DIC DESIGN GUIDELINES

8/19/2019 DIC DESIGN GUIDELINES

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DUBAI INDUSTRIAL CITY

URBAN DESIGN GUIDELINESFor

INDUSTRIAL AREAS

(INDUSTRIAL CLUSTERS, LABOUR ACCOMODATION, LOGISTICS, SHOWROOMS ANDWORKSHOPS)

Version 6.0September 2008

©C opyright 2006 by Dubai International Properties©C opyright 2007 by Sama Dubai

©C opyright 2008 by Dubai Industrial C ity


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Note to Developers and End users

The purpose of the Urban Design Guidelines is to assist developers and end-users ofland within the Industrial City to understand the C ity’s goals and objectives for a highquality and environmentally friendly development. All developers and end-usersmust obtain the endorsement of DIC as landowner prior to submission to the relevantAuthorities. This set of document is designed to provide guidance to the individualdevelopers / end-users so that the Industrial City can be developed in an orderlyfashion and must be adhered to a t all times. Deviations to the Urba n DesignGuidelines must be endorsed by DIC and such deviations shall be granted underspecial c ircumstances only.

Dubai Municipality (DM) regulations, both proc edural and substantive, are to berespected for all issues not referred to in these guidelines. Similarly, besidescompliance with Duba i Municipa lity’s minimum standard, all other regulatory bodiesand service authorities requirements shall be adhered to a t all times. These will

include the various laws and regulations of the Emirate of Dubai as well as thespecific requirements of the C ivil Defence Authority, Tec omm, Dubai Roa ds and Transport Authority, Dubai Elec tricity and Water Authority etc.

The zoning intention and the permitted uses for each of the zones within the IndustrialCity are clearly explained and a ll developers shall adhere to it. Any deviations to itwill require both DIC and Authorities’ endorsement and approva l.

There is a desire on the part of DIC to achieve a sensible balanced and all aroundharmony with respect to the exterior architec ture of the Industrial C ity. Designersshould respect the c olour and qua lity of materials deployed and the intention is tohave such unity embodied in their designs.

Developers are requested to abide to the zoning and planning intention of the planbut innovative proposals can be presented for evaluation and will be considered onits own merits.

All developers and tenants within the Dubai Industrial C ity are responsible forproviding for their own temporary power supply until the Dubai Industrial City powernetwork is in operation/ function. All developers and tenants should supply enoughpower to cater for their needs until permanent supply is available. DEWA suppliedpower is unlikely to be available before fourth quarter of 2008.

All developers and tenants within the Dubai Industrial City are responsible to trea ttheir own industrial waste and are, under no circumstances, allowed to release it into

the Dubai Industrial C ity systems. All violators will be persecuted to the fullest extent.Ma ins water from DEWA is unlikely to be available in adequa te quantity before end2007 (Phase I developments) and end 2009 (Phase 2 developments).

Mains sewerage is unlikely to be available before fourth quarter 2008 thereforedevelopers should provide sewage trea tment fac ilities as part of their developmentor 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 industrialwaste added.

ii CAN

3.1 Mar06

Formatting, some headings added for clarity. Nochange to substantive content.

ECH/HPR

4.0 Mar06

Notes to Developers: need for temporary sewa getreatment and water supply added. Non-availabilityof mains power period extended.

ii ECH/ HPR

Explanatory notes regarding revisions added. iii

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

19

3.9 B deleted: superfluous text; 293.9 C clarified: description of water utility; add ed :option to sepa rately meter water that is to betransported off-site;

29

3.9 E add ed : discharge limits for foul sewerage; 30

3.9 G added: requirements for developers’ internal firefighting systems

31

3.9 H added: utility connection requirements. 31

4 renumbered : entire sec tion. 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 ofrevisions updated; contents page updated andrenumbered..

i, iii, iv, v

1.6 Head ing amended. 2

1.6 various amendments and additions highlightingenvironmental considerations.

3

1.7 pagination changed, definition of domesticsewage add ed.

3-9

1.8 added: new section requiring compliance with

Construction (Design & Mana gement) Regulations.

9

3.2 Reference error correc ted in first paragraph. 15

3.3 New hea ding 3.3.1 ad ded for previous content;wording amended for clarity; table of buffer widthsamended for clarity and road category designationsrevised to match drawing D0457-PL-003, reference tosame added ; in table of ancillary structures allowed inbuffers, 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 sec tion with additiona l rules if sub-stationsencroach on green buffer.

17, 18

3.4 minor clarifications. 18

3.6 minor clarifications; ad ded: need to avoid utilityentries, need to pair ingress/egress po ints withneighbouring plots.

19, 20

Pagination changed due to ab ove revisions. 21-26

3.9 Added: need to a void utility entries when masterplanning ingress/egress points.

31

5.0 J an07

Title page Version nr and date revised; Record ofrevisions updated.

i, iv

Footer logos amended :Dubai International Properties replaced with SamaDubai;DIC logo upda ted

Note that since ALL pa ges are affected, thisdocument is classed as a major revision version eventhough there are NO changes to the substantivecontent.

all

6.0 Sep08

Footer logos amended :Sama Dubai removed

1.7 Boundary fence definition changedConditional use – layout ad justed

3.2 story height revised

3.3.1road chamfer requirements addedRoad hierarchy drawing addedGreen buffer specifica tion revised

3.3.2 c lause 9 ad ded (incl. drawing)

3.4 text revised

3.6 text revised, drawing ad ded

3.8(A) Point 1 revised, drawing added

3.8(B) Point 4 revised

3.9 (F) text revised3.9 (H) text revisedDrawing added

4.2.3 B (iv) rec ommended list of industries removed(v) 2 text revised(vi) drawing added(vii) wording revised

all

45

15

161718

19

20

21

29, 30

31

343435

424344, 4547


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(vii) 2 & 3 wording revised, drawing updated ,drawing removed

(ix) car pa rking d imensions updatedPoint 3 addedPoint 7 wording revised

(xi) point 2 wording revisedParking lot dimensions on d rawing upd ated

4.2.4 setback requirements for Zones 1-7 revised

4.4.7 wording revised



4.4.10 setback requirements updated Tab le for Zone 8 revised


48484750505152

54-60

69

69

69

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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 c lass - Predominant and ancillary use ........................................................... 15 3.2 Building intensity – floor area ratio, storey height ................................................ 15 3.3 Requirements for Buffer / setba ck 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 & loa ding regulations................................................................................. 22

3.8

Boundary wa lls and Fenc es & signage ................................................................. 29

3.9 Infrastruc ture / 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 C ollection 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 frameworkto assist the end-users / developers and their architects in understanding theCity’s goals and objec tives for high qua lity development within the Industrial

C ity. The Urba n Design Guidelines complement the mandatory sitedevelopment regulations contained in the specific plot developmentguidelines chapter by providing good examples of potential design solutionsand 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 theIndustrial City. It is also meant to regulate the use of the land, water andstructures within the boundaries of the Industrial City and to provide guidancefor the implementation of the Master Plan. It will also ensure that all thetenants/ residents within the Industrial C ity will be able to co-existharmoniously.

The Duba i Industrial C ity guidelines are adopted for the following purposes:

1 To classify, designate, and regulate the use of structures and landfor residential, commercial, civic, industrial, academic and resea rchand development, governmental, recreational and other purposes inaccordanc e with sound p lanning principles and practices.2 To manage development in the Community Area to ensure thehealth, safety, and general welfare of the residents of the Industrial City.3 To protect property values and quality of life throughout thedevelopment 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 otherstructures.6 To regulate the design and appearance of development.7 To prevent hazard from fire, flood, and accidents.8 To fac ilitate adequate provisions for public and community fac ilities.9 To ensure adequate on-site parking, access and loading areas.

Chapter

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10 To regulate the quality of the environment; the vegetation andpollution aspects.

1.2 Applicability The requirements and regulations of this Urban Design Guidelines shall apply toall the projects or developments located within the a rea known as the DubaiIndustrial City (DIC), Pa rcel ID#500-663.

The regulation set by this chapter shall be held to be the minimumrequirements. Within each component they shall be applied uniformly to eachclass or kind of structure or land in the C ommunity Area of the Industrial C ityexcept approval for waiver is sought from DIC.

1.3 AuthorityDuba i Industrial City (referred to as ‘DIC ’) is the administrative anddevelopment authority in the Industrial City and has the authority to establish

policies for and to regulate and c ontrol the use a nd development of land,water and structures within the Community Area of the Industrial C ity. It hasthe authority to require compliance with these regulations by the end-users /developers, rec ommend a mendments to the Regulations, and interpret therequirements of the Regulations to end-users / developers.

1.4 Administration and Procedures The Community Area of Dubai Industrial C ity’s Urban Design Guidelines shallapply to the use a nd development of land, water, structures and advertisingsigns located within the Community Area of Dubai Industrial City, includingland owned or leased.

DIC as landowner shall administer and enforce these regulations. DIC shall beresponsible for reviewing all development submittals to ensure compliancewith these Regulations, prior to the leaseholder making a n applica tion toDubai 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 theseGuidelines. Amendments shall come into effec t at the da te of adoption andhenceforth shall form part of these Guidelines.

1.6 Environmental ConsiderationsAn Environmental Impact Assessment (EIA) is required to be submitted withindividual planning applications for all industries but particularly for potentiallyhazardous industries and those c lassified as ‘heavy industries’. An EIA shallinclude relevant information on the project, the site and its environs, anassessment of likely significant effects both direct and indirect, mitigation


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

The Environmental Protec tion & Safety Section (EPSS) of Dubai Municipality isthe responsible authority for processing and approving EIA submissions. EIAstudies must be undertaken in accordance with Tec hnical Guideline no 4‘Guidelines for Preparation of Environmental Impact Statements for NewIndustrial Premises’ and Technical Guideline no 53 ‘Environmental ImpactAssessment Procedures’.

All industries shall take Dubai Municipality Environmental Standards andAllowable Limits of Pollutants on Land, Water and Air Environments intoconsideration during the design phase of the projec t. Best availabletechnology shall be used to ensure compliance with environmental standards,including the minimising of energy consumption. Industries must also ensurethat 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 a n on-site wastewater trea tment plant of their own.Domestic sewage may be discharged via the Industrial City foul sewernetwork to the Industrial City central sewage trea tment plant (STP). However,attention is drawn to the ‘Notes for developers’ at the beginning of thisvolume with regard to the availability of such utilities.

Although there exists a substantial buffer zone between the developed areaof the Industrial C ity and the border with Abu Dhabi, this buffer provision is withrespect to ‘typical’ industrial land uses. Further restrictions may apply to anyproposed large-scale industrial development that is a potential source ofbuoyant discharges to air in the form of particulates, noxious gases, and

odorous substances.Similarly, although the layout of the Industrial C ity incorporates physicalseparation between industrial zones and residential zones and/ or publicspaces, further restrictions may apply to any proposed industrial developmentthat is a potential source of buoyant discharges to a ir in the form ofparticulates, noxious gases, and odorous substances.

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

All buildings should be designed a ccording to best international practice in

energy conservation a nd adhere to relevant design codes.

1.7 DefinitionsFor the purpose of this document, the following words and phrases shall havethe following meanings ascribed to them:

Ac ademic: Educ ational Buildings


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

Amendments: A physica l change to the building that requires approval.

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

Boundary Fenc e: A free-standing structure of metal, masonry or combination ofthe above, loc ated a t the boundary of the plot. All walls andfences, including foundations, shall be placed entirely insidethe lot to which they belong except where common walls areagreed upon by both property owners. For DIC , the height ofthe boundary wall is specified.

Buffer zone: A strip of land established to protec t one type of land use fromanother with which it is incompatible. Green buffers are usually

landscaped areas.Building height: The vertica l distance measured from the average elevation of

the finished grade at the front of the building to the highestpoint of the structure, exclusive of parapet walls, roof structuresfor elevators and stairways, and ventilating fans. Mechanicalequipment, chimneys, air conditioners, elevator penthouses,minarets, water tanks, and similar appurtenances may notexceed maximum building height by more than 5 meters.

Building Line: The line that is located at the front yard setba ck of a lot and atwhich 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 erec ted on a designatedplot c omplies with all relevant provisions applicable to the useor uses which the structure will contain. The permit allowsbuilding construction to commence.

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

Building: A permanently located structure having a room supported/enc losed by wa lls or columns but excluding any courtyard such

structure may have; provided however, that no form of fabrictent or vehicle shall be considered a building.

Business park: This refers to an area set aside for non-pollutive industries andbusinesses that engage in high tec hnology, resea rch anddevelopment (R &D), high value-added and knowledgeintensive activities,

Car Park: Land used to pa rk motor vehicles.


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Community Area: Means a plac e that is used for soc ial and cultural activities.

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

Conditional Use: A use which has certain charac teristics which may be

detrimental to the neighbourhood, but which may bepermitted within a zone other than a permitted use, andrequires a conditional use permit and approva l of theAuthorities.

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

Design Panel: A committee of expert professionals set up to critique andmake rec ommendations for approval / rejection of thedevelopment scheme.

Development: The construction, rec onstruction, conversion, erec tion,alteration, reloc ation or enlargement of any building orstructure; any mining, excavation or landfill; and any landdisturbance in preparation for any of the above.

Domestic sewage: Foul sewage arising from residential oc cupancy (includingtoilets, bathroom and washroom waste, kitchen sink waste, etc)

or from sources similar in nature and purpose in commercialand industrial establishments (staff toilet facilities, for example).Industrial wastewater is expressly excluded from this definition.

Dwelling: A building used as a self-contained residenc e that mustinclude:(a) A kitchen sink;(b) Food preparation facilities;(c) A ba th or shower; and(d) A closet pan and washbasin.

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

Dwelling, multiple: A building divided into two or more dwelling units, each ofwhich is oc cupied or intended for occupation as a permanenthome or residence.

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


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

Egress: An exit.

Floor Area Ratio

(FAR): Floor area ratio of a plot is determined by dividing the “GrossFloor Area” of the building or buildings situated within the plotby 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’ todetermine the Floor Area Ratio (FAR):

• Attic spa ces 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 FloorArea’ 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 ba ys

*For exc lusion , area s sha ll b e m ea sured fro m the insid e o f thew a ll if a d ja c ent a rea is inc lud ed in the ‘G ross Floo r Area ’ to

d ete rm ine the ‘ Floo r Area Ra t io’ .

Gross floor area: The sum of the gross floor area s of all the floors of a buildingmeasured from the exterior fac es of the building or the centreline of the common walls between 2 buildings.

To d et erm ine ‘Flo or Area Ra tio ’ see De finit ion o f Floo r Area Ra tiofo r inc lusio ns a nd a llo w a b le e xc lusio ns.

Guidelines: Regulations within this guidebook to serve as referenc eframework to guide end-users / developers in the use of the

land in, on and under Dubai Industrial C ity.Hardscape: The part of the ground consisting of structures, such as patios,

retaining walls, and walkways, made with any masonry orwoodwork such as stone walls, conc rete, roc ks, tiles andwooden patios.

Ma ximum Height: A horizontal plane above and pa rallel to the average finishgrade of the entire pa rcel at the height shown in the districtregulations.


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Hotel: Hotels are developments used for accommoda tion purposeson a commercial basis. The predominant use shall be hotelrooms. Some form of commercial use such as shops,restaurants, meeting rooms, and recreation facilities is allowedwithin hotel developments.

Industrial Waste: Any waste arising from commercial, industrial or trade activitiesor from laboratories; or any waste containing substances ormaterials 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) Trea ting waste materials;(d) Winning clay, gravel, rock, sand, soil, stone, or othermaterials (other than Mineral, stone, or soil ex-traction);

(e) Laundering, repairing, servicing or washing any article,mac hinery, or vehicle, other than on-site work on a building,works, or land; or(f) Any proc ess 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) O ffice 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 wa lks, parking a reas,Flowerbeds; fountains and street furniture.

Labour

Ac commodation: Are purpose built premises used as lodging for workers. Theselabour accommodations will need to conform to internationalhuman habitat norms. There will be supporting social,commercial, religious and community facilities to serve them.

Lot or plot: A pa rcel or plot of land oc cupied by or to be oc cupied by oneprincipal building and its accessory buildings and including theopen spaces required in terms of the regulations.

Lot area : The area of a horizontal plane bounded by the front, side andrea r lot lines. The total extent of surface, measured in ahorizontal plane, within the lot lines of a lot. Lot area shalleventually have a survey area .


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Lot coverage: That percentage of a lot which when viewed direc tly fromabove would be c overed by a structure/ building.

Light manufac turing: Uses conduc ted within an enc losed building that includefabricating, a ssembling, testing, repairing, servicing orprocessing products where the na ture of the operation is notobnoxious or offensive by reason of emission of odour, dust,noxious gas, noise, vibration, glare, heat or other adverseenvironmental impacts.

Loading Space: Space logically and conveniently loc ated for bulk pickups anddeliveries, scaled to delivery vehicles/ containers expec ted tobe used, and accessible to such vehicles when required.

LocalAc tivity Centres: This is synonymous as neighbourhood centre where a range of

shops; restaurants; community uses like kindergartens; prayerhalls; banks; clinics and post boxes are loc ated. C inemas andrec rea tiona l fac ilities can also be housed in these centres.Loc al ac tivity centres are loc ated in the mixed-use a reas and inthe labour accommodation sites.

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

NOC : No Objec tion Certificate.

Office: A building used for business purposes.

Permitted use: A use by right which is spec ifically authorized in thedevelopment regulations and zoning.

Regulations: A set of rules that set the standa rds for development andnormally 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 roadsand service corridors including the roadside landscaping strip.

Setback line: The minimum horizontal distanc e between the property line ofthe development lot and the walls or roof of a building orstructure.

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

Single-familydetached residence: A free standing house or villa.

Single–familyattached 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 physica l environment in completedetail, including structures, landscape , land contours, vehicularand pedestrian circulation, drainage and the entire complex ofphysical forms.

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

Temporary use: A use of land for temporary use of building not intended to beof 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 ofbalconies, loading bays and other projections.

This shall include c ar pa rking lots, basement, circulationcorridor, chutes, loading/ unloading ba ys, service floors,

swimming pools or any other structure on the plot.Warehousing: Any building or enc losed land, or pa rt of a building or enc losed

land used for storage of goods and the carrying out ofcommercial transactions involving the sale of such goods bywholesale. Examples are general warehouses, some openstorage areas and central distribution centres.

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

Zone: An area of land shown on the official Zoning Map or describedherein within which uniform regulations for the use anddevelopment of land as set forth in these Regulations shallapply.

1.8 Construction health and safetyEach Developer shall procure that all designers and contractors engaged byhim to c arry out design and/ or construction work relating to the constructionor maintenance of the fac ilities on their plot, implement and c omply with thesubstantive requirements of the Construction (Design & Management)Regulations, and of publications direc tly referenc ed 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 Duba iMunicipality. The following G eneral Zoning Requirements are applicable to a llzones in the Industrial City.

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

Table 2-1: Zoning DistrictsZONE CODE DESIGNATIONRESIDENTIAL R1 Residential – medium density (70 – 220 pp/ha 1)

R2 Residential – high density (>220pp/ha)R3 Residential - Worker Accommodation (single status)

COMMERCIAL AC Ac tivity Centre - Local

MIXED-USE MU1 Mixed-use - Residential/commercial/officeMU2 Mixed-use - Academic and Research &

DevelopmentBP Mixed-use - Business Park

INDUSTRIAL IN1 Industrial - Food and BeveragesIN2 Industrial - Base MetalsIN3 Industrial - LogisticsIN4 Industrial - Transport EquipmentIN5 Industrial - Machinery and Equipment

IN6Industrial - Minerals

IN7 Industrial - ChemicalsIN8 Industrial - Workshops/Showrooms

COMMUNITYFACILITIES

CF1 Community Fac ilities - Education

1 Source: DM Standa rds

Chapter

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ZONE CODE DESIGNATIONCF2 Community Fac ilities - Religious Fac ilityCF3 Community Facilities - Hea lth Fac ilityCF4 Community Facilities - Police StationCF5 Community Facilities - Civil Defenc e (fire station)CF6 Community Fac ilities – Library

OPEN SPACE ANDRECREATION

OS1 Open Space – Neighbourhood Park

OS2 Open Space – Community ParkOS3 Open Spa ce – District ParkOS4 Open Space – Sport and RecreationOS5 Open Space – C onservation/ rec reation/buffer

UTILITIES UT1 Utilities – WaterUT2 Utilities - Electricity

UT3 Utilities – Sewerage

TRANSPORTATION TR1 Road ReserveSource: DM Standa rds

Perm itted UsesOnly those uses permitted in each Zone or permitted in the overall site as perthe approved Ma ster Plan shall be allowed.

Subd iv isi on /A m a lga m a t ion

Subjec t to the approval of DIC and the Authorities, land shall be subdivided oramalgamated provided that the minimum lot area complies with theminimum lot size standards and is capa ble of independent development.

Plot de velop m ent guide l inesWithin the Industrial C ity, plot development standa rds are established in termsof plot sizes, FAR, permissible gross floor area, site coverage, setbacks, density(where applicable) and number of floors. No structure or part thereof shall bebuilt, moved or remodelled, and no structures or land shall be used ordesigned for use or occupancy unless in accordance with the plotdevelopment guidelines.

La nd uti lisa t ion The land utilisation of individual plots shall be as per the contract between theDeveloper and DIC. However, the total office area for industrial plots is notpermitted to exceed 10% of the project’s total built up area as per DubaiMunicipality regulations.


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Table showing the Permitted and conditional usesCode Land Use zone Permitted uses Conditional usesR Residential Dwelling uses :

a) Detac hed dwelling, c luster housing,Single family residenc es, townhouses,garden apartments and apartments,villas

b) Worker dormitories

Permitted ancillary uses:a) Cultural a nd rec rea tional uses parksand sports fieldb) Nursery schoolc) Parking aread) Service uses like barber shop ,beauty saloon, clinic, Laundromat etce) Po lice or Fire Station, Post Officef) Utility and communication uses

Small retail, health clubs;religious facilities; daycare centres and nursery,outdoor recrea tion; smalloffice home office(sohos); hotel

Conditiona l uses forworker accommodation-cafeteria; indoor andoutdoor sports fa cilities;service facilities and foodoutlets.

AC Commercial Office Use:Bank, General OfficeRetail Use: Supermarket, ShopsService Use:Barber Shop, Coffee Shop , Fast FoodOutlet, Hair/Beauty Salon, InternetCafé, Laundromat or Dry CleaningEstablishment, Photofinishing orPhotograp hy Studio, Repair Shop –Class B shop & RestaurantCultural & Recreational Use: Fitness Centre, Local Park,Neighbourhood Park Institutional / Public Facilities Use:Community Centre, Nursery School,Post Office, Religious FacilityManufacturing Use:Bakery ProductsParking Use: Parking Area

Residential apartments,entertainment, c lub,business hotel

MU Mixed use Professional offices, business offices,health clubs, financial services,residential a pa rtments, restaurants,indoor entertainment,

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

MU2 Institutional Usage : Seconda ry and Tertiaryeducational institutions; Health Clinic,Medical Facility, Police or Fire Station,Post Office, Religious Fac ility,Museum/Archives , Secondary School,

Tec hnical training institutes ,international schools

Cultural and Recreational Use:Arcade, theatre, cinemas, Artist Studio,

Anc illary office and foodoutlets and supportingretail eg bookshop etcAncillary Service Use


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Code Land Use zone Permitted uses Conditional usesCommunity Park, Conference Centre,Community Centre, Fitness Centre,Library, Loc al Park, Neighbourhoodpark, Museum/A rchives, Open Space, Recreation and sports

Residential Use :Multi-unit Dwelling – student & Staff hostel.Office Use: General officeParking Use: Parking Area, Parking Garage

IN Industrial(includingwarehousing andlogistics)

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 Estab lishment, Laboratory,Fast Food Outlet, Motor Vehicle Repa ir- C lass A & B, Restaurant, Sign Pa intingShopTransport & Storage Use:Storage Warehouse, Storage Yard, Bus

Terminal, Truck Terminal or CourierDepot, Weighing o r Inspection Station,Works Yard or Works ShopOther supporting uses :showrooms, ancillary office; c afeteria;prayer room, meeting room, R & D etc

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

CF Community uses Institutional/ Public Services Uses:a) Kinderga rten, Nursery, Library,Primary School, Preparatory School,Museum, Sec ond ary Schoo l, TrainingCentreb) Religious Facility (includes LocalMosques and J uma Mosques, Eid

Prayer Ground and Imam’s plac e ofresidence).c)Health Clinic, Medical Facilityd) Police and Civil defence and postalservice; TELECO M fac ilities

Residential usesAnd retail uses.


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Code Land Use zone Permitted uses Conditional usesOS Open spac e and

recreationCommunity park; district pa rk;neighbourhood park, open space

Sports and recrea tion ( indoor andoutdoor)

Cultural fac ilities

Ancillary use : small quantum ofservice and retail outlets ; pa rking andpublic fac ilities such as publicconvenience, barbeque pits etc

Retail outlets;Utilities

UT Utilities Any building or structures to house thefollowing utilities such as substations;pumping stations; water tanks;overhead pylons; MDF room andsatellite dish; sewerage treatment plan;power plant.

Ancillary office and parking.

Not applica ble.

TU Transportation A road reserve or ‘Right-of-Way’reserve is a corridor that incorporates aroad carriageway, footpath, utilityservices and landscaping.

Bus stop s; street signs and streetfurniture shall be erected within the‘Right-of-Way’.

On street pa rking is notpermitted within the’Right-of-Way’ unlessallowed.


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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 useswithin such zone. The purpose of this guideline is to ensure that the land isutilized for its intended purpose. The approved usage shall be thepredominant use and more than 50% of the total gross floor area shall be forsuch a use. Ancillary and accessory uses may be allowed but must be withinthe prescribed allowable uses. Please see C hapter 2.

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

3.2 Building intensity – floor area ratio, storey heightFloor area ratio—for each of the uses a specific floor area ratio stipulation is tobe imposed to ensure that the land is optimally utilized. For definition of ‘Floorarea Ratio’ see Sec tion 1.7.

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

Thus for a multi-storey industrial development the total height (from floor finishto underside of the eves) will normally be allowed up to 7.9 m, but themezzanine should not exceed 3.00 m . For single storey detached factories,this control can be relaxed to reflec t the operational needs of the industry.However, if the eve’s height exceeds 7.90 m a manufacturing request has tobe submitted. An extension to the maximum permitted height can only begiven if it is nec essarily required for the manufac turing proc ess.

The ground floor of industrial development can be raised by 1.2 m (maximum)for loading and unloading purposes.For warehouse buildings the clea r internal height should be up to 7.90 m.

3.3 Requirements for Buffer / setback from roads

3.3.1 Gene ra l

All developments are required to provide buffers between any road reserveline and buildings or superstructures, unless there is spec ial setback control

Chapter

3


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within the street block. Buildings and superstructures shall adhere to the buffersetbacks as specified below unless expressly stated otherwise elsewhere inthese Guidelines.

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

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

Specifica tion of buffer (m)Category of road Minimumbuffer width

(m)Green Physical

Arterial(80 m< ROW)

15 5 10

Collector

(49 m


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Ancillary structures allowed within buffers

Buffer specification Ancillary structuresGreen buffer * Guard house (


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4 The sub-station building comprises rooms and spaces and containsplant and equipment solely for purposes direc tly related to thesub-station primary function; sec ondary function accommoda tion suchas UPS, stand-by generation, etc, shall be housed elsewhere;5 The sub-station overall dimensions do not significantly exceed thosespecified or rec ommended by the Authority as being suitable for asub-station of capa city appropriate for the power requirements of thedevelopment;6 The sub-station is a detac hed structure, other than it being abuttedby the boundary wall/ fence; the c lear distance between thesub-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 c ategory, thesub-station shall be loc ated in the green buffer that adjoins the road oflowest ca tegory (i.e. in the narrowest green buffer available); in almost

all cases this will be next to a local roa d.9 A special exemption applies to LV rooms which can be attached tothe substation as long as they do not encroach on the setback. (seebelow)Permitted:

Not permitted:

Not Permitted:


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3.4 Building setback and coverage requirementsBuilding coverage control is to ensure that the built environment within theindustrial park is not compromised. In addition, the control is to ensure that nobuildings shall abut the perimeter of the leased land for fire safety, light andventilation purposes unless it is a semi-detached or terrace developmentwhere they share a common party wall.

There are instances where the maximum building coverage is quite stringentat 25% -30%. The aim is to allow for more greenery and open space within theplot and to deliberately increase the height of the building for urba n designreasons.

Setback from boundaries adjoining road reservations are dealt with in 3.3; forall other plot boundaries the Building setbacks from the side and rearboundary 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 greatersetback may have to be provided in ac cordance with the Authorityrequirements, the Environment Authority for example. DIC as landowner willrefer the errand users to the various Authorities for appropriate action.

3.5 Landscaping and green coverage

A IntroductionAs part of maintaining a good image, green corridors and buffers areproposed to c rea te a pleasant environment throughout the Industrial City.

Tree plantings and the retention of vegetation soften the harsh urbanlandscape. Landscaping a long the public roads; the c ommunity parks andwithin the private green buffers are key to making the city attractive.

In order to create a cohesive development, the landscape must serve as aunifying element on a number of levels and a t a number of scales. On themac ro scale, the landscape connec ts the d ifferent zones to one another andprovides the transition areas between them. On the micro scale, thelandscape links the buildings to their surroundings and to each other. Itprovides the common language of materials throughout the site. Landscapingand wall fencing will provide a further unifying element and identity throughthe use of the date palm as the feature or accent tree specimen throughoutthe Industrial City, and the use of a standard design fence.

B General Landscape Requirements1 Landscaped areas shall be provided with a fixed and permanentirrigation system for planted areas, protected by adequate back flowprevention, designed and installed in accordance with the followinggeneral provisions:• All spray or sprinkler irrigation shall be supplied with appropriate

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

• Applicable c odes shall be utilized for the design and installationof automatic control systems.

2 In all Zones, required landscaped areas shall be permanentlyirrigated and maintained including the proper pruning, weeding andremoval of litter, fertilizing and replacement of plants when necessary.3 All landscaped areas shall be separated from driveways andparking areas by a continuous curb at least 150 millimeters in heightfrom the adjac ent pavement.4 No landscaping shall be permitted which in any way endangershealth or public safety by crea ting a traffic or fire hazard, obstructingvision, 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 pointsPlot ingress/ egress points must not be directly from arterial roads (roa ds withROW of 80 m and above) or major highways like Emirates Road and the futureOuter by-pass. This is to prevent disruption to the smooth flow of traffic alongthese busy highways. Ingress/ egress points may be taken from collector andlocal roads. Direc t access from a rterial roa ds will only be allowed if there is aservice road that runs parallel to the highway. Grant of Ingress/ egress pointsfrom such service road is allowed provided it is not near by 100m to the sliproad leading from the highway into the service road. Direct access to andfrom the major arterial roa ds within the development are normally not a llowedexcept a s emergency exits only.

The minimum distance to any road junction shall be 80 to 100 m taken fromthe chamfered corner of the plot (depending on whether it is a signalised

junction or a roundabout and a lso on the category of the road that it fronts).If that is not possible due to constraints of the site, the ingress/egress point shallbe located as far as possible from the road junction.

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


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Where possible, ingress/egress points for adjoining plots shall be pa ired ,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 wa rehousing area s / logistics pa rk; the same guidelines will applyexcept for the fenced up gated warehouse c omplexes where c ontrolledentry 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 theseworks and a gree any particular requirements. The developer will be c hargedfor this service at standard rates.

3.7 Parking & loading regulationsAdequate circulation within the plots and parking spaces for cars / Lorries /buses and c ontainer trucks shall be provided. Within the development, trailersare not allowed to be parked on the roadside especially along the Mainarterial roa ds so a s to affect the smooth flow of traffic . Adequate trailer parksshall be provided within the logistics hub’s boundary and within individualfac tory plots. All respective Authorities’ guidelines regarding access and

pa rking should be respec ted as well.Within the labour ac commoda tion a reas; bus stops and bus pa rks will need tobe provided. The recommended minimum parking standards for DubaiIndustrial City are shown below:

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

Land Use GroupDescription

DubaiMunicipality

Land Use ClassNo.

Parking RateGuidelines 1

By-Law ParkingRate

Requirements

Addi ti onal Land Uses i nBy-Law Requirements²

COMMERCIAL 100

Regional Shopping Centre 101 3.16/100 m² GLA2.15/100 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 forloading/off-loading, plus 1space for every 500 sq. ft. ofany office space.


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DubaiMunicipality

Land Use ClassNo.


By-Law ParkingRate

Requirements


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

Supermarkets 104 2.22/100 m² GFA1.43/100 m² GFA(1/750 sq. ft. GFA)

104 1.03/Employee N/A

Gas Station with Amenities 105

1.27/FuellingStation

2/Fueling Station, plus2.15/100 m² GFA ofBuilding (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 Sho ps " - 1space for every registeredcar.


Restaurant 108 10.29/100 m² GFA

2.15/100 m² GFA(1/500 sq. ft. GFA), or1/5 seats - whicheveris 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), or1/5 seats - whicheveris 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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DubaiMunicipality

Land Use ClassNo.


By-Law ParkingRate

Requirements


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 forMales

302 0.07/Student(1.5/Classroom)*

Government Primary &Intermediate School forFemales

303 0.06/Student(1.5/Classroom)*

Government SecondarySchool for Males 304

0.13/Student(3.25/Classroom)*

Government SecondarySchool for Females 305


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

Private Kindergarten &Primary School 307


1/Classroom; 1/500sq. ft. administrativespace; 1 Bus/3classrooms.

Institute of HigherEducation 308

0.22/Student(5.5/Classroom)* N/A

"Schools and EducationalBuildings " - 1 space forevery classroom; 1 spacefor every 500 sq. ft. ofadministrative space; 1space for a school bus forevery 3 classrooms. * OR* "College " - 1 space forevery 500 sq. ft. of the totalfloor area for all thebuildings except the sportsactivities halls.

3081.55/Employee N/A


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DubaiMunicipality

Land Use ClassNo.


By-Law ParkingRate

Requirements


Hospital 309 1.49/Bed1/Bed, plus MedicalClinic bylaws, if clinicis attached.


Government MedicalClinic 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 personsworshipping

"Mosques " - 1 space forevery 15 prayers (forcommunity mosques) as perthe maximum capacity & 1space for every 5 prayers(for Friday / Jummamosques).

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


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DubaiMunicipality

Land Use ClassNo.


By-Law ParkingRate

Requirements


3180.75/100 POBoxes N/A

Library 319 2.10/100 m² GFA

5.38/100 m² GFA(1/200 sq. ft. GFA), or1/4 seats, whichever ismore.


LODGING 400

Luxury Hotel (total-CBD) 401 1.06/Room

401 1.43/OccupiedRoom

Luxury Hotel (non-CBD) 402 0.63/Room


Resort Hotel 403 0.80/Room


Other Hotel 404 0.32/Room

404 0.46/Occupied

Room

1/5 rooms; 1/retailstore; 1/500 sq. ft. ofrestaurant; 1/200 sq.ft. of meeting halls;1/500 sq. ft. of offices;and at least 1 spacefor the disabled orequal to 1/75 of total #spaces.

RECREATIONAL 500

Movie Theatre 501 0.16/Seat0.33/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 " - 1space for every 1,000 sq. ft.of the total area.

502 2.18/100 m² GFA

"Billiard, Arcade,

Entertainment Places " - 1space for every 500 sq. ft. oftotal 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) ofOffice Bldg + Loading


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DubaiMunicipality

Land Use ClassNo.


By-Law ParkingRate

Requirements


Berths


Medium Industry 602 0.09/m² Total Area

2.15/100 m² GFA(1/500 sq. ft. GFA) ofOffice Bldg + LoadingBerths

"Car Repair Shop " - 1space for every 500 sq. ft. ofthe total ground area for themain building, or 6 spaces,whichever is more. Thesespaces not to be consideredof the damaged car bays.


Heavy Industry 603 N/A2.15/100 m² GFA(1/500 sq. ft. GFA) ofTotal Area

"Factories " - 1 space forevery 500 sq. ft. of the totalarea.

RESIDENTIAL 700

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

"Special Town PlanningSystem " - 1.2 spaces foreach 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), innerCBD

704 0.69/Apartment **

Apartment Building( 3 or more levels), outerCBD

705 1.10/Apartment **

Apartment Building

( 3 or more levels), nonCBD

706 1.13/Apartment

1/Studio, 1/Apartment1,600sq. ft. GFA

Residential Rooms, innerCBD 707

0.53/Dwelling Unit**

1/5 Residential Unit or2.15/100 m² GFA(1/500 sq. ft. GFA)

"Shared Apartment " - 1space for every 5 units orevery 500 sq. ft. of the totalfloor area, whichever ismore, except labour camps.One bus should be availablefor every 50 labourers.


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DubaiMunicipality

Land Use ClassNo.


By-Law ParkingRate

Requirements


Residential Rooms, outerCBD 708 0.54/Dwelling Unit**

Residential Rooms, nonCBD 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/50Labourers

Furnished Apartment 717 0.27/Apartment

1/Studio, 1/Apartment1,600sq. 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 Duba i Municipality is ac curate, current and c ompleteat the time of data c ollec tion only i.e. J uly 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 usedto screen automobiles, loading and storage areas, and utility structures as wellas a ba sic sec urity function. However, if not required for a specific screeningor security purpose they shall not be utilized and alternative electronicsurveillance systems be installed. The intent is to keep the walls as low aspossible acting more a s a deterrent measures and not full sec urity walls. Thosepremises requiring top or spec ialized security will have to install their ownsecurity 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, highsolid-wall fenc ing is discouraged. The fence shall be made of half solidwall segments and metal grills at a uniform height of 1.80m (followdrawing 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 rema in inside the plot line limit.4 Where walls are used at property frontages, or screenwalls are usedto conceal storage and equipment areas, they shall be designed toblend with the site’s architec ture. Both sides of a ll perimeter walls shallbe architecturally treated. Landscaping shall be used in combinationwith such wa lls whenever possible.5 When sec urity fenc ing is required , it shall be a combination of solidpillars or short solid wall segments and wrought iron grill work.6 Long expanses of fence or wall surfac es shall be offset andarchitecturally designed to prevent monotony.7 No corrugated metal sheet fencing is allowed8 The colour scheme of the fencing shall be uniform for the whole DICsite and the fencing colour has to be agreed by DIC prior tocommencement on site.


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B Signage The following guidelines shall apply:

1 It is important to set a theme for the Industrial C ity so that a ll designelements relating to landscape and signage are c oordinated toreinforce a sense of ha rmony for the park, as well as the image of thedevelopment. The level of finish and overall quality of materials usedshall convey a high-tech image and be able to identify and

communicate information, as well as control vehicular traffic .2 There shall be a dequate street signage to address the specificcommunity; the key buildings; the amenity centres and institutiona lbuildings as well as the va rious industrial clusters. All end-users anddevelopers within the Industrial City shall respect the theme of thesignage being imposed by the principal developer.3 Within the industrial and warehousing a rea , the company nameand logo shall be placed at the main entrance in ac cordance with DICstandard. Huge billboards for advertising shall be discouraged.Reasonable dimensions for logo and or company name signs rangefrom 3.0m to a maximum of 6.0m in length.4 DIC will establish a set of street name signboards and signa ge withinthe Industrial C ity that will set the pace for the Industrial C ity.5 Building number plates (house no) must be erec ted nea r the mainentrances to each of the factory buildings.

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3.9 Infrastructure / utilities controls.

A Authorities Requirement:Dubai Municipa lity, DEWA, Gas Supplier, TEC OM, Dusup, C ivil Defenc e designstandards and building regulations shall apply to the building design. The end-users / developers shall obtain all nec essary NOC s, permits and approva ls asper their requirement.

B Storm water drainageContaminated rainwater from industrial process areas shall be collec tedand treated to suit the permissible standards (Dubai Municipality –Environmental Standards and Allowable Limits of Pollutants on Land, Water,and Air Environment – Ma y 2003). Provision of oil interceptors and keeping thecontaminated area sea led and fenced off and to a minimum are some of theoptions available to the end user. No direc t connection to the storm waterdrainage network is allowed. Dubai Municipality design standards andregulations shall apply. The end-users / developers shall obtain all necessaryNOCs, permits and approvals as per their requirement.

C WaterEach end-user shall provide a storage tank to c ater for one day demand a ttheir premises. Once completed, the wa ter main network will deliver water toindividual plots at 1.5 bar for filling the storage water tank. Any developer whorequires a higher pressure should install an appropriate booster pumpingsystem.

The end-users/developers shall obtain the necessary NOC s, permits and

approvals as per their requirement.If a significant volume of the potable water delivered to a plot is transportedor disposed of off-site (e.g. in the form of canned beverages) it may be in theinterests of the developer to provide at his own cost a meter that will measurethis volume. He may then apply to DIC for abatement of sewerage chargeslevied by DIC.

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

E SewerageBeing an Industrial City two types of sewerage are generated namelydomestic & industrial. The industrial wastewater has to be treatedindependently by each end user by their own industrial trea tment plant unitwithin their plot. Any waste or trea ted wa ter that cannot be recycled (e.g.large volumes of clear water or sludge etc.) is to be removed from the plot bytanker truck to licensed waste disposal fac ility outside the Dubai Industrial City


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site. No connection will be permitted between the tenants’ industrial wastewater system and the domestic foul sewage system. The Authority must beallowed full ac cess to inspect all foul water discharge systems at any timeduring c onstruction or operation. For the domestic pa rt, the sewage is to bedischarged through the sewer networks to the proposed in- house STP.

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

Discharge limits to the Industrial City foul sewerage network

Unit To Foul Sewerage

Biochemica l 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

Faec al 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 (SO 4) mg/ l 500

Sulphide (as S) mg/ l 10

Zinc (Zn) mg/ l 2

F Solid wasteAll industries coming into the Industrial City are required to incorporate wasteminimization, reuse and recycling into their processes and to consider disposalto DM’s hazardous waste facility as the last option. Waste disposal must be

addressed by each industry when undertaking the required EIA study. A wasteskip area surrounded by washable walls should be provided for each project.

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

H Utility connection requirementsEach plot has predetermined connection points assigned for each utilityservice. These loc ations have been c hosen to be c onsistent with the design ofthe master network for the entire Industrial C ity and the individualdevelopments will be required to terminate their connections at theselocations on the plot boundary. When master-planning their facilities,developers should a void conflicts between the plot ingress/egress points, thesubstation location and these utility entry points (please refer to drawing onthe next page).

The basic strategy is that the gravity foul water system dictates the loc ation ofentry into a plot. Each service is then offset a distance to the right hand side ofthis service, as detailed below.


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4 Specific Urban design guidelines

4.1 IntroductionSpecific Urba n Design Guidelines for each of the major land uses within theIndustrial City are elaborated below and a re for the following uses:

4.1 Industrial use design guidelines4.2 Labour accommodation) design guidelines4.3 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 C ityare mea nt to guide development so that it can be developed in an orderlymanner. It will facilitate the industries to design and implement their own

development within each land parcel alloc ated to c omply with the planningguidelines. Relevant legislative and regulatory guidelines, as set out by theDubai Municipality are duly incorporated. Overseas norms and best prac ticesare also incorporated. The Urba n Design G uidelines are specific but shall beinterpreted with some flexibility in their application to specific projects. TheUrban Design G uidelines will be utilized during the DIC’s design review processto encourage the highest level of design quality while a t the same timeproviding the flexibility nec essary to encourage crea tivity on the part ofproject designers.

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

Chapter

4


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4.2.2 Appl i cab i l i t y

The provisions of this sec tion shall apply to all industrial development within theCity, unless otherwise spec ified herein.

4.2.3 Site Plan ning Princ iple s

A Conforming to the clustering concept The industrial area is planned based on the concept of clustering alliedindustries with similar requirements within one defined area to a llow thesharing of c ommon fac ilities and to provide opportunities to crea te linkages inproduction. A total of six industrial clusters will be accommodated within theindustrial area of DIC and they are: food & beverage, transport equipment &parts, base metals, machinery & equipment, minerals and chemicals. It is theintention to locate only the same type of industries within the same clusters asthe juxtaposition of the va rious industrial clusters have been carefully studiedbased on environmental c onsiderations, infrastructure and utilities provisions.

Examples of some of the projec ts / industries to be loc ated within each of the6 clusters identified for the Industrial C ity 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 spa re 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 ba sed on the impact of residual emissions offumes, dust and noise on surrounding land uses. Business Parks is a new andseparate category.

Depending on their scale of operations, food industries are also classified intolight, general or special category. However, in order to prevent cross-contamination due to residual emissions from neighbouring premises, foodindustries shall be sited in industrial premises in area s designa ted as food zonesor in area s 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 onsurrounding land use. Industrial developments can be classified as follows:

(2) Clean Industry These are typically charac terised by:

1 No buffer is required.2 Factory shall not generate a ir and water pollution as well as noiseand smell nuisance that can affect neighbouring premises.3 Factory shall not use large quantities of hazardous substances suchas Solvents, acids and other chemica ls.

(3) Light IndustryIndustrial developments within this zoning generally crea te minimal air, waterand noise pollution and do not generate large quantities of solid waste. Thisincludes the food industrial cluster. In order to prevent cross-contaminationdue to residual emissions from neighbouring premises, food industries shall besited 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 lightindustrial building and the nearest residential building.2 Fac tory shall not use equipment burning solid or fuel oil. Boilers using

diesel (0.05%S) and heating equipment such as furnaces, ovens andautoclaves using gaseous fuel or electricity may be allowed pendingapproval of DIC.3 Factory shall not generate large quantities of trade effluent or solidwaste.


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(4) General IndustryDevelopments within this zoning generally produce some odour, fumes, noiseand may generate considerable quantities of solid wastes. They will alsorequire trea tment plants for liquid wastes. These industries are usually locatedfurther away from the residential, commercial areas as well as factories withinthe food cluster.

1 There shall be a buffer distance of at least 100m between a generalindustrial building and the nearest residential building.2 Factory shall install, operate and maintain pollution controlequipment to minimise air, wa ter and noise pollution arising from itsoperations as specified by the Environmental Protection & SafetySection (EPSS) of Dubai Municipality.3 Sufficient space shall be set aside for the installation of treatmentfacilities4 Toxic and dangerous materials must not be produced5 These industries may produce some odour, fumes and noise and maygenerate considerable quantities of solid and liquid wastes. They must begenerally sited in designated industrial estates or zones within the industrialpark.

(5) Special Industry The following shall apply:

1 There shall be a buffer distance of at least 500m between theboundaries of a fac tory and the nea rest residential building (within themixed-used area)

2 Special industries, which can potentially cause serious pollution suchas oil refineries, petrochemical and chemical plants, toxic industrialwastes trea tment facilities, etc , shall be sited at least 1 km from thenea rest residential building.3 Factory shall install, operate and maintain pollution controlequipment to minimize air, water and noise pollution arising from itsoperations as specified by the environmental authorities.4 Spec ial industries using or storing large quantities of hazardouschemicals shall be required to conduct the following:

Quantitative Risk Assessment (QRA) Study

Environment Impact Assessment (EIA) Study

(6) Business ParksDevelopments within the business parks are generally non-pollutive. The landsafeguarded within the Industrial C ity for business parks are all within thesafeguarded Arabian C anal f̀rozen zone’. Business Park is defined a s an areawhere high technology, high value-added, knowledge -intensive modernbusinesses 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, produc t design,software engineering, high-tec h and light manufacturing and warehousing etc.Current industrial premises were found unable to cater to the needs of the newgeneration of information based industries The description of a business parks isas follows:

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

(7) Industrial Usage - Predominant and Ancillary use

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

(ii) Predominant & Ancillary Uses The predominant use within a factory shall oc cupy at least 50% of the

factory’s total gross floor area for production purposes. The remaining areascan be allowed for ancillary uses but it shall be strictly supplementary to themanufacturing proc ess. It must occupy less than 50% of the total gross floorarea . The table below shows an example of the c ontrols of the Gross FloorArea use within a typical factory.

Predominant & Ancillary Uses

Diagram: Predominant & Ancillary Uses

Predominant Use Ancillary Use

≥ 50% ≤ 50%

Manufac turing Anc illary Office

R & D Showroom

Meeting rooms

Leisure / toilets

Staff canteen

Storage room / prayer room

Clinic / sick bay


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(iii) Exclusionary UsesIndependent offices, showrooms, residential facilities and retail outlets notassociated with the manufacturing process will not be allowed within industrialplots.

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

Floor area ratio is defined as the ratio between the total gross floor area of thebuilding or buildings over the site area, This factor is used to determine thetotal 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 C ity ranged from 0.5 to0.8 . Thus if an end-user / developer is allocated a site of 10,000 sq m and theprescribed FAR is 0.5; the total floor area that is allowed within the plot is 5000sq meters.

The calculation of floor area ratio can exclude the land set aside for futureextension but ultimately when the development is completed, the entire siteshall be considered. Land for future extension shall be kept at a minimum andmust be renewed on a yearly basis with justification. Tenants shall comply withthe 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, whichnormally include a tree planting strip. The rationale for the imposition ofbuffers within the individual industrial plots fronting the road is:

1 Provides a uniform building setback from roads to crea te neat rowsof buildings and critical vistas.2 The width of the buffer varies with the hierarchy of the roads (widthof the road) that the land plot abuts. For industrial and warehouse use,the height of the development is not material as the buildings arenormally low-rise.3 No buildings or developments are allowed to encroach into thebuffer zone. However, certain types of light anc illary structures, such asa bin centre, guard house, small ring main substations, sign board, lampposts, letter box, etc. are allowed to be placed in the buffer zone.

4 There shall be a stipulation that planting within the plots is requiredmaking it mandatory for the investors to p lant trees and scrubs withintheir plot with the intention to soften the environment within theIndustrial C ity. Exemption is permitted for certain combustible industriesif it poses a fire hazard and a Civil defence requirement.5 Within the buffer zone ; there are two types of buffer namely thegreen buffer and the physica l buffer zone.

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

Green PhysicalArter ia l roa d

( ab ove 80.6m w id e ROW )15 5 10

Ma jor c o l lec to r roa d Betw ee n49m to 80m w id e RO W)

10 3 7

Sec ond ary roa d ; p r im ary

a c c e ss a n d lo c a l ro a d s

(Be lo w 49.0 m ROW )

5 2 3

Physical buffer: is a strip o f la nd w ithin w hic h c a r p a rk, d rive w a ys,

w a lkwa ys a nd lig ht a nc illa ry structu res suc h a s rub b ish b inc en tres, g ua rd ho uses, ring m a in sub sta tion , c a r p orc ha n d c a n o p ie s c a n b e a llo w e d .

Green buffer : Is a strip o f la nd stric tly re se rve d fo r tree p la nting ,la nd sc a p ing a nd turfing ; no othe r uses w ill b e a llow edexc ep t for sig n p osts, la m p p o sts, sm a ll g ua rd ho use s a ndb in p oints .


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(vi) Building SetbackAll setbacks shall be taken from the property line to the building line of anystruc ture. The building setbacks for the industrial plots shall consist of 2 types.

Front setbacks for buildings fronting road is dependent upon the c ategory ofroad that it fronts and can vary from 15 m (if the front boundary abuts themajor arterial road to 10m and 5 metres respec tively for major roa d andsec ondary roads. (Please see buffer setba ck from road requirements).

Side and rear boundaries - a minimum 5 m setback requirement for factorybuildings to provide for natural light and ventilation considerations is alsoproposed.

Based on the planning norm, the requisite setback of 5 m (side & rear) issufficient for any fire-fighting vehicle to access the factory site. However, there

is a need to seek Duba i Municipality’s approval as and when the actualarchitectural layout details of the individual buildings are finalized.

The front setback is important as it will help to ensure a regular buildingfrontage for the entire street block. If there is no c ontrol, the front façade ofthe industrial buildings along the road system will be irregular and aestheticallyunpleasant to the eye.

The minimum setbacks stated hereafter are DIC guidelines and there is a needto c hec k this aga inst the C ivil Defence Authority’s requirements if the industrialprocess deals with combustible or hazardous substances.


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DIC DESIGN GUIDELINES