifically Makkah.
b.All buildings shall include the following
3 main elements: Base, Body and Crown.
Free-standing towers that do not clearly
define these 3 elements shall be
prohibited.
c.The design of the Base, Body and Crown
elements of each building shall follow the
specific district massing guidelines of the
its district.
 MASAR PROJECT
DEVELOPMENT MANUAL

MASSING GUIDELINES

a. Interpretation of he
traditional Saudi
architectural element such as
Kharjahs

Balconies and
i.
Terraces to
l. Mashrabiya as enhance
contemporary Islamic architectural
architectural style interest

Cantilevers created
by stacked tiers

Carved out massing to

create a grand
enclosure within the
plaza

121
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

INCORPORATING TRADITIONAL PATTERNS ADOPTING MASHRABIYA INTO BUILDING DESIGN

k. l.

MATERIALS PALETTE
d. Big-boxy monotonous massing that k. The use of post-modern, neo classical
does not integrate stepping shall be and colonial architecture shall be
prohibited prohibited.
e. Building design to maintain an l.The excessive use of glass in the
appropriate scale at street level buildings’ design shall be prohibited.
through introducing appropriate Rather adopting an appropriate solid- to-
stepping strategy to the Base element. void ratio through employing the
different materials shall be encouraged.
f.Stepping at the Base level shall
appropriately respect the human scale at m.The disproportionate skewed building’s
the street level. forms shall be avoided.
g.Stepping at the Body level shall be n.The use of non-Islamic patterns shall be
multiple and applied on different sides of avoided.
the building to deliver a unique profile for
each building within the MASAR
development.
h.A building/crown end design shall be
adopted taking into consideration the
contribution of each building to the
skyline and the general image of MASAR.
i.Balconies and kharjahs shall be used to
enhance the architectural interest and
character.
j.All buildings’ design within MASAR shall
encourage incorporating Islamic patterns
and shapes.

122
 MASAR PROJECT
DEVELOPMENT MANUAL

TRANSITIONAL AND DIVERSE SKYLINE

h.

123
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

FACADE DETAIL VISIBILITY FROM BUILDING MASSING

c. CROWN
(NO PLAY)

30M

b. BODY
(MEDIUM
PLAY)

14M

a. BASE
(MAXIMUM
PLAY)

PEDESTRIAN EYE LEVEL

4M 13M 27M

Building’s facade is a true reflection of its a.Maximum Play: Relates to the Base
design, massing, and overall style and element of the building and shall allow
A3. BUILDING
provides a clear display of its volumetric for maximum detailing to realize highest FACADE
configuration. Building facades within level of human interactions due to its high
MASAR shall be articulated to create visibility
architectural interest. The detailing of
b.Medium Play: Relates to the Body
the building’s structure and skin can
element of the building and shall allow for
create patterning and architectural
medium detailing appropriate to its
features that will ultimately enrich the
medium visibility
overall quality of the architecture in
MASAR. The façade articulation shall be c.No Play: Relates to the Crown element
in line with the main elements of the of the building and shall allow for basic
building: Base, Body and Crown which detailing appropriate to its medium
shall comply with the zonal massing visibility
principles of each individual zone. To
realize an appropriate façade strategy,
guidelines controlling the façade’s “level
of play” has been introduced. This
concept of “level play” is directly linked
to the 3 elements of a typical building
(Base, Body and Crown) while also ties
with the visibility of each of these
elements. To better understand the
concept of the “level of play”, the level of
play shall be broken into:

124
 MASAR PROJECT
DEVELOPMENT MANUAL

BUILDING FACADE PLAY

e.
c. b. a.

No Play Medium Play Maximum Play

One of the core elements affecting the In line of the above, to ensure the
building’s exterior detail is the intended overall façade articulation, the
appropriate application of building following guidelines shall be applied:
glazing ratio or Solid-To-Void ratio.
d.The design and detailing of buildings’
Mastering the solid-to-void ratio
facades shall comply with the specific
application will not only result in enriched
zonal guidelines of each zone within
detailing to the building’ exterior but will
MASAR
also regulate the quantity of light allowed
within building’s interior. Visible light is a e.The design and detailing of buildings’
delicate balance between having dimly lit facades shall comply with the “level of
spaces versus too much light or glare play” guidelines
resulting from all glass buildings. Similar
to the approach towards “the level of
play”, the solid- to-void ratio shall also
be tied to the 3 elements of a typical
building (Base, Body and Crown) as well
as the specific individual zonal guidelines.

125
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

MASSING GUIDELINES

f.

f. The design and detailing of the
building’s Base element facade shall be
according to the Maximum Play guideline
providing detailed façade articulation as
follows:
• Appropriate window display
• Use of diverse materials within the
same facade
• Use of multiple layered grids of
different sizes and proportions to
create interesting patterns
g. The design and detailing of the
building’s Body element facade shall be
according to the Medium Play guideline
providing simple façade articulation as
follows:
• Small windows
• Moderate detailing
• Moderate use of diverse materials
within the same façade
• Use of single or double layered
grids
h. The design and detailing of the
building’s Crown element facade shall be
according to the No Play guideline
providing basic façade articulation as
follows:
• Basic detailing
• Small windows
• Minimal use of diverse materials
within the same façade
• Use of rigid grid, repetitive
elements
i.Solid to Void Ratio shall comply with the
specific zonal guidelines of each zone
within MASAR and shall be applied at a
proper scale given the location of the
building with the MASAR development.
j.Solid to Void Ratio shall comply with the
allowed ratios’ levels of the 3 elements of
a typical building (Base, Body and Crown)
k.Continuous glazed facades shall not be
permitted.

126

RHYTHMIC FACADE
h.
A4. ELEMENTS ELEMENTS
Each building’s design is accentuated by
the architectural expression of its
elements. Each of these elements can
positively or negatively affect the overall
design of any building exterior. This
section will include general design
controls regulating the following
elements:
• Openings
• Projections
• Entry Blocks
• Arcades
• Shading Structures
OPENINGS:
This section will provide design
controls regulating the building’s
openings. The following regulations shall
be applied:
a.The building’s openings shall be an
integral part of the building’s design and
shall be in compliance with the individual
zone’s regulations where the building is
located.
b.The design of the building’s openings
shall be in compliance with the design
and proportions of 3 elements of a typical
building (Base, Body and Crown).
MASAR PROJECT
DEVELOPMENT MANUAL
VERTICAL OPENING PROPORTIONS
d.
c.The design of the building’s openings
shall adopt a vertical module strategy
emphasizing verticality.
d.The vertical proportion of 2:1, 3:1 and
4:1 shall be adopted for the all buildings’
opening. Similar module proportions are
encouraged for the same building
element (Base, Body, Crown).
e.When different proportions are used
with the same building element, then it is
recommended to separate between
these proportions by use of different
color or massing.
f.Horizontal proportions of the building
openings are allowed at the Body and
Crown elements of the building to
highlight facades’ design and balconies.
g.Recessing and projecting windows are
permitted and encouraged to provide
shading and emphasize depth.
h. A rhythmic succession between
recessed sections, solid areas
and added on elements shall be
employed to generate the façade
articulation desired in compliance with
the specific building’s zone.
127
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
TYPE OF BALCONIES
l.
PROJECTIONS:
This section will provide architectural
controls regulating the balconies and
Kharjahs. The following regulations shall
be applied:
i.Recessing and protruding parts of the
building shall be adopted to create
articulation of the mass. Recessing and
projecting features shall be an integral
element of the façade design and shall be
in compliance with desired massing style
of building’s specific zone.
j.Balconies and kharjahs shall be used to
enhance the architectural interest and
character.
k.The design of the balconies and kharjahs
shall be an integral part of the building’s
design and shall be in compliance with
the individual zone’s regulations where
the building is located.
l.The design of the balconies and kharjahs
shall be in compliance with the design
and proportions of 3
128
PLACEMENT OF BALCONIES
p.
LEGEND
Active Boulevard Balconies
Complementary Street Balconies
elements of a typical building (Base,
Body and Crown).
m.The design of the balconies and
kharjahs shall emphasize a vertical
module harmonious with the building
openings.
n.The design of projected balconies shall
not be encouraged.
o.The design of both corner and recessed
balconies shall follow the individual
zone’s regulations where the building is
located.
p.The placement of the balconies shall
comply with the façade location and
proximity to surrounding buildings.
Balconies facing adjacent buildings shall
be avoided. Boulevard facing balconied
shall also be avoided.
q.The design of parapets and balustrades
shall be integrated with the design of the
building’s openings. The use of
transparent parapet elements shall be
encouraged.
 MASAR PROJECT
DEVELOPMENT MANUAL

ENTRY BLOCKS PLACEMENT

r. s.

t.

u.

LEGEND

Active Residential Entry

Complementary Retail Entry
Street Entry

ENTRY BLOCKS: v. All building’s entry points are divided

into: Residential Entry, Retail Entry and
This section will provide design controls
Hotel Entry blocks as follows:
regulating the buildings’ entry points. The
following regulations shall be applied: w. Residential Entry Guidelines:
r.The design of building’s entrances shall
be an integral part of the building’s • The residential entry point shall be
design and shall be in compliance with placed at building sides.
the individual zone’s regulations where
• The residential entry point shall
the building is located.
not be overlooking the Boulevard.
s.The design of the building’s entrances
• The residential entry point shall be
shall be in compliance with the design
easily identifiable and clearly visible
and proportions of the Base element of
through the use of large canopies,
the building.
transparent glass, and visible
t.All building’s entry points shall be necessary signage.
visible, clear, easily identifiable and
• Sideway entry points shall include
pedestrian-friendly scaled.
large frames with canopies to clearly
u.The design of the entry points shall identify the entry area from the
emphasize the Framing concept to allow arcade.
for clearly identifiable entrances within
• Street entry points shall clearly
recessed larger frames.
define drop-off and loading

points individual zone’s

regulations where the building is
located.

129
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ENTRY BLOCKS PLACEMENT

w. x. x.

DISTRICT 1 DISTRICT 2 DISTRICT 3 RETAIL

ENTRY
RESIDENTIAL ENTRY RETAIL ENTRY

FRAMING PRINCIPLE
x. Retail Entry Guidelines: • Hotel service entries to be smartly
concealed
• The retail entry point shall be placed
along the Boulevard facing side of • The hotel drop-off points shall be
the buildings provided and well-integrated with
the overall hotel design and its
• The retail entry point shall
location within MASAR
incorporate multi floor glass retail
frontage and arcades with retail and
restaurant spill outs
• The Boulevard retail entry point shall
be in compliance with the individual
zone’s regulations where the
building is located
y. Hotel Entry Guidelines:
• The hotel entry point shall be placed
within the individual plots’
boundaries
• Depending on the scale of the
plot, several entry points to the
hotel plot shall be designed and
incorporated.
• Main hotel entry point shall be
emphasized and accentuated

130
 MASAR PROJECT
DEVELOPMENT MANUAL

ARCADE PLACEMENT

aa.

DISTRICT 1 DISTRICT 2 DISTRICT 3

Boulevard Arcade
Road Arcade

ARCADE PLACEMENT
ARCADES: ae. The building arcade that does not
wrap around its corner, shall remain open
This section will provide architectural
to facilitate pedestrian movement.
controls regulating building’s arcades. The
following regulations shall be applied: af. The building arcade that breaks to
allow for entry point shall remain open to
z. Building’s arcades shall be encouraged
facilitate pedestrian movement.
to create a better built environment.
ag. The design of the arcade shall
aa. The design of the arcade shall be an
emphasize appropriate proportions with
integral part of the building’s design and
the building entry points.
shall be in compliance with the individual
District’s regulations where the building is ah. The design of the arcade is
located. encouraged to highlight symmetry and
the use of modular grid.
ab. The design of the arcade shall be in
compliance with the design and ai. The design of projected balconies shall
proportions of the Base element of the not be encouraged.
building.
ac. The design of the arcade shall be in
alignment with the adjacent building’s
arcades and overall design.
ad. The design of the arcade shall
promote continuity and uninterrupted
Boulevard Arcade pedestrian activity in particular where two
Road Arcade buildings with arcades connect.

131
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ARCADE PLACEMENT

ab.

ae.

Boulevard Arcade
Road Arcade

ARCADE PLACEMENT

Boulevard Arcade
Road Arcade

132
 MASAR PROJECT
DEVELOPMENT MANUAL

SHADING STRUCTURES

aj ao ap

TRADITIONALLY INSPIRED PATTERNS

SHADING STRUCTURES: ao. The design of the shading structures /
al. screens shall protect privacy in particular
This section will provide architectural
within the residential buildings.
controls regulating building’s shading
structures. The following regulations shall ap. The design of the shading structures /
be applied: screens shall be an integral part of the
building’s design and shall not disturb its
aj. The use of shading structures (solar
entrance’s visibility.
shading, projections, overhangs) shall be
encouraged. aq. The shading structures/ screens shall
comply with the façade design “level of
ak. The design of the shading structures
play” of the 3 elements of a typical
shall be an integral part of the
building (Base, Body and Crown).
building’s design and shall be in
compliance with the individual District’s
regulations where the building is located.
al. The design of the shading structures
shall be influenced by the Mashrabiya
and the inspired by the Rashwan patterns
of the traditional Saudi culture and
heritage.
am. The shading structures are allowed to
be semi-open to control sunlight.
an. The shading structures shall be
employed to protect balconies exposed
to high levels of sun rays.

133
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

GENERAL CROWN MASSING

as

CROWNS: within Node Points across the

development.
This section will provide design controls
regulating buildings’ crowns. The au. While the crown design
following regulations shall be applied: guidelines shall be optional for
the Complimentary Buildings, it is highly
ar. The design of the building’s crown shall encouraged for the following
be dictated by the principles of Complimentary Buildings types:
Active/Complimentary Building. It shall
also be in-line of the development anchor av. Node Plaza Complementary Buildings:
per District. (For further detail refer to Buildings surrounding public plazas are
Crowns Guidelines per the specific encouraged to promote a formal crown
Zone’s Guidelines). In summary, the design that will compliment and
crown guidelines shall be mandatory for accentuate the public realm.
all Active Buildings and optional for the
aw. Road Gate Complementary Buildings:
Complimentary Buildings. Nevertheless,
Buildings facing main roads are
all building’s crown design shall be subject
encouraged to promote a crown design
to UAQ approval.
that will accentuate the entry experience.
as. The design of the crown shall be an
ax. Complementary Buildings: All other
integral part of the building’s design and
Complementary Buildings
shall be in compliance with the individual
zone’s regulations where the building is
located. This means that the crown’s
apart form the Node Plaza & and the
allowable height, massing and material
Road Gate Buildings are encouraged to
shall be in compliance with the building’s
promote a crown design that will
zone’s design guidelines.
accentuate their surroundings.
at. The crown’s proportions shall be based
on the first building developed

134
 MASAR PROJECT
DEVELOPMENT MANUAL

NODE POINTS WITHIN MASAR

LEGEND

Complementary Buildings
av aw ax
Medium Control
Active Buildings
High Control
Node Points

DISTRICT 01
DISTRICT 02
HIGH CONTROL
Active Buildings
closest to Anchor

MEDIUM CONTROL
Other Buildings
DISTRICT 03

LEGEND

Controlled Not

controlled

135
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
ROOF TYPOLOGY
ay
Flat Roof
Angled/Pitched Roof
ROOF COMPONENTS & bb. All roofs are encouraged to
MECHANICAL FLOORS
This roof design strategy aims to preserve
the integrity of the buildings within
MASAR development.
While the mechanical equipment
design and provision is an essential
component of the design it shall not
compromise the design quality and its
desired identity.
This section will provide design controls
regulating buildings’ roofs. The following
regulations shall be applied:
ay. Flat roofs shall be mandatory, hence
inclined roofs shall be prohibited.
az. The design of the building’s roof and
its components shall be dictated by the
unified character and the massing strategy
of the individual zone’s regulations where
the building is located.
ba. The roof’s deign and placement
strategy shall be based on the first
building developed within sub district.
136
FLAT ROOF APPLICATION
az bb
have parapets to properly screen
and conceal the flat roof surface. The
parapet design shall be simply detailed
and in compliance with the building’s
façade design and material palette.
bc. The mechanical floors shall be
properly incorporated with the overall
building’s design and shall be permitted
with the building’s crown and the main
building’s massing.
bd. The mechanical floors shall be smartly
concealed with the use of Mashrabiyas
screen while following the building’s
façade design, proposed proportions and
material palette.
be. Kharjahs (roof gardens) shall be
encouraged to accentuate the roof’s
design. While Kharjahs are traditional
Saudi architectural elements,
contemporary interpretation of Kharjahs
shall be encouraged.

TYPES OF KHARJAHS
be bg
DISTRICT 1 DISTRICT 2
bf. The placement of Kharjahs shall
consider creating active social spaces
supporting the overall building’s design
and shall be in alignment with the
massing strategy of each individual
district where the building is located.
bg. There shall be 2 allowed Kharjahs
types within MASAR:
1. Integrated Kharjahs:
• Shall retain the overall
massing of the building
• Shall be encouraged at the
Building Base Tier of all zones’
buildings
• Shall be encouraged the
Building Body Tier of district 1
and 2 buildings
2. Contrasted Kharjahs:
• Shall promote breaking the mass
module of the building such as
the use of different color
shading frame or recessing of
the Kharajah element
MASAR PROJECT
DEVELOPMENT MANUAL
DISTRICT 3
MEP Location
Integrated Kharjahs Location
Contrasting Kharjahs Location
• Shall be encouraged the
Building Body Tier of district 3
buildings
bh. The roof design shall be encouraged
to align with neighboring buildings’ roofs
to ensure harmony and overall
synchronization. It shall also be
encouraged to adopt the proportion and
symmetry principles of the overall
building’s design.
bi. Communication devices such as
material dishes and antennas shall not be
roof-mounted unless technically
necessary, in which case, the top of the
equipment shall be below the top of the
parapet and not invisible from the
ground.
bj. Exhaust vents shall be located away
from major building façades and away
from the public street.
bk. Ducts, pipes, gutters, downspouts and
similar equipment shall be carefully
located and complimentary to the
architectural theming and colours of the
building.
137
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

GENERAL MATERIAL PALETTE PRIMARY

AND
SECONDARY
MATERIAL

c d

dark brown stone white stone beige stone dark beige stone

grey glass blue glass blue grey glass

The MASAR material and color palette
shall celebrate the local architecture in all
its aspects, including the introduction of
elements from abroad depending on the
zone. Materials shall be locally sourced as
much as possible, not only to reduce
carbon footprint in the spirit of the
overall sustainability strategy, but also to
connect the site with the wider region.
The objective is to establish a consistent
high level of material and finish quality
to create a high- quality visual
environment that is harmonious,
compatible, aesthetically pleasing and
well-integrated with MASAR’s
distinguished context. The use of finishing
palette in MASAR will be in compliance
with the 3 typical elements of a building
(the Base, the Body and the Crown).
While each zone within MASAR shall
have its material palette, below are
general finishing guidelines:
a.The finishing materials shall be based
on the individual zone where the building
is located. Each zone will have its own list
of allowable materials.
b. Consistent, carefully detailed
combinations of materials that
contribute to the appropriate
architectural scaling of the building
shall be applied. This combination shall
be based on: Primary, Secondary and
Accent Materials.
c. Primary Materials:
• Primary materials shall be used as the
A5. BUILDING
main material of the building FINISH
massing.
• Primary materials shall be used to
separate between the 3 elements of
a typical building (Base, Body and
Crown).
• Primary materials permitted shall
include: Brown Stone, Beige Stone
and Glass.
d. Secondary Materials:
• Secondary materials shall be used as
complementary to the primary. They
are allowed to be used in the main
massing module as accents.
• Change of the secondary
material along the same plane is
not encouraged. A break or shift in
massing is recommended to
introduce different material.
• Secondary materials permitted shall
include: Brown Stone, Beige Stone
and Grey Stone.

138
 MASAR PROJECT
DEVELOPMENT MANUAL

ACCENTS MATERIAL

mashrabiya panel window embedded cyan mashrabiya mashrabiya

mashrabiya

parametric pattern, gold mashrabiya timber veneer led screen , aluminum finish,
accent mashrabiya

e. Accent Materials:
• Accent materials may be used in
the 3 elements of a typical building
(Base, Body and Crown).
• Accent material shall be used to
promote separation of the different
building’s elements (Base, Body and
Crown).
f.Stone or stone look-alike materials shall
be encouraged.
g.All materials used shall be climatically
appropriate given the region’s heat and
humidity conditions.
h.The use of creative material such as
mashrabiya panels of different patterns
are encouraged as Accent Materials.
i.The application of dark and light material
combination shall be mandatory and in
compliance with the individual zone’s
palette where the building is located.
j.The variation in color and texture may
be allowed as long as they comply with
the general material’s list. The variation
shall be subject to the approval of UAQ.

139
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

B. DISTRICT
ARCHITECTURAL
GUIDELINES

While the previous section provided • Vision

general guidelines applicable to all
• Core Characteristics
buildings within MASAR, this section will
provide specific guidelines tied to the • Development Anchor Driven
different districts across the Elements
development. While these districts are
unified in some general aspects of the • Massing
guidelines, they differ in the architectural • Façade
detailing and the general look and feel to
create themed districts and interesting • Finishing
character areas within MASAR. • Shading and Screens
To familiarize the design consultant The MASAR development is
envisioned to feature three themed
with the specific architectural districts. This zonal classification is
guidelines of these districts, this mainly based on proximity of these
section will demonstrate the district zones to Al Haram and their anticipated
guidelines through exploring and densities. Each zone will also have a
covering the following components for unique development anchor that will set
each district: forth the design vocabulary of each zone.
The following pages will provide detailed
guidelines addressing the above 6
elements of each of the three districts.

140
 MASAR PROJECT
DEVELOPMENT MANUAL

B1. DISTRICT 1
ARCHITECTURAL GUIDELINES

B1. VISION

B5. DEVELOPMENT
ANCHOR DRIVEN Bus
ELEMENTS
Terminal

B2. MASSING
B2. DISTRICT 2
ARCHITECTURAL GUIDELINES

B6. FINISHING

B3. CORE
CHARACTERISTICS

King Abdullah
B7. SCREEN Mosque

B3. DISTRICT 3
B4. FACADE ARCHITECTURAL GUIDELINES

Haramain Train
Station

141
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ARCHITECTURAL THEME

Bus
Terminal

B1. DISTRICT 1
ARCHITECTURAL
GUIDELINES

VISION:
PLOT COVERAGE
Located at the eastern edge of the
MASAR’s site, this district is the closest to
Al Haram area. Extending from the First Boulevard
Ring Road to Al Mansur Road, this district
is characterized with the highest footfall
percentage due to its location strategic
proximity to Al Haram. Capitalizing on this
prime location asset, District 1 will feature Tower Footprint

the highest allowable plot coverage of

80% for its buildings. The main
development anchor for this district is Plot Line
the Bus Terminal which will be utilized to
inform the specific look and feel of District Road
1 and its architectural language.
Plot Coverage 80%

142
 MASAR PROJECT
DEVELOPMENT MANUAL

DISTRICT 1 DEVELOPMENT ANCHOR AND SKYLINE SECTION

LEGEND
District 1 buildings

143
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

CANTILEVER STRATEGIES ON MASSING

CANTILEVER STRATEGIES

STACKED MASSING TIERS

STACKED MASSING STRATEGIES

CORE CHARACTERISTICS b.Detailed Accent: Shall be inspired by

Buildings within District 1 shall be
themed and characterized by the
following design features:
• Rich Building Base
• Rich Building Body
• Building Verticality
• Formal Building Crown
DEVELOPMENT ANCHOR DRIVEN
ELEMENTS
As the Bus Terminal will be the
Development Anchor for Zone 1,
the following components shall
effortlessly complement the anchor’s
design:
a. Proportions: Shall be inspired by the 3-
tier building’s element (Base, Body and
Crown) of the Bus Terminal building.
employing some of the design
features/materials of the Bus Terminal
building.
c.Vertical Openings: Shall be inspired by
the Bus Terminal building openings in
terms of proportions and module.
d.Cantilevers: Shall be inspired by the Bus
Terminal building concept of stacked
tiers.
e.Carved Out Massing: Shall be inspired
by the Bus Terminal building massing in
creating carved out interesting enclosed
spaces that will elevate the public realm
at strategic locations.
f.Materiality: Shall be similar to the
materiality palette used for the Bus
Terminal building.

144
 MASAR PROJECT
DEVELOPMENT MANUAL

CORE CHARACTERISTICS AND DEVELOPMENT ANCHOR DRIVEN ELEMENTS

a PROPORTIONS
The different building segments
are stacked on top of each other
to create a tier aesthetic - in
line with the stacking
methodology of the district

FORMAL BUILDING CROWN

c VERTICAL OPENINGS
The glass crown of the tower
matches that of the bus terminal
anchor

RICH BUILDING BODY

BUILDING VERTICALITY

b DETAILED ACCENTS
Tower fenestration are inspired
by the fenestrations of the
anchor building

d CANTILEVERS
The tiers stack to create
cantilevers

f MATERIALITY
The tower matches the
materiality to that of the bus
RICH BUILDING BASE
terminal

e CARVED OUT MASSING

The tower is carved out to
create a grand enclosure within
the plaza, to be experienced by
people moving along the
boulevard.

145
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

CROWN PLACEMENT ON MASSING

Crown Tier

MASSING
As other design features, District 1 k. The building Body Tier shall utilize
massing shall be inspired by the Bus spaces resulting from the different tiers
Terminal Building stacked massing and its setbacks to function as roof terraces or
3-tier module of Base, Body and Crown. public amenities
The following massing regulations shall l. The building Crown Tier can be either:
be applied for all buildings within District
1:
• Located on top of the building or
All buildings shall differentiate the 3
main elements of Base, Body and Crown • Integrated within the Body Tier
to achieve the massing stacking design
composition. This differentiation can be
realized through:
g. Using different shapes for each tier
h.Using different orientation for each tier
i.Employing strategically located volume
cuts or openings to enhance the staking
effect
j.The building Base Tier shall be
encouraged to feature stepping to avoid
monotony. It can step as long as at least
50% of its upper plane is aligned to the
lower expression line

146
 MASAR PROJECT
DEVELOPMENT MANUAL

MASSING PRINCIPLES FOR DISTRICT 1

The building Base Tier shall be encouraged

j to feature stepping to avoid monotony. It can
step as long as at least 50% of its upper
plane is aligned to the lower expression line

Lower Tower Expression Line

Podium: Lower Expression Line

l CROWN:

The crown could be either located on top of

the building in order to act as a visual
feature for anchor buildings, or integrated
within the tower design in the
complementary buildings.

BODY:
k
The resulting space from the setback of each
tier to be utilized for amenity uses (roof
terraces, building amenities, etc.) in order to
activate these terraces, and evoke the
traditional Saudi Kharjahs.

j BASE:

Building base stepping is encouraged to avoid

monotony. The base could step as long as at
least 50% of its upper plane is aligned to the
lower expression line.

147
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

SOLID TO VOID RATION ON FACADE ARTICULATION

Crown:
v
Solid < Void

No Play Facade r

Body:
u Solid = Void

Medium Play Facade p

Base:
t
Solid > Void

Maximum Play Facade m

FAÇADE ARTICULATION To better understand the concept of the

Similar to the General Guidelines Chapter,
to realize the intended façade design,
controls shall be applied to regulate the
following 2 main elements of a typical
facade design:
• Level of Play
• Solid to Void Ratio
As under the general guidelines, both of
the above elements are directly linked to
the 3 elements of a typical building (Base,
Body and Crown).
“level of play”, the elements shall be
described into three categories:
• Maximum Play: Relates to the Base
element of the building and shall
allow for maximum detailing to
realize highest level of human
interactions due to its high visibility.
• Medium Play: Relates to the Body
element of the building and shall
allow for medium detailing
appropriate to its medium visibility.
• No Play: Relates to the Crown
element of the building and shall
allow for basic detailing appropriate
to its low visibility.

148
 MASAR PROJECT
DEVELOPMENT MANUAL

FACADE ARTICULATION RECOMMENDATION

t u v

CORNER TREATMENT SOLID TO VOID RATIO

In line of the above, to ensure the s.The building Crown element is

intended overall façade articulation, the recommended to promote formal
following guidelines shall be applied: articulation through minimal use of colors
and materials.
LEVEL OF PLAY GUIDELINES
SOLID TO VOID RATIO GUIDELINES
m.The building Base element shall follow
the Maximum Play guidelines providing t.The building Base element shall have a
maximum level of detailing to ensure higher ratio of solid to void.
highest social interaction and the desired
u.The building Body element shall have a
integration with the public realm.
similar ratio of solid to void.
n.The building Base element to allow for 3
v.The building Crown element shall have
levels of podium while realizing a friendly
a lower ratio of solid to void.
human scale.
o.The building Base element shall
correspond to the Bus Terminal building
as the anchor of the development in
District 1.
p.The building Body element is
recommended to follow the Medium Play
guidelines.
q.The building Body element is
recommended to promote verticality
expression through minimal use of colors
and materials.
r.The building Crown element is
recommended to follow the No Play
guidelines.

149
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
FINISHING
Similar to the approach towards the
façade application, the finishing palette
shall be directly linked to the 3
elements of a typical building
(Base, Body and Crown). As
specified previously in the general
architectural guidelines, there are 3 sets
of materials: Primary, Secondary, and
Accent Materials to be applied
respectively to the 3 building’s tiers.
The building finishes palette in District 1
shall follow the below guidelines:
w. The finishing materials shall be applied
as per the palette matrix.
x. The application of Primary Materials
(material and color) shall be as per the Bus
Terminal building. Deviations are
prohibited unless approved by UAQ.
y. Stone or stone look-alike materials shall
be encouraged.
z. The application of the dark and light
material within the building shall follow
the palette matrix.
aa. The variation in color and texture may
be allowed as long as they comply with
the general material’s list. The variation
shall be subject to the approval of UAQ.
150
SHADING & SCREENS
Similar to the approach towards the
façade application, the use of shading
materials shall be directly linked to the 3
elements of a typical building (Base, Body
and Crown). It shall also be tied to the
façade “Level of Play” guidelines.
In line of the above, the application of
screens and shading material in
District 1 shall follow the below
guidelines:
ab. The design of the shading structures
at the building Base shall follow
Maximum Play guidelines and allow for
maximum level of detailing.
ac. The design of the shading structures
at the building Body shall follow Medium
Play guidelines.
ad. The design of the shading structures
at the building Crown shall follow No Play
guidelines.
ae. The application of the shading
GENERAL MATERIAL PALETTE
structures at the 3 elements of a typical
building shall be part of integral façade
Dark Beige Stone z w
design and not merely added as a
separate-add-on façade element .
af. In general, it is encouraged to show
proper level of details to illustrate the
design of the screens in all parts of typical White Stone
building’s elements. This is to ensure a
rich elaboration of the screen pattern
design and proposed texture.
ag. The screen design at the building Beige Shade
Crown is encouraged to feature Cyan
color screens. The screens are
encouraged to cover the entire full glazed
surface of the Crown to maintain the
character and theme of District 1.
Dark Brown Shade
 MASAR PROJECT
DEVELOPMENT MANUAL

MATERIALITY AND SHADING FOR DISTRICT 1

MATERIAL aa ae SHADING/SCREEN

CROWN TIER
Primary
CROWN : NO ad
PLAY

Grey Glass
Accent

ag

Cyan Mashrabiya

BODY TIER
Primary BUILDING BODY: ac
MEDIUM PLAY

White Stone

Secondary

Dark Brown Stone

Accent

BUILDING BASE:
MAXIMUM PLAY ab

Window Embedded
Mashrabiya

BASE TIER

Primary

Dark Brown Stone

Secondary Accent

White Stone Mashrabiya Panel

151
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ARCHITECTURAL THEME

King Abdullah
Mosque

B2. DISTRICT 2
ARCHITECTURAL
GUIDELINES

VISION:
Located centrally within MASAR’s site, this
zone extends from Al Mansur Road to PLOT COVERAGE
Abdullah Uraif Road. Due to its central
location, District 2 will feature transitional
Boulevard
areas at its eastern and western edges to
seamlessly integrate with zone 1 and zone
2 respectively in design, character, style
and general appeal. District 2 will feature
a lower density compared to District 1 Tower Footprint
with highest allowable plot coverage of
70% for its buildings. The main
development anchor for this zone is the
Plot Line
King Abdullah Mosque which will be
utilized to inform the specific look and Road
feel of Zone 2 and its architectural
language. Plot Coverage 70%

152
 MASAR PROJECT
DEVELOPMENT MANUAL

CORE CHARACTERISTICS AND DEVELOPMENT ANCHOR DRIVEN ELEMENTS

LEGEND
District 2 buildings

153
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
FRAMING STRATEGY FOR DISTRICT 2
ORDER STRATEGY FOR RICH BUILDING CHARACTERISTIC
CORE CHARACTERISTICS
Buildings within District 2 shall be
themed and characterized by the
following design features:
a. Rich Building Base
b. Rich Building Body
c. Building Verticality
d. Parametric Building Crown
DEVELOPMENT ANCHOR
ELEMENTS
As King Abdullah Mosque will be the
Development Anchor for Zone 2, the
following components shall effortlessly
complement the anchor’s design:
154
FRAMING
ORDER
e.Proportions: Shall be inspired by the 3-
tier building’s element (Base, Body and
Crown) of the Mosque.
f.Parametric Design: Crown and
Mashrabiya design shall be inspired by
the parametric design of Mosque Dome.
g.Golden Accents: Golden hued materials
shall be borrowed from the Mosque
palette.
h.White Mashrabiya: Shall be borrowed
DRIVEN from the Mosque palette and used in the
buildings design.
i.Corner Chamfers: Shall be inspired by
the Mosque building concept of framing
tiers.
 MASAR PROJECT
DEVELOPMENT MANUAL

CORE CHARACTERISTICS AND DEVELOPMENT ANCHOR DRIVEN ELEMENTS

e PROPORTIONS
Shall be inspired by the 3-tier
building’s element (Base, Body
and Crown) of the Mosque

d PARAMETRIC BUILDING CROWN

f PARAMETRIC DESIGN
Crown and Mashrabiya design
shall be inspired by the
parametric design of Mosque
Dome
b. RICH BUILDING BODY
c. BUILDING VERTICALITY

i CORNER CHAMFERS:
Shall be inspired by the Mosque
building concept of framing tiers

g GOLDEN ACCENTS
d RICH BUILDING BASE Golden hued materials shall
be borrowed from the Mosque
palette

h WHITE MASHRABIYA
Shall be borrowed from the
Mosque palette and used in the
buildings design

155
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
RULES OF THE CROWN OF DISTRICT 2
q r
Crown Tier
MASSING
As other design features, District
2 massing shall be inspired by the
Mosque building framing massing and its
3-tier module of Base, Body and Crown.
The following massing regulations shall
be applied for all buildings within District
2:
j.Buildings overlooking the Boulevard
shall comply with the framing massing
concept to realize the framed viewing of
the mosque.
k.All buildings are recommended to
adopt formal feel and grid module to
express symmetry and clarity in the
design and proportions supporting the
Mosque design.
l.Buildings may differentiate the 3 main
elements of Base, Body and Crown
through the use of different colors.
Nevertheless, the overall building
envelop shall maintain a grid-like
cohesive appearance that shall be
consistently applied to the 3 elements.
156
m.The building Base Tier shall adopt a
formal design fostering clarity and order.
n.Formal arcades are recommended to be
featured at the building Base Tier.
Arcades are recommended to employ
repetitive module to emphasize
formality.
o.The building Body Tier design shall
consider joining both the base and the
body elements together with minimal
shifts or distinct features.
p.The building Body Tier design is
encouraged to promote verticality and
cohesiveness to accentuate the building’s
height and slender feel.
q.The building Crown Tier is
recommended to feature a
symmetrical volume that caps the
body element instead of being fully
integrated with the Body mass.
r. The building Crown Tier is
recommended to reduce in size towards
the top to resonate with the Mosque
slender minaret.
 MASAR PROJECT
DEVELOPMENT MANUAL

MASSING PRINCIPLES FOR DSITRICT 2

CROWN: q r
It is recommended that the crown also has a
symmetrical volume, and is not integrated within the
tower mass but caps the tower.

BODY: o p
The tower volume should appear to apply or
continue with the same facade grid of the base
below so it reads as one volume with minimal shifts
or features. A formal elegant building appears as
the vertical lines extenuate the building height.

BASE: m
The Building base is formal with a clear LEL and
UEL Line. Formal arcades or frames with
repetitive grids are encouraged along the base.

157
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

FACADE ARTICULATION OF DISTRICT 2

Crown:
ac
Solid > Void

No Play Facade y

Body:
ab Solid < Void

Medium Play Facade v

Base:
aa Solid = Void

Maximum Play Facade s

FACADE ARTICULATION The following façade guidelines shall be

Similar to the General Guidelines Chapter,
to realize the intended façade design in
District 2, design controls shall be applied
to regulate the following 2 main
elements of a typical facade design:
• Level of Play
• Solid to Void Ratio
As under the general guidelines, both of
the above elements are directly linked to
the 3 elements of a typical building (Base,
Body and Crown).
applied to all buildings within District 2:
Level of Play Guidelines
s.The building Base element shall follow
the Maximum Play guidelines providing
maximum level of detailing to ensure
highest social interaction and the desired
integration with the public realm.
t.The building Base element to allow for 4
levels of podium while realizing a friendly
human scale.
u.The building Base element shall
correspond to the King Abdullah Mosque
as the anchor of the development in
District 2.

158
 MASAR PROJECT
DEVELOPMENT MANUAL

FACADE RECOMMENDATION FOR DISTRICT 2

facade detail : maximum play solid to void ratio

v.The building Body element is relating the Mosque dome. Design shall
recommended to follow the Medium Play be simple with minimal detailing.
guidelines.
Solid To Void Ratio Guidelines
w.The building Body element is
aa. The building Base element shall have
recommended to promote order through
a similar ratio of solid to void.
adding rigid faceted mass mimicking the
Mosque minaret. ab. The building Body element shall have
a higher void to solid ratio.
x.The building Body element is
recommended to promote verticality ac. The building Crown element shall have
expression through minimal use of colors a similar ratio of solid to void ratio.
and materials.
y.The building Crown element is
recommended to follow the No Play
guidelines.
z.The building Crown element is
recommended to promote formal
expression with parametric design

159
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
FINISHING
Similar to the approach towards the
façade application, the finishing palette
shall be directly linked to the 3
elements of a typical building
(Base, Body and Crown). As specified
previously in the general architectural
guidelines, there are 3 sets of materials:
Primary, Secondary, and Accent Materials
to be applied respectively to the 3
building’s tiers.
The building finish palette in District 2
shall follow guidelines given below:
ad. The finishing materials shall be
applied as per the palette matrix.
ae. The application of Primary Materials
(material and color) shall
be as per the King Abdullah Mosque
building. Deviations are prohibited unless
approved by UAQ.
af. Stone or stone look-alike materials
shall be encouraged.
ag. The application of the dark and light
material within the building shall follow
the palette matrix.
ah. The variation in color and texture may
be allowed as long as they comply with
the general material’s list. The variation
shall be subject to the approval of UAQ.
160
SHADING & SCREENS
Similar to the approach towards the
façade application, the use of shading
materials shall be directly linked to the 3
elements of a typical building (Base, Body
and Crown). It shall also be tied to the
façade “Level of Play” guidelines.
In line of the above, the application of
screens and shading material in
District 2 shall follow the below
guidelines:
ai. The design of the shading structures at
the building Base shall follow Maximum
Play guidelines and allow for maximum
level of detailing.
aj. The design of the shading structures at
the building Body shall follow Medium
Play guidelines.
GENERAL MATERIAL PALETTE
ak. The design of the shading structures
at the building Crown shall follow No Play
Dark Beige Stone ah ad
guidelines.
al. The application of the shading
structures at the 3 elements of a typical
building shall be part of integral façade
design and not merely added as a White Stone
separate-add-on façade element.
am. In general, it is encouraged to
show proper level of details to illustrate
the design of the screens in all parts of Beige Shade
typical building’s elements. This is to
ensure a rich elaboration of the screen
pattern design and proposed texture.
an. The screen design at the building
Crown is encouraged to pay homage to Dark Brown Shade
the parametric decorative Mosque dome.
 MASAR PROJECT
DEVELOPMENT MANUAL

MATERIALITY AND SHADING FOR DISTRICT 2

MATERIAL ae al SHADING/SCREEN
CROWN TIER
CROWN : NO
PLAY
ak
Primary

an
Grey Glass
Accent

Parametric Pattern, Gold Accent

BODY TIER
BUILDING BODY:
Primary MEDIUM PLAY aj

af

Beige Stone Dark Brown Stone

Secondary

af

Dark Brown Stone

Accent
BUILDING BASE:
MAXIMUM PLAY ai

Window Embedded
Mashrabiya

BASE TIER

Primary

af

Dark Brown Stone

Secondary Accent

af

White Stone Mashrabiya Panel

161
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

ARCHITECTURAL THEME

Haramain Train
Station

B3. DISTRICT 3
ARCHITECTURAL
GUIDELINES

VISION:
Located at the western edge of the
MASAR’s site, this zone is the
furthest to Al Haram area extending on
both sides of the Abdullah Arif Street to PLOT COVERAGE
the Third Ring Road. As the Gateway
MASAR, District 3 takes a Boulevard
contemporary look and modern aesthetic
compared to the other 2 Districts.
Informed by the Plaza as the
development anchor, this zone will
feature a lower density compared to
Tower Footprint
District 1 with slightly lower allowable
plot coverage of 70% for its buildings.
This lower density is intended to Plot Line
accommodate the large footfall
anticipated from the Haramain Train Road
Station and the mall within District 3.
Variable volumes, modern architecture, • Plot Coverage 70%
terraces overlooking the plaza are main
features of this District.

162
 MASAR PROJECT
DEVELOPMENT MANUAL

CORE CHARACTERISTICS AND DEVELOPMENT ANCHOR DRIVEN ELEMENTS

LEGEND
District 3 buildings

163
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

CORE CHARACTERISTICS h. Shifting Volumes: Massing shall be

stepping down towards the main
Buildings within District 3 shall be
boulevard and the Plaza to create the
themed and characterized by the
right synergy at grade level.
following design features:
i.Stepped Podium: Similar to shifting in
a. Rich Building Base
the massing concept, the podium shall
b. Rich Building Body step back from the plaza to generate
interesting at grade spaces
c. Building Verticality complimenting the plaza.
d. Digital Building Crown j.Materiality: Shall be borrowed from the
Haramain Train Station building.
DEVELOPMENT ANCHOR DRIVEN k.Glass Facades: Shall be encouraged in
ELEMENTS the Body and Base elements inspired by
the lightness of the Plaza.
As the Plaza will be the Development
Anchor for District 3, the following
components shall effortlessly
complement the anchor’s design:
e.Proportions: Shall be inspired by the
plaza with the building volumes stepping
back from the plaza space.
f.Digital Screens: Modern design for
building crown and use of digital screens
are encouraged and inspired the plaza
leisure activities.
g.Contrast in Facades: As building massing
will be stepping back from the Plaza,
contrasting facades promoting change of
materials and colors are encouraged.

164
 MASAR PROJECT
DEVELOPMENT MANUAL

CORE CHARACTERISTICS AND DEVELOPMENT ANCHOR DRIVEN ELEMENTS OF DISTRICT 3

e PROPORTIONS
Shall be inspired by the plaza
with the building volumes
stepping back from the plaza
space

d DIGITAL BUILDING CROWN DIGITAL SCREENS

f Modern design for building
crown and use of digital
screens are encouraged and
inspired the plaza leisure
activities

g CONTRAST IN FACADES
Strategy is to break rigidity of
facade by creating contrast,
element of play and clearly
demarcate important entrances
facade colors are applied
on the shifted volumes and
promote the district’s modern
identity

b RICH BUILDING BODY

c BUILDING VERTICALITY
h SHIFTING VOLUMES
Massing steps down towards
boulevard and plaza, to
emphasize retail experience
and create leisurely terracing
and levels enriching the podium
level experience

i STEPPED PODIUM
The shifted massing’s
relationship with the podium
allows for a carved enclosure
within the animated plaza to be
experienced by people moving
a RICH BUILDING BASE
along the boulevard

j MATERIALITY
The tower materiality borrows
from that of the Haramain
Station. The application of
the materials per volume
accentuates the massing
strategy

165
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

RULES OF THE CROWN OF DISTRICT 3

Crown Tier

MASSING
As other design features, District q. The building Crown Tier is encouraged
3 massing shall be inspired by the to be stepped while fully integrated with
Plaza featuring stepping massing of the the overall stepping massing concept of
typical building 3-tier module of Base, the building.
Body and Crown. The following massing
regulations shall be applied for all
buildings within District 3:
l.Buildings overlooking the Boulevard shall
comply with the stepping down towards
the plaza massing concept.
m.Buildings are encouraged to
differentiate the 3 main elements of
Base, Body and Crown through the use of
different colors to emphasize the shifting
volumes.
n.The building Base Tier stepping to avoid
monotony. It can step as long as at
least 50% of its upper plane is aligned
to the lower and upper expression lines.
o.The building Base Tier is encouraged to
feature Kharjahs.
p.The building Body Tier design shall also
step down towards the Plaza.

166
 MASAR PROJECT
DEVELOPMENT MANUAL

MASSING PRINCIPLES OF DISTRICT 3

m
The building Base Tier stepping to
avoid monotony. It can step as long as
at least 50% of its upper plane
is aligned to the lower and upper
expression lines
Lower Tower Expression Line

Podium: Lower Expression Line

q CROWN:
The Building base is formal with a clear LEL and
UEL Line. Formal arcades or frames with
repetitive grids are encouraged along the base.

p BODY:

The tower volume should appear to step

down in the direction of the plaza.
Differentiation in the volume treatment and
crown/tower/base articulation will promote this
shifting or terracing

o BASE:
The Building base stepping is encouraged to
avoid monotony. The base could step as long
as at least 50% of its upper plane is aligned to
the lower and upper expression lines. Terraces
encouraged.

167
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

FACADE ARTICULATION

ac Crown:
Solid > Void

No Play Facade y

Body:
ab Solid < Void

Medium Play Facade v

Base:
Solid = Void
aa
Maximum Play Facade r

FACADE ARTICULATION The following façade guidelines shall be

Similar to the General Guidelines Chapter,
to realize the intended façade design in
District 3, design controls shall be applied
to regulate the following 2 main
elements of a typical facade design:
• Level of Play
• Solid to Void Ratio
As discussed under the general
guidelines, both of the above
elements are directly linked to the 3
elements of a typical building (Base, Body
and Crown).
applied to all buildings within District 3:
Level of Play Guidelines
r.The building Base element shall follow
the Maximum Play guidelines providing
maximum level of detailing to ensure
highest social interaction and the desired
integration with the public realm.
s.The building Base element to allow for 3
levels of podium while realizing a friendly
human scale.
t.The building Base element shall
correspond to the Haramain Train Station
design by borrowing design inspiration.

168
 MASAR PROJECT
DEVELOPMENT MANUAL

FACADE RECOMMENDATION FOR DISTRICT 3

FACADE DETAIL : MAXIMUM PLAY SOLID TO VOID RATIO

u.The building Base element is z. The building Crown element is

encouraged to feature cantilevered levels recommended to feature digital screens
marking the main entrances. anchored towards the Plaza.
v.The building Body element is Solid To Void Ratio Guidelines are as
recommended to follow the Medium Play follows:
guidelines.
aa. The building Base element shall
w.The building Body element is have a higher void to solid ratio.
recommended to promote verticality
ab. The building Body element shall
expression through minimal use of colors
have a similar ratio of solid to void.
and materials.
ac. The building Crown element shall
x.The building Body element is
have a higher void to solid ratio.
recommended to borrow elements from
the Plaza by adopting shifting
compositions leading to contrasting
facades.
y.The building Crown element is
recommended to follow the No Play
guidelines.

169
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
FINISHING
Similar to the approach towards the
façade application, the finishing palette
shall be directly linked to the 3
elements of a typical building
(Base, Body and Crown). As specified
previously in the general architectural
guidelines, there are 3 sets of materials:
Primary, Secondary, and Accent Materials
to be applied respectively to the 3
building’s tiers.
The building finish palette in District 3
shall follow the below guidelines:
ad. The finishing materials shall be
applied as per the palette matrix.
ae. The application of Primary Materials
(material and color) shall be as per the
Haramain Train Station. Deviations are
prohibited unless approved by UAQ.
af. Stone or stone look-alike materials
shall be encouraged.
ag. The application of the dark and light
material within the building shall follow
the palette matrix.
ah. The variation in color and texture may
be allowed as long as they comply with
the general material’s list. The variation
shall be subject to the approval of UAQ.
170
SHADING & SCREENS
Similar to the approach towards the
façade application, the use of shading
materials shall be directly linked to the 3
elements of a typical building (Base, Body
and Crown). It shall also be tied to the
façade “Level of Play” guidelines.
In line of the above, the application of
screens and shading material in
District 3 shall follow the below
guidelines:
ai. The design of the shading structures at
the building Base shall follow Maximum
Play guidelines and allow for maximum
level of detailing.
aj. The design of the shading structures at
the building Body shall follow Medium
Play guidelines.
ak. The design of the shading structures
at the building Crown shall follow No Play
guidelines.
GENERAL MATERIAL PALETTE
al. The application of the shading
structures at the 3 elements of a typical Dark Beige Stone ah ad
building shall be part of integral façade
design and not merely added as a
separate-add-on façade element.
am. In general, it is encouraged to White Stone
show proper level of details to illustrate
the design of the screens in all parts of
typical building’s elements. This is to
ensure a rich elaboration of the screen
pattern design and proposed texture.
Beige Shade
an. The screen design at the building
Crown is encouraged to feature digital
screens to maintain the character and
theme of District 3. These digital screens
may be replaced by modern wood Dark Brown Shade
screens subject to UAQ approval.
 MASAR PROJECT
DEVELOPMENT MANUAL

MATERIALITY AND SHADING FOR DISTRICT 3

MATERIAL ae al SHADING/SCREEN
CROWN TIER
CROWN : NO
PLAY
ak
Primary

an
Blue Grey Glass
Secondary Accent

LED Screen Aluminum Mashrabiya

Finish

BODY TIER
BUILDING BODY:
Primary MEDIUM PLAY aj

af

White Stone

Secondary

af

Dark Beige Stone

Accent
BUILDING BASE:
MAXIMUM PLAY ai

Timber Veneer

BASE TIER

Primary

af

Beige Stone
Secondary Accent

af

White Stone Mashrabiya

171
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

INFRASTRUCTURE FOR MASAR BOULEVARD

3. INFRASTRUCTURE
REQUIREMENTS
This section provides useful information about
development plot’s infrastructure requirements
and infrastructure design provision and
parameters. It will cover infrastructure road
network, wet and dry utilities and waste
management. The infrastructure requirements
and guidelines within this section shall be
applicable to all tower plots within the MASAR
project. These requirements tend to ensure
that the building design shall be in utter
compliance with the infrastructure networks’
design, capacity and framework.

172
 MASAR PROJECT
DEVELOPMENT MANUAL

A1. ROAD A2. WATER A3. SANITARY

NETWORK SUPPLY SEWAGE

A4. IRRIGATION A5. FIRE, LIFE A6. STORM WATER

and SAFETY

A7. HVAC SYSTEM A8. DISTRICT A9. ELECTRICAL

COOLING DISTRIBUTION NETWORK

A10. TELECOMMUNICATION A11. WASTE

NETWORK MANAGEMENT
STRATEGY

173
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
The MASAR road network is designed to
provide an efficient, safe and well-
integrated vehicular circulation system
that seamlessly connects with the existing
surrounding road routes. In general, the
MASAR development will be serviced by
2 main roads systems as follows:
INTERNAL ROAD SYSTEM
Mainly, the internal road system includes
the north and south roads on both sides
of the MASAR main pedestrian
Boulevard. These two roads provide
avenues for traffic at an average level of
+269m. They are also the main and only
point of access to all plots overlooking the
MASAR Boulevard. Both roads with south
to north anticlockwise one-way traffic
movement system will be served by
service roads on its both sides with a
number of access/egress points. The
design speed of the two main road
corridors and service roads will be 70kph
and 40kph respectively. The ROW for
north and south Roads will be 40m each.
EXTERNAL ROAD CONNECTIVITY
The main access point to MASAR will be
via a modified Third Ring Road
Interchange. This will provide direct
access and egress to the site with four
lanes in each direction on north and
south roads. Other access points to the
site will include access from Umm Al Qura
Road to Abdullah Uraif Street, Al Mansour
Road (from south only), Second Ring
Road and the First Ring Road.
174
The proposed road systems present a
unique challenge of maintaining high
A1. ROAD
capacity without compromising road NETWORK
safety aspect. A careful consideration has
been given to locate the access point
locations to service roads with capacity,
highway standards and road safety
perspective. It is important to note that
the total number of access points to
service road would play an important
role in governing the development’s
capacities with respect to private vehicles.
In line with the MASAR’s road network,
the following guidelines shall be applied:
• Most of the MASAR tower buildings
shall be vehicularly either accessed
through the north road or south
road. Only a number of plots as
shown in the diagram will have a
vehicular access from other roads.
• All vehicular access points shall be
suggested with specific plot
information as shown in the
individual Plot Sheets.
• Plot access design shall be in
compliance with Ministry of
Transportation Regulations and all
applicable traffic codes.
• Plot access point shall be easily
identifiable and complemented by
the necessary road signage.
• Plot owner shall obtain any required
traffic study or/ and apply any
related authorities regulation.
 MASAR PROJECT
DEVELOPMENT MANUAL

ROAD NETWORK

N Q

LEGEND

Vehicle Routes
Roads Below Boulevard level

Service Roads

Round out

175
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

CONTROL VALVE INSTALLED ON WATER SUPPLY PIPE NETWORK.

176

To ensure an appropriate design for
A2. WATER the water supply system within the
SUPPLY tower buildings in MASAR, the following
regulations shall apply:
• Design of water supply network shall
be in compliance with National
Water Company NWC requirements,
Saudi Building Code SBC regulations
and other relevant local and
international standards. Any conflict,
discrepancies or violations to these
regulations shall impose penalties as
per the Saudi Building Codes’
Violations List.
• Design consultants are obliged to
refer to NWC manuals and other
relevant standards to ensure design
viability.
• Water supply to tower building plots
shall be obtained through proper
connection to main water
infrastructure network of the
MASAR project.
• Water shall be stored in a combined
domestic and fire water storage
tanks.
• The Consultants shall coordinate
with NWC for any waiver on 14 days
water storage for domestic use.
• The drawdown level in tank for
domestic use will be adjusted to
ensure that the required 90 minutes
fire water reserve remains secured all
the time.
MASAR PROJECT
DEVELOPMENT MANUAL
• Truck fill connections shall be
provided to allow filling of water
storage tanks by water delivery
trucks in the event of non-
availability of water supply from
NWC.
• Domestic water demand
requirement and consumption per
capita per day shall be calculated as
per NWC standards
• Additional water requirements for
other facilities in buildings shall be
included in the total water demand
calculations. The consultant shall
specify only high-efficient water
conserving plumbing fixtures in the
design.
• Plot owner shall have internal water
treatment to use the gray water for
flushing WC water.
• Water meter connections at plot
boundary shall fully comply with
NWC specifications.
• All water meters types shall be of the
electromagnetic type or the latest
type specified by NWC.
• Design consultants are obliged to
coordinate with NWC and acquire
their approval on all aspects of
water network. (water connections,
house connection and pipe material
used)
177
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

INFRASTRUCTURE FOR MASAR BOULEVARD

To ensure an appropriate design for the

sanitary sewage system within the tower
• Sanitary drainage within towers shall
comprise of 2 pipe gravity system
A3. SANITARY
buildings along MASAR, the following installed with adequate falls as SEWAGE
regulations shall apply: follows:
• Design of sanitary sewage network • One pipe shall be dedicated for
shall be in compliance with Saudi discharging to main sewer
Building Code SBC requirements and network from water closets,
other relevant standards adopted by bidets and kitchen sinks.
Makkah Municipality. Any conflict,
discrepancies or violations to these • Another pipe shall be used for
regulations shall impose penalties as collecting wastewater
per the Saudi Building Codes’ from wash basins, showers and
Violations List. ablution drains and conveyed to
• Sanitary drainage design in all tower grey water plant for treatment
buildings shall require coordination and re-use.
with main infrastructure sewer • Commercial kitchens in hotel
network of MASAR project. The buildings shall be provided with
coordination will cover connections grease interceptors to prevent
within the property boundary lines, grease from flowing into main
and the provision of future drainage network.
connections. It will also cover
requirements for piping general
• Maters for connection shall be used
arrangements, minimum diameter,
for all units end users
gradient, minimum cover and pipe
protection among others.
• For road fronting plots the nearest
sewer network manhole shall be in
the utilities gallery corridor between
the basement and the road
• For non-road fronting plots the
nearest sewer network manhole shall
be in a service corridor adjacent to
the plot and within the landscape
area.

178
 MASAR PROJECT DEVELOPMENT
MANUAL

IRRIGATION SYSTEM IN FUNCTION

A4. IRRIGATION To ensure an appropriate design for the

irrigation network for the tower buildings
• Automatic system shall be provided
for the irrigation of planted
along MASAR, the following regulations areas, generally
shall apply:
• Design of irrigation network shall be comprising a dedicated water storage
in compliance with National Water tank, irrigation water booster pump
Company NWC requirements, set, electronic
regulations and standards. Any controllers, solenoid valves,
conflict, discrepancies or violations to piping, bubblers and drip
these regulations shall impose emitters.
penalties as per the Saudi Building • The water required for irrigation
Codes’ Violations List. purpose shall be fed by a treated
• The water for irrigation system tank and in case of emergency it can
within the plots shall be the be fed by tankers.
responsibility of plot owner/ • The irrigation system within the
developer. vicinity of the building site shall be
• Treated sewage effluent TSE water fully automatic and all components
from NWC shall not be provided. As shall be selected to ensure even
such, plot owners/ developers are distribution without overspray or
Required to either use condensate run-off waste and shall provide the
from HVAC equipment or use correct quantities of water to
treated grey water for irrigation promote optimum plant growth.
purposes.

179
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

WATER SPRINKLER PIPING AND FIRE ALARM CONTROL SYSTEM

To ensure an appropriate design for the

firefighting system for the tower
A5. FIRE , LIFE
buildings along MASAR, the following and SAFETY
regulations shall apply:
• Design of firefighting network shall
be in compliance with National Fire
Protection Association NFPA, Makkah
Civil Defense Standards and Saudi
Building and International Building
Codes. Any conflict, discrepancies or
violations to these regulations shall
impose penalties as per the Saudi
Building Codes’ Violations List.

180

STORM WATER MANAGEMENT
A6. ST0RM To ensure an appropriate design for the
WATER stormwater system for the tower
buildings along MASAR, refer to the Saudi
Geological Survey (SGS) Study
(Hydrogeological Impact Study for Masar)
and the following regulations shall apply:
• Design of stormwater network shall
be in compliance with Saudi
Geological Survey SGS, Makkah
Municipality standards and other
relevant local and international
codes. Any conflict, discrepancies or
violations to these regulations shall
impose penalties as per the Saudi
Building Codes’ Violations List.
• The plot owner shall ensure
compliance with the design
consultant for the storm water
drainage of the individual plots to
be coordinated with the site wide
Storm water network. They will be
obligated to establish a proper
connection and ensure integration
with the overall infrastructure
provisions within the MASAR
project.
• Storm water from all building’s roofs
shall be drained through roof drains
and overflow roof drains pipe
connected to main stormwater
network.
MASAR PROJECT
DEVELOPMENT MANUAL
• The design consultant shall use the
Manning Formula, rational method
for the hydraulic calculations for the
estimation of peak storm water
runoff as per SGS requirements.
• The designer shall design rainfall
harvesting system in tower buildings
in compliance with SGS requirements
and criteria.
• The designer shall consider the
rainfall intensity curve for Makkah in
the design of stormwater system in
tower buildings.
• The designer shall ensure that all
surface water is collected from the
plot and channeled to be
discharged as per SGS
recommendations.
• Discharging surface water into sewer
systems shall be strictly prohibited.
• The designer shall comply with
Makkah Municipality design
requirements for storm water
system on the following:
• Overall Drainage System
Planning
• By Rainfall & Runoff
• Design Flow and Criteria
• Ground Water Control
• Lifting Pump Station
181
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

EXAMPLE OF THE MECHANISM OF ACTION OF THE DISTRICT COOLING

NOTE: ONLY DISTRICT COOLING SYSTEM IS AVAILABLE ON SITE

To ensure an appropriate design of shall be provided as per their set

the HVAC system, for the investment benchmarks.
A7. HVAC
plots/ buildings along MASAR, the
• ASHRAE latest edition shall be
SYSTEM
following regulations shall apply:
the basis for using outside
temperature conditions for cooling
• Design of HVAC system shall be in load calculations for the city of
compliance with relevant local and Makkah. Winter heating is
international codes and standards.
Any conflict, discrepancies or not recommended for Makkah
violations to these regulations shall weather.
impose penalties as per the Saudi
• Any rooftop mechanical
Building Codes’ Violations List.
equipment shall be visually
• The use of district cooling for the screened and/or enclosed in a
HVAC system in all investment plots/ penthouse type roof form.
buildings shall be mandatory.
• Provision of chilled water supply and
return mains to/from the district
cooling plant(s) shall be provided
and have supply to/ from isolating
valves at boundary interface points
at each Plot.
• The individual chilled water demand
calculated by design consultant for
plot buildings shall be verified by
MASAR DC service provider and
chilled water flow

182
 MASAR PROJECT
DEVELOPMENT MANUAL

A8. DISTRICT To ensure an appropriate design for the • Chilled water Design Temperatures
district cooling system for the tower and Delta T shall be adhered to
COOLING buildings along MASAR, the following strictly and shall be maintained
regulations shall apply: during the operation phase
• Design of district cooling system shall • Typical chilled water parameters for
be in compliance with relevant local primary and secondary circuits are
and international codes. listed below for designer guidance
only. However as obligation on
• The use of district cooling shall be consultants, they shall request
mandatory. The design consultant copies of ETS guidelines prepared by
shall refer to the district cooling district cooling service provider.
provider regulations for the
Distribution Design Guide. Any • Supply chilled water
conflict, discrepancies or violations temperature, Primary Side:
to these regulations shall impose 40°F (4.44°C)
penalties as per as agreed in the
development agreement • Return chilled water
temperature, Primary Side:
• The heat exchangers shall be 56°F (13.33°C)
supplied by the plot developers.
These heat exchangers and other • Supply chilled water
items of related control equipment temperature, Secondary
and pumps shall be installed in (Building) Side: 42°F (5.56°C)
accordance with the District Cooling • Return chilled water temperature,
service provider’s specified Secondary (Building) Side: 58°F
requirements. The plot developer (14.44°C)
shall obtain the technical approval
of the heat exchanger from the • Allowance shall be made in the first
district cooling service provider. basement for an ETS Room in
compliance with the Energy Transfer
• Isolating valves shall be located at Station ETS Design Guide provided
the boundary of the basement for all by service provider.
primary supply and return branches
serving an individual plot. • ETS Guideline will be provided to
plot owner as a supplementary
• The design consultants shall adhere document.
to the Energy Transfer
Station ETS Design Guide
provided by the District Cooling
service providers.

183
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

PLAN SHOWING MV SWITCHING/GRID

STATION PLOTS
LEGEND

N Q Grid Stations

To ensure an appropriate design for

the tower buildings electrical network
within MASAR, the following regulations
shall apply:

• Design of electrical system shall be in

compliance with Water & Electricity
Regulatory Authority (WERA)- A9. ELECTRICAL
Electricity Service Guide, Saudi DISTRIBUTION
Electricity Company (SEC) standards,
Saudi Building Code SBC-401 and NETWORK
other relevant local and international
codes. Any conflict, discrepancies or
violations to these regulations shall
impose penalties as per the Saudi
Building Codes’ Violations List.
• The proposed building design must
meet the electrical load budget
specified for each plot as specified on
the individual Plot Sheet
• The MASAR project is designed to
provide each tower building with
medium voltage (13.8kV) from the
grid station dedicated for the
MASAR project. Hence, the
distribution of electrical power
supply to each plot will be at 13.8kV
level and each plot shall have its own
unit substation.
• Each tower building shall have its
own metering system to be
monitored by the SEC
• All electrical equipment shall follow
SEC and all relevant international
standards (i.e.IEC NFPA, IEE Wiring
regulation) and project
specifications

184

• The standby power supply
shall be required to cater to the
Firefighting system requirements and
Civil Defense requirements.
• The generator room shall be
located where maintenance
and exhaust are considered as
per the environmental authority
requirements.
• All electrical equipment and
installation to be concealed and
creatively concealed from public
eye.
• Design consultants are obliged to
adhere to SBC 401 Code to ensure
covering all requirements. These
electrical design requirements
include but not limited to, design,
safety, environmental, erection,
equipment selection, installation
and verification of the electrical
installation
MASAR PROJECT
DEVELOPMENT MANUAL
CONTROL PANEL BOARD
• Connection fees to be secured for - Using high-performing electrical
Saudi Electricity Company SEC as per devices.
ECRA Electricity Service Guide - Commitment to improve the power
factor (PF) if it drops below 95%.
• Signing supply electricity agreement
with the Saudi Electricity Company,
• Commitment to pay for the connection
where the responsibilities and
fees versus the building dedicated
requirements of electricity supply are
electrical load.
illustrated and explained to each
developer in accordance with the
provisions of Article (11) of ECRA's • Commitment to pay value added tax
guideline. (VAT)
• Taken into consideration the
appropriate measures that lead to
rationalizing the electricity
consumption according to the
requirements of the Saudi Electricity
Company as follows (but not limited):
- The use of thermal insulation of the
building.
- Designing buildings with more
efficient standards to rationalize
electricity consumption.
185
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

TELECOMMUNICATION VITALITY IN MASAR DEVELOPMENT

MASAR has been designed to feature • The design consultant shall

a state-of-art telecommunication coordinate with any or all
A10. TELE -
network. Both the north and of the telecommunication COMMUNICATION
south roads will be covered with fiber
optic network to enable appropriate
network service providers and
ensure complying with their
NETWORK
connections with plots for all requirements covering the
telecommunication networks including following at a minimum:
CCTV to ensure security.
• Civil Requirements
To ensure an appropriate design for the
tower buildings telecommunication • Main Telecom Room
network within MASAR, the following
• Distribution Box
regulations shall apply:
• Cabling & Felting
• Design of telecommunication system Requirements
shall be in compliance with the Saudi
Communications and Information • Cabling & Termination
Technology Commission (CITC)
• Structured & Horizontal
standards, Saudi Building Code and
Cable
other relevant local and
international codes. Any conflict, • Conduits
discrepancies or violations to these
• Protection from Electro-
regulations shall impose penalties as
Magnetic Interface
per the Saudi Building Codes’
Violations List. • Private Branch Exchange
• The design consultant shall (PBE)
coordinate with any or all of
the telecommunication network
service providers and ensure
complying with their requirements
(internal requirements e.g. room
size, ventilation and + GSM external
186 requirements).
 MASAR PROJECT
DEVELOPMENT MANUAL

• Telecommunication design • Telecom towers or any other

shall be coordinated with main
infrastructure network to establish
the proper connection to main
telecommunication network of the
MASAR project
• The connection point for all tower
plots shall be from
telecommunication entry
box located on top of the
environmental deck.
• Design of telecommunication system
shall consider clear access path for
telecom and T.V. and service support
extending the LAN/WAN networks,
CATV, ATM, ADSL and wireless
services.
• All tower buildings shall be
connected with state-of-the-art fiber
optic network which serve the
following service to the building
equipment shall not be installed on
the facades or top of building.
• Developers are not allowed to install
any GSM/ Fiber out side the buildings
or on its rooftop . Developers can
install the In-building Solution “IBS”
inside the building for the internal
Mobile coverage, and the internal
Fiber cables to integrate his internal
systems only . This is to avoid any
affection on MASAR ICT
infrastructure strategy.
• Plot Owners shall seek prior
approvals on the location of telecom
towers in prominent locations from
UAQ.
• UAQ reserves the right to approve,
disapprove or charge a fee for the
installation of telecom towers in
these locations.

• High speed internet

• IPTV, VOD
• IP Telephone , Video
Conference

• Indoor GSM coverage on each

floor
• Each room will be connected
with fiber with the internal
wiring system
• All rooms will be connected
with CAT6/ fiber connectivity
• Each floor having the specific
switch for distribution

187
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

WASTE MANAGEMENT

Plot connection - typical section top view

Ground Level
Plot Limit

plot
connection
branch

Steel
(406.4) side walk

3000
MV

litter bin
branch
6075 2800

Plot connection with litter bin - typical section

Side walk
Litter bin
Valve Chamber Ground Level
Plot Limit

Steel
(406.4) MV
3000

6075 2800

MASAR development will have Design is to include connection to a

a world-class pneumatic waste central vacuum waste collection system
A11. WASTE
collection system worthy of MASAR’s to ensure an appropriate design for the MANAGEMENT
strategic vision, context and offering. investment plot/ tower buildings waste
The pneumatic system is an automated collection network within MASAR, the
waste collection system following regulations shall apply:
that uses a vacuum-type underground
pipe network to collect building’s waste,
which is then transported through • The use of Pneumatic Automatic
underground pipes within utility gallery waste collection system for all
to a waste terminal station. Trucks may investment plots/ buildings is
periodically collect the waste for mandatory.
disposal in case of breakdown in system.
The system will mainly be comprised of
waste chute, intermediary storage
container and pipe network.

188

WASTE MANAGEMENT
• Design of waste management
system shall be in compliance with
The General Authority of
Meteorology and Environmental
Protection GAMEP standards and
relevant local and international
codes.
• Waste collection system design shall
be in compliance with MASAR
Pneumatic automatic Waste
collection Strategy. Any conflict,
discrepancies or violations to these
regulations shall impose penalties as
per agreed in the development
agreement.
• Each tower plot shall allow for waste
chutes as per the MASAR Pneumatic
automatic Waste collection Strategy.
Cost of supply and installation for the
waste valve room for single chute
connection 250,000 SAR as of 2021
price.
• Each tower building shall allow for
plot connection point to be linked
with overall waste management
pipe network.
• Each tower plot shall allow for proper
plot connection with side- walk litter
bin to be linked with overall waste
collection pipe network.
MASAR PROJECT
DEVELOPMENT MANUAL
• The consultants shall refer to plot
owner manual by service provider for
connection from collection points
inside buildings to main AWCS piping
network.
• Please refer to supplementary
document for waste collection
strategy or the Plot Owner’s Design
Manual for details and further
implementation information.
189
05
DESIGN
PARAMETERS

1. Design Parameters Overview

2. Hydrological Impact Study
3. Traffic Impact Study
4. Pedestrian Network
5. Proposed Public Transportation
6. Security and Emergency
Strategy
7. Crowd Management
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

1. DESIGN
There are certain design parameters that the MASAR FTP site. The following
need to be considered for the
development plots within MASAR.
studies have have been identified as
design parameters because they define
PARAMETERS
These design parameters were site wide strategies that will have an
necessitated by results drawn from impact on the development of individual
extensive studies carried out for plots.
MASAR. Each of these studies correlate
These studies include Hydrological Impact
to a specific Supplementary document as
Study, Public Realm Strategy, Traffic
outlined in Chapter 03 under the
Impact Studies, Security
development package.
and Emergency Strategy, Crowd
Any conflict or discrepancies to these
Management Strategy, Facility
study concerns and considerations shall
Management Strategy and Fire and Life
impose penalties as per the Saudi
Safety
Building Codes’ Violations List.
All of the supplemenatry documents and
studies shall be made available to the
respective plot owners via

192
 MASAR PROJECT
DEVELOPMENT MANUAL

EXAMPLE OF PERMEABLE CONCRETE LAYERING

Concrete Paver
Permeable Joint
Material
Open graded bedding course

Open graded base reservoir

Open graded sub-base reservoir

Underdrain

Geotextile

Un-compacted Sub-grade Soil

2. HYDROGEOLOGICAL
IMPACT STUDY
• There shall be a continuous gravel
The proposed development by Umm Al-Qura
(MASAR Project) shall be optimized to meet
the requirements of increasing the average
groundwater recharge in the mean stage
with full coordination with SGS/NESMA. For
more details, the Design consultants can
request for the SGS report or request for
the FTP site link to download the report.
The following are some guidelines that are
recommended in order to maintain the
geological sensitivity of the area:
• The maximum distance recommended
• Plot owners shall get appropriate
approvals from SGS before
Commencing proposed construction
dewatering in terms of pumping
capacity, distance between wells,
time of pumping, and disposal
system of dewatered water.
blanket underneath the Project
foundations with min thickness of
0.3 to 1.0 meters including
inspection/ flushing points and
perforated pipes networks, should
be implemented to ensure the
continuity of the groundwater flow
from the upstream to the
downstream and avoid any
damming effect.
between the access inspection and
flushing points shall be 150m, and the
perforated pipes networks inside the
drainage blanket can be separated in
zones.

• Plot owners shall take necessary

action to ensure the proposed
drainage system integrates and
implements Saudi Geological

Survey recommendations
included in their report

193

MASAR MIXED USE DEVELOPMENT
3. TRAFFIC
IMPACT STUDY
Traffic impact studies have been
undertaken to verify the civil road to
ensure they can accommodate the
travel demands expected to take place
in the future. It ensures the
transportation proposal is in accordance
with the guidelines and requirements of
the Makkah Amanah (Makkah
Municipality) being the responsible
authority in this regard.
For more details, the design consultants
can request for the TIS report or request
for the FTP site link to download the
report.
MASAR PROJECT
DEVELOPMENT MANUAL
The MASAR master plan includes major
investments to encourage alternative
modes of transport other than the private
motor vehicle to access the development
to reduce vehicular trip generation, car
parking spaces and reduce the level of
congestion as much as possible. Keeping
in line with this vision an aggressive
mode share percentage for public
transport has been considered. Mode
Share distributes trips among the
different transport modes i.e. trips made
by private transport modes versus trips
made by public transport modes.
195
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

4. PEDESTRIAN NETWORK

Walking is key to the formation of an minutes period of activity (peak

integrated public transport system. As a pedestrian), as a result 10% of the
robust and sustainable project the population will use the sidewalk
MASAR transport strategy should during the critical 15-min peak. This
emphasize the following: pedestrian density should be
considered within the plot level to
Assign Level of Service.
• Creation of an attractive and
comfortable pedestrian realm • The location and typology of
environment proposed at-grade pedestrian
crossings are designed to be in
• To promote and improve walking as
accordance with deter¬mined
alternative and active modes of
pedestrian desire lines for proposed
travel
main attractors within the MASAR
The following are steps that have been development. Major
taken in this direction, and it is attractors include Gateway
recommended to reinforce these Plaza, King Abdullah Mosque
principles within individual plots: (KAM), Metro Stations, Schools,
Regional Bus Station, BRT Station &
• The proposed pedestrian Stops, Haramain Station and
network comprising of sidewalks, at
Commercial/Retail facilities
grade crossings, pedestrian
along the North and south
underpasses and a central
Roads. At-grade crossings are
pedestrian boulevard has
recommended to be wither Raised
been provided to ensure good
pedestrian crossings or Push button
permeability and connectivity to
pedestrian crossings.
major attractors such as Al Haram,
King Abdullah Mosque, Haramain • Individual plot owners are
Station, Bus stops and Metro expected to provide access to these
Stations networks and strengthen the overall
goal of creating a pedestrian friendly
• The proposed sidewalks have been environment.
considered to cater for pedestrian
traffic experienced in the Normal Day
Critical Pedestrian Peak. Based on the
average mode share of 59% (hourly
rate) of the population will use the
public transport during the critical
peak via sidewalks. The estimated
pedestrian demand from each
pedestrian zone based on the 15

196
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

MASAR BRT NETWORK MASAR METRO NETWORK

LEGEND
N Q N Q
Haramain Metro Station

King Abdullah Mosque Metro Station

Metro Line A

Metro Line B

Metro Line C

Metro Line D

500M Radius Coverage

LEGEND

250m Radius Coverage

Project Bus Stop Locations

Makkah Bus Stop Locations

BRT Main Station

BRT Secondary Station

198
 MASAR PROJECT
DEVELOPMENT MANUAL

5. PROPOSED PUBLIC
TRANSPORTATION
Public transport considerations within the
MASAR master plan are mainly the Metro
and BRT, the following
provisions have been made:
• 2 metro stations with an average
dwell time of 10 minutes.
• 12 stops/stations with an average
dwell time of 5 minutes.
• Where applicable plot owners
should encourage and facilitate use
of public transport specially where
these plots are within a
300 m radius of the transport hubs,
by appropriately locating
pedestrian access points.
More details can be found in
the Crowd Management Report
shared via the FTP Site

ACCESS Access to Plots has been developed

keeping in mind overall traffic flows and it
is recommended that each plot owner
The following strategies
recommended for the proposed car
are

parks in order to ensure smooth flow of

AND adheres to these principles.

• Access to plots along the proposed
North and South Main Arterial Roads
PARKING is via a one-way counter clockwise
circulatory system;
• Access to plots along the North and
South Main Arterial Roads is via
service roads; and
• Direct access from collectors and
local roads is provided for plots that
are not along the North and
South Roads.
traffic:
• Individual plot owners must deploy
proper Entry & Exit Controls at all
vehicular access points
• Appropriate Speed Control must be
deployed within parking areas to
ensure maximum pedestrian safety.
• Individual plot owners are
expected to deploy Control within Car
Parks to ensure convenient and
efficient operation including a clear
system of signs and floor markings.

199
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

6. SECURITY
AND
EMERGENCY
STRATEGY
As the MASAR Boulevard will experience
high pedestrian activity that will reach
peak levels during the Hajj and Umrah
seasons. In addition to the large floating
population there will be a substantial
resident/working population.
For more details, the design consultants
can request for the Safety and Security
report.

200
 MASAR PROJECT
DEVELOPMENT MANUAL

HARAMAIN STATION DESIGN

201
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

CROWDS MANAGEMENT IN MASAR

7. CROWD
MANAGEMENT

As the MASAR Boulevard will experience • Each tower lot shall ensure the
high pedestrian activity that will reach Boulevard level functions like retail
peak levels during the Hajj and Umrah and other public activities do not
seasons. The plots adjacent to the encroach upon or create hindrance
following nodes will experience in the space dedicated for public
increased densities: Boulevard, Haramain movement.
Station Plaza
• Each tower lot shall always keep
at Metro Entrances, Plots adjacent to the
clear any means of egress that have
MASAR pedestrian boulevard, Gateway
been demarcated as emergency
Plaza, Jabal Omar Development,
exits for the Boulevard.
Gateway Plaza where
the Boulevard narrows from 60m to 40m,
Regional Bus Station For more details, the design consultants
can request for the Crowd Management
Below are some recommendations to
report or request for the FTP site link to
make this a satisfactory pedestrian
download the report.
journey for Hujjaj and visitors:
• Each tower lot shall ensure that the
plot interface conditions do not
create hindrances for smooth flow of
pilgrims.

202
06
GLOSSARY &
ABBREVIATION

1. Abbreviation
2. Glossary
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

This section provides definitions of DEFINITIONS:

abbreviations, terms and phrases,
including definitions of land use
categories, to be used consistently in
MASAR’s Development Manuals. The
glossary provides concise, clear
definitions for terms and phrases in
order to provide transparency.
Please refer to the relevant authority
documents for further clarity on all area
definitions.
ABBREVIATIONS:
BRT
Bus Rapid Transit
Active Podium Frontage
The percentage of the active and visible
part of a podium from the overall length
of the Podium.
Affection Plan
A plan of survey (or a Lease Plan) that
delineates boundaries and parcels of land
within a specified area, showing
ownership and planning details /
restrictions such as but not limited to
land use table, height, setbacks and so
on.

CGI Amalgamated Plots

Computer-Generated Imagery A group of individually purchased plots
collected to form a single development
CEW
plot.
This refers to Construction Enabling
Works which are preparations to make a Amenity
building site ready for construction. A circumstance that is welcome and
CMP makes life easier and/or more pleasant;
convenience. The term includes the
Concept Master plan conditions such as environmental quality,
HVAC health and safety or the facilities and
features that make a place more pleasant
Heating, Ventilation and Air-
Conditioning and attractive.

LEL Approving Authority

Lower Expression Line

A representative (person or organisation)
NOC authorized to approve formal or legal
No Objection Certificate documentation

NWC Arcadesa

National Water Company Covered passage with arches along one

or both sides
SEC
Area
Saudi Electricity Company
The surface extent, measured in square
SGS
units, of a building, a site, a
Saudi Geological Survey Authority neighborhood. In residential design this
term is used to indicate function, such as
TIS
work area, recreation area.
Traffic Impact Study
Back of House
UAQ
The area that encompasses all the
Umm Al Qura (UAQ) is the master behind-the-scenes activities that users
developer of MASAR Development should not see. The area includes but is
UEL not limited to garbage storage and
collection, loading/unloading bays.
Upper Expression Line

208

Basement
A room or rooms, under a building, in part
or wholly below ground level.
Basement Setback
The minimum required distance between
a plot line and the furthermost projection
of the basement level.
Billboard
An outdoor flat surface (usually a very
large board, a panel, wall, or fence) on
which advertisements are posted
Block
A parcel of land bounded by public
streets, transportation rights-of-way,
parks, or land subdivided into urban
plots.
Boulevard (MASAR)
Pedestrian-only open space with direct
access to Al Haram. The MASAR boulevard
is aligned with the direction of Al Qibla. It
provides all required amenities to serve
the overall project.
Boulevard Frontage
Building edges and façade fronting the
MASAR boulevard.
Breach
An act of breaking a law, agreement, or a
contract
Buffer
A vegetated zone providing a visual
screen.
Building Base
Base elements shall be mandatory to all
the buildings across MASAR in
accordance with the massing strategy.
These shall include the Lower Podium,
Podium, Lower Tower as well as the
Middle Tower.
Building Body
All towers shall be comprised of 2 parts:
Middle Tower and Tower Top across
MASAR master plan. Middle tower shall
function as transitional part between the
podium and the Tower Top. The Tower
Top shall function as
MASAR PROJECT
DEVELOPMENT MANUAL
the right end to the building in line with
the proposed dynamic skyline strategy
Building Coverage (Plot
Coverage)
That portion of a plot or building site that
is occupied by any building or structure,
regardless of whether said building or
structure is intended for human
occupancy. Plot coverage is expressed as a
maximum percentage of occupied
footprint area to the total plot area.
Building Envelope
Building envelope is the three-
dimensional area within which
the buildings shall be permitted.
The envelope shall be defined by
minimum setbacks, mandatory built- to
lines, and height restrictions.
Building Height
Building height shall be measured as
the maximum number of building floors
that are composed within two
elements; the Tower floors and podium
floors, those don’t include the Technical
floors, General Service floors, Correction
floors, Basement floors and all dining
spaces & prayer floors. The maximum
typical floor height (FFL to FFL) to be
4.5m. Refer to individual plot sheets for
the individual building height assigned to
each plot.
Building Line
The line formed by the main external face
of the building, excluding any balcony or
bay window projections.
Building Mass
The visible shape or configuration of a
building.
Building Permit
An official document that gives you
permission to build on land or to make
changes to a building
209
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
Building Setback
The minimum required distance between
a plot line and the furthermost projection
of a structure.
Building Typology
The study and documentation of a set of
buildings which have similarities in
their characteristics and type of
function form or location. With regards to
MASAR Development the Building
Typology is categorized into 4 categories:
SW1, SW2, SW3, SW4.
Build-to-Line
Means of enforcing these are mandatory
alignments for buildings that allows the
MASAR development achieve consistent
expression lines along the primary roads.
This shall also allow for appropriate
enclosure and activation of public realm
between the buildings where they
combine to form a common plaza.
Built Zone
Area remaining for the development of
the plot after allowing for the minimum
required setbacks as shown and described
on the individual plot sheets.
Circulation routes
Pathways that people take through and
around buildings or urban places.
Civil Defense
Is the Authority responsible for a set of
measures and actions necessary for
protecting the citizens, public and
private properties from fire hazards,
disasters, wars and different accidents
plus helping devastated people, providing
the safety of transportations,
communications, and the best organizing
in public utilities in addition to the
protection of national wealth during the
times of war, peace, and emergency
situations.
Common Plot Lines
Plot lines shared between two adjacent
plots.
210
Compliance
The act of obeying an order, rule, or
request
Consecutive Plots
Plots abutting each other and sharing a
Common Plot Line.
Continuous Podium Frontage
The part of the Podium Frontage facing
the boulevard with a long continuous
frontage fronting the boulevard.
Corner Plots
Plots that are located adjacent to roads.
Crown
Crown is the tower ending. All tower
buildings within MASAR shall allow for a
proper crown design. Articulation of roof
planes is required to soften building mass
appearance and create an interesting
skyline.
Design Guidelines
Set of guidelines provided by Master
Developer to a Purchaser and their design
team, to assist, guide and ensure
development proposals meet best design
practice in line with the high quality
development vision of MASAR.
Design Review
Design review is a systematic,
comprehensive, and documented analysis
of a design to determine its capability
and adequacy to meet its requirements
and guidelines. A design review also
serves to identify present and potential
problems.
Development
Any change to land, including: The
division or amalgamation of a plot of
land into two or more plots; Filling,
excavation, clearing of vegetation,
mining, or drilling on land; the
construction, reconstruction, conversion,
structural alteration, relocation, or
enlargement of any
structure, transport infrastructure or
utility; and use or the extension of use of
land.

Development Manual
A document that outlines development
procedures, policies and guidelines that
should be followed by all the addressed
parties.
Development Zone
Area where development will occur.
District Cooling System
District cooling systems produce chilled
water at a central plant and then pipe that
energy out (either underground or over
rooftops) to buildings for air conditioning
Easement
A non-possessory right to use land owned
by others for purposes of pedestrian,
emergency or other access, providing
publicly accessible open space, of
providing utility equipment, reserves and
access and any other provision required
by the Master Developer, Utility Provider,
and/or Government Agency.
Endorsement
The act of approving of or supporting
something or someone
Enforcements
The act of compelling observance of or
compliance with a law, rule, or obligation.
Expression line
The expression line is based on the
mandatory setback above the middle
building Body element. Within
MASAR, the mandatory expression
line is set at a maximum of 10 floors and
a minimum of 6 floors for all buildings.
These horizontal façade expression lines
are encouraged to promote consistency
and continuity across the MASAR
development.
Facade
The front of a building facing a street or
an open space
Facade Control
The degree of facade control will vary
from Low to High and shall govern the
MASAR PROJECT
DEVELOPMENT MANUAL
which of the tower parts; Base Body and
Crown will be governed by the district
wise design guidelines
Final Detailed Design Package
The Final Detailed Design Package is a
set of required detailed
drawings/tables/studies carried out
during the final design stage for a
specific development, submitted
for approval These requirements include
but are not limited to the
updates in documentation of the Concept
Technical Design Package, and all relevant
detailed building’s architectural &
technical drawings/
reports/studies/renders, and final
schedule of areas necessary to allow for
accurate construction documentation.
Floor Area Ratio (FAR)
Outcome resulting from dividing the
Gross Floor Area (GFA) of the Building or
a number of Buildings by the Total Plot
Area. In other words it is the number
resulting from dividing the Gross Floor
Area less (area of parking lots, access
Roads, loading
/ unloading bays, swimming pools,
basement floors allocated for parking and
services, mechanical services floors, roof
service floors, non-closed balconies and
terraces) by the area of the Plot.
Floor Height
Portion of a building between a finished
floor level above it. If it is the last floor,
then it applies to the area between that
finished floor and the roof above it. The
maximum typical floor height (FFL to FFL)
to be 4.5m. Refer to individual plot
sheets for the individual building height
assigned to each plot.
Footprint
An indicative zone the plan form of a
building must not exceed.
Framework
The ideas, information, and principles that
form the structure of an organization or
plan
211
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

Front Plot Line most common.

Plot line located along either the Gross Floor Area (GFA)
boulevard or the roads. Some plots may
GFA (Gross Floor Area) is calculated as the
have more than one frontage, one
Usable Area + Common Area (including
towards the pedestrian boulevard and the
corridors and lobbies)
other on the north or south road,
+ BOH + FOH - Electromechanical Shafts -
depending on the plot location withing
Stairwells - Elevator Shafts
the development, this will be specified in
- Electromechanical room/area on various
each individual plot sheet.
floors - General Service areas.
Frontage
Ground Level
The boundary between a plot and the
Means the level of the natural ground; the
road. If the plot abuts more than one
ground level of the plot on the day of the
road, the frontage is the boundary
first survey plan identifying the plot was
between the plot and the road to which
registered; or where the level of the
any building on the plot fronts. Some
natural ground has been changed, the
plots may have more than one frontage,
level as changed (only when approved).
one towards the pedestrian boulevard
and the other on the north or south road, Guidelines
depending on the plot location withing
the development, this will be specified in Guidelines are set of criteria to guide
each individual plot sheet. the development and design of
buildings and open spaces. The
Furniture Area guidelines are general to the regulations
provided by the Plot Sheet for each
The section of the boulevard located
individual plot. It should be noted that the
between the Dwelling Area and the Main
Planning and Design. Guidelines and
Thoroughfare for visitors to stop and
Controls are not intended to retract,
relax. A line of trees, street furniture and
annul, impair or interfere with existing
shading elements will be provided along
by-laws, decrees, regulations, or
the Furniture Area.
limitations running with the land.
General Floors
Hazard
General Services floor includes all
A danger or risk
dining spaces (Restaurants,
Histogram
cafes...etc) & prayer floors, Control
Room and Governmental Services A graphical display of data using bars of
Requirements. different heights

Geomembrane Hoarding

Is very low permeability synthetic A temporary board fence erected around

membrane liner or barrier used with a building site
any geotechnical engineering related
Hoisting
material so as to control fluid (or gas)
migration in a human- made project, To raise or lift, by ropes or mechanical
structure, or system. Geomembranes are equipment
made from relatively thin continuous
Indemnity
polymeric sheets, but they can also be
made from the impregnation of Security or protection against a loss or
geotextiles with asphalt, elastomer or other financial burden
polymer sprays, or as multilayered
bitumen geocomposites. Continuous
polymer sheet geomembranes are, by
far, the

212

Kharjahs
Balconies and terraces shall be used to
enhance the architectural interest and
character specifically within the front
facades so as to capitalize on the
development views
Land
Any ground, soil or earth, whether dry or
under water, including all buildings on the
land, and also everything attached to the
land whether above or under the
surface.
Land Sale/Lease Agreement
It is a legal document that outlines the
terms of a real estate transaction. It
defines the bundle of rights for the
purchase/ lease of a plot or a building.
Land Use
Categorization used to define the specific
uses of each plot and each area within a
masterplan.
Landscape
Treatment of lawn and plantings with
vegetation or other elements to enhance
the appearance of a plot or area.
Level Difference
The building base should step down
towards the road following the level
difference between the boulevard and
the road. The aim is to absorb the level
difference between the boulevard and
the road, in order to reconcile the
massing articulation across the plots
Level of play
To realize the level of detailing and
visibility as part of the façade strategy. This
concept of “level of play” is directly
linked to the 3 elements of a typical
building (Base, Body and Crown) while
also tied with the visibility of each of
these elements. The level of play is
categorized into Maximum Play, Medium
Play and No Play
MASAR PROJECT
DEVELOPMENT MANUAL
Liability
The state of being legally responsible for
something
Logistics Plan
An arrangement and intersection of all
logistical needs and a comprehensive
plan for the logistics manager to ensure
that it is sufficient enough to meet
foreseeable future needs of orgnisation,
management, coordination supply and
control.
Lower Expression Line
Is the line above the podium of the Base
element and shall take place between
G+2 and G+3
Main Thoroughfare
The Main Thoroughfare is the central and
main section of the boulevard located
between two Furniture Areas. It will host
a large number of pedestrians moving
from and to Al Haram.
Mandatory Setbacks
Mandatory setbacks have been defined
for the MASAR development
keeping in mind the overall
pedestrian flow and connectivity to
the boulevard. These setbacks shall allow
for multiple elements such as passages,
plazas, and utilities running within the
plot. These also contribute towards the
definition of the building base allowing for
an articulated base plan
Masterplan
This refers to the MASAR Development
Masterplan prepared for the entire site. It
is the result of the planning and urban
design of the site to allow for the
development of integrated infrastructure,
buildings and open spaces.
Maximum Play
Relates to the Base element of the
building and shall allow for maximum
detailing to realize highest level of human
interactions due to its high visibility
213
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL
Mechanical Floors
A mechanical floor (sometimes called:
mechanical penthouse, mechanical layer
or mechanical level) is a storey located in
a high-rise building that is dedicated to
mechanical and electronics equipment.
Medium Play
Relates to the Body element of the
building and shall allow for medium
detailing appropriate to its medium
visibility
MEP Technical Drawings
Technical drawing layouts that outline
Mechanical, Electrical and Plumbing
drawings and technical details within a
building.
Mobilization Plan
A detailed plan to initiate project work,
depending on what resources are
available, what the requirements are and
what constraints apply to the project
No Play
Relates to the Crown element of the
building and shall allow for basic
detailing appropriate to its medium
visibility
On-street Parking
Parking areas and parking spaces that are
located on the street and/or in areas
adjacent to the street within a right-of-
way.
Organizational Chart
Visual representation of how a firm
intends authority, responsibility, and
information to flow within its formal
organizational structure
Parameters
A set of physical properties, facts or a
fixed limit whose values determine the
characteristics or behavior of something
or limits how something can or must
happen or be done
214
Parapet
A low protective wall along the edge of a
roof, bridge, or balcony. Parapets or solid
screening shall be used to prevent views
into adjacent properties
Parking Space
A physical portion of the Property used
exclusively for parking of automobiles by
an Owner, Long-Term Tenant or Occupier.
Phasing
Dividing the process of change of a
development into a series of stages and
planned sequence
Piling
A cylindrical or flat member of wood,
steel, concrete, etc., often tapered or
pointed at the lower end, hammered
vertically into soil to form part of a
foundation or retaining wall.
Plot Access
Method and location of entry access into
a plot.
Plot Area
The developable area of land that is
provided by individual Plot Sheets.
Plot Line
The plot lines demarcate the boundary of
the plot and are provided by individual
Plot Sheets.
Plot Owner
Any person identified in the records of the
authority as the legal owner of the land in
development, or who holds a certificate
of ownership conveyed from the
authority and principle developers of
rights in a particular lot, plot or space.
Plot Sheets
Data sheets containing all the individual
plot specific regulatory information such
as, GFA, FAR, plot coordinates, setbacks,
area statistics, height statistics, vehicular
access points etc.

Plot Wise Typology
To realize the MASAR intended urban
identity and vibrant vision, the plot wise
typology framework will act as a guiding
outline to ensure specific buildings are
designed to reflect the status of their
location within the master plan. In line
with the MASAR offering and spatial
arrangement, the proposed typology
framework will generally include the
following typologies: SW1: Street Wall 1,
SW2: Street Wall 2, SW3: Street Wall 3,
SW4: Street Wall 4
Podium Built Zone
Podium built zone shall be determined by
applying the mandatory setbacks for each
plot based on its location within the
MASAR master plan.
Podium Footprint And Coverage
Podium footprint shall be determined by
applying the mandatory setbacks for each
plot based on the location with the
MASAR master plan. Podium footprint
shall be located within the boundary of
the built zone
Principle
A fundamental truth or proposition that
serves as the foundation for a system of
belief or behaviour or for a chain of
reasoning.
Principle Developer
Umm Al Qura Development
Construction Company
Project Schedule
A time, cost and resource control and
management tool, to identify activities for
the entire project with time scales,
required budget and resources, and
relations with dependencies.
Protocol
An official procedure or system of rules
Public Amenities
Facilities and services provided for public
use such as playgrounds and public
toilets.
MASAR PROJECT
DEVELOPMENT MANUAL
Public Realm
The space between and within buildings
that is publicly accessible, including
streets, squares, forecourts, parks, open
spaces and any space that is free and
open to everyone.
Regulatory Authorities
A group of representatives including Holy
Makkah Municipality (Amana), Makkah
Region Development Authority (MRDA)
or any Replaced Regulatory Authority,
Saudi Geological Survey Authority and
Civil Defense. They have jurisdiction over
the matters referred to., to ensure a
smooth workflow and the successful
delivery and quality of the MASAR
Development.
Right-of-Way (ROW)
Land that is reserved and dedicated for
the transport system and major utilities,
including land required for access,
maintenance and replacement, and for
protection from hazards or nuisances.
Scope of Work
The division of work to be performed
under a contract or subcontract in the
completion of a project, typically broken
out into specific tasks with deadlines
Shoring
A number or system of shores for &
steadying or supporting building
walls
Site
Lands made suitable for building purposes
by dividing into plots, laying out streets
and the like. Also known as a plot or
allotment.
Site Handover
The stage where responsibility for the
Works is passed from the Contractor back
to the Plot Owner.
Site Logistics
Detailed information on the
organization and planning of a site.
215
VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

Skyline and land uses, setbacks, building mass,

the architectural identity and styles of
The definition/outline of a group of
the building and harmony to the
buildings against the sky.
surrounding open spaces (Public Realm).
Stepping
Technical Floors
The configuration in a building’s form
MEP Equipment’s floor/areas
that allows it to recess a certain distance
inwards, on any side, every a certain Topography
amount of floors according to the design
parameters. To encourage and support a
The arrangement and physical
human scale-friendly design, stepping
appearance of the natural and artificial
strategy shall be applicable to all
physical features of an area or a land
buildings across MASAR development. By
especially the shape of its surface
stepping down in heights towards the
boulevard, the building’s design will not Universal Transverse Mercator
only foster human interaction but will (UTM) system
also lead to a better massing composition
A plane coordinate grid system named for
and interesting forms.
the map projection on which it is based
Storey (or Stories) (Transverse Mercator). The UTM system
consists of 60 zones, each 6-degrees of
A storey is the space within a building
longitude in width. The zones are
which is situated between one floor level
numbered 1-60, beginning at 180-degrees
and the floor level above it. If there is no
longitude and increasing to the east. It
floor level above it, then the space
assigns coordinates to locations on the
between the floor and the ceiling above it
surface of the Earth. Like the traditional
is also called a storey.
method of latitude and longitude, it is a
Strategy horizontal position representation, which
means it ignores altitude and treats the
The plan of action designed to achieve a earth as a perfect ellipsoid.
long-term or overall aim.
Upper Expression Line
Surface Parking
In the line above the middle Base and shall
Parking spaces provided within a block on take place between G+6 and G+9
ground level. Utilities
Survey Drainage of soil and water and supply of
The process of ascertaining the quantity water, chilled water for air- conditioning
and/or location and purposes (if applicable),
boundaries of a piece of land; it may
include physical features affecting it, such
electricity, gas (if applicable),
as grades, contours, structures etc. A
telecommunications, garbage
statement of the courses, distance and
clearance system (if applicable) or other
quantity of land.
similar services.
Technical Design Package
Worker Orientation
The package of required documents/
Process in which a new employee is
drawings/tables/studies carried out for a introduced to coworkers, and is given
specific development, submitted for information such as working hours, place
approval. Those requirements include but of work, performance standards and
are not limited to all relevant building’s benefits and facilities.
architectural & technical
drawings/reports, building footprint, GFA,
FAR, number of floors

216
 MASAR PROJECT
DEVELOPMENT MANUAL

This Page is Intentionally Left Blank

217
07
APPENDIX

1. Plot Sheet Sample

VOLUME 02
PLOT DESIGN CONSULTANT MANUAL

1. PLOT SHEET SAMPLE

220
VOLUME MASAR
02 DEVELOPMENT
DESIGNER’S MANUAL