Development Regulation

Guidelines
Deerat Aloyoun Residential Villa Type A1

6 June 2018
Deerat Aloyoun | Development Regulation Guidelines
1

Booklet 2
Issue and Revision Record
Revision Date Description
R1 22 May 2017 Issue for Client Review and Approval
R2 06 June 2018 Issue for Client Review and Approval
R3 25 June 2018 Final

Information class: Standard

This document is issued for the party which commissioned it and for specific purposes connected with the above-captioned project only. It should not be relied upon by any other party or used for
any other purpose.

We accept no responsibility for the consequences of this document being relied upon by any other party, or being used for any other purpose, or containing any error or omission which is due to
an error or omission in data supplied to us by other parties.

This document contains confidential information and proprietary intellectual property. It should not be shown to other parties without consent from us and from the party which commissioned it.
This report has been pr epared sol el y for us e by the party whic h c ommissi oned it (the ‘Client’) i n c onnecti on with the capti oned proj ect. It should not be used for any other purpos e. N o person other than the Client or any party who has expressl y agreed ter ms of r eliance with us (the ‘Reci pient(s)’) may rel y on the c ontent, i nformati on or any vi ews express ed i n the repor t. We acc ept no duty of c are, res ponsi bility or liability to any other r eci pient of thi s doc ument. T his r eport is confi denti al and c ontains pr opri etar y intell ectual property.

No representati on, warranty or under taki ng, expr ess or i mplied, is made and no res ponsi bility or liability is acc epted by us to any party other than the Cli ent or any Reci pient(s), as to the acc urac y or completeness of the i nformati on c ontai ned i n this r eport. For the avoidance of doubt this r eport does not in any way purport to i nclude any legal , insur anc e or fi nanci al advic e or opi nion.

We dis clai m all and any liability whether arising i n tort or c ontrac t or other wise whic h it might otherwis e have to any party other than the Cli ent or the Reci pient(s), in r es pect of this report, or any infor mation attri buted to i t.

We accept no r esponsibility for any error or omission i n the r eport which is due to an error or omis sion i n data, infor mation or statements s upplied to us by other par ties incl udi ng the client (‘D ata’). We have not i ndependentl y verified suc h D ata and have assumed it to be acc urate, complete, reli abl e and current as of the date of s uch infor mation.

Forec asts pres ented i n this document were pr epared usi ng Data and the report is dependent or bas ed on D ata. Inevitabl y, s ome of the ass umptions us ed to develop the for ecasts will not be realised and unantici pated events and circumstances may occ ur. C ons equentl y M ott MacDonal d does not guarantee or warr ant the c oncl usi ons contained i n the repor t as there are li kel y to be differ enc es between the for ecas ts and the ac tual results and those di ffer ences may be material. Whil e we c onsi der that the infor mation and opini ons gi ven i n this r eport are sound all parti es must rel y on their own s kill and j udgement when making us e of it.

Under no circums tanc es may this report or any extr act or s ummar y ther eof be us ed in c onnection wi th any public or pri vate sec urities offering i ncluding any rel ated memorandum or pros pectus for any s ec urities offering or stoc k exc hange listing or announc ement.

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Contents 3 Plot Regulations Table 14

3.1 Plot Regulations Table 14

4 Definitions 15
4.1 Gross Floor Area Definition (GFA) 15
4.2 Villa GFA 15
1 Plot Regulations & Guidelines 1
4.3 TIO 15
1.1 Land Use Product Definition 1 4.4 Floor Area Ratio (FAR) 15
1.2 Summary of key development controls 1 4.5 Occupant 15
1.3 Boundary Wall 2
1.4 Entrance Gates 2
Appendices 16
1.5 Architectural Facade Type 3
1.5.1 Classical Art Deco 3 A. Parapet Wall Privacy Screen Location Plan 17
1.5.2 French Chateau 4 B. Option 01 Aluminium Louvre 18
1.5.3 Modern Tropical 5
C. Option 02 GRC Privacy Panel. 19
1.6 Permitted Modifications 6
1.7 Prohibited Modifications 10 D. Mock Up Photo of Option 01 & 02 20
E. Gulf Arabesque Brochure 21
2 Structure and MEP 11
F. Other Patterns for GRC Parapet Wall 22
2.1 Structure 11
2.2 Mechanical Services 11
2.2.1 Cooling 11
2.2.2 Exhaust fans 12
2.3 Electrical Services 12
2.4 ELV System 12
2.5 Public Health Services 12
2.5.1 Water Supply System 12
2.5.2 Sanitary Drainage System 12
2.5.3 Storm Water System 13
2.6 Gas Services 13

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1 Plot Regulations & Guidelines

● Garden Area: Must remain permeable; Subject to any Permitted

1.1 Land Use Product Definition Modification installed by the Occupant in accordance with Sub-
This product covers only a single plot size within the Deerat Aloyoun Section.
development which is a carefully crafted housing community within the ● As-built Gross Floor Area (GFA): 238.24 sq. m.
Diyar Al Muharraq (DAM) Master Plan. The A1 type villa forms part of a ● Maximum GFA after allowed expansion: 271 sq. m.
neighbourhood theming within this development. This typology is defined
● Maximum Height:15m
as an attached villa. There are limited opportunities for development i.e.
building extensions and the property must be occupied for residential
Figure 1: Plot Regulations Layout
purposes and by a single family only. The following schematic drawings
represent the villa as purchased by the Occupant. Detailed architectural
and engineering drawings are available from the TIO upon request. As
per the sale agreement, and in order to maintain the high standards of the
neighbourhood for the benefit of the Occupant, the following regulations
must be adhered to by the Occupant:
● No modifications to the villa are permitted except those described in
this document. See Sub-Section 1.6 of this document.
● Approvals need to be obtained prior to undertaking any/all permanent
or temporary modifications, please refer to the process described in
Booklet 1, provided separately.

1.2 Summary of key development controls

● Setbacks
○ Front = 4.2m Min.
○ Side = No setback
○ Rear = No setback
● Car Parking: 2 spaces on plot

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1.3 Boundary Wall 1.4 Entrance Gates

The Figure 2 below shows the front boundary wall elevation for this villa. A vehicular (garage) and pedestrian gate have been provided on the front
The front boundary wall forms the street facing facade and is meant to boundary. The maximum height of the boundary wall is 2m and the
add to the public realm. It is designed as a continuation of the building maximum height of the garage is 3.5m. The boundary wall and garage
facade theme to add interest to the streetscape. Any exposed cable may not be changed as these reflect the desired design theme.
boxes for lighting or utilities have been concealed within a covered unit,
integrated into the wall. Figure 3: Front Boundary Wall and Entrance
Side boundary walls are located 25mm within the plot boundary to allow
for a 50mm expansion joint between the boundary walls of two adjacent
villas

Figure 2: Boundary Wall Plan

Table 1: Maximum Boundary Height

Classical Art Deco Modern Tropical French Chateau

Boundary Wall 2.0 2.0 2.0

Garage and Associated wall 3.5 3.5 3.5

Rear Patio wall 5.7 5.7 5.7

Side Walk way wall 3.0/6.3 3.0/6.3 3.0/6.3

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1.5 Architectural Facade Type Visual interest was created using bands of brick, canopies, or copings.
Windows were often arranged in continuous horizontal bands of glass.
1.5.1 Classical Art Deco Elaborate pilasters and door surrounds are prominent features.

A creative but short-lived movement, the Art Deco style takes its name 1.5.1.1 Facade Colour Scheme
from the Exposition Internationale des Arts Decoratifs held in Paris in ● Villa External Wall and Boundary Wall1: Jotun 8082
1925 as a showcase for new inspiration. The style is essentially one of
● Window Frames: Aluminium RAL 8080
applied decoration. Buildings were richly embellished with hard-edged,
low relief designs, geometric shapes, floral and sunrise patterns. ● Window Glass: Green
● Garage / Patio Pergola: Aluminium RAL 8080
In classic Art Deco, rectangular block forms were often arranged in
geometric fashion, then broken up by curved ornamental elements. The ● Gate: Aluminium RAL 8080
aim was always a monolithic appearance with applied decorative motifs.

Figure 4: 3D Perspective View of the Street Facing Elevation – Classical Art Deco Figure 5: Front Elevation – Classical Art Deco

1
Refer to Figure 2 for extent of Boundary Wall

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1.5.2.1 Facade Colour Scheme

1.5.2 French Chateau
● Villa External Wall: Jotun 1108, 10394
The French Chateau Style takes its name from the monumental 16th ● Boundary Wall2: Jotun 10394
century French country houses or ‘Chateaux’. Typically built in an
● Window Frames: Aluminium RAL 8014
asymmetrical plan, these homes feature complex roof lines and
facades with many recessed and protruding planes. Architectural ● Window Glass: Bronze
details are elaborate and feature quoins and keystones. ● Garage / Patio Pergola: Aluminium RAL 8014
● Gate: Aluminium RAL 8014
Steeply pitched roofs, busy roof lines with many vertical elements,
multiple dormers are part of the characteristics of this style. Gables,
doorways, windows and other facade elements are commonly
ornamented with shallow relief carving. Windows and doorways may
be arched. Stone, brick and stucco are common exterior materials.

Figure 6: 3D Perspective View of the Street Facing Elevation - French Chateau Figure 7: Front Elevation - French Chateau

2
Refer to Figure 2 for extent of Boundary Wall

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1.5.3.1 Facade Colour Scheme

1.5.3 Modern Tropical
● Villa External Wall: Jotun 1244, 9981, 1973
As in modern style homes, these houses feature clean lines with
● Boundary Wall3: Jotun 1417
minimal ornamentation and simple proportions. Simplicity is the main
feature of houses in this style. Roofs are normally flat or shallow- ● Window Frames: Aluminium RAL 9016
pitched and windows are large expanses of glass bringing in an ● Window glass: Brown
abundance of natural light and creating a strong connection to outdoor ● Garage/Patio Pergola: Aluminium RAL 8014
space. This facade style features elevations having orthogonal forms
● Gate: Aluminium M 102 Pitch Pine.
with colour variations and very simple boxing around windows for
enhancement. Wall cladding or

grooves in render are added to the external walls to give it character,

both being very minimalist in appearance.

Figure 8: 3D Perspective View of the Street Facing Elevation – Modern Tropical Figure 9: Front Elevation – Modern Tropical

3
Refer to Figure 2 for extent of Boundary Wall

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● The maximum height of all development within the permitted

1.6 Permitted Modifications development zone should not exceed the height of the existing maid
At the time of designing the Deerat Aloyoun development, careful room and stair room on the roof.
consideration was given to the changing needs of its present and future ● The villa can be expanded by upto a maximum of 33 sq.m. subject to
residents. Consequently, the villas were designed keeping in mind the utlity demands and other controls.
provisions for future expansion. As part of the permitted expansion, each
Occupant may add up to a maximum of one bedroom and one 1.6.1.1 Other permitted modifications include the following:
bathroom, a maximum additional GFA of 33 sq. m., subject to these ● The Occupant may undertake internal modifications like moving a
being constructed in the area hatched in green in Figure 11. Any door, dividing a room, etc. subject to these modifications having no
modification must comply with the 3D perspective facades shown at the effect on the outward appearance of the villa.
end of this section. All the Permitted Modifications must be fully ● The Occupant may install a lift/elevator however full engineering
rendered and painted with the approved colours, as described in Section drawings will have to be provided to the TIO as there is no provision
1.5, for each specific Façade Type. to install an elevator.
● The Occupant may introduce privacy screen to the roof parapet as
Additional structures in the ground floor garden described below. The location of parapet wall privacy screen is
indicated in Appendix A
● The Occupant is permitted to build a swimming pool, gazebo, sun
shade, children’s play equipment, etc. in the garden subject to these Option 01 Aluminium Louvre
not being visible from the street. Where these items require a Powder coated Aluminium louvre sections are mechanically mounted to
foundation or are otherwise constructed below ground, a setback of top of parapet wall. See Engineers concept sketch in Appendix B.
1m shall be provided from the plot boundary. Structures A and B can Louvres sections can be manufactured to increase/decrease visual
be located anywhere in the garden area as long as the 1m clearance transparency however final designs are subject to Engineers calculations
to the boundary is maintained, as shown in Figure 10 & recommendations. Powder coated sections are available in an array of
sizes, RAL colours to meet end user requirements (Subject to supplier
Additional bedroom and bathroom on roof level availability).
To ensure that the permitted developments on the roof do not have a This system is robust, light weight and requires little maintenance. The
detrimental effect on the streetscape, these newly constructed structures life expectancy of the Aluminium panel system is in accordance with the
must adhere to certain general controls, namely: 25 years life expectancy of the building.
● The Occupant can construct additional areas in a way that blends in Option 02 GRC Privacy Panel
with the existing design theme and building elevations; this includes
the use of same or compatible materials and paint colours. Decorative GRC panels sections are mechanically mounted to top of
parapet wall. See Engineers concept sketch in Appendix C. Panels can
● Any development on the roof level must be confined within the
be manufactured in array of sizes, patterns & RAL colours to meet end
footprint hatched in green in Figure 11.
user requirements (Subject to supplier availability). See extract from
supplier Catalogue in appendix D & is visually opaque (Offers full
privacy)

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The panels are inserted & mechanically fixed into powder coated
Aluminium sections which can be manufactured in array of RAL colours to
meet end user requirements (Subject to supplier availability). This system
offers both robustness & aesthetical qualities to the building & requires
maintenance every 5 – 10 years (Subject to supplier recommendations for
the applied paint). The life expectancy of the GRC system is in accordance
with the 25 year life expectancy of the building.

The approval of design of the extended structures will be at the discretion

of the TIO.

Figure 10: Ground Floor Figure 11: Roof Level

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Figure 12: Side Elevation showing permitted modification Figure 13: 3D massing of the villa showing permitted modification

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Figure 14: 3D Perspective View of the Street Facing Elevation Figure 15: 3D Perspective View of the Street Facing Elevation
Expansion – Classical Art Deco Expansion – French Chateau

Figure 16: 3D Perspective View of the Street Facing Elevation

Expansion – Modern Tropical

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1.7 Prohibited Modifications ● The electrical panel and wiring within the home is designed with a
spare breaker and has a spare connected load in reserve for any
In general terms, any changes that affect the external appearance of Permitted Modification as described in Sub-Section 1.6.
the building are, unless specifically allowed in the Sub-Section 1.6,
prohibited. Figure 17: 3D massing of the villa showing Prohibited Modifications
The following permanent or temporary modifications or changes
to the building are not permitted.

● Cladding, painting or decorating the building façade in a colour or

with a material different from the original or with the intention to
change the design theme of the home. This includes the window
frames and glass.
● Any work that exceeds in the maximum footprint, GFA or building
height, or that acts to reduce the building footprint.
● Majlis or store room outside the building footprint.
● Enclosing the garage for use as a room.
● Building on top of the garage.
● Enclosing the balcony.
● Enclosing the service shaft.
● Building a shed, green-house, shelter, or cage on the roof.
● Installing additional equipment, satellite dishes or other items on
the outside of the building or on the roof, unless this is screened to
the approval of the TIO.
● Altering or increasing the height of the boundary wall.
● Building a shed, green-house, shelter, or a car port on the ground
floor.
● Demolishing any part of the villa.
● Installing exposed piping, conduits or other services which are
visible from outside the plot.
● The garage roof may not be used as a terrace or balcony
● Any modifications that affect the utility provisions to the plot, i.e.
electrical, water, sewer, telecom, and storm water, will need to be
designed, and the design approved before proceeding.

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Any changes which may affect the load bearing design is not
2 Structure and MEP permitted.

Any alteration on the structural elements must be confirmed by a

registered structural engineer/designer and approved by Diyar Al
Muharraq TIO.

2.1 Structure 2.2 Mechanical Services

The A1 type villas have been designed as a Reinforced Concrete (RC) 2.2.1 Cooling
framed structure supported by a raft foundation with local thickenings
as required. Cooling within the villas is provided via DX split units. The purchase
and installation of the outdoor and indoor units will be the responsibility
The structural elements include: of the Occupant with capacities intended for each space provided
within the Ventilation and Air-conditioning equipment schedules.
● Reinforced concrete cast in situ raft, columns, beams, lintels, slabs,
Indoor units shall be of the wall-mounted type and the outdoor units
walls.
shall be installed in accordance with supplier recommendations. ODUs
● Precast hollow core concrete slab. are to be selected based on an outdoor temperature of 46°C.
● Blockwork including hollow, solid as well as concrete filled.
Nine 80mm diameter refrigerant pipe sleeves are provided as part of
● External and internal load bearing walls.
the base build to facilitate the of refrigerant pipes between the indoor
● External and internal render. and outdoor units on different levels. Depending on where the
● Parapet walls. condenser units are planned to be installed, units may need to be of
● Floor finish with concrete screed. the horizontal or vertical discharge type – refer to the as-built drawings
to identify the types needed at each location.
● Precast / cast in-situ stair case.
● Balcony to suit the individual facade type. Provisions to supply fresh air directly to the rooms via mechanical
means are unavailable and infiltration will be relied principally to
Additional floor loads have been considered into the foundation design
provide a measure of outside air.
subject to the following restrictions:
Refrigerants used shall be environmentally friendly HFCs with a
The Occupant is not permitted to change the columns and beams
comparatively low Global Warming Potential (GWP) and 0 Ozone
layout.
Depletion Potential (ODP). The usage of CFCs and HCFCs is
The Occupant is not permitted to demolish any part of the villa. prohibited.

Openings within the load bearing walls is not permitted.

Openings into hollow core slab is not permitted.

For heavy fixing and fixtures to the structural elements, the Occupant
is to seek advice from a structural engineer/ designer.

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2.2.2 Exhaust fans 2.4 ELV System

Toilet foul air and kitchen fumes will be extracted via wall mounted Telephone, television, and intercom system within the villa has been
axial fans. Fans are supplied. provided with containments, recessed junction boxes, accessory plates.

2.3 Electrical Services 2.5 Public Health Services

Electrical Power supply provided to the villa is through three phase and
2.5.1 Water Supply System
neutral feeder distribution at 400/230V, 50Hz and the final electrical
distribution to various electrical amenities through single phase The water supply system for the Villa has been provided to supply
distribution. plumbing fixtures, with their demand for cold and hot water at the
required flow rate and pressure with minimum noise, contamination,
Two nos. distribution board been allowed i.e. at Ground floor and 1st and risk leakage
floor within the villa. Each distribution board feeding the lighting, air-
conditioning, socket outlets and fixed electrical amenities within the The incoming domestic cold water supply will be provided from site
respective floor. infrastructure with a dedicated water meter.

The electrical load design for the villa in the as-built and future scenario The water is stored in above ground water storage tank and
has been outlined in table 2. transferred to the overhead tank for human consumption.
The water velocity in cold and hot water piping network for mains and
Table 2: Electrical Load Summary branches shouldn’t exceed velocities of 1.8 m/s and 1.2 m/s
Connected Load Maximum Demand respectively.
(kW) (kVA) Hose bib taps will be provided in garden, car parking, open fry kitchen.
Roof area water ‘capped off’ connection is provided for Permitted
As-built condition 74.2 44.3
Modifications (Bedroom and Bathroom) at roof level.
Expansion 15 9.1
allowance Hot water shall be supplied through electrical water heaters.
(i.e. fountain patio,
landscape, roof 2.5.2 Sanitary Drainage System
deck area, etc.) The foul water system for the Villa has been provided as single stack
Maximum electrical 53.4 pipe drainage system for collecting soil and waste and shall be
load discharged into dedicated external foul systems.

All sanitary fixtures to be vented, connecting to the vent stack

discharging to atmosphere at the roof level.
Drainage ‘capped off’ connection is provided for Permitted
Modifications (Bedroom and Bathroom) at roof level.
Adequate cleaning access for all drainage pipes, has been provided

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Self-cleaning velocities to be achieved if the velocities are approx. 0.7

m/s.

2.5.3 Storm Water System

The roof top water of the various units will be collected through
suitably designed down pipes. These down pipes are integrated into a
piping network which discharges into an on site soakaway.
Rain water down pipes provided are of size 50mm diameter only and
should not be exposed at any time.

2.6 Gas Services

A gas enclosure has been provided as part of contract. Provision for
gas cooking will be available in the fry kitchen while the internal
kitchen will only be provided with a connection for an electric hob.

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3 Plot Regulations Table

3.1 Plot Regulations Table

Land Use Permitted Maximum Maximum Plot Setbacks (m) Car Parking Ancillary Building Boundary Signage Special
Zone / land use height Gross Provision buildings Appurtenances Treatments Regulations Requirements
Product (m) Floor Area Front Side Side Rear Allowable and Screening
Name (GFA) extensions
(sq. m.)
Deerat Single 15 271 4.2 - - - 2 parking Please refer to All roof top systems Please refer Each villa will have The maximum
Aloyoun family bays Sub-Section 1.6 such as water tanks, to Section one appropriately building height is
Residential residence of the DRG satellite dishes, air 1.3, sized address sign measured from the
type A1 conditioning units and boundary to ensure a good established grade
other mechanical or treatments inlevel of way-finding level to the top of
communications the DRG within the asset the highest
equipment shall be structure attached
located or screened to the building. This
so that they are not includes all roof top
visible from the street. features such as
Roof top systems skylights, pergolas,
should be setback domes, wind-
from the parapet line towers, stair rooms,
and concealed behind elevator rooms,
an appropriately MEP equipment
designed parapet wall and the screens for
or screen. Roof the same.
appurtenances will
not exceed 4m above
the top of the building
and should be
contained within the
building envelope.
Roof appurtenances
will cover an area of
no more than 30% of
the total roof area.

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4 Definitions

4.1 Gross Floor Area Definition (GFA)

The sum of the total area of buildings, existing and future, to be constructed
on a Plot, measured from the exterior faces of the external walls or from the
centre line of common walls of adjoining areas.

4.2 Villa GFA

The current GFA is 238.24 sq.m.

Once constructed the permitted modifications will add to this and the
maximum overall villa GFA will be 271 sq. m.

4.3 TIO
Diyar Al Muharraq Technical Interface Office, refer to Booklet 1, provided
separately.

4.4 Floor Area Ratio (FAR)

Floor area ratio (FAR) is the ratio of a building's GFA to the total plot area.

4.5 Occupant
Means Occupant, tenant, or any other person as defined in the sales
agreement.

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Appendices

A. Parapet wall Privacy Screen Location Plan.

B. Option 01 Aluminium Louvre.

C. Option 02 GRC Privacy Panel.

D. Mock Up Photo of Option 01 & 02.

E. Gulf Arabesque Brochure.

F. Other Patterns for GRC parapet wall.

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A. Parapet Wall Privacy Screen

Location Plan

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B. Option 01 Aluminium Louvre

Powder coated aluminum louvre sections can be mechanically mounted to top of the parapet wall (See engineers concept below sketch & above A.
location layout plan) Louvre sections can be manufactured to increase/decrease visual transparency however final designs are subject to Engineers
calculations & recommendations Powder coated sections are available in an array of sizes and RAL colours to meet the requirements in section 1.5.
This system is robust, light weight and requires little maintenance. The life expectancy of the Aluminum panel system is in accordance with the 25 year
life expectancy of the building.

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C. Option 02 GRC Privacy Panel.

Decorative GRC panels sections are mechanically mounted to top of parapet wall (See engineers concept below sketch above A. location layout plan)
Panels can manufactured in array of sizes, patters & RAL colours to meet end user requirements (Subject to supplier availability, See extract from supplier
Catalogue Att:01) & is visually opaque (Offers full privacy) The panels are inserted & mechanically fixed into Powder coated Aluminum sections which can
manufactured in array of RAL colours to meet end user requirements (Subject to supplier availability) This system offers both robustness & aesthetical
qualities to the building & requires maintenance every 5 – 10 years (Subject to supplier recommendations for the applied paint). The life expectancy of the
GRC system is in accordance with the 25 year life expectancy of the building.

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D. Mock Up Photo of Option 01 & 02

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E. Gulf Arabesque Brochure

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F. Other Patterns for GRC Parapet Wall

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