Des guidelines indust v601

DUBAI INDUSTRIAL CITY

URBAN DESIGN GUIDELINES For

INDUSTRIAL AREAS

(INDUSTRIAL CLUSTERS, LABOUR ACCOMODATION, LOGISTICS, SHOWROOMS AND WORKSHOPS)

Version 6.0 September 2008

© Copyright 2006 by Dubai International Properties © Copyright 2007 by Sama Dubai

© Copyright 2008 by Dubai Industrial City

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Note to Developers and End users

The purpose of the Urban Design Guidelines is to assist developers and end-users of land within the Industrial City to understand the City’s goals and objectives for a high quality and environmentally friendly development. All developers and end-users must obtain the endorsement of DIC as landowner prior to submission to the relevant Authorities. This set of document is designed to provide guidance to the individual developers / end-users so that the Industrial City can be developed in an orderly fashion and must be adhered to at all times. Deviations to the Urban Design Guidelines must be endorsed by DIC and such deviations shall be granted under special circumstances only.

Dubai Municipality (DM) regulations, both procedural and substantive, are to be respected for all issues not referred to in these guidelines. Similarly, besides compliance with Dubai Municipality’s minimum standard, all other regulatory bodies and service authorities requirements shall be adhered to at all times. These will include the various laws and regulations of the Emirate of Dubai as well as the specific requirements of the Civil Defence Authority, Tecomm, Dubai Roads and Transport Authority, Dubai Electricity and Water Authority etc.

The zoning intention and the permitted uses for each of the zones within the Industrial City are clearly explained and all developers shall adhere to it. Any deviations to it will require both DIC and Authorities’ endorsement and approval.

There is a desire on the part of DIC to achieve a sensible balanced and all around harmony with respect to the exterior architecture of the Industrial City. Designers should respect the colour and quality of materials deployed and the intention is to have such unity embodied in their designs.

Developers are requested to abide to the zoning and planning intention of the plan but innovative proposals can be presented for evaluation and will be considered on its own merits.

All developers and tenants within the Dubai Industrial City are responsible for providing for their own temporary power supply until the Dubai Industrial City power network is in operation/function. All developers and tenants should supply enough power to cater for their needs until permanent supply is available. DEWA supplied power is unlikely to be available before fourth quarter of 2008.

All developers and tenants within the Dubai Industrial City are responsible to treat their own industrial waste and are, under no circumstances, allowed to release it into the Dubai Industrial City systems. All violators will be persecuted to the fullest extent.

Mains water from DEWA is unlikely to be available in adequate quantity before end 2007 (Phase I developments) and end 2009 (Phase 2 developments).

Mains sewerage is unlikely to be available before fourth quarter 2008 therefore developers should provide sewage treatment facilities as part of their development or arrange for off-site disposal at an authorised treatment facility.

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Record of revisions Ver Date Changes Pages By Remarks

3.0 Mar 06

Need for temporary power and for developers to make their own arrangements for treating industrial waste added.

ii CAN

3.1 Mar 06

Formatting, some headings added for clarity. No change to substantive content.

ECH/HPR

4.0 Mar 06

Notes to Developers: need for temporary sewage treatment and water supply added. Non-availability of mains power period extended.

ii ECH/HPR

Explanatory notes regarding revisions added. iii

3.6 Ingress/Egress points constructed by Master Developer, paid by Developer, added.

19

3.9 B deleted: superfluous text; 29

3.9 C clarified: description of water utility; added: option to separately meter water that is to be transported off-site;

29

3.9 E added: discharge limits for foul sewerage; 30

3.9 G added: requirements for developers’ internal fire fighting systems

31

3.9 H added: utility connection requirements. 31

4 renumbered: entire section. 33-73

4.1 May 06

List of superseded pages from version 4.0: i, iii, iv, v, 2-9 incl., 15-26 incl., 31.

Title page Version nr and date revised; Record of revisions updated; contents page updated and renumbered..

i, iii, iv, v

1.6 Heading amended. 2

1.6 various amendments and additions highlighting environmental considerations.

3

1.7 pagination changed, definition of domestic sewage added.

3-9

1.8 added: new section requiring compliance with Construction (Design & Management) Regulations.

9

3.2 Reference error corrected in first paragraph. 15

3.3 New heading 3.3.1 added for previous content; wording amended for clarity; table of buffer widths amended for clarity and road category designations revised to match drawing D0457-PL-003, reference to same added; in table of ancillary structures allowed in buffers, 11 kV sub-station added to green buffers, type

16, 17

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of sub-station allowed in physical buffer clarified.

3.3.2 new section with additional rules if sub-stations encroach on green buffer.

17, 18

3.4 minor clarifications. 18

3.6 minor clarifications; added: need to avoid utility entries, need to pair ingress/egress points with neighbouring plots.

19, 20

Pagination changed due to above revisions. 21-26

3.9 Added: need to avoid utility entries when master planning ingress/egress points.

31

5.0 Jan 07

Title page Version nr and date revised; Record of revisions updated.

i, iv

Footer logos amended: Dubai International Properties replaced with Sama Dubai; DIC logo updated Note that since ALL pages are affected, this document is classed as a major revision version even though there are NO changes to the substantive content.

all

6.0 Sep 08

Footer logos amended: Sama Dubai removed 1.7 Boundary fence definition changed Conditional use – layout adjusted 3.2 story height revised 3.3.1road chamfer requirements added Road hierarchy drawing added Green buffer specification revised 3.3.2 clause 9 added (incl. drawing) 3.4 text revised 3.6 text revised, drawing added 3.8(A) Point 1 revised, drawing added 3.8(B) Point 4 revised 3.9 (F) text revised 3.9 (H) text revised Drawing added 4.2.3 B (iv) recommended list of industries removed (v) 2 text revised (vi) drawing added (vii) wording revised

all 4 5 15 16 17 18 19 20 21 29, 30 31 34 34 35 42 43 44, 45 47

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(vii) 2 & 3 wording revised, drawing updated, drawing removed (ix) car parking dimensions updated Point 3 added Point 7 wording revised (xi) point 2 wording revised Parking lot dimensions on drawing updated 4.2.4 setback requirements for Zones 1-7 revised 4.4.7 wording revised 4.4.8 wording revised 4.4.9 wording revised 4.4.10 setback requirements updated Table for Zone 8 revised 4.5.8 wording revised

48 48 47 50 50 51 52 54-60 69 69 69 70 73 75

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Contents

Dubai Industrial City – Urban Design Guidelines

1 GENERAL PROVISIONS ................................................................................................................ 1

1.1 Purpose of the Urban Design Guidelines ................................................................ 1 1.2 Applicability ................................................................................................................. 2 1.3 Authority ....................................................................................................................... 2 1.4 Administration and Procedures ................................................................................ 2 1.5 Revisions........................................................................................................................ 2 1.6 Environmental Considerations .................................................................................. 2 1.7 Definitions ..................................................................................................................... 3 1.8 Construction health and safety................................................................................ 9

2 LAND USE ZONES ....................................................................................................................... 10 2.1 Land use zones and map........................................................................................ 10

3 GENERAL DEVELOPMENT CONTROL GUIDELINES..................................................................... 15 3.1 Use class - Predominant and ancillary use ........................................................... 15 3.2 Building intensity – floor area ratio, storey height ................................................ 15 3.3 Requirements for Buffer / setback from roads ..................................................... 15 3.4 Building setback and coverage requirements.................................................... 20 3.5 Landscaping and green coverage....................................................................... 20 3.6 Ingress / egress points............................................................................................... 21 3.7 Parking & loading regulations................................................................................. 22 3.8 Boundary walls and Fences & signage................................................................. 29 3.9 Infrastructure / utilities controls. .............................................................................. 32

4 SPECIFIC URBAN DESIGN GUIDELINES...................................................................................... 36 4.1 Introduction................................................................................................................ 36 4.2 Industrial Use - Urban Design Guidelines............................................................... 36 4.3 Labour Accommodation Guidelines..................................................................... 61 Living Space.......................................................................................................................... 62 Toilet Facilities........................................................................................................................ 63 Refuse Storage and Collection System............................................................................ 63 Cooking Area........................................................................................................................ 63 Housekeeping....................................................................................................................... 63

GUIDELINES ON CIVIL DEFENCE FORCE REQUIREMENTS ........................................................ 64 Fire Safety Provisions ............................................................................................................ 64 4.4 Showroom And Workshop Development Urban Design Guidelines................ 67 4.5 Logistics Deveopment Urban Design Guidelines ................................................ 73

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1 General Provisions

1.1 Purpose of the Urban Design Guidelines The following Urban Design Guidelines are intended as a reference framework to assist the end-users / developers and their architects in understanding the City’s goals and objectives for high quality development within the Industrial City. The Urban Design Guidelines complement the mandatory site development regulations contained in the specific plot development guidelines chapter by providing good examples of potential design solutions and by providing design interpretations of the various mandatory regulations.

The purpose of the Urban Design Guidelines shall be to promote the health, safety and general welfare of the community living and working in the Industrial City. It is also meant to regulate the use of the land, water and structures within the boundaries of the Industrial City and to provide guidance for the implementation of the Master Plan. It will also ensure that all the tenants/ residents within the Industrial City will be able to co-exist harmoniously.

The Dubai Industrial City guidelines are adopted for the following purposes:

1 To classify, designate, and regulate the use of structures and land for residential, commercial, civic, industrial, academic and research and development, governmental, recreational and other purposes in accordance with sound planning principles and practices. 2 To manage development in the Community Area to ensure the health, safety, and general welfare of the residents of the Industrial City. 3 To protect property values and quality of life throughout the development of the Industrial City. 4 To achieve mutual compatibility between different land uses. 5 To regulate and limit the height and size of buildings and other structures. 6 To regulate the design and appearance of development. 7 To prevent hazard from fire, flood, and accidents. 8 To facilitate adequate provisions for public and community facilities. 9 To ensure adequate on-site parking, access and loading areas.

Chapter

1

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10 To regulate the quality of the environment; the vegetation and pollution aspects.

1.2 Applicability The requirements and regulations of this Urban Design Guidelines shall apply to all the projects or developments located within the area known as the Dubai Industrial City (DIC), Parcel ID#500-663.

The regulation set by this chapter shall be held to be the minimum requirements. Within each component they shall be applied uniformly to each class or kind of structure or land in the Community Area of the Industrial City except approval for waiver is sought from DIC.

1.3 Authority Dubai Industrial City (referred to as ‘DIC’) is the administrative and development authority in the Industrial City and has the authority to establish policies for and to regulate and control the use and development of land, water and structures within the Community Area of the Industrial City. It has the authority to require compliance with these regulations by the end-users / developers, recommend amendments to the Regulations, and interpret the requirements of the Regulations to end-users / developers.

1.4 Administration and Procedures The Community Area of Dubai Industrial City’s Urban Design Guidelines shall apply to the use and development of land, water, structures and advertising signs located within the Community Area of Dubai Industrial City, including land owned or leased.

DIC as landowner shall administer and enforce these regulations. DIC shall be responsible for reviewing all development submittals to ensure compliance with these Regulations, prior to the leaseholder making an application to Dubai Municipality for a Building Permit.

1.5 Revisions The provisions of these Guidelines shall be amended from time to time by DIC. Amendments shall be consistent with the policies and purposes of these Guidelines. Amendments shall come into effect at the date of adoption and henceforth shall form part of these Guidelines.

1.6 Environmental Considerations An Environmental Impact Assessment (EIA) is required to be submitted with individual planning applications for all industries but particularly for potentially hazardous industries and those classified as ‘heavy industries’. An EIA shall include relevant information on the project, the site and its environs, an assessment of likely significant effects both direct and indirect, mitigation

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measures and an assessment of the risk of accidents together with preventive measures to be adopted.

The Environmental Protection & Safety Section (EPSS) of Dubai Municipality is the responsible authority for processing and approving EIA submissions. EIA studies must be undertaken in accordance with Technical Guideline no 4 ‘Guidelines for Preparation of Environmental Impact Statements for New Industrial Premises’ and Technical Guideline no 53 ‘Environmental Impact Assessment Procedures’.

All industries shall take Dubai Municipality Environmental Standards and Allowable Limits of Pollutants on Land, Water and Air Environments into consideration during the design phase of the project. Best available technology shall be used to ensure compliance with environmental standards, including the minimising of energy consumption. Industries must also ensure that wastes are minimised as far as possible by implementing in-house reduce, reuse and recycle programmes. Industries generating industrial wastewater will be required to have an on-site wastewater treatment plant of their own.

Domestic sewage may be discharged via the Industrial City foul sewer network to the Industrial City central sewage treatment plant (STP). However, attention is drawn to the ‘Notes for developers’ at the beginning of this volume with regard to the availability of such utilities.

Although there exists a substantial buffer zone between the developed area of the Industrial City and the border with Abu Dhabi, this buffer provision is with respect to ‘typical’ industrial land uses. Further restrictions may apply to any proposed large-scale industrial development that is a potential source of buoyant discharges to air in the form of particulates, noxious gases, and odorous substances.

Similarly, although the layout of the Industrial City incorporates physical separation between industrial zones and residential zones and/or public spaces, further restrictions may apply to any proposed industrial development that is a potential source of buoyant discharges to air in the form of particulates, noxious gases, and odorous substances.

The use of ozone depleting substances, either during construction of the development or as a part of its end-use, is prohibited except where such use is still permitted under Law and where the period of use is of limited duration.

All buildings should be designed according to best international practice in energy conservation and adhere to relevant design codes.

1.7 Definitions For the purpose of this document, the following words and phrases shall have the following meanings ascribed to them:

Academic: Educational Buildings

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Accessory Use: (a) a use which is ancillary to the principal building, or use of the principal building, situated on the same site, or (b) a use which is ancillary to the principal use on the same site.

Amendments: A physical change to the building that requires approval.

Block: Multiple lots contained within the boundaries of a set of major public roads

Boundary Fence: A free-standing structure of metal, masonry or combination of the above, located at the boundary of the plot. All walls and fences, including foundations, shall be placed entirely inside the lot to which they belong except where common walls are agreed upon by both property owners. For DIC, the height of the boundary wall is specified.

Buffer zone: A strip of land established to protect one type of land use from another with which it is incompatible. Green buffers are usually landscaped areas.

Building height: The vertical distance measured from the average elevation of the finished grade at the front of the building to the highest point of the structure, exclusive of parapet walls, roof structures for elevators and stairways, and ventilating fans. Mechanical equipment, chimneys, air conditioners, elevator penthouses, minarets, water tanks, and similar appurtenances may not exceed maximum building height by more than 5 meters.

Building Line: The line that is located at the front yard setback of a lot and at which determines where the front of the building shall be located.

Building permit: An authorization granted by the authorities certifying that the design of a proposed structure to be erected on a designated plot complies with all relevant provisions applicable to the use or uses which the structure will contain. The permit allows building construction to commence.

Building, main: A building within which is conducted the principal use permitted on the lot, as provided by these Regulations.

Building: A permanently located structure having a room supported/ enclosed by walls or columns but excluding any courtyard such structure may have; provided however, that no form of fabric tent or vehicle shall be considered a building.

Business park: This refers to an area set aside for non-pollutive industries and businesses that engage in high technology, research and development (R &D), high value-added and knowledge intensive activities,

Car Park: Land used to park motor vehicles.

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Community Area: Means a place that is used for social and cultural activities.

Culture Centre: An area devoted to arts and media; such as concert halls; cinemas; theatres and community clubs etc.

Conditional Use: A use which has certain characteristics which may be detrimental to the neighbourhood, but which may be permitted within a zone other than a permitted use, and requires a conditional use permit and approval of the Authorities.

Density: The number of dwelling units per unit of land. (a) Gross Density: The number of dwelling units per hectare of land to be developed prior to dedication of public right-of-way; (b) Net Density: The number of dwelling units per hectare of land when the area involved includes only the land devoted for residential use.

Design Panel: A committee of expert professionals set up to critique and make recommendations for approval / rejection of the development scheme.

Development: The construction, reconstruction, conversion, erection, alteration, relocation or enlargement of any building or structure; any mining, excavation or landfill; and any land disturbance in preparation for any of the above.

Domestic sewage: Foul sewage arising from residential occupancy (including toilets, bathroom and washroom waste, kitchen sink waste, etc) or from sources similar in nature and purpose in commercial and industrial establishments (staff toilet facilities, for example). Industrial wastewater is expressly excluded from this definition.

Dwelling: A building used as a self-contained residence that must include: (a) A kitchen sink; (b) Food preparation facilities; (c) A bath or shower; and (d) A closet pan and washbasin.

Dwelling unit: One or more habitable rooms constituting a self-contained unit with a separate entrance and used or intended to be used for living and sleeping purposes.

Dwelling, multiple: A building divided into two or more dwelling units, each of which is occupied or intended for occupation as a permanent home or residence.

Easement: A strip of land acquired by reservation and intended to be occupied by electric transmission lines, oil or gas pipeline, water line, sanitary or storm sewer and other similar uses.

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Effluent: A discharge of liquid waste with or without treatment into the environment.

Egress: An exit.

Floor Area Ratio (FAR): Floor area ratio of a plot is determined by dividing the “Gross

Floor Area” of the building or buildings situated within the plot by the “Total Plot Area”.

floor area ratio (FAR) = Total gross floor area*/ Total plot area

*The following areas shall be included in the ‘Gross Floor Area’ to determine the Floor Area Ratio (FAR):

• Attic spaces with a headroom of 2.15 metres • Interior balconies and mezzanine floors • Enclosed porches; floor area devoted to accessory uses

*The following areas can be excluded from the ‘Gross Floor Area’ to determine the Floor Area Ratio (FAR): • Basement areas used for parking or mechanical services • Elevator shafts • Mechanical ducts for utilities • Space for mechanical equipment within the building • Loading/ Unloading bays

*For exclusion, areas shall be measured from the inside of the wall if adjacent area is included in the ‘Gross Floor Area’ to determine the ‘Floor Area Ratio’.

Gross floor area: The sum of the gross floor areas of all the floors of a building measured from the exterior faces of the building or the centre line of the common walls between 2 buildings.

To determine ‘Floor Area Ratio’ see Definition of Floor Area Ratio for inclusions and allowable exclusions.

Guidelines: Regulations within this guidebook to serve as reference framework to guide end-users / developers in the use of the land in, on and under Dubai Industrial City.

Hardscape: The part of the ground consisting of structures, such as patios, retaining walls, and walkways, made with any masonry or woodwork such as stone walls, concrete, rocks, tiles and wooden patios.

Maximum Height: A horizontal plane above and parallel to the average finish grade of the entire parcel at the height shown in the district regulations.

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Hotel: Hotels are developments used for accommodation purposes on a commercial basis. The predominant use shall be hotel rooms. Some form of commercial use such as shops, restaurants, meeting rooms, and recreation facilities is allowed within hotel developments.

Industrial Waste: Any waste arising from commercial, industrial or trade activities or from laboratories; or any waste containing substances or materials which are potentially harmful to human beings, equipment or environment.

Industry: Land used for any of the following operations: (a) Any process of manufacture; (b) Dismantling or breaking up of any article; (c) Treating waste materials; (d) Winning clay, gravel, rock, sand, soil, stone, or other materials (other than Mineral, stone, or soil ex-traction); (e) Laundering, repairing, servicing or washing any article, machinery, or vehicle, other than on-site work on a building, works, or land; or (f) Any process of testing or analysis.

If, on the same land as any of these operations, it also includes: (a) Storing goods used in the operation or resulting from it; (b) Providing amenities for people engaged in the operation; (c) Selling by wholesale, goods resulting from the operation; (d) Office uses which is in connection with the operation.

Ingress: An entry.

Landscaping: The greening of the lot with grass, shrubs and or trees. Landscaping may include pedestrian walks, parking areas, Flowerbeds; fountains and street furniture.

Labour

Accommodation: Are purpose built premises used as lodging for workers. These labour accommodations will need to conform to international human habitat norms. There will be supporting social, commercial, religious and community facilities to serve them.

Lot or plot: A parcel or plot of land occupied by or to be occupied by one principal building and its accessory buildings and including the open spaces required in terms of the regulations.

Lot area: The area of a horizontal plane bounded by the front, side and rear lot lines. The total extent of surface, measured in a horizontal plane, within the lot lines of a lot. Lot area shall eventually have a survey area.

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Lot coverage: That percentage of a lot which when viewed directly from above would be covered by a structure/ building.

Light manufacturing: Uses conducted within an enclosed building that include fabricating, assembling, testing, repairing, servicing or processing products where the nature of the operation is not obnoxious or offensive by reason of emission of odour, dust, noxious gas, noise, vibration, glare, heat or other adverse environmental impacts.

Loading Space: Space logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles/ containers expected to be used, and accessible to such vehicles when required.

Local Activity Centres: This is synonymous as neighbourhood centre where a range of

shops; restaurants; community uses like kindergartens; prayer halls; banks; clinics and post boxes are located. Cinemas and recreational facilities can also be housed in these centres. Local activity centres are located in the mixed-use areas and in the labour accommodation sites.

Mixed use: A mix of permitted uses within the building comprising of residential; retail and commercial.

NOC: No Objection Certificate.

Office: A building used for business purposes.

Permitted use: A use by right which is specifically authorized in the development regulations and zoning.

Regulations: A set of rules that set the standards for development and normally imposed by an Authority.

Restaurants: Premises used for the sale and consumption of food and drink.

ROW: Right of way or areas designated as public property for roads and service corridors including the roadside landscaping strip.

Setback line: The minimum horizontal distance between the property line of the development lot and the walls or roof of a building or structure.

Signage: Any device used to identify, describe, sell or display by letter, number or graphics.

Single-family detached residence: A free standing house or villa.

Single–family attached residence: A house or villa for one family which may share a property wall

with another one-family villa.

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Site plan: Arrangement of the external physical environment in complete detail, including structures, landscape, land contours, vehicular and pedestrian circulation, drainage and the entire complex of physical forms.

Softscape: It generally refers to the horticultural elements of the landscape design such as plants and trees.

Temporary use: A use of land for temporary use of building not intended to be of permanent nature.

Total Floor Area / Total Covered Area: Total Floor Area is the total covered area in a building

measured from the external sides of the building inclusive of balconies, loading bays and other projections.

This shall include car parking lots, basement, circulation corridor, chutes, loading/ unloading bays, service floors, swimming pools or any other structure on the plot.

Warehousing: Any building or enclosed land, or part of a building or enclosed land used for storage of goods and the carrying out of commercial transactions involving the sale of such goods by wholesale. Examples are general warehouses, some open storage areas and central distribution centres.

Zone change: The act of amending these Regulations by removing an area of land from one Zone and designating it as within another Zone on the official zoning map.

Zone: An area of land shown on the official Zoning Map or described herein within which uniform regulations for the use and development of land as set forth in these Regulations shall apply.

1.8 Construction health and safety Each Developer shall procure that all designers and contractors engaged by him to carry out design and/or construction work relating to the construction or maintenance of the facilities on their plot, implement and comply with the substantive requirements of the Construction (Design & Management) Regulations, and of publications directly referenced therein.

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2 Land use zones

2.1 Land use zones and map The land use zones as depicted in the approved Master plan by the Dubai Municipality. The following General Zoning Requirements are applicable to all zones in the Industrial City.

The Industrial City is divided into zoning districts, the boundaries of which are shown on the Zoning Map, and which are designated as follows:

Table 2-1: Zoning Districts

ZONE CODE DESIGNATION RESIDENTIAL R1 Residential – medium density (70 – 220 pp/ha1) R2 Residential – high density (>220pp/ha) R3 Residential - Worker Accommodation (single status)

COMMERCIAL AC Activity Centre - Local

MIXED-USE MU1 Mixed-use - Residential/commercial/office MU2 Mixed-use - Academic and Research &

Development BP Mixed-use - Business Park

INDUSTRIAL IN1 Industrial - Food and Beverages IN2 Industrial - Base Metals IN3 Industrial - Logistics IN4 Industrial - Transport Equipment IN5 Industrial - Machinery and Equipment IN6 Industrial - Minerals IN7 Industrial - Chemicals IN8 Industrial - Workshops/Showrooms

COMMUNITY FACILITIES

CF1 Community Facilities - Education

1 Source: DM Standards

Chapter

2

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ZONE CODE DESIGNATION CF2 Community Facilities - Religious Facility CF3 Community Facilities - Health Facility CF4 Community Facilities - Police Station CF5 Community Facilities - Civil Defence (fire station) CF6 Community Facilities – Library

OPEN SPACE AND RECREATION

OS1 Open Space – Neighbourhood Park

OS2 Open Space – Community Park OS3 Open Space – District Park OS4 Open Space – Sport and Recreation OS5 Open Space – Conservation/recreation/buffer

UTILITIES UT1 Utilities – Water UT2 Utilities - Electricity UT3 Utilities – Sewerage

TRANSPORTATION TR1 Road Reserve Source: DM Standards

Permitted Uses Only those uses permitted in each Zone or permitted in the overall site as per

the approved Master Plan shall be allowed. Subdivision/Amalgamation

Subject to the approval of DIC and the Authorities, land shall be subdivided or amalgamated provided that the minimum lot area complies with the minimum lot size standards and is capable of independent development.

Plot development guidelines

Within the Industrial City, plot development standards are established in terms of plot sizes, FAR, permissible gross floor area, site coverage, setbacks, density (where applicable) and number of floors. No structure or part thereof shall be built, moved or remodelled, and no structures or land shall be used or designed for use or occupancy unless in accordance with the plot development guidelines.

Land utilisation The land utilisation of individual plots shall be as per the contract between the Developer and DIC. However, the total office area for industrial plots is not permitted to exceed 10% of the project’s total built up area as per Dubai Municipality regulations.

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Table showing the Permitted and conditional uses Code Land Use zone Permitted uses Conditional uses R Residential

Dwelling uses : a) Detached dwelling, cluster housing, Single family residences, townhouses, garden apartments and apartments, villas b) Worker dormitories Permitted ancillary uses: a) Cultural and recreational uses parks and sports field b) Nursery school c) Parking area d) Service uses like barber shop, beauty saloon, clinic, Laundromat etc e) Police or Fire Station, Post Office f) Utility and communication uses

Small retail, health clubs; religious facilities; day care centres and nursery, outdoor recreation; small office home office (sohos); hotel Conditional uses for worker accommodation- cafeteria; indoor and outdoor sports facilities; service facilities and food outlets.

AC Commercial Office Use: Bank, General Office Retail Use: Supermarket, Shops Service Use: Barber Shop, Coffee Shop, Fast Food Outlet, Hair/Beauty Salon, Internet Café, Laundromat or Dry Cleaning Establishment, Photofinishing or Photography Studio, Repair Shop – Class B shop & Restaurant Cultural & Recreational Use: Fitness Centre, Local Park, Neighbourhood Park Institutional /Public Facilities Use: Community Centre, Nursery School, Post Office, Religious Facility Manufacturing Use: Bakery Products Parking Use: Parking Area

Residential apartments, entertainment, club, business hotel

MU Mixed use Professional offices, business offices, health clubs, financial services, residential apartments, restaurants, indoor entertainment,

Small retail, health clubs, religious facilities, day care or nursery centre, outdoor recreation, hotel

MU2 Institutional Usage : Secondary and Tertiary educational institutions; Health Clinic, Medical Facility, Police or Fire Station, Post Office, Religious Facility, Museum/Archives, Secondary School, Technical training institutes , international schools Cultural and Recreational Use: Arcade, theatre, cinemas, Artist Studio,

Ancillary office and food outlets and supporting retail eg bookshop etc Ancillary Service Use

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Code Land Use zone Permitted uses Conditional uses Community Park, Conference Centre, Community Centre, Fitness Centre, Library, Local Park, Neighbourhood park, Museum/Archives, Open Space, Recreation and sports Residential Use: Multi-unit Dwelling – student & Staff hostel. Office Use: General office Parking Use: Parking Area, Parking Garage

IN Industrial (including warehousing and logistics)

Manufacturing Use: IN-1 – Food and Beverages IN-2 - Base Metals IN-3 – Logistics IN-4 – Transport Equipment IN-5– Machinery and Equipment IN-6 – Minerals IN-7 – Chemicals IN-8 - Workshops/Showrooms

Manufacturing and storage uses: To transform materials into a product. Service Use : Catering Establishment, Laboratory, Fast Food Outlet, Motor Vehicle Repair - Class A & B, Restaurant, Sign Painting Shop Transport & Storage Use: Storage Warehouse, Storage Yard, Bus Terminal, Truck Terminal or Courier Depot, Weighing or Inspection Station, Works Yard or Works Shop Other supporting uses: showrooms, ancillary office; cafeteria; prayer room, meeting room, R & D etc

Offices; showroom, Retail, day care centre, cafeteria, services units, Container stacking yard, open storage,

CF Community uses Institutional/Public Services Uses: a) Kindergarten, Nursery, Library, Primary School, Preparatory School, Museum, Secondary School, Training Centre b) Religious Facility (includes Local Mosques and Juma Mosques, Eid Prayer Ground and Imam’s place of residence). c)Health Clinic, Medical Facility d) Police and Civil defence and postal service; TELECOM facilities

Residential uses And retail uses.

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Code Land Use zone Permitted uses Conditional uses OS Open space and

recreation Community park; district park; neighbourhood park, open space

Sports and recreation ( indoor and outdoor)

Cultural facilities Ancillary use : small quantum of service and retail outlets ; parking and public facilities such as public convenience, barbeque pits etc

Retail outlets; Utilities

UT Utilities Any building or structures to house the following utilities such as substations; pumping stations; water tanks; overhead pylons; MDF room and satellite dish; sewerage treatment plan; power plant. Ancillary office and parking.

Not applicable.

TU Transportation A road reserve or ‘Right-of-Way’ reserve is a corridor that incorporates a road carriageway, footpath, utility services and landscaping. Bus stops; street signs and street furniture shall be erected within the ‘Right-of-Way’.

On street parking is not permitted within the ’Right-of-Way’ unless allowed.

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3 General Development Control guidelines

3.1 Use class - Predominant and ancillary use The end –users shall adhere to the zoning regulation and the permitted uses within such zone. The purpose of this guideline is to ensure that the land is utilized for its intended purpose. The approved usage shall be the predominant use and more than 50% of the total gross floor area shall be for such a use. Ancillary and accessory uses may be allowed but must be within the prescribed allowable uses. Please see Chapter 2.

Exceptions may be allowed for certain special cases due to technology and new business but this has to be sanctioned by the Authorities and DIC.

3.2 Building intensity – floor area ratio, storey height Floor area ratio—for each of the uses a specific floor area ratio stipulation is to be imposed to ensure that the land is optimally utilized. For definition of ‘Floor area Ratio’ see Section 1.7.

Storey height—the storey height as stipulated refers to the permissible floor-to-floor height for that category of use.

Thus for a multi-storey industrial development the total height (from floor finish to underside of the eves) will normally be allowed up to 7.9 m, but the mezzanine should not exceed 3.00 m. For single storey detached factories, this control can be relaxed to reflect the operational needs of the industry. However, if the eve’s height exceeds 7.90 m a manufacturing request has to be submitted. An extension to the maximum permitted height can only be given if it is necessarily required for the manufacturing process.

The ground floor of industrial development can be raised by 1.2 m (maximum) for loading and unloading purposes.

For warehouse buildings the clear internal height should be up to 7.90 m.

3.3 Requirements for Buffer / setback from roads

3.3.1 General All developments are required to provide buffers between any road reserve line and buildings or superstructures, unless there is special setback control

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within the street block. Buildings and superstructures shall adhere to the buffer setbacks as specified below unless expressly stated otherwise elsewhere in these Guidelines.

The minimum buffer width or setback of buildings and superstructures from a road depends on the category of that road. Setbacks are not related to the height of buildings and superstructures.

Buffer setbacks from the various road categories Applicable for the industrial, warehousing, showroom and workshop areas.

Specification of buffer (m) Category of road Minimum buffer width

(m) Green Physical

Arterial (80 m< ROW)

15 5 10

Collector (49 m <=ROW<= 80 m)

10 3 7

Local (ROW< 49 m)

5 2 3

Drawing D0457-PL-003 illustrates the road network hierarchy with each of the three broad categories from the above table keyed in a different colour. The buffer requirements consist of a green buffer and a physical buffer; the green buffer must be next to the plot boundary. The overall buffer width is the sum of the physical and green buffer widths, and shall be measured from the plot boundary.

The road chamfer should follow the buffer requirements of the road of greater hierarchy.

Green buffer is a strip of land strictly reserved for tree planting, landscaping and turfing, no other uses will be allowed except for ancillary structures as permitted in the table below.

Physical buffer is a strip of land within which only car parks, driveways, walkways and ancillary structures as permitted in the table below, are allowed.

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Ancillary structures allowed within buffers Buffer specification Ancillary structures Green buffer * Guard house (<2.6 m clear height – pitched roof, <2.6 m total

height - flat roof); not permitted in setback with neighbouring plot Flag pole/lamp post; Sign posts/boards Meter compartment(<1.8 m high) Electricity authority 11 kV sub-station (please refer to additional limitations in 0 below)

Physical buffer Bin point/centre Gas pressure regulator kiosk Gas governor house Above-ground electricity box Ring main compact units – reinforced concrete structure/ fenced-up area Below-ground structure Electricity authority 11 kV sub-station Guard house (>2.6 m high); not permitted in setback area with neighbouring plot Car porch/shade canopy Automated teller machines

* Only Substation and boundary walls are permitted to be located directly on the plot limit, other ancillary structures should be located away from the plot limits (1.0m minimum) inside the plot.

3.3.2 Particular rules for electricity authority 11 kV substations Generally, the electricity authority will demand unobstructed access to their sub-station at all times. Frequently, the preferred arrangement is to locate the sub-station immediately next to a plot boundary that faces a public road. From an urban design perspective, this is not ideal. However, in view of the importance of ready access by the Authority, it is permitted for such sub-stations to be located within the Green buffer provided that—

1 As a result, the Authority access to the sub-station is from the public road; it is not permitted to make use of the green buffer if access to the sub-station is only from within the plot; 2 If there remains a small setback (i.e. less than the width of the green buffer) from the plot boundary then the boundary wall/fence shall return at each end of the sub-station, leaving the whole of the sub-station frontage unobstructed; 3 The sub-station architecture is such that: • The building is boldly expressed as an integral feature of the

architectural treatment of the development as a whole, or • The building is given a low-key treatment that does not draw

attention to itself but blends with the boundary wall/fence, guard house, etc., and

• A bland, plain, ‘box’ treatment is avoided.

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4 The sub-station building comprises rooms and spaces and contains plant and equipment solely for purposes directly related to the sub-station primary function; secondary function accommodation such as UPS, stand-by generation, etc, shall be housed elsewhere; 5 The sub-station overall dimensions do not significantly exceed those specified or recommended by the Authority as being suitable for a sub-station of capacity appropriate for the power requirements of the development; 6 The sub-station is a detached structure, other than it being abutted by the boundary wall/fence; the clear distance between the sub-station and any neighbouring buildings shall be at least 5 metres; 7 The green buffer does not adjoin an Arterial road; 8 Where the plot is next to roads of more than one category, the sub-station shall be located in the green buffer that adjoins the road of lowest category (i.e. in the narrowest green buffer available); in almost all cases this will be next to a local road. 9 A special exemption applies to LV rooms which can be attached to the substation as long as they do not encroach on the setback. (see below) Permitted:

Not permitted:

Not Permitted:

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3.4 Building setback and coverage requirements Building coverage control is to ensure that the built environment within the industrial park is not compromised. In addition, the control is to ensure that no buildings shall abut the perimeter of the leased land for fire safety, light and ventilation purposes unless it is a semi-detached or terrace development where they share a common party wall.

There are instances where the maximum building coverage is quite stringent at 25% -30%. The aim is to allow for more greenery and open space within the plot and to deliberately increase the height of the building for urban design reasons.

Setback from boundaries adjoining road reservations are dealt with in 3.3; for all other plot boundaries the Building setbacks from the side and rear boundary is at least 5 m or ¼ of the building height should it exceed 20 meters. This is to safeguard provision of adequate daylight and ventilation. However, where there are hazardous substances being stored within the plot; a greater setback may have to be provided in accordance with the Authority requirements, the Environment Authority for example. DIC as landowner will refer the errand users to the various Authorities for appropriate action.

3.5 Landscaping and green coverage

A Introduction As part of maintaining a good image, green corridors and buffers are proposed to create a pleasant environment throughout the Industrial City. Tree plantings and the retention of vegetation soften the harsh urban landscape. Landscaping along the public roads; the community parks and within the private green buffers are key to making the city attractive.

In order to create a cohesive development, the landscape must serve as a unifying element on a number of levels and at a number of scales. On the macro scale, the landscape connects the different zones to one another and provides the transition areas between them. On the micro scale, the landscape links the buildings to their surroundings and to each other. It provides the common language of materials throughout the site. Landscaping and wall fencing will provide a further unifying element and identity through the use of the date palm as the feature or accent tree specimen throughout the Industrial City, and the use of a standard design fence.

B General Landscape Requirements 1 Landscaped areas shall be provided with a fixed and permanent irrigation system for planted areas, protected by adequate back flow prevention, designed and installed in accordance with the following general provisions: • All spray or sprinkler irrigation shall be supplied with appropriate

water sources.

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• Water conservation shall be accomplished in manually operated (hose-bib) system by the installation of flow limiting devices.

• Applicable codes shall be utilized for the design and installation of automatic control systems.

2 In all Zones, required landscaped areas shall be permanently irrigated and maintained including the proper pruning, weeding and removal of litter, fertilizing and replacement of plants when necessary. 3 All landscaped areas shall be separated from driveways and parking areas by a continuous curb at least 150 millimeters in height from the adjacent pavement. 4 No landscaping shall be permitted which in any way endangers health or public safety by creating a traffic or fire hazard, obstructing vision, or which is detrimental to the use of surrounding property. E.g. Petrochemicals and refineries. 5 A sufficient walk way shall be provided around the buildings’ structures, to isolate the buildings from the driveways and landscape.

3.6 Ingress / egress points Plot ingress/ egress points must not be directly from arterial roads (roads with ROW of 80 m and above) or major highways like Emirates Road and the future Outer by-pass. This is to prevent disruption to the smooth flow of traffic along these busy highways. Ingress/ egress points may be taken from collector and local roads. Direct access from arterial roads will only be allowed if there is a service road that runs parallel to the highway. Grant of Ingress/ egress points from such service road is allowed provided it is not near by 100m to the slip road leading from the highway into the service road. Direct access to and from the major arterial roads within the development are normally not allowed except as emergency exits only.

The minimum distance to any road junction shall be 80 to 100 m taken from the chamfered corner of the plot (depending on whether it is a signalised junction or a roundabout and also on the category of the road that it fronts). If that is not possible due to constraints of the site, the ingress/egress point shall be located as far as possible from the road junction.

Ingress/egress points shall avoid utility entries to the plot. Also a clear distance of 10m has to be kept between an ingress/egress point and a street lighting pole (see below):

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Where possible, ingress/egress points for adjoining plots shall be paired, arranged close on each side of the common boundary.

Plot size Number of points Up to 10,000 sq m plots 1

Beyond 10,001 sq m plots 2 or 3

For the warehousing areas / logistics park; the same guidelines will apply except for the fenced up gated warehouse complexes where controlled entry points will need to be imposed.

Construction of any Ingress or Egress point will be by the Master Developer. The developer should liase with the MDPM to coordinate the timing of these works and agree any particular requirements. The developer will be charged for this service at standard rates.

3.7 Parking & loading regulations Adequate circulation within the plots and parking spaces for cars / Lorries / buses and container trucks shall be provided. Within the development, trailers are not allowed to be parked on the roadside especially along the Main arterial roads so as to affect the smooth flow of traffic. Adequate trailer parks shall be provided within the logistics hub’s boundary and within individual factory plots. All respective Authorities’ guidelines regarding access and parking should be respected as well.

Within the labour accommodation areas; bus stops and bus parks will need to be provided. The recommended minimum parking standards for Dubai Industrial City are shown below:

Dubai Municipality Parking By-Law Rates vs. Parking Rate Guidelines *

Land Use Group Description

Dubai Municipality

Land Use Class No.

Parking Rate Guidelines1

By-Law Parking Rate

Requirements Additional Land Uses in By-Law Requirements²

COMMERCIAL 100

Regional Shopping Centre 101 3.16/100 m² GLA 2.15/100 m² GFA (1/500 sq. ft. GFA)

Other Shopping Centre 102 3.09/100 m² GLA 2.15/100 m² GFA (1/500 sq. ft. GFA)

"Wholesale & Stores" - Special space for loading/off-loading, plus 1 space for every 500 sq. ft. of any office space.

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Dubai Municipality

Land Use Class No.


By-Law Parking Rate


General retail 103 2.15/100 m² GFA 1.43/100 m² GFA (1/750 sq. ft. GFA)

Supermarkets 104 2.22/100 m² GFA 1.43/100 m² GFA (1/750 sq. ft. GFA)

104 1.03/Employee N/A

Gas Station with Amenities 105 1.27/Fuelling

Station

2/Fueling Station, plus 2.15/100 m² GFA of Building (1/500 sq. ft. GFA of Building)

Department Store 106 1.75/100 m² GFA 2.15/100 m² GFA (1/500 sq. ft. GFA)


New Car Dealership 107 2.26/100 m² GFA 2.15/100 m² GFA (1/500 sq. ft. GFA)

"Rent-a-car Shops" - 1 space for every registered car.


Restaurant 108 10.29/100 m² GFA

2.15/100 m² GFA (1/500 sq. ft. GFA), or 1/5 seats - whichever is more.


108 0.46/Seat 1/5 Seats (0.2/Seat)

Fast Food Restaurant 109 7.08/100 m² GFA

2.15/100 m² GFA (1/500 sq. ft. GFA), or 1/5 seats - whichever is more.

109 0.22/Seat 0.20/Seat

Furniture Store 110 1.13/Employee N/A

110 0.58/100 m² GFA 1.43/100 m² GFA (1/750 sq. ft. GFA)

Electronic Store 111 1.73/100 m² GFA 1.43/100 m² GFA (1/750 sq. ft. GFA)


OFFICE 200

Office Building (inner-CBD) 201 2.43/100 m² GFA 2.15/100 m² GFA

(1/500 sq. ft. GFA)


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Dubai Municipality

Land Use Class No.


By-Law Parking Rate


Office Building (outer-CBD) 202 1.88/100 m² GFA 2.15/100 m² GFA

(1/500 sq. ft. GFA)


Office Building (non-CBD) 203 2.23/100 m² GFA 2.15/100 m² GFA (1/500 sq. ft. GFA)


Bank Branch Office (outer & non-CBD) 204 4.12/100 m² GFA 2.15/100 m² GFA

(1/500 sq. ft. GFA)


INSTITUTIONAL 300

Government Kindergarten 301 0.06/Student (1.5/Classroom)*

Government Primary & Intermediate School for Males

302 0.07/Student (1.5/Classroom)*

Government Primary & Intermediate School for Females

303 0.06/Student (1.5/Classroom)*

Government Secondary School for Males 304 0.13/Student

(3.25/Classroom)*

Government Secondary School for Females 305 0.12/Student

(3.0/Classroom)*

Private School-All Levels 306 0.12/Student (3.0/Classroom)*

Private Kindergarten & Primary School 307 0.10/Student

(2.5/Classroom)*

1/Classroom; 1/500 sq. ft. administrative space; 1 Bus/3 classrooms.

Institute of Higher Education 308 0.22/Student

(5.5/Classroom)* N/A

"Schools and Educational Buildings" - 1 space for every classroom; 1 space for every 500 sq. ft. of administrative space; 1 space for a school bus for every 3 classrooms. *OR* "College" - 1 space for every 500 sq. ft. of the total floor area for all the buildings except the sports activities halls.

308

1.55/Employee N/A

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Dubai Municipality

Land Use Class No.


By-Law Parking Rate


Hospital 309 1.49/Bed 1/Bed, plus Medical Clinic bylaws, if clinic is attached.


Government Medical Clinic 310 3.18/100 m² GFA 2.15/100 m² GFA

(1/500 sq. ft. GFA)


Private Medical Clinic 311 3.0/100 m² GFA 2.15/100 m² GFA (1/500 sq. ft. GFA)


Local Government Administration Building (outer-CBD)

312 N/A 2.15/100 m² GFA (1/500 sq. ft. GFA)


Local Government Administration Building (non-CBD)

313 N/A 2.15/100 m² GFA (1/500 sq. ft. GFA)


Federal Government Administration Building (non-CBD)

314 1.05/Employee 2.15/100 m² GFA (1/500 sq. ft. GFA)

Semi-Government Administration Building 315 1.97/100 m² GFA 2.15/100 m² GFA

(1/500 sq. ft. GFA)

Semi-Government Administration Building 315 0.82/Employee N/A

Etisalat Branch Office 316 11.64/100 m² GFA 2.15/100 m² GFA (1/500 sq. ft. GFA)


Jumma Mosque 317 6.26/100 m² GFA 1/5 persons worshipping

"Mosques" - 1 space for every 15 prayers (for community mosques) as per the maximum capacity & 1 space for every 5 prayers (for Friday / Jumma mosques).

Post Office Branch 318 6.18/100 m² GFA 2.15/100 m² GFA (1/500 sq. ft. GFA)

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Dubai Municipality

Land Use Class No.


By-Law Parking Rate


318 0.75/100 PO Boxes N/A

Library 319 2.10/100 m² GFA

5.38/100 m² GFA (1/200 sq. ft. GFA), or 1/4 seats, whichever is more.


LODGING 400

Luxury Hotel (total-CBD) 401 1.06/Room

401 1.43/Occupied Room

Luxury Hotel (non-CBD) 402 0.63/Room


Resort Hotel 403 0.80/Room


Other Hotel 404 0.32/Room


1/5 rooms; 1/retail store; 1/500 sq. ft. of restaurant; 1/200 sq. ft. of meeting halls; 1/500 sq. ft. of offices; and at least 1 space for the disabled or equal to 1/75 of total # spaces.

RECREATIONAL 500

Movie Theatre 501 0.16/Seat 0.33/Seat (1/3 Seats) or 2.15/100 m² GFA (1/500 sq. ft. GFA)

Sports & Recreation Club 502 0.10/1000 m² GTA "Parks and Gardens" - 1 space for every 1,000 sq. ft. of the total area.

502 2.18/100 m² GFA

"Billiard, Arcade, Entertainment Places" - 1 space for every 500 sq. ft. of total space.

502 0.81/Employee

N/A

INDUSTRIAL 600

Light Industry 601 0.14/100 m² Total Area

2.15/100 m² GFA (1/500 sq. ft. GFA) of Office Bldg + Loading

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Dubai Municipality

Land Use Class No.


By-Law Parking Rate


Berths


Medium Industry 602 0.09/m² Total Area

2.15/100 m² GFA (1/500 sq. ft. GFA) of Office Bldg + Loading Berths

"Car Repair Shop" - 1 space for every 500 sq. ft. of the total ground area for the main building, or 6 spaces, whichever is more. These spaces not to be considered of the damaged car bays.


Heavy Industry 603 N/A 2.15/100 m² GFA (1/500 sq. ft. GFA) of Total Area

"Factories" - 1 space for every 500 sq. ft. of the total area.

RESIDENTIAL 700

Apartment Building ( 1 or 2 levels), inner CBD 701 0.58/Apartment **

"Special Town Planning System" - 1.2 spaces for each flat in these areas.

Apartment Building ( 1 or 2 levels), outer CBD 702 0.93/Apartment **

Apartment Building ( 1 or 2 levels), non CBD 703 1.09/Apartment **

Apartment Building ( 3 or more levels), inner CBD

704 0.69/Apartment **

Apartment Building ( 3 or more levels), outer CBD

705 1.10/Apartment **

Apartment Building ( 3 or more levels), non CBD

706 1.13/Apartment

1/Studio, 1/Apartment <1,600 sq. ft. GFA, 2/Apartment >1,600 sq. ft. GFA

Residential Rooms, inner CBD 707 0.53/Dwelling Unit

**

1/5 Residential Unit or 2.15/100 m² GFA (1/500 sq. ft. GFA)

"Shared Apartment" - 1 space for every 5 units or every 500 sq. ft. of the total floor area, whichever is more, except labour camps. One bus should be available for every 50 labourers.

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Dubai Municipality

Land Use Class No.


By-Law Parking Rate


Residential Rooms, outer CBD 708 0.54/Dwelling Unit

**

Residential Rooms, non CBD 709 0.89/Dwelling Unit

**

Villa, inner CBD 710 0.20/Villa **

Villa, outer CBD 711 2.17/Villa **

Villa, non CBD 712 2.18/Villa **

Arabic House, inner CBD 713 0.63/Dwelling Unit **

Arabic House, outer CBD 714 1.39/Dwelling Unit **

Arabic House, non CBD 715 1.64/Dwelling Unit **

1/Residential Unit

Labour Accommodation 716 0.25/100 m² Total Area N/A

716 0.03/Labourer 1 Bus Parking/50 Labourers

Furnished Apartment 717 0.27/Apartment

1/Studio, 1/Apartment <1,600 sq. ft. GFA, 2/Apartment >1,600 sq. ft. GFA

717 0.48/Occupied Apartment N/A

1 Dubai Municipality, Trip Generation and Parking Rates Manual, Cansult-Delcan, 1999

2 Additional land uses which do not directly correspond with the existing DM classification system. Revised by Craig Walker, July 5, 2005.

* Calculated based on an average classroom size of 25 students

** Based on household survey conducted in R700 study

* Note: Information as obtained from Dubai Municipality is accurate, current and complete at the time of data collection only i.e. July 2005.

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3.8 Boundary walls and Fences & signage

A Boundary walls and fences Walls will serve a major function in the industrial landscape and can be used to screen automobiles, loading and storage areas, and utility structures as well as a basic security function. However, if not required for a specific screening or security purpose they shall not be utilized and alternative electronic surveillance systems be installed. The intent is to keep the walls as low as possible acting more as a deterrent measures and not full security walls. Those premises requiring top or specialized security will have to install their own security systems.

Fence design shall be kept simple and free of unnecessary embellishments. Grillwork, when used shall have interesting meshing or simple linear elements finish in matte blocks. Use of barbwire fence is disallowed.

Fencing within the estate shall meet the following requirements:

1 For the front part, facing the roads, green areas and sikkas, high solid-wall fencing is discouraged. The fence shall be made of half solid wall segments and metal grills at a uniform height of 1.80m (follow drawing on the next page). 2 For the side and rear fencing between end-user / developers’ property, it shall be a uniform height of 2.5 m for uniformity purposes. 3 Outer fence foundation limit shall remain inside the plot line limit. 4 Where walls are used at property frontages, or screenwalls are used to conceal storage and equipment areas, they shall be designed to blend with the site’s architecture. Both sides of all perimeter walls shall be architecturally treated. Landscaping shall be used in combination with such walls whenever possible. 5 When security fencing is required, it shall be a combination of solid pillars or short solid wall segments and wrought iron grill work. 6 Long expanses of fence or wall surfaces shall be offset and architecturally designed to prevent monotony. 7 No corrugated metal sheet fencing is allowed 8 The colour scheme of the fencing shall be uniform for the whole DIC site and the fencing colour has to be agreed by DIC prior to commencement on site.

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B Signage The following guidelines shall apply:

1 It is important to set a theme for the Industrial City so that all design elements relating to landscape and signage are coordinated to reinforce a sense of harmony for the park, as well as the image of the development. The level of finish and overall quality of materials used shall convey a high-tech image and be able to identify and communicate information, as well as control vehicular traffic. 2 There shall be adequate street signage to address the specific community; the key buildings; the amenity centres and institutional buildings as well as the various industrial clusters. All end-users and developers within the Industrial City shall respect the theme of the signage being imposed by the principal developer. 3 Within the industrial and warehousing area, the company name and logo shall be placed at the main entrance in accordance with DIC standard. Huge billboards for advertising shall be discouraged. Reasonable dimensions for logo and or company name signs range from 3.0m to a maximum of 6.0m in length. 4 DIC will establish a set of street name signboards and signage within the Industrial City that will set the pace for the Industrial City. 5 Building number plates (house no) must be erected near the main entrances to each of the factory buildings.

Half solid wall

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3.9 Infrastructure / utilities controls.

A Authorities Requirement: Dubai Municipality, DEWA, Gas Supplier, TECOM, Dusup, Civil Defence design standards and building regulations shall apply to the building design. The end-users / developers shall obtain all necessary NOCs, permits and approvals as per their requirement.

B Storm water drainage Contaminated rainwater from industrial process areas shall be collected and treated to suit the permissible standards (Dubai Municipality – Environmental Standards and Allowable Limits of Pollutants on Land, Water, and Air Environment – May 2003). Provision of oil interceptors and keeping the contaminated area sealed and fenced off and to a minimum are some of the options available to the end user. No direct connection to the storm water drainage network is allowed. Dubai Municipality design standards and regulations shall apply. The end-users / developers shall obtain all necessary NOCs, permits and approvals as per their requirement.

C Water Each end-user shall provide a storage tank to cater for one day demand at their premises. Once completed, the water main network will deliver water to individual plots at 1.5 bar for filling the storage water tank. Any developer who requires a higher pressure should install an appropriate booster pumping system.

The end-users/developers shall obtain the necessary NOCs, permits and approvals as per their requirement.

If a significant volume of the potable water delivered to a plot is transported or disposed of off-site (e.g. in the form of canned beverages) it may be in the interests of the developer to provide at his own cost a meter that will measure this volume. He may then apply to DIC for abatement of sewerage charges levied by DIC.

D Gas Dusup’s design standards and regulations shall apply. The end-users / developers shall obtain all necessary NOCs, permits and approvals as per their requirement.

E Sewerage Being an Industrial City two types of sewerage are generated namely domestic & industrial. The industrial wastewater has to be treated independently by each end user by their own industrial treatment plant unit within their plot. Any waste or treated water that cannot be recycled (e.g. large volumes of clear water or sludge etc.) is to be removed from the plot by tanker truck to licensed waste disposal facility outside the Dubai Industrial City

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site. No connection will be permitted between the tenants’ industrial waste water system and the domestic foul sewage system. The Authority must be allowed full access to inspect all foul water discharge systems at any time during construction or operation. For the domestic part, the sewage is to be discharged through the sewer networks to the proposed in- house STP.

End users are to ensure that all domestic sewage entering the foul water network must never exceed the limits for waste water into a sewage system as determined by the Dubai Municipality or those detailed below, whichever is the more stringent (limits are maxima unless shown otherwise):

Discharge limits to the Industrial City foul sewerage network

Unit To Foul Sewerage

Biochemical Oxygen Demand (BOD) mg/l 1000

Chemical Oxygen Demand (COD) mg/l 3000

Total Dissolved Solids mg/l 3000

Total Suspended Solids mg/l 500

Faecal Coliforms MPN/100 ml 500

Oils & Greases mg/l 150

pH 6≥ ph ≥10

Temperature °C 45

Arsenic (As) mg/l 0.5

Boron (B) mg/l 2

Cadmium (Cd) mg/l 0.3

Chlorine Residual (Total) mg/l 10

Chromium (Cr) mg/l 1

Cyanide mg/l 1

Iron (Fe) mg/l 2

Lead (Pb) mg/l 1

Manganese (Mn) mg/l 1

Mercury (Hg) mg/l 0.01

Ammoniacal Nitrogen mg/l 40

Nickel (Ni) mg/l 1

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Unit To Foul Sewerage

Phenols mg/l 50

Phosphorous (as total P) mg/l 30

Sulphate (SO4) mg/l 500

Sulphide (as S) mg/l 10

Zinc (Zn) mg/l 2

F Solid waste All industries coming into the Industrial City are required to incorporate waste minimization, reuse and recycling into their processes and to consider disposal to DM’s hazardous waste facility as the last option. Waste disposal must be addressed by each industry when undertaking the required EIA study. A waste skip area surrounded by washable walls should be provided for each project.

G Fire fighting Since there will not be an operational STP or irrigation network by the time that the early developments are ready, there may not be an operational hydrant system available from the Master Developer. Civil defence have indicated that developers will have to ensure that their internal fire fighting system (sprinklers, hose reels, etc) storage tanks are kept full at all times until the external hydrant system is commissioned.

H Utility connection requirements Each plot has predetermined connection points assigned for each utility service. These locations have been chosen to be consistent with the design of the master network for the entire Industrial City and the individual developments will be required to terminate their connections at these locations on the plot boundary. When master-planning their facilities, developers should avoid conflicts between the plot ingress/egress points, the substation location and these utility entry points (please refer to drawing on the next page).

The basic strategy is that the gravity foul water system dictates the location of entry into a plot. Each service is then offset a distance to the right hand side of this service, as detailed below.

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4 Specific Urban design guidelines

4.1 Introduction Specific Urban Design Guidelines for each of the major land uses within the Industrial City are elaborated below and are for the following uses:

4.1 Industrial use design guidelines 4.2 Labour accommodation) design guidelines 4.3 Showroom, workshop guidelines. 4.4 Logistics

4.2 Industrial Use - Urban Design Guidelines

4.2.1 Purpose The industrial Urban Design Guidelines and controls prepared for Industrial City are meant to guide development so that it can be developed in an orderly manner. It will facilitate the industries to design and implement their own development within each land parcel allocated to comply with the planning guidelines. Relevant legislative and regulatory guidelines, as set out by the Dubai Municipality are duly incorporated. Overseas norms and best practices are also incorporated. The Urban Design Guidelines are specific but shall be interpreted with some flexibility in their application to specific projects. The Urban Design Guidelines will be utilized during the DIC’s design review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers.

The planning guidelines, as stated in this chapter, include some additional planning guidelines that could be considered and it is recommended that it be incorporated in the sales agreement to new industrialists as deeds of restrictions. Exceptions to Urban Design Guidelines can be granted under special circumstances. These shall be expressively stated in the related document or the end-users / developers can apply to DIC for a waiver with valid reasons. This planning guidelines section provided will cover only the industrial land uses.

Chapter

4

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4.2.2 Applicability The provisions of this section shall apply to all industrial development within the City, unless otherwise specified herein.

4.2.3 Site Planning Principles

A Conforming to the clustering concept The industrial area is planned based on the concept of clustering allied industries with similar requirements within one defined area to allow the sharing of common facilities and to provide opportunities to create linkages in production. A total of six industrial clusters will be accommodated within the industrial area of DIC and they are: food & beverage, transport equipment & parts, base metals, machinery & equipment, minerals and chemicals. It is the intention to locate only the same type of industries within the same clusters as the juxtaposition of the various industrial clusters have been carefully studied based on environmental considerations, infrastructure and utilities provisions.

Examples of some of the projects / industries to be located within each of the 6 clusters identified for the Industrial City are shown below:

Land Use Sub-sectors Type of projects Food &

Beverage

Long life packaged food;

beverages

Mfg & packaging of noodles; cereals;

confectioneries, canned food; dried

foodstuff; blending of flavours and

fragrances

Transportation

Equipment &

Parts

Automotive OEMs; truck

assembly; recreational vehicles

Auto component manufacturers;

assembly plants; machine shop; paint

shop

Base Metals Downstream steel; downstream

aluminium

Downstream aluminium windows and

frames; EAF steel

Machinery &

Equipment

Elevators; air conditioning

systems; security systems

Machinery spare plants; condensers;

filters; valves; sensor production etc

Mineral

Products

Cement; glass; ceramics Downstream glass products;

Ceramic titles; accessories etc

Downstream

Chemicals

Plastics & rubber; paints

and coatings;

pharmaceuticals

Flux and solder paste; electronic chemicals;

pigments; specialty chemicals; tablets;

additives

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B Classification of industries

(1) General To guide land use planning and help industrialists select suitable industrial premises, industries are classified under, 4 categories namely clean, light, general and special industries based on the impact of residual emissions of fumes, dust and noise on surrounding land uses. Business Parks is a new and separate category.

Depending on their scale of operations, food industries are also classified into light, general or special category. However, in order to prevent cross-contamination due to residual emissions from neighbouring premises, food industries shall be sited in industrial premises in areas designated as food zones or in areas with compatible industrial uses.

Industries are not homogeneous and are traditionally classified on the basis of their potential for pollution i.e. residual emissions of fumes, dust, and noise on surrounding land use. Industrial developments can be classified as follows:

(2) Clean Industry These are typically characterised by:

1 No buffer is required. 2 Factory shall not generate air and water pollution as well as noise and smell nuisance that can affect neighbouring premises. 3 Factory shall not use large quantities of hazardous substances such as Solvents, acids and other chemicals.

(3) Light Industry Industrial developments within this zoning generally create minimal air, water and noise pollution and do not generate large quantities of solid waste. This includes the food industrial cluster. In order to prevent cross-contamination due to residual emissions from neighbouring premises, food industries shall be sited and confined within a cluster or in areas with compatible industrial uses.

1 There shall be a buffer distance of at least 50m between a light industrial building and the nearest residential building. 2 Factory shall not use equipment burning solid or fuel oil. Boilers using diesel (0.05%S) and heating equipment such as furnaces, ovens and autoclaves using gaseous fuel or electricity may be allowed pending approval of DIC. 3 Factory shall not generate large quantities of trade effluent or solid waste.

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(4) General Industry Developments within this zoning generally produce some odour, fumes, noise and may generate considerable quantities of solid wastes. They will also require treatment plants for liquid wastes. These industries are usually located further away from the residential, commercial areas as well as factories within the food cluster.

1 There shall be a buffer distance of at least 100m between a general industrial building and the nearest residential building. 2 Factory shall install, operate and maintain pollution control equipment to minimise air, water and noise pollution arising from its operations as specified by the Environmental Protection & Safety Section (EPSS) of Dubai Municipality. 3 Sufficient space shall be set aside for the installation of treatment facilities 4 Toxic and dangerous materials must not be produced 5 These industries may produce some odour, fumes and noise and may generate considerable quantities of solid and liquid wastes. They must be generally sited in designated industrial estates or zones within the industrial park.

(5) Special Industry The following shall apply:

1 There shall be a buffer distance of at least 500m between the boundaries of a factory and the nearest residential building (within the mixed-used area) 2 Special industries, which can potentially cause serious pollution such as oil refineries, petrochemical and chemical plants, toxic industrial wastes treatment facilities, etc, shall be sited at least 1 km from the nearest residential building. 3 Factory shall install, operate and maintain pollution control equipment to minimize air, water and noise pollution arising from its operations as specified by the environmental authorities. 4 Special industries using or storing large quantities of hazardous chemicals shall be required to conduct the following:

Quantitative Risk Assessment (QRA) Study Environment Impact Assessment (EIA) Study

(6) Business Parks Developments within the business parks are generally non-pollutive. The land safeguarded within the Industrial City for business parks are all within the safeguarded Arabian Canal `frozen zone’. Business Park is defined as an area where high technology, high value-added, knowledge -intensive modern businesses are located within a quality environment. Business Parks represent a

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new concept in land use, for activities in the areas of R & D, product design, software engineering, high-tech and light manufacturing and warehousing etc. Current industrial premises were found unable to cater to the needs of the new generation of information based industries The description of a business parks is as follows:

1 No buffer is required. 2 Activities shall not generate air and water pollution as well as noise and smell nuisance that can affect neighbouring premises. 3 Activities can include high technology manufacturing, research and development, product design and development, data processing, software development and industrial training that do not require the use or storage of significant quantities of hazardous substances and solvents.

(7) Industrial Usage - Predominant and Ancillary use

(i) General The purpose of this guideline is to ensure that the land is utilized for its intended purpose and that factories are predominantly used for industrial and manufacturing purposes. Exceptions may be allowed for certain types of manufacturing plants in which their operational requirements necessitate large storage spaces for raw materials or finished products, such as paint or chemical factories.

(ii) Predominant & Ancillary Uses The predominant use within a factory shall occupy at least 50% of the factory’s total gross floor area for production purposes. The remaining areas can be allowed for ancillary uses but it shall be strictly supplementary to the manufacturing process. It must occupy less than 50% of the total gross floor area. The table below shows an example of the controls of the Gross Floor Area use within a typical factory.

Predominant & Ancillary Uses

Diagram: Predominant & Ancillary Uses

Predominant Use Ancillary Use ≥50% ≤50%

Manufacturing Ancillary Office

R & D Showroom

Meeting rooms

Leisure / toilets

Staff canteen

Storage room / prayer room

Clinic / sick bay

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(iii) Exclusionary Uses Independent offices, showrooms, residential facilities and retail outlets not associated with the manufacturing process will not be allowed within industrial plots.

(iv) Building Intensity - (Floor area ratio) For each of the industrial clusters a specific floor area ratio is stipulated to ensure that the land is optimally utilized.

Floor area ratio is defined as the ratio between the total gross floor area of the building or buildings over the site area, This factor is used to determine the total quantity of built environment that is permitted on that site.

Floor area ratio (FAR) = Total gross floor area/ Total site area

The Floor area ratio for industries within the Industrial City ranged from 0.5 to 0.8. Thus if an end-user / developer is allocated a site of 10,000 sq m and the prescribed FAR is 0.5; the total floor area that is allowed within the plot is 5000 sq meters.

The calculation of floor area ratio can exclude the land set aside for future extension but ultimately when the development is completed, the entire site shall be considered. Land for future extension shall be kept at a minimum and must be renewed on a yearly basis with justification. Tenants shall comply with the floor area controls and complete their development within a specific period as imposed by DIC.

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(v) Setback from the public roads (buffer requirements) Buffers are building setback requirements from the public road, which normally include a tree planting strip. The rationale for the imposition of buffers within the individual industrial plots fronting the road is:

1 Provides a uniform building setback from roads to create neat rows of buildings and critical vistas. 2 The width of the buffer varies with the hierarchy of the roads (width of the road) that the land plot abuts. For industrial and warehouse use, the height of the development is not material as the buildings are normally low-rise. 3 No buildings or developments are allowed to encroach into the buffer zone. However, certain types of light ancillary structures, such as a bin centre, guard house, small ring main substations, sign board, lamp posts, letter box, etc. are allowed to be placed in the buffer zone. 4 There shall be a stipulation that planting within the plots is required making it mandatory for the investors to plant trees and scrubs within their plot with the intention to soften the environment within the Industrial City. Exemption is permitted for certain combustible industries if it poses a fire hazard and a Civil defence requirement. 5 Within the buffer zone ; there are two types of buffer namely the green buffer and the physical buffer zone.

Category of Roads Minimum Width of Buffer (m) Specification of Buffer (m)

Green Physical Arterial road ( above 80.6m wide ROW)

15 5 10

Major collector road Between 49m to 80m wide ROW)

10 3 7

Secondary road ; primary access and local roads (Below 49.0 m ROW)

5 2 3

Physical buffer: is a strip of land within which car park, driveways, walkways and light ancillary structures such as rubbish bin centres, guard houses, ring main substation, car porch and canopies can be allowed.

Green buffer : Is a strip of land strictly reserved for tree planting, landscaping and turfing; no other uses will be allowed except for sign posts, lamp posts, small guard houses and bin points.

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(vi) Building Setback All setbacks shall be taken from the property line to the building line of any structure. The building setbacks for the industrial plots shall consist of 2 types.

Front setbacks for buildings fronting road is dependent upon the category of road that it fronts and can vary from 15 m (if the front boundary abuts the major arterial road to 10m and 5 metres respectively for major road and secondary roads. (Please see buffer setback from road requirements).

Side and rear boundaries - a minimum 5 m setback requirement for factory buildings to provide for natural light and ventilation considerations is also proposed.

Based on the planning norm, the requisite setback of 5 m (side & rear) is sufficient for any fire-fighting vehicle to access the factory site. However, there is a need to seek Dubai Municipality’s approval as and when the actual architectural layout details of the individual buildings are finalized.

The front setback is important as it will help to ensure a regular building frontage for the entire street block. If there is no control, the front façade of the industrial buildings along the road system will be irregular and aesthetically unpleasant to the eye.

The minimum setbacks stated hereafter are DIC guidelines and there is a need to check this against the Civil Defence Authority’s requirements if the industrial process deals with combustible or hazardous substances.

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Sketch showing the buffer and setback requirements for a typical detached factory within the Industrial City.

(vii) Building coverage, storey height; Floor to floor height and height control. Building coverage control is to ensure that the built environment within the industrial park is not compromised. In addition, the control is to ensure that no buildings shall abut the perimeter of the leased land for fire safety, light and

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ventilation purposes, unless it is a semi-detached or terrace factory development.

Site coverage for building structures in the Industrial City shall be controlled, and is expressed as a percentage of the site area. It dictates that this area of the site is covered by permanent building structures. However, it excludes any permitted temporary structures, shade coverings over parking spaces, roof overhangs and projecting balconies.

To realize the vision of DIC to be a premier Industrial City, site coverage of 50% is recommended to allow for better circulation for loading/unloading of materials/ finished products and the anticipated high car-ownership of the office workers that will require car parking lots within these factories. At this site coverage, it can enjoy more flexibility in the built form with more landscaping, if needed.

Controls within the Industrial City : 1. Building coverage within an industrial plot is not to exceed 50% of the site area. This

is to reduce on-street parking of trucks and containers that may impede the smooth traffic flow on the road. Exemptions or slight deviations will only be allowed on a case to case basis depending on specific operational requirements.

2. Storey height – The maximum number of floors within the industrial zone is G +

mezzanine. Thus for a factory building; it will mean that the factory height is allowed up to a maximum of G +M (3.00m) = 7.90m clear height (see sketch below)

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3) Floor to floor height. Generally, the floor-to-floor height for industrial buildings is 6.0 m. For single storey detached factory, this control can be relaxed to reflect the operational needs of the industry.

Flexibility is given to the end-users/developers on a case to case basis when their technical requirements require an increase in height. The floor to floor height for the office component shall be between 2.75m to 4.8 m (including structure). However the maximum clear height for the mezzanine floor with office use is 3m.

4) Height control –Where there is a need for a tall structure like chimneys etc; this has

to be cleared with the airport authorities as site is adjacent to the Airport city.

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(viii) Environmental buffers and setbacks from neighbours. Buffer zones will be provided between the industrial areas and the mixed use areas and between incompatible uses.

Buffer zones do not necessarily need to be green (vegetation) zones, the main purpose is to introduce distance between sensitive receptors and possible sources of pollution. In terms of hierarchy of sensitive receptors, residential areas will be considered the most sensitive and shall have as large a buffer zone as practicable. As far as the industrial zones are concerned, Food & Beverages is the most sensitive and food products need to be protected in particular from tainting effects of organic pollutants and particulates.

There are no set widths for buffer zones as this depends a great deal on the type of industry, its processes, the quantity and type of chemicals used and the type of control systems in place. Specific requirements for buffer zone widths for individual industries must be assessed/identified during the EIA process for implementation as relevant.

With regard to the specific areas where the adjacent neighbours may impact its operations; the following safeguards shall be adopted:

1 Buffer zone between F & B Zone and neighbouring industries. Neighbours within a 400-500 m distance from the food factory shall be clean and light industries. Warehouses and offices are recommended to be sited within this buffer zone as they are for storage use only with limited pollutive emissions. For the row of Transport and equipment clusters nearest south of the F & B zone only 'clean' industries within the auto component sector shall be located here and industries sited within this area must submit EIA report for review and approval prior to obtaining a construction permit. 2 Buffer Zone between industrial zones and the mixed-use (frozen) area of 500m has been safeguarded on the plan with the first 200 m from the industrial plot boundary being considered as a `physical buffer’ in terms of usage. 3 Buffer zones between industrial zones. There is no specific requirement for a buffer zone between the Chemical Zone and other industrial zones but requirements for individual industries will be evaluated based on the type of industry, existing or planned neighbours and the results of EIA study. There shall be a 500 metres buffer zone between the boundary of the chemical zone and any residential areas. Thus, a 500m buffer zone will be maintained between the Chemical zone and the proposed mixed use zone within the Arabian canal area. Logistics companies, workshops and light industries are allowed within this 500m buffer zone. This is a Dubai Municipality’s requirement. 4 Buffer between the Chemical Zone and the Mineral zone. The purpose of the Buffer Zone to the west of the Chemical Zone within the

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Mineral Zone is to reduce the possibility of air pollution affecting production activities in the Chemical Zone. For example, if there are cement factories in the Mineral area, dust from these facilities may impact production of plastics in the Chemical Zone. However, it does not mean that no activities are allowed within this zone. The activities allowed within the buffer zone can include non-polluting activities such as warehouses, offices, car parks, landscaping etc.

(ix) Parking and Circulation Adequate circulation within the plots and parking spaces for cars/lorries and container trucks shall be provided within the factory plots. Trailers are not allowed to be parked on the roadside especially along the main arterial roads. The recommended minimum parking standards for Dubai Industrial City are shown below:

Recommended Parking Standards for Car and Lorry parks within DIC Proposed Usage Car Parking Standards

(Floor area) Recommended Lorry Parking

Standards/ Loading

Multi-storey factories

2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths

1 lot per 5,000 m2 *

Adequate loading bays to be provided

Terrace and semi-detached factories


As above. Min of 1 lorry parking lot per factory

Detached factories


As above.

* Proposed car and lorry parking guidelines for the Industrial City is intended to limit on street parking of heavy vehicles. ** = Dimensions of motorcar lots (2.5 m x 5.5 m) minimum *** = Dimensions of lorry parking lots (3 m x 9 m) minimum

Notes:

1 The parking lot and cars parks must have some landscaping element and trees shall be planted to provide shade. 2 Site access and internal circulation shall be designed in a straightforward manner which emphasizes safety and efficiency. The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic, combine circulation and access areas where possible, provide adequate manoeuvring for containers and for emergency vehicle access.

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3 The minimum gate dimensions for two way passenger vehicle ingress/egress points shall be 6m and the minimum gate dimension for two way heavy vehicles ingress/egress points shall be 8m. 4 Entrances and exits to and from parking and loading facilities shall be clearly marked with appropriate directional signage. 5 Vehicles shall not be required to enter the street in order to move from one area to another on the same site. 6 Parking lots adjacent to and visible from public streets must be adequately screened from view through the use of earth berms, low screen walls, landscaping or combinations thereof whenever possible. 7 The industrial site shall be a self-contained development capable of accommodating its own parking needs. The use of the public street for parking and staging of trucks is not allowed.

(x) Loading Facilities To alleviate the unsightly appearance of loading facilities for industrial uses, these areas shall not be located at the front of buildings where it is difficult to adequately screen them from view. Such facilities are more appropriate at the rear of the site.

When it is not possible to locate loading facilities at the rear of the building, loading docks and doors shall not dominate the frontage and must be screened from the street.

Backing from the public street onto the site for loading into front end docks causes unsafe truck manoeuvring and not encouraged except at the ends of industrial cul-de-sacs where each circumstance will be studied individually at the time of design review.

(xi) Open space and landscaping As part of maintaining a good image, green strips and buffers are proposed to create a pleasant environment in which to work. Tree planting and the retention of vegetation soften the harsh industrial landscape. Landscaping along the public roads and within the private green buffers is key to making the City attractive. The following should be noted:

1 For industrial uses landscaping shall be used to define areas by helping to focus on the front of the factories; at the entrances, parking lots, loading areas, defining the edges of various land uses, providing transition between neighbouring properties (buffering), and providing screening for outdoor storage, loading, and equipment areas. 2 Front yard planting within the factory lot is mandatory, and shall be judiciously landscaped with a massing of trees and planting to provide shade. Hardy, seasonal-tolerant plant materials adapted to the region shall be used for landscaping. All lot owners shall ensure the proper maintenance and upkeep of their surroundings, landscape, horticulture and other facilities. There is no mandatory requirement to insist that a

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certain percentage of the plot has to be vegetated provided that the Green Buffer requirements (clause 3.3) have been met. 3 Prominent plots that front onto the major Arterial roads will need to include a landscaping plan to explain their landscaping intentions for the plot. 4 Landscaping shall be in scale with adjacent buildings and be of appropriate size at maturity to accomplish its intended goals. 5 Trees shall be located throughout the parking lot and not simply at the ends of parking aisles. In order to be considered within the parking lots.

(xii) Pedestrian right-of way (Sikkas) In the planning of the Industrial City, pedestrian movements within the park have been considered and land is reserved for pedestrian walkways. These pedestrian walkways link the industrial areas to the major roads and bus stops. Owners of adjacent plots that abut these sikkas shall respect these areas as sikkas and no encroachments are allowed.

Planting within car parks

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(xiii) Service Easements Some service reserves and easements are created for the laying of services. Service reserves are safeguarded service corridors that are owned and managed by the developer or utility companies. Sometimes service easements shall be necessary to be constructed within the front of the industrial plots within the 2-3m green buffer. As such, service easements are to be created and indicated to the prospective tenants of the encumbrances. Such service/utility easements will be indicated in the purchase agreement plans and incorporated in the sales agreement.

4.2.4 Site Design within the industrial districts. There are 6 industrial zones within the Industrial City and the Design guidelines are as follows:

1 IN1 – Food and Beverage. 2 IN2 – Base Metals 3 IN4- Transport Equipment 4 IN5 – Machinery and equipment 5 IN6 – Minerals 6 IN7 – Chemicals

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Food and Beverages (IN-1) Zone

LAND-USE ZONE

DESCRIPTION PURPOSE AND OBJECTIVES

DEVELOPMENT STANDARDS

Food and Beverages (IN-1)

The purpose of the Industrial Zone is to provide adequate space for food manufacturing uses, such as food and beverages. The food industries are located in a defined zone as they are very sensitive to contamination from adjacent neighbours . Food industries also have very high intake of power; gas and water supply and they also require special sewerage treatment of its by products. This zone will require plot allocations with good accessibility to the strategic road network as some of the products are perishable.

To provide for adequate serviced plots for this type of industry

Min Lot Size: 8,000m2

Max. Lot Size: 70,000m2 Site Coverage: 50% Floor-Area Ratio (FAR) 0.7 Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: 2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths Max No. of Floors: G+ mezzanine Minimum landscaped setback to public street: 2m – 5m For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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Base Metals (IN-2) Zone

LAND-USE ZONE

DESCRIPTION PURPOSE AND OBJECTIVES DEVELOPMENT STANDARDS

Base Metals (IN-2)

This Zone is designated for the establishment of light manufacturing uses including fabricating, assembling, testing, repairing, servicing or processing products where the nature of the operation is not obnoxious or offensive by reason of emission of odor, dust, noxious gas, noise, vibration, glare, heat or other adverse environmental impacts. It will provide an opportunity for the utilization of the by-products generated in the adjacent Industrial Area.

To create investment opportunities in DIC.

To promote industrial diversification

Min. Lot Size: 5,000m2

Max. Lot Size: 140,000m2 Site Coverage: 50% Floor-Area Ratio (FAR) 0.50 Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: 2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths Max No. of Floors: G+ mezzanine Minimum landscaped setback to public street: 2m – 5m For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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Warehousing and Storage (IN-3) Zone

LAND-USE ZONE


Logistics (IN-3)

This zone is designated for warehousing and storage purposes that are generally incompatible with residential and commercial uses, but which serve a useful or necessary function. These areas are intended to be logistics hubs, serving the needs of DIC.

To make provision for warehousing and storage facilities required by associated operations and processes occurring within the Industrial Area.

To provide and expand economic and employment opportunities.

To attract investment into DIC.

Min Lot Size: 15,000m2

Max. Lot Size: 105,000 sq m ( logistics complex) Plot Coverage: Up to 50% Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: 2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths Max No. of Floors: G+M For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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Transport and Equipment (IN-4)Zone

LAND-USE ZONE


Transport and Equipment (IN-4)

This Zone is designated for the establishment of light manufacturing uses including transportation and equipment related uses.




Max. Lot Size: 280,000m2 Site Coverage: 50% Floor-Area Ratio (FAR) 0.5 Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: 2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths Max No. of Floors: G+M Minimum landscaped setback to public street: 2m – 5m For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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Machinery and Equipment (IN-5) Zone

LAND-USE ZONE


Machinery and Equipment (IN-5)

This Zone is designated for the establishment of light manufacturing uses including machinery and equipment related uses.




Max. Lot Size: 118,000m2 Site Coverage: 50% Floor-Area Ratio (FAR) 0.6 – 0.72 Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: 2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths Max No. of Floors: G+M Minimum landscaped setback to public street: 2m – 5m For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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Minerals (IN-6) Zone

LAND-USE ZONE


Minerals (IN-6)

This Zone is designated for the establishment of light and general manufacturing uses for mineral related uses.




Max. Lot Size: 280,000 sq m Site Coverage: 50% Floor-Area Ratio (FAR) 0.5 Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: 2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths Max No. of Floors: G+M Minimum landscaped setback to public street: 2m – 5m For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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Chemicals (IN-7) Zone

LAND-USE ZONE


Chemicals (IN-7)

The purpose of this zone is to provide adequate space for the manufacturing of chemical products and plastics. This intent of this zone is to site those types of industries and warehouses which if not appropriately designed and located may cause offence or unacceptable risk to the overall development.




Max. Lot Size: 105,000 sq m Site Coverage: 50% Floor-Area Ratio (FAR) 0.5 Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: 2.15/100 sq m GFA (1/500 sf GFA) of Office Bldg + Loading Berths Max No. of Floors: G Minimum landscaped setback to public street: 2m – 5m For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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4.2.5 Architectural Design controls.

(1) Building façade controls. Controls on building facade and height are mainly targeted at factory

buildings which front the major arterial road and at the entrance of the Industrial City. Landmark and quality industrial buildings shall be placed at key nodes along the main arterial roads, i.e. at the entrances to the Industrial City. High, solid-wall fencing is discouraged, especially for lots which front the major arterial roads, as they disrupt the continuity of the vistas and good quality factory buildings will not be visible from the road. Unsightly open storage shall be delegated to the rear, such that they are hidden from sight.

• Facade control is required for factory buildings particularly if the

building fronts the major arterial road or is located at the entrance of the industrial park. The buildings within the industrial park shall be designed and built to comply with minimum aesthetic and quality standards and controls to maintain a certain level of uniformity.

• For factories fronting the major arterial roads (above 80.6m ROW), the factory building design will be reviewed by a Design Panel within DIC to ensure that the factory building erected will be of good quality .

• A colour scheme for factory buildings will be controlled; loud, primary colours for the factory buildings are discouraged and pastel colours are encouraged.

(2) Building Orientation and Massing The orientation and massing of buildings shall be designed in accordance with the direction of the sun. The generally practice in the UAE is to orient buildings to face north/ south in a north-south axis and not to face the direct east west sun. However, a sometimes variation in orientation is desired to lend interest to the building layout.

For UAE’s hot climate, architectural design details shall take into consideration the wind direction and air and sand movement through the site.

(3) Security Each individual factory is situated within its own walled compound and guarded by its own security guards. There will be police stations and adequate police posts throughout the Industrial City and at the Local activity centre of the Labour accommodation area to provide the necessary security for the tenants within the Industrial City.

(4) Building design controls Industrial buildings within the Industrial City shall be differentiated by having better quality finishes and more attractive and interesting facades. A variety

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of design techniques can be utilized to help improve the built environment within the Industrial City.

All factory buildings shall be designed by qualified professionals; namely an architect; professional engineers etc.

Using a variety in structural forms, to create visual character and interest is encouraged.

Avoid long, "unarticulated" facades. Facades with varied front wall setbacks are strongly encouraged. Wall planes shall not run in one continuous direction for more than 50 feet without an offset.

Avoid blank front and side wall elevations on street frontages. Entries to industrial structures shall portray a quality office appearance

while being architecturally tied into the overall mass and building composition.

All elevations shall be architecturally treated. Windows and doors are key elements of any building form, and shall

relate to the scale of the elevation of the building. Windows and doors can establish character by their rhythm and variety.

Sensitive alteration of colours and materials can produce diversity and enhance architectural forms.

Lighting shall be used to provide illumination for the security and safety of on-site areas such as parking, loading, shipping and receiving, pathways, and working areas.

As a security device, lighting shall be adequate but not overly bright. All building entrances shall be well lit.

Design elements which are undesirable and shall not be allowed include:

1. Highly reflective surfaces at the ground story 2. Large blank, unarticulated wall surfaces 3. Exposed, untreated solid block walls 4. Chain link fence with barbed wire 5. "Stuck on" mansard roofs on small portion of the roofline 6. Unarticulated building facades 7. Materials with high maintenance such as stained wood, shingles or

metal siding. 8. Corrugated roof.

4.3 Labour Accommodation Guidelines Housing for workers has to meet the regulatory requirements set by the various government agencies. It will have to be erected in compliance with the various statutory requirements such as Dubai Municipality and by the Manpower Agency.

4.3.1 Purpose The Urban Design Guidelines for labour accommodation serve as a guide for the developer and his architect to understand the overall planning concept.

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It is also essential for the developer and his architect to note that relevant legislative and regulatory guidelines as set out by the Dubai Municipality have to be complied with where applicable. The developer and the architect shall use this framework as a guide and to maximize his creativity to develop a unique and high quality institutional environment.

4.3.2 Applicability The labour accommodation comprises of blocks 17, 25, 36, 37, 41 and 43.

4.3.3 Layout and Design Off-site housing quarters must be constructed with permanent materials to the DIC’s standard which include appropriate insulations. Residential blocks shall be designed in a courtyard concept with minimum overlooking onto neighbours. There shall be security access points to ensure that the workers feel safe during their stay. The blocks shall be differentiated by occupants’ gender and separately fenced up. A cafeteria block shall be provided to cater to the eating requirements of the workers and if necessary segregated for different sexes. Indoor and outdoor recreational facilities shall be provided for the community.

Proposed Storey height = G + 3 storeys

4.3.4 Typical Facilities and Amenities Required Each labour accommodation must be supported by amenities. Some of the basic amenities to be provided for a cluster of 10,000 residents shall include the following:

1 Outdoor recreational facilities such as cricket pitch; multi-purpose courts etc. Indoor recreational facilities like snooker; games room, TV room; multi-purpose room. 2 Religious building – Juma mosque; prayer rooms etc. 3 Food and beverage outlets. 4 Retail shops; grocery shops; laundry 5 Health care such as private clinics (serve 5,000 – 7,000 worker population); poly clinic (serve 7,000 – 10,000 worker population). 6 Civil defence. 7 Police post. 8 Maintenance office; 9 Post office (branch) or post shelters; post boxes etc.

Living Space a) 3 sq m per person (min) if the labour accommodation is provided with a

separate space for cupboard/locker room. b) 4 sq per person (min) if the labour accommodation does not provide

separate space for cupboard/locker room.

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c) For DIC, an 8-9 sq m per person shall be the norm to be adopted and this is inclusive of space for cupboard; toilet and shower and a study table. (Maximum of 2 person per room or 4 persons for 2 combined rooms).

Toilet Facilities The following sanitary facilities shall be provided for every 10 workers or less: 1 water closet 1 urinal 1 wash-hand basin 1 shower Refuse Storage and Collection System a) Refuse output is to be calculated at 10 litres/day per 100 sq m gross floor area

of the living quarters. b) A bin centre shall be provided when the amount of refuse output exceeds

1,000 litres/day. c) Sufficient refuse bins with covers shall be provided for living quarters and

cleared regularly. Cooking Area

(i) Provide a proper designated cooking area that is compartmentalized from any accommodation spaces by walls, floor and ceiling of non-combustible construction having a minimum of 1 hour fire resistance rating, if the cooking area is located within the same building housing accommodation space.

(ii) A cooking area shall be provided for each floor (if no canteen is provided).

(iii) One cooking area need to be provided for each residential block (if a canteen is provided and food is being catered for by an operator).

(iv) Provide piped water and a sink discharge connected to the sewer. (v) Provide proper wash area and adequate number of refuse bins with tight-

fitting covers. (vi) Within the designated cooking area to provide proper rodent-proof

storage facilities for cooked and raw food. (vii) Measures shall be taken to ensure that no smell and other public

nuisances arise from the cooking at the housing quarters. Proper equipment shall be provided to abate such nuisances.

Housekeeping

(i) “No Smoking” / “No Littering” /”No Cooking” signboards shall be displayed at conspicuous locations and in languages understood by the workers.

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(ii) Instructions that can be understood by the workers to maintain their own living premises in a clean and sanitary condition through proper housekeeping shall be provided.

(iii) The housing quarters shall be maintained in good condition and not be allowed to deteriorate into a slum-like condition through unauthorised extensions, overcrowding littered grounds and graffiti on walls. Refrain from the storage of unwanted articles in and around the housing quarters.

Guidelines on Civil Defence Force Requirements Fire Safety Provisions

The labour accommodation facilities shall comply with the fire regulation of either the National Fire Protection Association (NFPA) or British standard (BS). There shall be no commencement of works, including change of use, unless building plan approval is obtained and fire safety is assured.

Technical Requirements - Site Planning

Provide fire engine access way or access road around the external of labour complex. Clear width of access way and access road shall not be less than 6m and 4m respectively.

Access opening in external wall shall be provided for fireman access at periodic stretches.

Sufficient number of internal hydrants shall be provided. Building shall have sufficient distance away from its plot boundary.

Means of Exit

At least two escape staircases shall be provided. The main door of each room shall be a fire rating door to BS or NFPA standard. Density of worker to labour accommodation rooms shall adhere to international standard as a minimum (BS or NFPA).

Running distance to the escape staircases shall comply with international norms. Code to be followed for means of escape shall be based on BS or NFPA standard.

Exit signs shall be provided to exit staircases. Emergency lighting shall be provided along common corridors and within escape staircases.

Material of Construction

All building elements shall be constructed of non-combustible materials, i.e. bricks, gypsum board, etc in accordance to British Standard or NFPA standard.

Building key elements, i.e. columns, beams, protected structures for staircases/lifts; etc shall be constructed to have requisite fire resistance ratings.

Rooms involving hazardous activity/use, i.e. kitchen, store, electrical plant room, etc shall be compartmentalised.

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Fire Fighting Systems Fire extinguishers shall be adequately provided. Hose reel shall be adequately provided. Fire alarm system shall be provided as follows:

o Manual break glass and automatic detection system is required to be installed.

o Sprinkler system is required for building exceeding 24m habitable height.

o Lifts shall be provided if building exceeds 4 storeys. Other Provisions

Internal corridor shall be naturally ventilated. Staircases shall be naturally or mechanically ventilated.

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A Typical Layout of DIC Worker Accommodation for Block 25.

(This can be modified for plots 17, 25, 34, 36, 41, and 43. The labour accommodation for Plot 22 is slightly different.)

Storey height = G+3. Site area = 17.6 ha to 19.5 ha. Target residential population = 10,000 to 10,750. Parking - as per DM standard (0.25/100 sq m of total area plus bus stops and bus bays (1/ 500 population). Uses within the Local activity centre are computed separately.

Typical Labour Accommodation Layout

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4.4 Showroom And Workshop Development Urban Design Guidelines

4.4.1 Purpose The following Urban Design Guidelines are intended as a reference framework to assist the end-users / developers and their architects in understanding the goals and objectives of the showroom and workshop development. Urban Design Guidelines complement the mandatory site development regulations. Relevant legislative and regulatory guidelines as set out by the Dubai Municipality are duly incorporated. The Urban Design Guidelines are general and shall be interpreted with some flexibility in their application.

For the showroom and workshop development, it is deliberate that only critical controls are stated. It is intended to encourage each end-user/developer and their architects to exercise highest level of design quality without unnecessary constraints. Exceptions to Urban Design Guidelines can be granted under special circumstances. These shall be expressed in the related document that the end –users/developers can apply to DIC for a waiver with valid reason.

4.4.2 Applicability The provision of this section shall apply to all the showroom and workshop development within the Dubai Industrial City.

4.4.3 Site Planning Principles The showroom area is to be located alongside the southern main arterial road to maximize exposure to the passing traffic and to present a high quality visual frontage to attract businesses into the area. The workshops, acting as supportive services to the showroom, are to be located within close proximity to the showrooms. They are internalised and inward-facing, so that the outlook of the zone from the external is better preserved.

4.4.4 Development Intent The main purpose of this development is to promote industrial diversification. It is aimed to provide investment opportunities in DIC and to facilitate employment through labour intensive activity.

4.4.5 Overall Design Considerations The main elements of sound design for the showroom and workshop plots are:

a) controlled site access b) service areas are to be located at the rear of the buildings c) an aesthetically and architecturally pleasing frontage along the southern

main arterial to showcase the products of the individual business d) Inward-facing, L-shaped Interlocking building form for the workshops to create

a centralized open space e) easy accessibility of vehicles f) convenient and sufficient car parking for visitors to the showrooms

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g) screening of unsightly services and structures h) landscaped open space encouraged i) well-ventilated and generous internal space

4.4.6 Usage This zone is designated for the establishment of medium to large sized showrooms with workshops devoted to related support services such as repairing, maintaining or custom-making of household goods, light machinery and equipment as well as motor vehicles.

Some of the recommended businesses for showroom include automobile, furniture, home and garden, electronics and those with minimal impacts on the environment in terms of noxious emissions or noise.

Motor repair workshops to be zoned separately from the rest of the workshops as they are generally unsightly.

4.4.7 Building Intensity (Floor Area Ratio) The floor area ratio for showroom and workshop is 0.6. The intent of these zones is to have a character of high density and therefore developers will be encouraged to develop projects in a single phase.

4.4.8 Building Coverage and Height Control The recommended building coverage of showrooms and workshops is 50%. The Gross Floor Area (GFA) of showrooms ranges from 10,800 sqm to 14,500 sqm while the GFA of workshops ranges from 13,000sqm to 15,800sqm. Both showrooms and workshops have a building height of 1.2 storeys. They are single-storey buildings with mezzanine levels for offices, storage or worker’s resting areas. The recommended floor to ceiling height for showrooms and workshops is 7.2 meters (G 4.2m+M3.0m).

4.4.9 Access and Parking Site access and internal circulation shall be designed in a straightforward manner that emphasizes safety and efficiency. The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic. All respective Authorities’ guidelines regarding access and parking should be respected as well.

All vehicles into the showroom and workshop areas shall access from the frontage of the building. Loading and unloading is only allowed at the rear of each individual building.

Entrances and exits to and from parking and loading facilities shall be clearly marked with appropriate directional signage where multiple access points are provided.

The parking lot and cars shall not be the dominant visual elements of the development. Ample open car parking to be provided at the showroom areas. Parking standard strictly follows the Dubai Municipality guidelines,

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2.15/100sqm for general retail; 2.26/100sqm for car dealership; 1.50/100sqm for furniture showroom; 2.15/100sqm for electronic showroom. For workshop, 1 bus parking to be provided for every 50 workers and car parking is based on 0.25 lots per gross floor area of 100sqm.

4.4.10 Loading Facilities To alleviate the unsightly appearance of loading facilities, these areas shall not be located at the front of buildings where it is difficult to adequately screen them from view. It is mandatory that such facilities to be located at the rear of the site.

When it is not possible to locate loading facilities at the rear of the building, loading docks and doors shall not dominate the frontage and must be screened from the street. Loading facilities shall be offset from driveway openings.

Buffers and Building Setbacks

For the front setback facing the major highways and arterial roads; the buffer setback requirements of 5m, 10m and 15m will prevail.

Additionally, a separation buffer is recommended at the interface area between the workshops and community facilities. The adjacent workshops next to the community facilities shall be for the cleaner and non-pollutive service trades. Car–repair workshops (with spray painting) shall not be sited next to these community facilities. The buffer can be a vegetated strip or solid boundary wall as the concern is on incompatible uses and possible noise pollution.

The minimum setback of the front, rear and sides of the building from the plot boundary is 5 metes. Exceptions are applied to plot 59a 001, 59b 001, 59b 013 where the rear setback is minimum 15 meters.

OUTER RING ROAD

INTERNAL ROAD

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Open Space and Landscaping

Within each plot there shall be hardscape and landscape that will harmonize with the natural landscape. Landscaping shall be used to define areas by providing transition between neighbouring properties and acting as buffer between different land uses.

Landscaping shall be in scale with adjacent buildings and be of appropriate size at maturity to accomplish its intended goals.

Trees shall be planted to provide shades to the parking lots and not only at the ends of parking aisles.

Architectural Design Control

The design of each individual showroom should be unique to the end-users/ developers. Unattractive and monotonous façades should be avoided. Employ variety in building forms to create visual aesthetics and character. Façades should be architecturally treated and glass panels could be used to allow products to be showcased. Building style should be sleek, bold, and modern and clean, those with subtle local flavour are also encouraged.

As for workshop, L-shaped buildings that form an interlocking cluster are recommended. An enclosed yet open centralized space is created with the cluster arrangement, generating a semi-private interaction space for the workers.

For both showroom and workshop, windows and doors shall relate to the scale of the elevation on which they appear. Appropriate choice of colours and materials will further enhance the expression of the architectural form.

Energy conservation features are highly recommended. In this respect, sun shading devices, external motif skins, etc shall be introduced where necessary.

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Design elements which are undesirable and shall be avoided include:

1. Highly reflective surfaces at the ground level 2. Large blank, unarticulated wall surfaces 3. Exposed, untreated block walls 4. Chain link fence, barbed wire 5. Unarticulated building facades 6. Materials that are of high maintenance such as stained wood, shingles or

metal siding

Roofscape Since these are all low-rise buildings, roofscape shall be properly designed especially when they can be viewed from adjacent buildings.

All roof top equipment and services must be screened from view. Mechanical equipment shall be located below the highest vertical element of the building.

The roof design shall be considered as a component of the overall architectural design theme.

The following roof materials shall not be used:

1. Corrugated metal (standing rib metal roofs are permitted) 2. Highly reflective surfaces 3. Illuminated roofing

Signage

It is important that the signages reinforce the image of the development and blend well into the overall scheme of the Dubai Industrial City. The level of finish and quality of selected materials used shall convey a high-tech image, be able to identify and communicate information, as well as control vehicular traffic.

Company signages could be allowed on the building for publicity. Billboards for advertising could be allowed so long as they do not obstruct the views of the other buildings, entrances and junctions.

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LAND-USE ZONE

DESCRIPTION PURPOSE AND OBJECTIVES

DEVELOPMENT STANDARDS

Workshops and Showrooms (IN-8)

This Zone is designated for the establishment and use of small and medium-sized service enterprises such as workshops and related support services pertaining to the maintenance and repair of household goods, light machinery and equipment, as well as motor vehicles. The nature of service industry is such that there are minimal negative impacts on the environment in terms of noxious emissions or noise. Showrooms for cars, furniture and the like are to be located alongside the main arterial road to maximise exposure to passing traffic and present a high quality frontage.

To promote industrial diversification.

To provide investment opportunities in DIC

To facilitate employment through labour intensive activity

To present an attractive frontage alongside the southern main arterial


Max. Lot Size: 30,000m2 Site Coverage: 50% Floor-Area Ratio (FAR) 0.60 Street Setback: 5m to 15 m Adjacent plots Setback: 5m Parking Spaces: General Retail: 2.15/100sqm Car Dealership: 2.26/100sqm Furniture Showroom: 1.5/100sqm Electronic Showroom: 2.15/100sqm Max No. of Floors: 1.2 (One storey with mezzanine) For more information on the setback requirements (green & physical buffer) please refer to Clause no. 3.3. For more information on the plot coverage and FAR please refer to the plots Affection plan.

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4.5 Logistics Development Urban Design Guidelines The following Urban Design Guidelines are intended as a reference framework to assist the developers / end-users and his architect in understanding the goals and objectives of the logistics development within DIC. This guideline complements the mandatory plot development guidelines and the DM’s regulations. Relevant legislative and regulatory guidelines as set out by the Dubai Municipality are duly incorporated. The Urban Design Guidelines are general and shall be interpreted with some flexibility in their application.

For the logistics development, it is deliberate that only critical controls are stated. It is intended to encourage each developer / end-user and his architect to exercise highest level of design quality without unnecessary constraints. Exceptions to Urban Design Guidelines can be granted under special circumstances. These shall be expressively stated in the related document or the lessees can apply to DIC for waiver with valid reason.

4.5.2 Applicability The provision of this section shall apply to logistics development in Block 38 and 49 within the Dubai Industrial City.

4.5.3 Site Planning Principles As logistics activities generate a lot of traffic, it is better from planning point of view to strategically decentralize them to serve the various needs of the industrialists. The proposed concept will be developed as an entire entity with a similar theme.

4.5.4 Development Intent Logistics are important to industrial tenants as they determine the timely receipt and delivery of raw materials and goods. It is intended that the logistics within the Dubai Industrial City be developed into a world-class facility for fast turnover storage and distribution which could serve as a business hub for freight forwarding, warehousing and distribution purposes and just-in-time delivery.

4.5.5 Overall Design Considerations The main elements of sound design for the logistics plots are:

a) efficient movement of goods and traffic flow, especially truck and light

vehicles b) ample storage space in a clean environment c) fire-protected, secured and access-controlled logistics storage space d) security checkpoint to be strategically place to ensure safety within the zone e) efficient module sizes f) sufficient amenities and office space g) landscaped open space encouraged

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h) well-ventilated and generous internal space

4.5.6 Usage The main usage for this zone is a warehouse space for both fast turnover storage and distribution as well as for bulk and long term storage centre. There is also a business centre located at the main entrance to each of the logistics block serving as a business hub with offices and adequate amenities catering to the logistics industry.

4.5.7 Building Intensity (Floor Area Ratio) The floor area ratio for the logistics zone is 0.6. Exemption is given to the business hub in which it is up to the appointed architect to design based on the given gross floor area. The calculation of minimum floor area ratio shall exclude the land set aside for future extension.

4.5.8 Building Coverage and Height Control The building coverage for the logistics use shall not exceed 50%. The Gross Floor Area (GFA) of showroom ranges from 167,000 sq m to 662,470 sq m. Both showroom and workshops have a building height of Ground + Mezzanine. They are single-storey buildings with mezzanine level for office, storage or worker’s resting areas where necessary. The recommended floor to ceiling height for logistical is 7.2 meters (G 4.2m+M3.0m).

4.5.9 Access and Parking As this is a high-security zone, site access shall be controlled and monitored. Internal circulation shall be designed in a straight forward manner which emphasizes safety and efficiency. The circulation system shall be designed to reduce conflicts between vehicular and pedestrian traffic.

The business centre shall be conveniently accessible from the main entrance to the development. Large and heavy vehicles are prohibited within this area to maintain the business park quality of environment.

Accesses for heavy vehicles are provided at both sides of the main entrance. These are 4 lanes 2-way access ways to prevent any congestion. The road system is planned in a regular grid pattern to achieve maximum efficiency. This also allows for optimum subdivision of plots.

The parking lot and cars shall not be the dominant visual elements of the development. Sufficient open car parks are to be provided at the business centre. Parking standard is to strictly follow the Dubai Municipality guidelines, in which 2.15 lots are to be provided for every gross floor area of 100 sq m at the business centre and 0.15 lots to be provided per employee at the logistics area.

Entrances and exits to and from parking and loading facilities shall be clearly marked with appropriate directional signage where multiple access points are provided.

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4.5.10 Loading Facilities Loading facilities for the `terrace form of warehouses’ could be located at either the front or rear of the building but not the sides to avoid traffic congestion between buildings. Individual warehouses on plots which are customized to suit will have the loading facilities at the side and rear. Special screening is required for unsightly loading facilities. Loading facilities shall be offset from driveway openings.

4.5.11 Buffers and Building Setbacks Buffer separation is recommended to separate the business centre and the pure logistics areas. The buffer separation does not necessarily have to be green (vegetation, landscaping), the main purpose is to segregate the high human traffic business centre with the logistics areas which will likely generate noise and dust pollution.

The minimum setback from the plot boundary of the front, rear and sides of the buildings in this zone is 5 metes.

4.5.12 Open Space and Landscaping For the logistics zone, landscaping need not be luxurious but within each plot there shall be a mandatory minimal green landscape at the front of the plot fronting the road. Landscaping shall be used to define areas by providing transition between neighbouring properties.

Landscaping shall be in scale with adjacent buildings and be of appropriate size at maturity to accomplish its intended goals.

Trees shall be planted to provide shades to the parking lots and not only at the ends of parking aisles.

4.5.13 Architectural Design Control While it is highly recommended that the design of the business centre be bold, modern, sleek and visually appealing, it is only appropriate if the logistics buildings have a clean and functional approach. Unattractive and monotonous façade should be avoided. Employ variety in building forms to create visual aesthetics and character; those with subtle local flavour are also encouraged.

The design of the logistics buildings should take into consideration the internal space. The goal is to achieve the maximum space possible with the most functional layout. Curve buildings should be avoided where it is intended for storage space.

For both business centre and logistics, windows and doors should relate to the scale of the elevation on which they appear. Appropriate choice of pastel colors and materials will further enhance the expression of the architectural form. Loud colours are not allowed except for a small area to accentuate an architecture feature.

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Energy conservation features are highly recommended. In this respect, sun shading devices, external motif skins, etc should be introduced where necessary.

Design elements which are undesirable and should be avoided include:

1. Highly reflective surfaces at the ground level 2. Large blank, unarticulated wall surfaces 3. Exposed, untreated block walls 4. Chain link fence, barbed wire 5. Unarticulated building facades 6. Materials that are of high maintenance such as stained wood, shingles or

metal siding Roofscape

Since these are all low-rise buildings, roofscape should be properly designed especially when they can be viewed from adjacent buildings.

All roof top equipment and services must be screened from view. Mechanical equipment should be located below the highest vertical element of the building.

The roof design should be considered as a component of the overall architectural design theme.

The following roof materials should not be used: 1 Corrugated metal (standing rib metal roofs are permitted) 2 Highly reflective surfaces 3 Illuminated roofing

Signages

It is important that the signages reinforce the image of the development and blend well into the overall scheme of the Dubai Industrial City. The level of finish and quality of selected materials used shall convey a high-tech image, be able to identify and communicate information, as well as control vehicular traffic.

Des guidelines indust v601

Engineering

Transcript of Des guidelines indust v601