Al Furjan

Al Furjan

Al Furjan
Development Control Regulations

Version : 1

Issuance Date: 25th July, 2007

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TABLE OF CONTENTS

Context 1 4.3 Development Review Board 59

4.3.1 Designation 59
4.3.2 Appointment 59
Introduction 4
4.3.3 Powers and Duties 59
1.0 Land Uses 5
1.1 Commercial Zone 5 5.0 Administration & Procedures 60
1.1.1 Permitted Uses 5 5.1 General 60
1.1.2 Prohibited Uses 5 5.1.1 Applications 60
1.2 Residential Apartment Zone 6 5.1.2 General Development Plan Process 60
1.1.1 Permitted Uses 6 5.1.3 Simultaneous Submission of Applications 60
1.1.2 Prohibited Uses 6 5.1.4 Prequalification of Consultants 60
5.1.5 Application Checklist 60
5.1.6 Additional Information 60
2.0 Planning and Building Controls 7
5.2 Common Review Requirements 60
5.2.1 Pre-application meeting 60
2.1 Commercial Development Control Regulations 7 5.2.2 Development Intent Questionaire 62
2.2 Residential Apartment Development Control 5.2.3 Review for Completeness 62
Regulations 29 5.2.4 Appeals 62
5.3 Concept Plan 64
3.0 General Provisions 56 5.3.1 Submission of Materials 64
3.1 Title 56 5.3.2 Concept Plan Review Process 64
3.2 Authorities 56 5.3.3 Time 64
3.2.1 Nakheel and the DCRA 56 5.4 Site Plan 65
3.2.2 Authority of Other Entities 56 5.4.1Submission of Materials 65
3.3 Purpose and Intent 56 5.4.2 Minor Modifications to Approved Concept
3.4 Applicability 56 Plan 65
3.5 Amendments 57 5.4.3 Site Plan Review Process 65
3.5.1 New Development 57 5.4.4 Time 65
3.5.2 Existing Development 57 5.5 Building Permit 66
3.6 Measuring System 57 5.5.1 Submission of Materials 66
5.5.2 Minor Modifications to Approved Concept 66
Plan 66
4.0 Review Authority 58 5.5.3 Building Permit Review Process 66
4.1 General Authority 58 5.5.4 Time 67
4.1.1 Delegation of Authority 58 5.6 Variance 67
4.1.2 Summary of Review Authority 58 5.6.1 Submission of Materials 67
4.1.3 Conformity with the Development Control 5.6.2 General Criteria 67
Regulations 58 5.6.3 Variance Process 67
4.1.4 Final Authority 58 5.6.4 Time 68
4.2 Development Control Regulations Administrator 58 5.7 Exception 68
4.2.1 Designation 58 5.7.1 Submission of Materials 68
4.2.2 General Development Application Duties 58 5.7.2 General Criteria 68
4.2.3 Staff Duties on Behalf of Development 5.7.3 Exception Process 68
Review Board 58 5.7.4 Time 69
4.2.4 Additional Duties 59 5.7.5 Runs with the Use 69
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TABLE OF CONTENTS

5.8 Conditional Use Processes 69

5.8.1 Submission of Materials 69
5.8.2 General Criteria 69
5.8.3 Conditional Use Process 69
5.8.4 Time 69
5.8.5 Runs with the Use 69
5.9 Development Control Regulations Amendment 69
5.9.1 Request for Amendment 69
5.9.2 General Criteria 69
5.9.3 Amendment Process 70
5.9.4 Time 70
5.10 Master Plan Amendment 70
5.10.1 Request for Amendment 70
5.10.2 General Criteria 70
5.10.3 Amendment Process 70
5.10.4 Time 70
5.11 Enforcement 71
5.11.1 Compliance Request 71
5.11.2 Responsibility fo Enforcement 71
5.11.3 Notice of Intent 71
5.11.4 Penalties 71
6.0 Application Checklist 72
6.1 Development Intent Questionnaire Contents 72
6.2 Master Form Contents 72
6.3 Concept Plan Checklist 73
6.4 Site Plan Checklist 74

7.0 Glossary of Definitions 78

APPENDICES

Appendix A -
Commercial Zone Materials and Colour Palette List

Appendix B -
Residential Apartment Zone Materials and Colour Palette List

Appendix c -
Examples of Directional Signage and Dimensions

Appendix D -
Examples of Building Identification Signage

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Context

Al Furjan is a master planned community development

inspired by famed cities in Arabian history that will provide
its residents and users access to a significant range of
modern amenities. Al Furjan is located on approximately
560 hectares of land in Jebel Ali, adjacent to the intersection
of Jebel Ali Road and Emirates Road, and sited close to
Nakheel’s other signature developments, including Ibn
Battuta Mall, The Gardens and Discovery Gardens.

With the creation of Dubai World Central and Jebel Ali

International Airport, Al Furjan provides a unique opportunity
to residents to be part of the new Dubai.

By locating at Al Fujan, investors and residents will benefit

from all the advantages of proximity to Dubai World Central
and its International Airport (which provides connections
to 75 destinations through out the world), JAFZA and Port,
Dubai Media/Internet City, Knowledge Village, Jumeirah
Lakes Towers, Discovery Gardens, and Jumeirah Golf
Estates and IMPZ.

Investors and residents will also have the unlimited

advantages of access to the greater Dubai – one of the
worlds most popular cities to work, live and relax in – and
to its full range of services.

Al Furjan’s Commercial Zone (Jebel Ali Road) and

Residential Apartment Zone (D59 Road) is adjacent to
a future 500 hectare (approximately) master planned
residential community development, which itself comprises
of low to medium density residential precincts development
set amongst community and recreational facilities.

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Commercial and Residential Apartment Zones

The Development Control Regulations laid down in this

document will guide developers through the design process
for all development within the Commercial Zone (Jebel Ali
Road) and Residential Apartment Zone (D59 Road), to
ensure developments will be of the highest quality and meet
Nakheel’s development objectives for a truly integrated
community.

The Commercial Zone (Jebel Ali Road) and the Residential

Apartment Zone (D59 Road) will be highly accessible by
Sheikh Zayed Road, Emirates Road, the newly constructed
D59 Road and Jebel Ali Road.

Employees, residents and commuters will enjoy the

fact that the Commercial Zone (Jebel Ali Road) and the Dubai Metroline
Residential Apartment Zone (D59 Road) can be reached
easily by Dubai Metro, currently under construction, and
the proposed DUBAL station within close proximity to the Dubai

Residential Apartment and Commercial Zones.

ne
oli
etr
The Dubai Metro will be one of the most advanced urban Duba
iM

rail systems in the world and will be the catalyst for tourism,
financial and economic growth.

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Al Furjan Land Use Plan

The land use plan shows the range of uses proposed by

the master plan for Al Furjan. The land use plan is based
upon a concept of a ‘walled’ city (with the Commercial Zone
fronting Jebel Ali Road and the Residential Apartment Zone
fronting the D59 Road).

A major axis traverses the site created by the East Parallel

Road and a comprehensive internal loop road network
has been planned with external linkages provided at each
frontage of the site.

Commercial Zone

The Commercial Zone is approximately 4km long and is

set on 21 prime hectares of land and runs the length of the
Jebel Ali Road frontage/southern site boundary. Plot sizes
within the Commercial Zone vary from 3,300 square metres
to a maximum of approximately 5,000 square metres, with
a depth of approximately 60 metres. With the exception
of the major intersection corner plots with 3 frontages,
all other plots have a double frontage providing excellent
street exposure. There are approximately 55 plots in total,
including 4 hotel plots.

Residential Apartment Zone

The Residential Apartment Zone strip is approximately 2.5 km

long and is set within14 prime hectares of land and runs in a
NW/SE orientation. There are approximately 42 designated
Residential Apartment Zone plots within the Residential
Apartment Zone and have a depth of approximately 65m.
Plot sizes within the Residential Apartment Zone vary
from 3,000 square metres to a maximum of approximately
5,000 square metres. It is intended that the Residential
Apartment Zone will provide a mix of 1, 2 and 3 bedroom
types, targeting families as the primary demographic.

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Introduction

The Development Control Regulations are intended to The objectives of these Development Control Regulations
provide sufficient information for developers to establish a are:
design that reinforces Nakheel’s objectives for Al Furjan.
- To provide prescriptive controls to ensure a consistent
Al Furjan Development Control Regulations provide approach to development, both in terms of scale and
development direction through qualitative regulations character.
and specific numeric standards that shall be addressed - To ensure an appropriate standard of urban design,
and complied with in the design and documentation of all landscape design and construction that optimises
development applications submitted with respect to the Al the development’s quality both for the users and to
Furjan Commercial and Residential Apartment Zones. the broader community.
- To ensure that the controls are practical and
These Development Control Regulations address quantative responsive to developer needs.
issues such as setbacks, site coverage and envelope, - To ensure environmentally sustainability issues
height controls and qualitative factors such as appropriate are addressed with regard to
architectural, landscape treatment and urban design climate control, water and energy usage.
requirements.

A description of permitted and prohibited land uses for

each of the Commercial and Residential Apartment Zones,
as well as detailed Planning and Building Regulations
are provided in this document. Furthermore general
provisions, description of review authorities and relevant
administration and procedures are provided herein in
order to clarify the overall process. Additionally, a series
of Application Checklists are included to further assist
in ensuring a comprehensive application package is
submitted for consideration.

In addition to addressing the requirements of these

Development Control Regulations, all developments within
Al Furjan must further comply with the requirements of all
other relevant statutory and regulatory authorities.

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1.0 Land Use

1.1 Commercial Zone 1.1.2 Prohibited Uses

1.1.1 Permitted Uses Retail: Premises having a gross floor area less than 100m²
and exceeding 30% of the ground floor area.
Commercial: A use of premises for an administrative,
clerical, technical, professional or other busi- Restaurant: Premises having a gross floor area less than
ness purpose where the principal activity provides: 100m² and exceeding 30% of the ground floor area. All
drive through food outlet are prohibited.
a. business or professional advice and services; or
Convenience Retail: A use of premises for a retail sales
b. services or goods that are not physically on the business that specialises in providing convenience goods
premises, except at ground floor level; or including household grocery products, newspapers and
magazines, candy, beverages and food items and is
c. the office based administrative functions of an characterized by a limited selection of prepared food items,
organisation. extended hours of operation, and a rapid turnover from
local customers.
Hotel: A use of premises for short-term residential
accommodation in serviced rooms which are primarily All other uses: All other uses are prohibited unless
for the travelling public. The term includes any ancillary defined.
function room, restaurant, retail, reception room,
conference facility, and caretaker’s residence on the site.

Retail: A use of premises for the display and sale

of goods to the public. The term includes:

a. a hairdressing and other beauty salon, barber shop,

real estate agency, bank, dry-cleaners, retail
bakery, pharmacy, book store, internet café; and

b. premises having a gross floor area not less than

100m² and not exceeding 30% of the ground floor
area.

Restaurant: A use of premises for providing meals or

refreshments on a regular basis to the public for
consumption on site or fast food takeaway. This includes
outdoor dining which may or may not be located within
the plot boundaries. Examples include restaurant, café,
coffee shop, tea room, take away shop and fast food outlet
and having a gross floor area not less than 100m² and not
exceeding 30% of the ground floor area.

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1.2 Residential Apartment Zone

1.2.1 Permitted Uses

Residential Apartment: A dwelling unit occupied or

intended to be occupied for single occupancy or family
unit use. Apartments may be owned (by an owner-occu-
pier) or rented.

Convenience Retail: A use of premises for a retail

sales business not to exceed 100m², that specialises in
providing convenience goods including household grocery
products, newspapers and magazines, candy, beverages
and food items and is characterised by a limited selection
of prepared food items, restricted hours of operation, and a
rapid turnover of customers.

1.2.2 Prohibited Uses

Restaurant: A use of premises for providing meals or

refreshments on a regular basis to the public for
consumption on site or fast food takeaway. This includes
outdoor dining which may or may not be located on an
adjacent footpath within the road reserve. Prohibited uses
include restaurant, café, sheesha café, coffee shop, tea
room, take away shop, drive through fast food outlet and
fast food outlet.

All other uses: All other uses are prohibited unless

defined.

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2.0 Planning and Building Controls

The following section outlines the Development Control

Regulations for Commercial and Residential Apartment
Development at Al Furjan in relation to:

a· Strategic Urban Design;

b· Site Specific Urban Design, Architecture and

Landscape Architecture;

c· Environmentally Sustainable Development; and

d· Signage.

2.1 Commercial Development Control Regulations

The purpose of these Development Control Regulations

is to detail the design principles to be adopted for any
development proposed for or built in the Commercial Zone
at Al Furjan. Adherence to these Development Control
Regulations is critical to the long-term success of the
Commercial Zone fronting South Commercial Road and
will be assessed to ensure the design and development of
buildings and spaces supports the vision for the
Commercial Zone, to provide:

a· a sense of community; NOTE:

b· a visually interesting and attractive place; Planning and Building Controls

c· a highly legible urban environment, at both the These building controls refer to certain nominated plots for
pedestrian and vehicle scale; the development of commercial development.

d· a friendly, human-scaled development; and They provide specific site planning, urban design and
building design controls. They are to be used in
e· the integration of a range of retail uses at ground conjunction with the statutory local building regulations,
level and office use development on the upper Building Regulations and Design Guidelines as prepared
levels. and issued by the Civil Engineering Department, Jebel Ali
Free Zone (JAFZA), Dubai.

Where there is an inconsistency between these regulations,

the Building Regulations and Design Guidelines by JAFZA
take precedence.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

1. Site Planning Plot numbers with a prefix AFC are designated A 3.0 metre setback along the South The plots are to be developed in
for commercial use, with ground floor retail Commercial Road frontage will contain retail accordance with the permitted land use
Allowable Uses
permitted as a secondary use. and restaurant space to serve the local and to provide for all car parking needs
needs. on-site.
Plot numbers with a prefix AFCH are
designated for hotel use, with conference All car parking to be accommodated
facilities and associated retail permitted as within basements and at the rear of the
secondary uses. plot (i.e. fronting North Commercial
Road).
Developers shall comply with and consult with
RTA, DCA, DEWA, Etisalat/DU, JAFZA and Vehicular access to all plots is to be only
Nakheel for all aspects of the development that from North Commercial Road.
relate to the authority and regulation of those
entities.

2. Site Development The site is to be developed over a maximum of Maximum building height of 34.0 metres All roof top mechanical plant and
8 storeys above ground level (i.e. G + 7), or above natural ground level. Maximum height equipment, lift over-runs etc must be
34.0 metres in height including all roof top is measured from natural ground level to the screened from view and setback a
mechanical plant and equipment, lift over-runs top of the plantroom roof level. minimum of 5.0 metres from all building
etc. edges.
Retail and Restaurant Space (ground level)
If applicable three levels of basement can be to utilise a partial two-storey space -
developed to accommodate on-site generated minimum 3.85 metre floor to ceiling
car parking demand. Above ground car suggested (single storey space).
parking is permitted to accommodate spill over
Commercial/Hotel floors (L1 - L7) maximum
not accommodated within the basement levels.
3.7 metre floor to floor, minimum of 2.7
Ground level uses of all commercial buildings
metres floor to ceiling.
(fronting South Commercial Road) are to be
retail and/or restaurant. For ease of access, the finished floor level of
the ground floor should be at grade with the
Provision should be made for a roof top or
natural ground level of the external footpath
ground level plantroom to be screened from
at the point of entry. Alternatively ramps
view by setting the plantroom well back from
meeting equitable access requirements
the building frontages.
should be provided.
Additional screening may be required where
this is not possible.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

3. Site Planning Planning and layout of buildings to consider the A site analysis should be undertaken for each Consider scale of adjacent buildings and
scale of existing or approved adjoining plot which should include: width between adjacent plot boundaries
General
development and adjacent development across on opposite side of street.
x Overshadowing/shading analysis,
roadways from the commercial plots.
Development in the Commercial Zone
x Relationship to adjoining property.
Buildings are to be orientated towards South (Jebel Ali Road) must be of a medium-rise
Commercial Road. The site analysis will form part of the form which respects the scale of
submittal. surrounding built form and presents a
Car parking shall only be accommodated on
pedestrian scale building form to street
ground outside (and to the rear) of the building
frontages.
and/or in basement levels. No car parking is
permitted in podium levels.

4. Site planning The maximum FAR for each plot is 3.0. The Floor Area Ratio excludes all public
and private external areas outside the
Floor Area Ratio
building such as courtyards and roof
(FAR)
gardens and uncovered or unenclosed
balconies. The maximum permissible
Floor Area Ratio also excludes all car
parking and vehicular circulation within
the site. Furthermore, all plant and
equipment and service areas on the roof
and telecommunications are excluded
from the calculations areas.

The building lobby area is included in the

floor area ratio calculation.

5. Maximum Maximum Permissible Built Up Area (BUA) is If the site area is 3000 m2, then the
2
Permissible Built calculated by multiplying the total plot area by maximum permissible BUA is 3 x 3000 m
2
Up Area the FAR. i.e. 9000 m . This area must be
contained within allowable height limits.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

6. Site planning Maximum site coverage of development is to Commercial development must be of a Site cover is to be a maximum of 50
Maximum Site be not more than 50 percent of the plot area. medium-rise form which respects the scale of percent of the total plot area i.e. if the site
Coverage surrounding built form, presents a pedestrian area is 3000 m2, then a site cover of 1500
2
scale building form to street frontages. m is permitted on the site.
(Maximum
permissible
Built Up Area)

7. Site Planning All road frontages are to have a setback of 3.0 Variable setbacks not less than 3.0 metres to Car parking within a podium is not
metres (exclusive of the requirement for the frontage and 5.0 metres to the side permitted.
Setbacks
minimum 30 percent of built form to be on the setbacks are encouraged for the commercial
Where the adjoining plot is not developed,
Front and Side front boundary). buildings to create architectural variation and
the finished level of the side boundary
Rear articulation to contribute to the break-up of
All side setbacks shall be a minimum of 5.0 must be at the grade of the adjoining plot.
building mass.
metres. Where the adjoining plot is developed, the
While looking for an integrated mixed-use finished level must tie-in with the adjoining
Note: While the minimum rear setback is 3.0
outcome through desired setbacks, from time finished level and be of materials
metres, the setback will typically be determined
to time the Commercial Zone (Al Furjan) will consistent with the adjoining finished level
by compliance with the maximum site
welcome thoughtful, functional, people and to the satisfaction of the Development
coverage, maximum plot floor area ratio,
orientated and integrated additions to the Control Administrator.
general height provisions and on-site parking
public realm.
requirements.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

8. Vertical Controls Maximum of 8 storeys (levels G+ 7) above Commercial development must be of a Car parking within a podium is not
ground. medium-rise form. permitted.
Maximum Number of
Storeys Maximum building height of 34.0 metres above
ground (including plantroom). Maximum height
Maximum Height of
is measured from the natural ground level to
Building
the top of the plantroom roof level.

The building design is to be varied to achieve

visual interest.

9. Site planning The major entrance to each commercial The main entrance is to be given a distinctive All visitors will access the building through
building is to be located approximately in the architectural treatment that will clearly signify the main entrance.
Building Entry Area
centre of the frontage of each plot to South the main address of the building.
The entrance will be linked to the main
Commercial Road.
The entries of commercial buildings should service core of the building which will
Ground floor entrances to commercial buildings be designed to provide disability access in a include lift, stairs and toilets etc.
should be clearly identified with awnings (or dignified and equitable manner.
Service entry etc are permissible from the
other forms of canopy treatment), landscape
rear of the building.
development, lighting and signage. Weather
protection should be provided over footpaths
adjacent to the main entries of buildings.

In accordance with JAFZA’s Building

Regulations and Design Guidelines, no
projection beyond the plot limit is permitted
unless and until higher than 6.0 metres from
road level and to the approval of the relevant
authority.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

10. Site Planning Buildings with facades exceeding 20.0 metre Commercial development must be designed
wide must include a change in the variation of to complement the character of the overall
Building Façade
external materials and/or a break or separation precinct.
in the building form.

11. Site Planning A maximum floor area of 30% of the ground The retail and/or restaurant uses will provide
level floor area can be provided for retail and/or an opportunity to activate the South
Ground Floor Retail
restaurant space on the South Commercial Commercial Road frontage to the commercial
and Restaurant
Road frontage of each commercial plot. buildings.
Space
Retail and restaurant functions to utilise a Retail and restaurant space should present
single storey height space. an attractive and welcoming appearance
from the street frontage.
Retail and restaurant uses must be appropriate
to serve local needs only.

Retail and restaurant space to be located in the

3.0 metre setback from the street frontage.

Restaurant uses may utilise outdoor space to

the approval of the relevant authority.

All outdoor seating shall be retained within the

site boundary.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

12. Site Planning A strong built form definition to the corner There should be opportunity to utilise building
commercial building plots is required. This is to form to define the corners of blocks.
Corner Site
be achieved by varying building materials and
incorporating strong corner elements, features
or landscape design.

13. Site Planning Commercial buildings must incorporate

transparent facades to retail/restaurant uses on
Active Edges
the ground level to allow overlooking of the
Transparent streets. Ground floor retail/restaurant uses
Façades must comprise glass fronted tenancies to the
South Commercial Road frontage.

14. Site Planning Commercial development is to incorporate: Commercial buildings must be designed to
respond to the climate in terms of solar
Climatic Response x extensive solar screening and roof
access and breezeways.
overhangs to the eastern and western
elevations, and

x ventilation breezeways.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

15. On-site Car Parking Provision of adequate on-site parking as per Buildings must provide adequate on-site No on-site car parking is permitted
Spaces JAFZA’s Building Regulations and Design parking to the rear of the plot fronting North fronting the South Commercial Road
Guidelines. Commercial Road and at the basement frontage. On-site car parking must front
Commercial
levels. and be accessed from the North
Generated Parking If applicable, basement parking for three levels
Commercial Road frontage only.
below ground level is acceptable, however no Commercial buildings must provide safe and
podium parking is permitted. At grade on-site accessible disabled parking on the plot as Podium car parking is not permitted.
car parking to the rear of plots is also per JAFZA’s Building Regulations and
Size of individual spaces and vehicular
permissible. Design Guidelines.
circulation as specified in JAFZA’s
Car parking for a commercial building is Building Regulations and Design
2
calculated at 1 space per 50 m of floor area Guidelines.
(i.e. usable gross floor area - GFA).
Maximum ramp slope for any basement
Visitor parking for a commercial building is parking shall not be greater than 1:8 (12
calculated at 10 percent of the staff parking percent) or in accordance with the
provision (Refer to above). Visitor parking to relevant authority standards and
be wholly contained on-site. requirements; which takes precedence.

16. On-site Car Parking Provision of adequate on-site parking is to be in Hotel buildings must provide adequate on- No on-site car parking is permitted
Spaces accordance with JAFZA’s Building Regulations site parking to the rear of the plot fronting fronting the South Commercial Road
and Design Guidelines. North Commercial Road and at basement frontage. On-site car parking must front
Hotel Generated
level(s). and be accessed via the North
Parking If applicable, three levels of basement parking
Commercial Road frontage only.
is acceptable, however no podium parking is
permitted. At grade on-site car parking to the Podium car parking is not permitted.
rear of plots is also permissible.
Size of individual spaces and vehicular
Car parking for a hotel building is calculated as circulation as specified in JAFZA’a
follows: Building Regulations and Design
Guidelines.
x 1 car parking space/5 hotel rooms.
Maximum ramp slope for any basement
x 1 car parking space/each hotel room that
parking shall not be greater than 1:8 (12
contains a kitchen or pantry.
percent) or in accordance with the
x
2
1 car parking space/each flat up to 150 m relevant authority standards and
of floor area. requirements; which takes precedence.

x
2
1 car parking space/45 m of restaurant
space.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

x
2
1 car parking space/20 m of meeting
rooms or exhibition halls and if
conferences are held, space required
should be assessed separately at one
parking space per 5 seats.

x 1 car parking space/45 m2 of office and

shop space.

x Staff parking for a hotel building is

calculated at 1 car parking space/2
employees.

17. Other Parking Provision of adequate on-site parking is in Retail and restaurant uses must provide
accordance with JAFZA’s Building Regulations adequate on-site parking.
Parking for Retail
and Design Guidelines.
and Restaurant Uses
Car parking space rates for retail and
restaurant uses are as follows:

x Retail – 1 space/25 m2 of retail space.

x
2
Restaurant – 1 space/45 m of restaurant
space.

18. Site Planning Car parking lot design to be in accordance with All internal car parking lots on each
JAFZA’s Building Regulations and Design commercial plot and associated driveways
Car Parking Lot
Guidelines and any other relevant authority shall be surfaced with appropriate materials.
Design
requirements.
Shade should be provided through the use of
car park tree planting or tensile shade
structure.

Tree planting of raised, spreading canopy

trees should occur every 8 car spaces or
closer and are evenly distributed throughout
the parking area.

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Al Furjan Commercial Zone Development Control Regulations

Site and Building Planning and Building Requirements and Specific Information Additional Comments Sketches
Element Graphical representation (indicative only)

19. Site Planning All at ground car parking areas must be paved All internal car parking areas must have
and sloped (maximum to 2 percent), to drain to adequate drainage.
Paving
a public road.

As per JAFZA’s Building Regulations and

Design Guidelines and any other relevant
authority requirements.

20. Service and Car Service vehicle and car park access to the site Commercial plots must provide safe service No service vehicle and/or car park access
Park Access is from the North Commercial Road frontage vehicle access and car park entry and exit is to be from the South Commercial Road
utilising a combined vehicle entry and exit points. frontage.
points that are a minimum width of 6.0 metres.
Service vehicle and car park access to
Areas for the circulation and manoeuvring of the commercial plots will be from the
service vehicles shall be in accordance with North Commercial Road frontage to
JAFZA’s Building Regulations and Design ensure the pedestrian zone at the South
Guidelines and any other relevant authority Commercial Road frontage will remain
requirements. uncompromised at all times.

21. Servicing, A service area consists of space allocated for The layout of development must achieve Service areas are to be located close to
Unloading and manoeuvring, standing and loading or adequate provision for servicing, unloading service entrances (or other building
Loading unloading of service vehicles. Its size is and loading on-site that is clearly defined, entrances) to ensure they are able to be
determined by the addition of its components: safe and easily accessible and must be conveniently utilised and to discourage
manoeuvring area, service bays, loading docks designed to contain potential adverse the use of other areas for
and refuse collection zones. impacts of servicing within the site. Servicing loading/unloading.
must be located to discourage on-street
Detailed design should utilise turning Service areas are to be separated from
loading and must not detract from the
templates. areas of passenger vehicle or pedestrian
aesthetics or amenity of the area.
movement.
Where the volume of service vehicle traffic is
significant, manoeuvring areas larger than the
minimum are to be provided in order to promote
easier and more efficient vehicle movements.

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Element Graphical representation (indicative only)

22. Floor to Ceiling Retail/restaurant (ground level) single storey

Heights space minimum 3.85 metre floor to ceiling
suggested.
Retail/Restaurant
A two storey space for entry lobby is
Main entrance lobby
favourable.
Commercial/Hotel
Commercial/Hotel floors (L1 - 7) maximum 3.7
floors
metres floor to floor, minimum of 2.7 metres.

23. Building Form Buildings should be designed to express a well- Architectural articulation to provide a clear The bottom of the building must address
defined structure. delineation of vertical sections of the building the scale of the street and surrounding
Vertical Elements
using materials, setbacks etc to provide development.
visual relief and to reduce the apparent
height and bulk of the building.

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Element Graphical representation (indicative only)

24. Building Form – A variety of roof treatments are to be utilised to Roofscapes should be carefully designed to
Roof structures provide architectural variety and interest. ensure they appear to be an attractive and
thoughtful part of the design and form of the
Roofs Plant rooms and equipment (whether located
building.
on roof or at Ground Level) should be screened
Plant rooms
from view. The appropriate roof zone is envisaged to
Service stacks encourage architectural expression and
Provision of wireless and other
Other roof structures accommodate the service plants and
telecommunications equipment (dishes, panels
equipment.
etc.) is to be located and coordinated as part of
the overall building design so as not to cause The appropriateness of this form would be a
adverse visual impact. All telecommunications function of the size and type of the
equipment is to be screened or otherwise equipment.
concealed and be provided as a common and
centralised system. Proliferation and multiplicity
of telecommunications systems and equipment
is not supported. Telecommunications
equipment and any screening and other
concealment must not exceed the maximum
building height and setback requirements.

Where not screened from view,

telecommunications equipment must not
exceed 0.6 metre diameter and when mounted
must not exceed 1.2 metre in height and is
setback 2.0 metres from the parapet edge.
Telecommunications equipment must be
coloured the same as the dominant building
colour in the location where it is placed.

25. Building Treatment The design of the buildings must comprise Buildings should be both strongly articulated
distinct materials, details and colours. External and different in their general appearance
External Walls
materials should not cause unreasonable glare from adjacent building(s). Acceptable
to other sites. materials would include aluminium panels or
cladding, granite, masonry, sandstone, glass
The external walls or roof of any building shall
– Refer to Appendix A Commercial Zone
not be of reflective material such as, but not be
Materials and Colour Palette.
limited to, aluminium cladding and galvanized
materials (any untreated and/or bare metallic Overall level of and use of materials must be
surface). The use of reflective materials is compatible with buildings in the Commercial
prohibited. Zone (Jebel Ali Road).

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26. Building Form External areas to be designed for ease of Buildings should be designed to provide
navigation ensuring safe way of passage and safety to all users in accordance with crime
External Circulation
minimising hidden spaces. prevention and overlooking principles.
Building design and layout must minimise
predictable routes and entrapment locations
(e.g. concealed spaces near public
pathways).

27. Building Form Pedestrian links must be provided between Pedestrian movement must be considered by
buildings and must be a minimum of 2.2 metres providing safe and accessible links to all
Pedestrian
wide and open to the sky, shaded by services and facilities.
Movement
appropriate landscaping and designed to
Links should facilitate direct, continuous
provide safe, convenient and well-lit access.
pedestrian access between North
Commercial Road and South Commercial
Road.

Links should be able to be utilised by

mobility-impaired pedestrians.

28. Building Form Staircases within buildings to be located and

constructed to achieve necessary mandatory
Staircases
fire escape and internal circulation
requirements.

Staircases are to be provided in accordance

with JAFZA’s Building Regulations and Design
Guidelines and any other relevant authority
requirements.

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29. Entrances The primary building entrance to each building An awning structure to be provided at the
is to be designed for ease of accessibility and main building entrance.
Awnings
identification from the street level using
In accordance with JAFZA’s Building
Other entrance awnings or similar structures.
Regulations and Design Guidelines, no
structures
The entrance must be accessible for disabled projection beyond the plot limit is permitted
access. unless and until higher than 6m from road
level and to the approval by the relevant
authority.

30. Windows Windows to be of sufficient size to provide Treatment of the fenestration including size,
good light penetration and small enough to number and proportion of windows will
Proportion
reduce potential excessive heat gain. determine the architectural character of the
Frames buildings.
Façades must have transparent windows
Glazing covering at least 50 percent of the façade area. Variation in window treatment is desirable to
aid visual interest.
All glazing is to have a maximum 20 percent
external reflectivity. Similar sections of the façade should be used
to utilise a consistent window treatment
including size and shape.

31. Sunshading Climate control devices to be considered for Climate control devices to assist in Windows may be larger where not directly
windows and glazed doors. Devices could articulation of the building facades and the facing light to take advantage of indirect
Climate Control
include physical screens and structures, introduction of a distinctive architectural light conditions.
Devices
glazing treatment etc. character.

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32. Hard Landscape Hard landscaping to comprise a maximum of Light reflection and heat gain issues to be Hard landscape treatments should
Treatment 50 percent of all landscaped area. At least 20 considered in the hard landscape design reinforce the overall geometry of the
percent of surface parking areas should be treatments. building design.
Hard Landscape
devoted to soft landscaping.
Overall use of materials must be consistently Hard Landscape Treatments include, but
Paved Surfaces
Pedestrian footpaths must be a minimum 1.5 applied and compatible with adjacent are not limited to all hard surfaces to be
Retaining Walls metres wide without obstruction to allow two landscaping. Finished paving levels should formed on the plot including paved areas,
people to pass comfortably. be flush with adjacent plot paving. car park surfaces, steps, walls, fences,
roads, paths, seating, lighting and other
Rollover kerbs or pram crossings must be
features.
employed at kerb line between walkways to
facilitate continuous pedestrian access.

Retaining walls should be installed between

0.40 and 0.60 metres height, a comfortable
seating wall height.

All Gravel or Pebble Surface treatments

should include a geo-textile fabric layer to
prevent material settlement into sand.

All paved surfaces must have adequate

drainage.

1500
minimum

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33. Soft Landscape Soft landscaping to comprise a minimum 50 Landscape design of plot areas within the Landscape treatments are to be designed
Treatment percent of the external landscaped area. 20 Commercial Zone should have an individual for practical water needs/usage and to
percent of this requirement may be devoted to character and should be in accordance with improve the setting of the buildings and
Trees
soft landscaping in the form of shade trees. Nakheel’s Landscape Management quality of external spaces.
Hedges Regulations (LMR 01).
Plant selection must reflect climatic conditions A general guide to recommended plants
Buffer planting and commercial availability. All sites must be suitably landscaped to: is included in Nakheel’s Landscape
Management Regulations (LMR 01).
Other planting All car parking areas are to be x Provide an attractive and pleasant
screened/buffered from surrounding streets by appearance;
dense landscape planting (excluding the
x Contribute to the relief of heat, noise,
basement level/s).
dust and glare through proper placement
Soft landscape minimum setback distances of green planting; and
from pedestrian footways are as follows;
x provide natural shading.
x Trees – 1.0 metres for trunk clearance
A high quality landscape amenity must be
x Hedges – 0.7 metres provided where surface car parking is located
(excluding the basement level(s)).
x Clipped hedges of maximum 0.7 metres
height – 0.3 metres Car parks should be landscaped for the
provision of:
x Free-growing Shrubs – 1.0 metre
x tree planting of raised, spreading canopy
x Herbaceous plants – 0.2 metres
trees should occur every 8 car spaces or
Regular landscape maintenance must be closer and are evenly distributed
provided. throughout the parking area; and

x parked car screening with 1 metre high

dense planting where traffic sightlines
should be preserved. Higher planting
should be installed where traffic
sightlines are not required. Planting
should screen all views from main roads
to car park areas.

A continuous surface cover should be

provided to minimise airborne sand, this
should be achieved through the use of;

x dense groundcover planting,

x mass shrub planting,

x the application of surface mulch,

including pebble or gravel surface
treatments that include a geo-textile
fabric layer.

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34. Irrigation Design All soft landscape must be provided with a Products and materials shall be from a The total amount of irrigation water is
professionally designed fully automated and manufacturer/supplier that operates a the amount required to meet plant water
Soft Landscape
centrally controlled irrigation system tailored to quality system that is registered to ISO needs, taking into account any natural
Irrigation
suit to individual plant species water 9000 series or approved equal. precipitation, evaporation, wind drift,
requirements. etc. Routine maintenance should be in
Recommended application:
accordance with Nakheel’s Landscape
Drip systems should be left on for sufficient
x Palms and Trees - Pressure Management Regulations (LMR 01).
time to allow for saturation of the root zone.
Compensated Bubblers
As a general guide, recommended
Note: Spray application to palm trunks will volumes of water daily at peak demand
not be permitted. are:
x Shrubs - Pressure Compensated In- x Date palm - 120 litres/day;
Line drippers
x Large tree – 80 litres/day;
x Ground covers - Pressure
x Small tree – 40 litres/day;
Compensated In-Line drippers
x Shrubs - 20 litres/m2/day
x Grass - Spray Head or Rotor.
x Feature plants – 10-20 litres/day*;

x Grass/lawn – 12 litres/m2/day; and

x Groundcover – 10 litres/m2/day.

*Species dependant

Continued operation of the irrigation

system during rainfall is recommended
to avoid any salt accumulation in the
root zone.

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35. Pedestrian Outdoor Pedestrian paths are provided with a minimum Ramped surfaces should provide slip
Paths, Ramps and cross-fall of 1 percent for drainage. Cross-fall resistance with a low kerb of 50mm minimum
Gradients must not exceed 3 percent. height at each edge.

Pedestrian Path Longitudinal slopes for pedestrian paths are Where a ramp edge is lower than adjacent
Cross-fall preferred at gradient of up to 3 percent. ground a bank or retaining wall edge with low
Longitudinal slopes must not exceed 5 percent. kerb will exist.
Pedestrian Ramps
Pedestrian paths with slope Between 5 percent Where a ramp edge is higher than adjacent
Pedestrian Path
and 8 percent slopes are considered to be ground guarding must be provided.
Landings
ramps and must include hand railing.
All ramp surfaces must have adequate
Ramp gradients for pedestrian paths should not drainage.
exceed 5 percent and should include a landing
every 9.0 metres of length.

Enclosed and protected ramps for pedestrian

paths may include a maximum gradient of 8
percent.

Landings that are provided as part of a

pedestrian path must be at least as wide as the
ramp and a minimum 1.5 metres length.

Dropped kerbs or pram crossings may include

a 12 percent maximum gradient where the
running distance is less than 1 metre.

36. Outdoor Stairs Stairs must occur in series. Preferably, use The design and material of steps should aim
flights of at least three steps. A single step in a to reinforce the character of their site.
Steps
walkway is considered unsafe except for kerbs.
Stair presence should be conspicuous with
Landings
Stair risers should range between 112mm with visual and textural warnings at top and
a maximum of 175mm and treads be a bottom.
minimum of 250mm wide. Treads should
Stair profiles should include chamfered
provide for a comfortable outdoor pace.
edges or rounded nosings. Shadow lines
Landings must be at least as wide as stair should not be large enough to present a
width and a minimum 1.5 metres length and tripping hazard. Open treads and square or
width. The height difference between stair and recessed nosings should be avoided.
landing should be a maximum of 1.5 metres.
Stair surfaces should provide slip resistance
and must include adequate drainage.

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37. Outdoor Handrails Handrails should be installed to both sides of a Heat gain to be considered in handrail
stairway or ramp and be at least a height of material selection. There should be no sharp
Steps and Ramps
750-800 mm in height from the ramp, landing or or protruding edges or fixings.
stairs.
Hand rails must be provided to ramps, stairs
Extra wide stairs and ramps should have centre and landings where the change in level
railings installed no more than 6m apart. exceeds 450mm.

The ends of railings should extend beyond the Separation of balustrade should not be any
top and bottom of a stairway or ramp by 300 to greater than 125mm.
450mm and continue over landings.

Hand railing should be comfortable to grip and

safe for children. Installation at 0.75 to 0.80
metre height above stair pitch is recommended
for adults. A secondary rail of maximum 0.67
metres height for children is recommended.

Handrail grip profiles are recommended to be

25 to 30mm diameter with 75mm clearance
from walls or guarding.

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38. Outdoor The minimum height of outdoor balustrades is Separation of balustrade should not be Transparent full height glazed balustrade
Balustrades no less than 0.9 metres at ground level and 1.2 greater than 125mm. is preferred.
metes above ground level.
Top of balustrade grip profiles are
recommended to be 25 to 30mm diameter
with 75mm clearance from walls or guarding.

39. Lighting Adequate lighting to be provided to ensure Adequate lighting must be provided on the Fixtures shall be of a type and design
safety for pedestrian entry and general plot to ensure safety at all times. In appropriate to the development and
Building Lighting
perimeter security. particular, all internal car parking lots must be aesthetically acceptable to Al Furjan. All
Security Lighting adequately lit and adequately maintained to lighting must be in accordance with
All car parking areas (including basements)
Street Lighting ensure full continuous operation throughout JAFZA’s Building Regulations and Design
must be provided with adequate lighting in such
the night. Guidelines and must be approved by the
a way as to provide an adequate illumination
relevant authority.
for the overall area of the car parking lots. External architectural lighting to be provided
to enhance the visual presentation of the All external lighting fixtures must be IP
All link areas must be provided with adequate
buildings. rated at IP54 or above.
lighting in such a way as to provide an
adequate illumination for the overall area of link Indirect lighting such as lighting to trees,
corridors. feature planting and landscape wall elements
is desirable.
A minimum of 20 lux must be provided as
safety lighting level to all pedestrian and
parking areas.

In accordance with Nakheel’s Landscape

Management Regulations (LMR 01), the
following international standards shall be
referred to for the supply, design, and
installation of all lighting works:

ƒ IEC 364 Electrical Installations in

Buildings.

ƒ IEC 598 Luminaries.

ƒ BS 1853 Tubular Fluorescent Lamps for

General Lighting Service.

ƒ BS 4533 Luminaries.

ƒ BS 7671 Requirements for Electrical

Installations (IEE Wiring Regulations).

ƒ BS 8206 Lighting for Buildings.

External architectural illumination of buildings is

supported, but must not adversely affect the
habitable rooms of residences or the safe
operation of street lighting or traffic control
devices.

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40. Street Furniture A co-ordinated suite of furniture may be Furniture selection should complement street Furniture placement should be such that
installed to plots for public use. furniture used within the Commercial Zone access of emergency vehicles where
Seating
(Jebel Ali Road). required is not impeded.
Simple and limited furniture is preferable and
Outdoor Dining
should be placed so as not to obstruct Overall use of materials must be consistently Any maintenance such as the emptying of
Furniture
pedestrian access or present a tripping hazard applied and compatible with adjacent rubbish bins should be carried out as
Bollards to visually impaired pedestrians. landscaping. required by plot holders and is integrated

Rubbish Bins with an approved Waste Management

Light reflection and heat gain issues should
Scheme.
Bicycle Rails be considered in furniture selection and
placement. Outdoor furniture for shared outdoor
space fronting onto any public area must
Rubbish bins should not have hinged
be selected sympathetically to match the
openings.
established character of the public
streetscape.

All outdoor furniture selections are subject

to the approval of the Development
Control Regulations Administrator
(DCRA).

41. Signage Variety in signage identifying individual Signage should identify each particular site Building directories should be at the
buildings is desirable. and/or building so it can be read from the building entry or in the lobby, and should
Building name
street and footpath during the day and night. only be readable on approaching the
Signage is to be placed to identify each
Other external signs entry.
building so it can be read from the street and Signage on all commercial buildings is to be
footpath during the day and night. for identification purposes only and is be a No neon flashing signage is permitted.
maximum of 20 m2. This signage is not to
Simple and limited signage is preferable, The content of all signs shall be displayed
protrude more than 500 mm at any point from
sufficient to provide adequate way finding. in both Arabic and English, where
the building façade. All signage must be
appropriate.
Building identification could be as simple as the approved by the relevant authority(s).
street number, at a minimum, prominently Signs are prohibited for a business that is
These dimensions are calculated on the total
displayed near the entrance or entrances to a no longer operational or not related to the
floor plate of a sign i.e. a letter is classified as
building. premises on which the sign is erected.
a square area. The area of the sign shall be
The height of a sign shall be computed as the computed as the entire advertising area of No third party advertising is permitted.
distance from ground level to the top of the the sign, including any framing or trim used to Permanent window graphics are not
highest attached component. differentiate a sign face from the structure permitted.
The height of the signage on the exterior wall of against which a sign face is placed.
Temporary signage, such as A-frame
a building shall be no more than 20 percent of
footpath signs, are subject to the approval
the building height from ground level.
of the Development Control Regulations
Administrator (DCRA).

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i.e. if a building is 34.0 metres, the signage Where a sign consists of individual letters,
must be within ground level and 6.4 metres words or symbols attached to a surface,
from ground level. building, canopy, awning, or wall, the sign
area shall be the area of the smallest
Any additional signage toward the top of the
rectangle which completely encompasses all
building must be within the upper 20 percent of
letters, words, or symbols and accompanying
the building height i.e. if building is 20.0 metres,
background of a colour different than the
signage must be within the upper 4.0 metres.
natural colour of the wall.
Note: Any combination of signage must comply
Illuminated signs are to be no closer than
with the specified maximum area dimension of
2 30.0 metres to any plot in the Residential
20 m .
Apartment Zone.

Signs attached to and protruding from a

building are to be at least 2.7 metres above
the ground and are not to extend past the
edge of any awning adjacent to a road.

42. Signage Directional and functional signage to be All internal car parking lots must be safe and The size of directional signage shall be
adequate for way finding purposes. legible for the user. limited to a maximum height of 2.1 metres
Functional
and a width of 1.5 metres.
Directional and functional signage to be Internal functional signage to be consistent
Directional
consistent across the development on each across the development on each plot. Way finding signage is to detail the
plot and should complement the streetscape Signage for directional purposes may include services available within the building and
signage strategy to be developed. the range outlined in Appendix C – Examples where they are located.
of Directional Signage and Dimensions.
All car parking areas must incorporate All signage must seek approval by the
directional arrows and traffic signs – Refer to relevant authority.
Appendix C - Examples of Directional Signage
and Dimensions.

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2.2 Residential Apartment Development Control
Regulations

The purpose of these Development Control Regulations

is to detail the design principles to be adopted for any
development proposed for or built in the Residential
Apartment Zone at Al Furjan. Adherence to these
Development Control Regulations is critical to the long-term
success of the Residential Apartment Zone fronting the
D59 Road and will be assessed to ensure the design and
development of buildings and spaces supports the vision
for the Residential Apartment Zone, to provide:

a· a sense of community;

b· a visually interesting and attractive place;

c· a highly legible urban environment, at both the

pedestrian and vehicle scale;

d· a friendly, human-scaled development; and

e· the integration of convenience retail at specific

locations to support the needs of the local residential
apartment community.

NOTE:

Planning and Building Controls

These building controls refer to certain nominated plots for

the development of residential apartment development.

They provide specific site planning, urban design and

building design controls. They are to be used in
conjunction with the statutory local building regulations,
Building Regulations and Design Guidelines as prepared
and issued by the Civil Engineering Department, Jebel Ali
Free Zone (JAFZA), Dubai.

Where there is an inconsistency between these regulations,

the Building Regulations and Design Guidelines by JAFZA
take precedence.

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1. Site Planning The principal use for all plots is for residential The plots are to be developed primarily for
apartment use by single occupancy or family unit two and three bedroom apartments with
General
use. provision for all residential car parking
Allowable Uses needs on site. Limited one bedroom and
Secondary use for a number of nominated plots
penthouse accommodation is also
includes convenience retail at ground level. Two
expected to be made available.
plots are also nominated as mixed-use plots that
include commercial as a permitted use. A two storey podium car park (G+1) will
accommodate residential apartment car
Plot numbers with a prefix of AFRA are
parking requirements. If applicable,
designated for residential apartment use by
basement car parking is permitted.
single occupancy or family unit use.
A number of plots will contain limited
Plots numbers with a prefix of AFRAR are
convenience retail space to serve the
designated for residential apartments by single
needs of the local community.
occupancy or family unit use with ground level
convenience retail as a secondary use (up to a
maximum floor area of 100 m2 at ground level
only).

Plots numbers with a prefix of AFRAC are

designated for residential apartment and
commercial use. Commercial shall not exceed
30 percent of the Maximum Permissible Built Up
Area.

Site developers shall comply with and consult

with RTA, DCA, DEWA, Etisalat/DU, JAFZA and
Nakheel for all aspects of the development that
relate to the authority and regulation of those
entities.

2. Site Planning The built form of existing or approved adjoining A site analysis should be undertaken for Consider scale of adjacent buildings and
development and adjacent development across each plot which should include: width between adjacent plot boundaries on
General
roadways from the residential apartment plots the opposite side of street.
x Overshadowing/shading,
should be considered for the planning and layout
of each building in terms of scale and adjacency. x Privacy, and

x Relationship to adjoining property.

The site analysis shall be provided as part of

documentation for submittal.

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3. Site planning The maximum Floor Area Ratio for each plot is The Floor Area Ratio excludes all public
4.0. and private external areas outside the
Floor Area Ratio
building such as courtyards and roof
(FAR)
gardens and uncovered or unenclosed
balconies. The maximum permissible
Floor Area Ratio also excludes all car
parking areas within the basement, ground
and L1 podium and vehicular circulation
within the site. Furthermore, all plant and
equipment and service areas on the roof
and telecommunications are excluded from
the calculation areas.

The building lobby area is included in the

Floor Area Ratio calculation.

4. Maximum Maximum Permissible Built Up Area (BUA) is If the site area is 3000 m2, then maximum
2
Permissible and calculated by multiplying the total plot area by permissible BUA is 4 x 3000 m i.e. 12,000
2
Useable Areas the FAR. m . This area must be contained within
allowable height limits.

5. Site Planning Basement if applicable, ground floor and L1

Maximum Site podium levels to cover the entire plot less the
Coverage nominated setbacks noted below.

Basement allowed at 100 percent site coverage

if applicable.

Maximum site coverage of functions (L2 - L11)

above the podium is to be not more than 70
percent of the plot area.

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6. Site Planning A 1.5 metre setback is to be provided to the side The setbacks will provide visual relief for the
boundaries of each plot to accommodate a podium walls on the front and rear
Setbacks at Podium
pedestrian strip for connection between the D59 frontages. It will provide increased
Level
Road and the rear of each plot and for possible connectivity between the D59 Road and the
Podium Structure additional landscape treatment. rear of each plot. In addition, it will define
(GL and L1) individual buildings and provide a sense of
The podium is to be built to the boundary at the
massing, rhythm and pattern to the
frontage of the plot fronting the D59 Road.
streetscape.
Setbacks are to be provided at the rear plot
boundary for landscape purposes. A minimum
continuous 1.5 metre setback from rear plot
boundary across the full width of the plot is to be
provided, exclusive of vehicle entry/exit points.

7. Site Planning Setbacks are required to provide adequate Variable setbacks not less than 4.0 metres
privacy and liveability for apartments. are encouraged for the apartment building to
Setbacks above
create architectural variation and a break-up
Podium Level The external wall of the tower to have a
of building mass.
minimum of 1.0 metre setback from the plot
Tower (apartment
boundary at the main road frontage to D59 Variation in the plan form of the apartment
blocks above the
Road. levels is desirable to articulate the building
podium structure, L2
mass.
- L11) Side walls of the tower to have a minimum of 4.0
metre setbacks from side plot boundaries.

8. Vertical Controls Maximum of 12 storeys (G+11) above ground, Podium car park (L1) maximum 4.7 metres All roof top mechanical plant and
including the two-storey car park podium. floor to floor. equipment, lift over-runs etc must be
Maximum Number of
screened from view and setback a
Storeys Maximum building height of 48.0 metres above Convenience retailing (ground level) to
minimum of 5.0 metres from all building
natural ground level. Maximum height is utilise a partial two-storey space - minimum
Maximum Height of edges.
measured from natural ground level to the top of 5.0 metre floor to ceiling suggested.
Building
the plantroom roof level including all roof top
Apartment floors (L2 - L11) a minimum floor
mechanical plant, equipment and lift over-runs
to ceiling height of 2.7 metres is required
etc.
and a maximum 3.7 metres floor to floor
Basement car parking is permitted if required to height.
accommodate car parking demand.

To minimise any adverse impacts on adjacent

low-rise residential development, apartment
buildings are to be orientated towards the D59
frontage.

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Element Graphical representation (indicative only)

9. Site Planning The major entrance to each apartment or mixed- The main entrance is to be given a All visitors shall access the building
use building is to be located at the centre of the distinctive architectural treatment that will through the main entrance.
Building Entry Area
plot or building frontage to the main D59 Road. clearly signify the main address of the
The entrance and entry foyer shall be
building.
The entrance is to be setback a minimum of 4.0 linked to the main service core of the
metres from the plot boundary. The entrance shall be recessed at ground building, which will include lifts and stairs.
floor level and utilise a two storey high
A 6.4 metre ceiling height is suggested for the A secondary entrance to the entry foyer is
glazed atrium space. An awning structure is
entry foyer at ground floor level, however the permissible through the podium.
to be provided.
height of the entry foyer must be 2 storeys.

10. Site Planning The podium structure is located on two levels The podium structure walls must be treated Vehicular access to the podium shall be at
and accommodates resident car parking, main to provide visual relief in order to provide a ground level from the rear service road.
Podium Planning and
entrance spaces, service cores and limited scale that relates to the street level
Architectural The podium levels are linked to the tower
convenience retail space (up to 100 m2 for streetscape.
Treatment through the service core containing lifts
specified plots at ground level with frontage to
Visual relief to the exposed podium walls is and stairs.
the D59 Road).
to be provided by a series of openings and
The podium roof will form private and shared grilles and variations in colour and texture of
open space for the apartments that could include the wall cladding.
landscaping, a swimming pool and associated
Patterned relief would be highly regarded.
passive recreational areas.

Podium walls should include:

x A minimum of 30 percent of patterned

surface treatments is to be provided to
external walls at the podium level. On the
podium walls not facing the D59 Road this
patterning may also incorporate openings;
and

x A minimum of 25 percent of openings for

natural light penetration and ventilation is to
be provided at podium level and only to the
podium walls not facing the D59 Road.

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11. Site Planning Utilise boundary walls and landscape planting Walls to be predominantly masonry and
and other screening devices to provide privacy other opaque materials.
Podium Roof Level
for residents within individual plots at the podium
Privacy Issues Use of Islamic patterns (or similar) treatment
roof level.
or screening should also be considered in
Maximum height of screening wall is 2.0 metres appropriate locations.
at any point.
Utilise recesses, variations in profile and
Walls to side and rear boundaries only. colour to provide visual interest and relief.

The side walls are to have a unified visual

appearance.

2
12. Site Planning A maximum floor area of 100 m of convenience Provides an opportunity for an active street
retail space to be provided on each nominated frontage for the building.
Retail Space
plot. The convenience retail space is to be
Convenience retail space should present an
Nominated Sites with accommodated at the ground level podium on
attractive and welcoming appearance from
Convenience Retail the D59 street frontage.
the street frontage. Signage for retail space
Space
Retail functions are to be appropriate to serve must not dominate or create an imbalance to
local needs only. the façade of the building. Retail signage
must be secondary in nature, scale and
Where Convenience Retail functions utilise a
appearance to the building signage.
two-storey space incorporating a mezzanine, the
mezzanine will be limited to ancillary and
secondary office or storage purposes directly
connected with the convenience retail purpose
only. Including a mezzanine space does not
allow an increase in podium height as required
in other levels of these controls.

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13. Site Planning Strong built form definition of corners required. Opportunity for Islamic patterned (or similar)
treatment or screens on podium structure to
Corner Site Strong built form includes the use of
define the corner of the site.
architectural features that provide a high quality
appearance and presence on the corner and
contributes positively to the streetscape when
viewed form the D59 Road or the other street
making up the corner position.

Architectural features must use the corner as a

basis for design and building facades must not
address the D59 Road frontage alone.

Consideration can be given to using the corner

as the main pedestrian building entry

14. Proportion of The proportion of apartment types is to be While no specific proportion has been
Apartment Types predominantly a mixture of two and three nominated, building must incorporate a
bedroom apartments. variety of apartment sizes. It is the
responsibility of site developers to
One bedroom and penthouse apartments are
demonstrate that the proposed mix of
also envisioned.
apartments satisfies this requirement.

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15. Residential On-site Provision of adequate on-site parking will be Car parking on site to be contained in the Size of individual spaces and vehicular
Car Parking made in accordance with JAFZA’s Building ground and L1 podium structure linked by circulation to be as specified in JAFZA’s
Regulations and Design Guidelines. internal ramps. Building Regulations and Design
Resident Generated
Guidelines.
Car Parking Car parking for residential apartments are Basement parking is permissible.
calculated as follows: Maximum ramp slope shall not be greater
than 1:8 (12 percent) or in accordance with
ƒ1 car parking space/apartment (studio or
2 the relevant authority standards and
single bed) or up to 150 m .
requirements; which takes precedence.
ƒ1.5 car parking spaces/apartment (2 bed) or
with an area between 150 m2 to 200 m2.

ƒ2 car parking spaces/apartment (3 bed) or

2 2
over 200 m and less than 250 m .

ƒ2.5 car parking spaces/apartment (4 bed) or

with an area between 250 m2 and 300m2.

ƒ3 car parking spaces/apartment (5

bed/penthouse) or with an area above
300m2.

ƒVisitor parking at 1 space/10 apartments.

ƒDisable parking to be provided at the rate of

2 percent of the total number of car parking
lots or one space per 50 cars.

All car parking and associated circulation access

is to be provided within the plot area.

All residential visitor parking is to be provided

forward of car park entry security devices or
strictures in order to be accessible at all times to
visitors.

Visitor parking is to be clearly signed and

marked for visitor se only.

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16. Convenience Retail Provision of adequate on-site parking will be Size of individual spaces and vehicular
Car Parking made in accordance with JAFZA’s Building circulation to be as specified in JAFZA’s
Regulations and Design Guidelines. Building Regulations and Design
Spaces and
Guidelines.
requirements for Parking space rates are calculated as follows:
Convenience Retail Maximum ramp slope shall not be greater
Car parking for convenience retail is calculated
nominated sites than 1:8 (12 percent) or in accordance with
as follows:
the relevant authority standards and
2
ƒ1 space/25 m of retail space; requirements; which takes precedence.

ƒ2 of the above spaces are to be clearly

marked and secured spaces for Convenience
Retail staff and shall be allocated in the
podium structure; and

ƒThe balance of parking for customers of the

Convenience Retail will be provided at
ground level, forward of car park security
devices or strictures and in a location near to
the retail use in order to be accessible at all
times to visitors

Signage is to be provided to ensure that

Convenience Retail parking spaces are clearly
marked and regulated for short-term
convenience retail use only.

17. Commercial Car Provision of adequate on-site parking will be Buildings must provide adequate on-site No on-site car parking is permitted fronting
Parking made in accordance with JAFZA’s Building parking to the rear of the plot and at the the D59 Road frontage. On-site car
Regulations and Design Guidelines. basement levels. parking must front and be accessed from
Spaces and
the rear road frontage only.
requirements for If applicable, parking for up to three levels is Commercial uses as part of the building
Commercial permitted, being two levels of podium parking must provide safe and accessible disabled Podium and basement car parking is
nominated sites and one level of basement parking. At grade on- parking on the plot as per JAFZA’s Building permitted.
site car parking to the rear of plots is also Regulations and Design Guidelines.
Size of individual spaces and vehicular
permissible.
circulation is to be as specified in JAFZA’s
Car parking for the commercial component of a Building Regulations and Design
building is calculated at 1 space per 50 m2 of Guidelines.
floor area (i.e. usable gross floor area).

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Visitor parking for the commercial component of Maximum ramp slope for any basement
a building is calculated at 10 percent of the staff parking shall not be greater than 1:8 (12
parking provision (refer to above). All percent) or in accordance with the relevant
commercial visitor parking is to be provided authority standards and requirements;
forward of any security device or structure in which takes precedence.
order to be accessible at all times to visitors.

Visitor parking is to be clearly signed and

marked for visitor use only.

18. Service and Car Car park access to the site and servicing is by The vehicle entry and exit point shall be a
Park Access the rear of the site (i.e. the plot boundary minimum of 6.0 metres width.
opposite to the plot boundary frontage facing the
D59 Road) utilising a single combined vehicle
entry and exit point, where possible.

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19. Floor to Ceiling The maximum floor to floor height for ground
Heights level podium car parking is 3.2 metres and a
minimum of 2.4 metre floor to ceiling height. For
Podium car parking
any other use of the ground floor, the minimum
Convenience floor to ceiling height is 2.7 metres.
retailing
The maximum floor to floor height for podium
Main entrance lobby level 1 (L1) car parking is 4.7 metres and allows

Residential for approximately 1.5 metres on the podium roof

apartments for swimming pool and deep landscaping. The

minimum floor to ceiling height for car parking on
this level is 2.4 metres and any other use is 2.7
metres.

Convenience retail (ground level) that utilises a

partial two-storey space (mezzanine) is to have
a minimum 5.0 metre floor to ceiling suggested.

Note: This ground floor retail space will be a

single storey but will be 5.0 metres to provide
appropriate storage for this type of use and
provide variation in building form.

Apartment floors (L2 - L11) maximum 3.7 metres

floor to floor. Minimum 2.7 metre finished floor
to ceiling height for all habitable rooms and 2.4
metre finished floor to ceiling height for corridor
and other circulation areas.

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20. Building Form – Buildings should be designed to express a well- Architectural articulation to provide a clear The bottom or base section addresses the
Vertical Elements defined base, middle and top section. delineation of vertical sections of the building scale of the street and surrounding
using materials, setbacks etc to provide development.
Base
visual relief and to reduce the height and bulk
The middle section helps to define the
Middle of the building.
street edge while the top completes the
Top Side boundary setbacks assist in defining the building to provide a point of termination.
base (podium), middle and top of buildings.

A 1.5 metre setback applies to the podium

level and a 4.0 metre setback applies from
the front boundary to the above podium level
as part of defining the middle section of the
building. Setbacks, structures, parapets and
other materials/treatments etc. can be used
to define the top section of the building.

Plant and equipment must be concealed from

view by appropriate screening at all times.

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21. Building Form – A variety of roof treatments are to be utilised to The appropriate roof zone is envisaged to Vertical and horizontal projections shall not
Roof Structures provide architectural variety and interest. encourage architectural expression and exceed 6.0 metes at any point and must be
accommodate the service plants and within the overall height limit of the building
Roofs Plant rooms and equipment (whether located
equipment. (i.e. 48.0 metres).
on roof or at ground level) is to be screened
Plant rooms
from view. The appropriateness of this form would be a
Service stacks function of the size and type of the
Provision of wireless and other
Other roof structures equipment. For example, air conditioning
telecommunications equipment (dishes, panels
plant may be housed in low permeable
etc.) is to be located and coordinated as part of
screened structures below the parapet wall
the overall building design so as not to cause
height while lift plant may be incorporated
adverse visual impact. All telecommunications
into a roof feature.
equipment is to be screened or otherwise
concealed and be provided as a common and
centralised system. Proliferation and multiplicity
of telecommunications systems and equipment
is not supported.

Telecommunications equipment and any

screening and other concealment must not
exceed the maximum building height and
setback requirements.

Where not screened from view,

telecommunications equipment must not
exceed 0.6 metre diameter and when mounted
must not exceed 1.2 metre in height and is
setback 2.0 metres from the parapet edge.
Telecommunications equipment must be
coloured the same as the dominant building
colour in the location where it is placed.

22. Building Treatment Utilise appropriate architectural elements to add The two levels of the podium (G+1) should be A suitable podium treatment may be the
visual interest and scale to the exposed walls of defined with a horizontal band or recess. use of screening elements to minimise the
Podium Walls
the podium structure. bulk of the podium.
The podium walls should be punctuated with
Utilise a contrast colour and texture to define openings, patterned relief and grilles to Use of Islamic pattern screens (or similar)
the podium as the base of the building. reduce the bulk and scale of the wall and should also be considered along podium
Generally a darker colour should be used for provide visual interest. walls in appropriate locations.
the apartment levels than used in the podium.
Consider the use of stone cladding together
The use of glass along the podium wall shall be with rendered masonry and concrete.
restricted to a maximum of 20 percent. Various finishes to the stone include matt and
polished to provide visual contrast and
The minimum building podium opening is to be
interest.
40 percent of the elevation wall face for all
plots. Consider the use of Islamic patterns (or
similar) relief to create visual interest.

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23. Building Treatment External building treatments are predominantly Use of alternate materials to be considered to
natural materials including rendered masonry or provide contrast in texture and finish.
External Walls
concrete and stone facing. Consider larger
Use contrasting and harmonious colours to
areas of glazing at the level above the podium
define various sections of the building
and particularly at upper floor levels to lighten
structure.
the appearance of the building.
The recommended palette of colours to range
from off white through to greys and charcoal
and a range of light natural earth colours
(beiges, ochres, caramels to darker browns)
– refer to Appendix B - Residential Apartment
Zone Materials and Colour Palette List.

24. Staircases Staircases within buildings are to be located

and constructed to achieve necessary
mandatory fire escape and internal circulation
requirements.

Staircases are to be provided in accordance

with JAFZA’s Building Regulations and Design
Guidelines and any other relevant authority
requirements.

25. Entrances The primary building entrance is to be designed An awning structure is to be provided at the This awning structure is intended to add to
for ease of accessibility and identification from main building entrance. the distinctive main entrance to clearly
Awnings and
the street level using awnings, canopies or signify the main address of the building, as
canopies No canopy projections are permitted beyond
similar structures. well as provide protection from the
the plot limits unless and until higher than 6.0
Other entrance weather.
The front door of the entry is to be recessed 4.0 metres from road level and to the approval of
structures
metres from the front plot boundary. the relevant authority(s). The structure is to be a lightweight canopy,
Port cochere while utilising materials such as timber,
Entrances that are setback from the front plot
glass and metal are encouraged
boundary are to utilise awnings and other
structures that are of a material complimentary
to integrate with the materials, form and scale
for the building.

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26. Windows Windows and window openings shall comply Treatment of the fenestration including size, Windows are to provide external light to all
with environmental considerations. Windows number and proportion of windows will habitable rooms.
Proportion
shall be located and designed in accordance determine architectural character of the
Frames with the principles of energy efficient window buildings.

Glazing design, in particular, to minimise summer heat

Variation in window treatment is desirable to
gain by protecting windows with external
aid visual interest.
shading devices, and through appropriate
sizing and positioning of windows. Similar sections of the façade to utilise a
consistent window treatment including size
The size and position of windows should be
and shape.
planned according to the direction they face,
and the type of building materials used.

Above podium level, the minimum glazed area

is 50 percent of the facade. Of that area, a
minimum 50 percent must be transparent and
maximum 25 percent is permitted to be opaque.
All glazing is to have a maximum 20 percent
external reflectivity.

27. Sunshading Climate control devices to be considered for Climate control devices to assist in North facing windows may be larger to take
windows and glazed doors. Devices could articulation of the building facades and the advantage of indirect light conditions.
Climate Control
include physical screens and structures, glazing introduction of a distinctive architectural
Devices
treatment etc. character.

Consider deep window reveals where

appropriate for shading purposes.

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28. Private Outdoor Private outdoor spaces to be provided to a Balcony treatment is to assist in articulation Depth of balconies to external street
Spaces minimum of 50 percent of all apartments in the and architectural design. frontages to be governed by road
form of balconies, or courtyards at podium roof carriageway width.
Courtyards Consider both open and enclosed balconies
level. For example, if there are 12 apartments
(balconies should on be a maximum of 50% Privacy from above to be considered in the
Balconies per floor, at least 6 apartments should have
enclosed to provide for permeable design of outdoor spaces.
private outdoor space.
screening).
Depth of balconies must not exceed
Balcony size must be in accordance with the
Materials and design to be determined building setbacks. Provision of balconies
relevant section of JAFZA’s Building
utilising glazed and solid balcony walls or a must be in accordance with relevant
Regulations and Design Guidelines.
combination of these materials. section of JAFZA’s Building Regulations
and Design Guidelines.

29. Walls and Fencing Walls and fences are not permitted on the side Materials and design of walls and fences is to Security fencing at the rear of plot is to the
boundaries or the front boundary. Walls are be determined by being complementary to extent of the building width only and not
Including Site Walls,
permitted on the roof of the podium (i.e. at the other building materials and features. the extent of plot boundary. This will
Boundary Fencing
Level 2) for the purpose of screening swimming Any walls and fencing must be integrated ensure that ease of pedestrian movement
and Screens.
pools and other podium activity areas, with the appearance of the building. is maintained between plots from the D59
communal space and private space. Road through to the rear service road.

Security fencing is permitted at the rear of plot Security fencing should be constructed or
to the extent of the building width only and not materials that complement the architectural
the extent of plot boundary. design of the building and the streetscape
at the rear of the plot. Materials may
Fencing is permitted for swimming pools in
include mesh, masonry, granite or rock
accordance with the relevant section of
walls – refer to Appendix B Residential
JAFZA’s Building Regulations and Design
Apartment Zone Materials and Colour
Guidelines.
Palette List.
Where walls and fencing are permitted, these
Any fencing must be in accordance with
are to provide privacy whilst maintaining
the relevant section of JAFZA’s Building
architectural interest and interacting between
Regulations and Design Guidelines to the
built form and street level.
extent that these do not conflict with the
In order to facilitate pedestrian movement and specific requirements of this document.
potential emergency access, walls and fencing
between plots is prohibited.

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30. Shared Outdoor Shared landscape areas are to be integrated Consider the use of vertical and horizontal Shade planting is encouraged.
Spaces with the building design and planning for the structure to define landscaped areas.
Street level planting at the street in front
site.
Podium gardens Consideration for the design of formal and behind the plot is to be provided by the
Minimum size of major shared outdoor space to planting is to include the appearance of the site developer and is to be designed to be
Roof gardens 2
be 200 m and a minimum dimension of 10 planting from above to enhance the outlook integrated with adjoining landscaping and
Ground level metres. from the apartments overlooking the planting to reduce the scale and building mass at
areas. lower levels.
Roof tops are to be utilised as shared outdoor
spaces where possible. The rooftop of the Pattern and articulation of landscape No fences are permitted, except for
podium can be utilised for gardens and a pool treatment to soften building edges and security purposes and surrounding the
and other public open space. building bulk. pool, in accordance with the previous
section 29.
The design of swimming pools is to satisfy Daylight access to shared outdoor spaces is
JAFZA’s Building Regulations and Design required. Vegetation in the shared outdoor spaces
Guidelines and any other relevant authority needs to be maintained so it does not
The area required for plant, emergency and
requirements. become overgrown and provide barriers to
services access are not included in the
visibility, hiding places and give the
Ground level spaces are primarily for site calculation of shared outdoor space
appearance that an area is uncared for.
access (vehicle and pedestrian) and requirements.
landscaping. Plants must be chosen that are slow
growing and easily maintained to reduce
All setback areas are to be landscaped.
ongoing maintenance efforts.
Note: Landscaping must be reasonably
Where the adjoining plot is not developed,
maintained to the satisfaction of the
the finished level of the side boundary
Development Control Administrator (DCRA).
must be at the grade of the adjoining plot.
Where the adjoining plot is developed, the
finished level must tie-in with the adjoining
finished level and be of materials
consistent with the adjoining finished level
and to the satisfaction of the Development
Control Regulations Administrator (DCRA).

31. Landscaping - External areas to be designed for ease of

External Circulation navigation ensuring safe and unhindered
passage of pedestrian and minimising hidden
spaces.

Clear pedestrian space between 2 vertical walls

or screens must be a minimum of 2.2 metres
wide to allow two people comfortable passage
(a minimum of 1.5 metres wide applied to the
pathway itself).

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32. Garden Structures Articulation of building to be enhanced through External garden, planter and plot walls to be The geometry of the building to be
use of external structures and screening predominately masonry or rendered concrete reflected in the layout of roof garden areas
Pergolas
materials. with opportunity to introduce other materials and garden structures.
Walls such as steel, timber, etc to add visual
Walls and screens to provide adequate sense
Screens interest.
of security and privacy.

Water Features External screens may be timber, steel,

The design of water features is to satisfy
frosted shatterproof safety glass, or other
JAFZA’s Building Regulations and Design
materials that provide some visual contrast
Guidelines and any other relevant authority
with masonry or rendered concrete. Screens
requirements.
may be mounted on planter walls for visual
interest but must not finish above maximum
screening wall height.

Pergolas may be timber, steel etc. or a

combination of materials. Pergola structures
may be mounted on masonry or rendered
concrete piers for visual interest.

33. Hard Landscape Hard landscaping to be limited to entrance Overall use of materials must be consistently Landscape character and treatment should
Treatment threshold application. applied and compatible with adjacent reinforce the overall geometry of the
landscaping. building design.
Ground Level Hard landscaping to comprise a maximum of 50
percent of all landscaped area. Hard landscape material and colour selection All manhole covers, trap doors and
Paved Surfaces
should be compatible with building design. bunding to be finished at the same level as
Landscape areas are to allow safe,
surrounding pathways (or surfaces).
unobstructed movement of pedestrians to all Light reflection and heat gain issues to be
facilities around shared communal spaces. considered in design and when selecting Vegetation on the rooftop and podium
hard landscape treatments. gardens needs to be maintained so it does
Planter wall height should not exceed 0.7m
above finished paving level. Finished paving levels should be flush with
not become overgrown and provide
1500
barriers to visibility, hiding places and give
adjacent plot paving.
Paving for pedestrian entry must be as wide as the appearance that an area is uncared for.
each architectural entrance and be a minimum All Gravel or Pebble Surface treatments
Plants must be chosen that are easily
of 1.5 metres wide without obstruction, should include a geo-textile fabric layer to
maintained to reduce ongoing maintenance
sufficient for two people to pass comfortably. prevent material settlement into sand.
efforts.
All paved surfaces must have adequate
A general guide to recommended
drainage.
landscape treatments is included in
Nakheel’s Landscape Management
Regulations (LMR 01).

Note: Landscaping must be reasonably

maintained to the satisfaction of the
Development Control Administrator
(DCRA).

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34. Pedestrian Outdoor Longitudinal slopes for pedestrian paths are Ramped surfaces should provide slip
Paths, Ramps and preferred at gradient of up to 3 percent. resistance with a low kerb of 50mm minimum
Gradients Longitudinal slopes must not exceed 5 percent. height at each edge.

Pedestrian Path Pedestrian paths with slope Between 5 percent Where a ramp edge is lower than the
Cross-fall and 8 percent slopes are considered to be adjacent ground level, a bank or retaining
ramps and must include hand railing. wall edge with low kerb will exist.
Pedestrian Ramps
Ramp gradients for pedestrian paths should not Where a ramp edge is higher than the
Pedestrian Path
exceed 5 percent and should include a landing adjacent ground level, guarding must be
Landings
every 9.0 metres of length. provided.

Enclosed and protected ramps for pedestrian All ramp surfaces must have adequate
paths may include a maximum gradient of 8 drainage.
percent (i.e. 1:12).

Landings that are provided as part of a

pedestrian path must be at least as wide as the
ramp and a minimum 1.5 metres length.

Pedestrian paths are provided with a minimum

cross-fall of 1 percent for drainage. Cross-fall
must not exceed 3 percent.

Dropped kerbs or pram crossings may include

a 12 percent maximum gradient where the
running distance is less than 1 metre.

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35. Outdoor Stairs Stairs must occur in series. Preferably, use The design and material of steps should aim
flights of at least three steps. A single step in a to reinforce the character of their site.
Steps
walkway is considered unsafe except for kerbs.
Stair presence should be conspicuous with
Landings
Stair risers should range between 112mm and visual and textural warnings at top and
a maximum of 175mm. Treads are to be a bottom.
minimum of 250mm wide and should provide
Stair profiles should include chamfered edges
for a comfortable outdoor pace.
or rounded nosings. Shadow lines should not
Landings must be at least as wide as stair width be large enough to present a tripping hazard.
and a minimum 1.5 metres length and width. Open treads and square or recessed nosings
The height difference between stair and landing should be avoided.
should be a maximum of 1.5 metres.
Stair surfaces should provide slip resistance
and must include adequate drainage.

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36. Outdoor Handrails Handrails should be installed to both sides of a Heat gain to be considered in handrail
stairway or ramp and are to be at least 750 - material selection. There should be no sharp
Steps and Ramps
800 in height from the level of the step, ramp or or protruding edges or fixings.
landing.
Where the natural ground level slopes
Extra wide stairs and ramps should have centre greater than 450mm a handrail must be
railings installed no more than 6m apart. provided.

The ends of railings should extend beyond the

top and bottom of a stairway or ramp by 300 to
450mm and continue over landings.

Hand railing should be comfortable to grip and

safe for children. Installation at 0.75 to 0.80
metre height above stair pitch is recommended
for adults. A secondary rail of maximum 0.67
metres height for children is recommended.

Handrail grip profiles are recommended to be

25 to 30mm diameter with 75mm clearance
from walls or guarding.

37. Outdoor The minimum height of outdoor balustrades is Separation of balustrade should not be Transparent full height glazed balustrade is
Balustrades no less than 0.9 metres at ground level and 1.2 greater than 125mm. permitted.
metes above ground level.
Top of balustrade grip profiles are
recommended to be 25 to 30mm diameter
with 75mm clearance from walls or guarding.

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Al Furjan Residential Apartment Zone Development Control Regulations

Site and Building Planning and Building Requirements Specific Information Additional comments Sketches
Element Graphical representation (indicative only)

38. Soft Landscape Aside from hard landscaping to entrance Landscape design for the Residential Landscape treatments are to be designed
Treatment thresholds, soft landscaping is to comprise a Apartment Zone should have an individual for practical water needs/usage and to
minimum of 50 percent of the external character and should complement the design improve the setting of the buildings and
Ground Level
landscaped area. of adjacent Public Street areas. quality of external spaces.
Small Trees
Plant selection must reflect climatic conditions All sites must be suitably landscaped to: A general guide to recommended plants
Hedges and commercial availability. is included in Nakheel’s Landscape
x Provide an attractive and pleasant
Groundcover planting Management Regulations (LMR 01).
Soft landscape minimum setback distances appearance,
from pedestrian footways are as follows; Vegetation on ground level needs to be
Other planting x Contribute to the relief of heat, noise,
maintained so it does not become
x Small Trees – 1 metre dust and glare through proper placement
overgrown and provide barriers to visibility,
of green planting, and
x Hedges – 0.7 metres hiding places and give the appearance that
x Offer context and relief from building an area is uncared for.
x Clipped hedges of maximum 0.7 metres
architecture at street level.
height – 0.3 metres Plants must be chosen that are slow
A continuous surface cover should be growing and easily maintained to reduce
x Free-growing Shrubs – 1 metre
provided to minimise airborne sand, this ongoing maintenance efforts.
x Herbaceous plants – 0.2 metres should be achieved through the use of;
Note: Landscaping must be reasonably
Regular landscape maintenance must be x dense groundcover planting, maintained to the satisfaction of the
provided. Development Control Regulations
x mass shrub planting,
Street tree planting and landscaped areas Administrator (DCRA).
x the application of surface mulch,
outside the plot boundary to be provided by
including pebble or gravel surface
others.
treatments that include a geo-textile
fabric layer.

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Al Furjan Residential Apartment Zone Development Control Regulations

Site and Building Planning and Building Requirements Specific Information Additional comments Sketches
Element Graphical representation (indicative only)

39. Soft Landscape Minimum soft landscape surface area for major Landscape design for podium areas are The landscape treatment is to be designed
Treatment shared outdoor space is to be 15 percent. primarily for the creation of shared landscape for practical water needs/usage.
amenity for apartment residents, their guests
Rooftop and Podium Minimum soft landscape cover via tree, palm A general guide to recommended plants
and for privacy screening.
Gardens and supported climber canopy is to be 50 is included in Nakheel’s Landscape
percent. Calculations are based on the All sites must be suitably landscaped to: Management Regulations (LMR 01).
Grasses/lawn
expected canopy spread over 4 years into
x Provide an attractive and pleasant Recessed planters that include soft
Trees establishment.
landscape amenity, landscaping flush with finished paving
Hedges Planting is to be incorporated in recessed level are preferred.
x Contribute to the relief of heat, noise,
Other Planting planters in the podium structure and/or in
dust and glare through proper placement Vegetation on the rooftop and podium
raised planters. Raised planters should not
of green planting, and gardens needs to be maintained so it does
exceed 0.7 metre planter wall height with soft
not become overgrown and provide
landscape above. x Provide privacy screening between
barriers to visibility, hiding places and give
apartments.
Planters must be irrigated and include drainage the appearance that an area is uncared for.
to an external outlet. A continuous surface cover should be
Plants must be chosen that are slow
provided to minimise airborne sand, this
Drainage of irrigation water over finished paved growing and easily maintained to reduce
should be achieved through the use of;
surfaces will not be permitted. ongoing maintenance efforts.
x dense groundcover planting,
Planter depths will need to be adequate for the Note: Landscaping must be reasonably
growth requirements of mature plant species. x mass shrub planting, maintained to the satisfaction of the
x the application of surface mulch, Development Control Regulations
Regular landscape maintenance must be
including pebble or gravel surface Administrator (DCRA).
provided.
treatments that include a geo-textile
fabric layer.

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Al Furjan Residential Apartment Zone Development Control Regulations

Site and Building Planning and Building Requirements Specific Information Additional comments Sketches
Element Graphical representation (indicative only)

40. Irrigation Design All soft landscape must be provided with a Products and materials shall be from a The total amount of irrigation water is the
professionally designed fully automated and manufacturer/supplier that operates a amount required to meet plant water
Soft Landscape
centrally controlled irrigation system tailored to quality system that is registered to ISO needs, taking into account any natural
Irrigation
suit to individual plant species water 9000 series or approved equal. precipitation, evaporation, wind drift, etc.
requirements.
Recommended application: Routine maintenance should be in
Drip systems should be left on for sufficient accordance with Nakheel’s Landscape
x Palms and Trees - Pressure
time to allow for saturation of the root zone. Management Regulations (LMR 01).
Compensated Bubblers*
As a general guide, recommended
x Shrubs - Pressure Compensated In-
volumes of water daily at peak demand
Line drippers
are:
x Ground covers - Pressure
x Date palm - 150 litres/day;
Compensated In-Line drippers
x Large tree – 80 litres/day;
x Grass - Spray Head or Rotor.
x Small tree – 40 litres/day;
Note: Spray to palm trunks will not be
permitted. x Shrubs - 20 litres/m2/day

x Feature plants – 10-20 litres/day*;

x Grass/lawn – 12 litres/m2/day; and

x Groundcover – 10 litres/m2/day.

*Species dependant

Continued operation of the irrigation

system during rainfall is recommended
to avoid any salt accumulation in the root
zone.

41. Lighting Adequate lighting must be provided to ensure External architectural lighting to be provided Fixtures shall be of a type and design
safety for pedestrian entry and general to enhance the visual presentation of the appropriate to the development and
Building Lighting
perimeter security at ground level and for building. aesthetically acceptable to Al Furjan. All
Security Lighting rooftop and podium shared spaces. lighting must be in accordance with
In direct lighting such as lighting to trees,
Street Lighting JAFZA’s Building Regulations and Design
Street lighting to be provided by the site feature planting and landscape wall elements
Guidelines and must be approved by the
developer. To the extent of the street frontages is desirable.
relevant authority.
of the subject plot.
All external lighting fixtures must be IP
Light pollution into residential apartments is to
rated at IP54 or above.
be avoided.

All link areas from the D59 Road frontage to the

rear of the plot must be provided with adequate
lighting in such a way as to provide an
adequate illumination for the overall area of link
corridors.

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Al Furjan Residential Apartment Zone Development Control Regulations

Site and Building Planning and Building Requirements Specific Information Additional comments Sketches
Element Graphical representation (indicative only)

A minimum of 20 lux must be provided as

safety lighting level to all pedestrian and
parking areas.

In accordance with Nakheel’s Landscape

Management Regulations (LMR 01), the
following international standards shall be
referred to for the supply, design, and
installation of all lighting works:

ƒ IEC 364 Electrical Installations in

Buildings.

ƒ IEC 598 Luminaries.

ƒ BS 1853 Tubular Fluorescent Lamps

for General Lighting Service.

ƒ BS 4533 Luminaries.

ƒ BS 7671 Requirements for Electrical

Installations (IEE Wiring Regulations).

ƒ BS 8206 Lighting for Buildings.

External architectural illumination of buildings is

supported, but must not adversely affect the
habitable rooms of residences or the safe
operation of street lighting or traffic control
devices.

42. Outdoor Furniture A co-ordinated suite of furniture may be Light reflection and heat gain issues to be Furniture placement should be such that
installed for shared use. considered in furniture selection and access of emergency vehicles where
Rooftop and Podium
placement. required is not impeded.
Gardens Simple furniture is preferable and should be
placed so as not to obstruct pedestrian access Any maintenance such as the emptying of
Seating
or present a tripping hazard to visually impaired rubbish bins should be carried out as
Rubbish Bins pedestrians. required by plot holders and is integrated

Play equipment with an approved Waste Management

Play equipment to podium and roof shared
Scheme.
areas should be safe for use and installed with
safety clearances recommended by the Outdoor furniture for shared outdoor space
manufacturer. fronting onto any public area must be
selected sympathetically to match the
Soft fall or rubberised play surfacing must be
established character of the public
installed underneath all play equipment to an
streetscape.
area recommended by the play equipment
manufacturer. All outdoor furniture selection is subject to
Development Control Regulations
Administrator (DCRA) approval.

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Al Furjan Residential Apartment Zone Development Control Regulations

Site and Building Planning and Building Requirements Specific Information Additional comments Sketches
Element Graphical representation (indicative only)

43. Signage Variety in signage identifying individual Signage should identify each particular site Building directories should be at the
buildings is desirable. and/or building so it can be read from the building entry or in the lobby, and should
Building name
street and footpath during the day and night. only be readable on approaching the entry.
Functional signage is to be consistent across
Other external signs
the development on each plot. Signage on all commercial buildings is to be No neon flashing signage is permitted.
Convenience Retail for identification purposes only and is be a
Signage is to be placed to identify each building No neon back-lighted box signs are
Commercial maximum of 10m2. This signage is not to
so it can be read from the street and footpath permitted
protrude more than 300mm at any point from
during the day and night.
the building façade. All signage must be Illuminated signage is to be limited to
Simple and limited signage is preferable, approved by the relevant authority. located so it does spill onto adjacent or
sufficient to provide adequate way finding. surrounding residential bedrooms.
These dimensions are calculated on the total
Building identification is, at a minimum, is to be floor plate of a sign i.e. a letter is classified as The content of all signs shall be displayed
the street number prominently displayed near a square area. in both Arabic and English, where
the entrance or entrances to a building. appropriate.
The area of the sign shall be computed as
The height of the building name signage on the the entire advertising area of the sign, Signs are prohibited for a business that is
exterior wall of a building shall be no more than including any framing or trim used to no longer operational or not related to the
20 percent of the building height from ground differentiate a sign face from the structure premises on which the sign is erected.
level. I.e. if a building is 48.0 metres, the against which a sign face is placed. No third party advertising is permitted.
signage must be within ground level and 9.6
Where a sign consists of individual letters, Permanent window graphics are not
metres from ground level.
words or symbols attached to a surface, permitted.
Any additional building name related signage building, canopy, awning, or wall, the sign
toward the upper height of the building must be area shall be the area of the smallest Temporary signage, such as A-frame
within the upper 20 percent of the building rectangle which completely encompasses all footpath signs, must be to the satisfaction
height i.e. if building is 20.0 metres, signage letters, words, or symbols and accompanying of the Development Control Regulations
must be within the upper 4.0 metres. background of a colour different than the Administrator (DCRA).

The location of Convenience Retail signage natural colour of the wall.

shall be limited to the top of the ground floor Illuminated signs must not face building
height only with no upward protrusion from that windows.
height and is included as part of the overall
Signs attached to and protruding from a
maximum signage area for the building.
building are to be at least 2.7 metres above
The location of Commercial signage is limited the ground and are not to extend past the
to: edge of any awning adjacent to a road.

x The top of the podium height where

commercial uses occur in the podium levels;
or

x To the upper section of the building

between the ceiling height of the uppermost
residential level and below the parapet of
the roofline.

Commercial signage is included as part of the

overall maximum signage area for the building.

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Al Furjan Residential Apartment Zone Development Control Regulations

Site and Building Planning and Building Requirements Specific Information Additional comments Sketches
Element Graphical representation (indicative only)

Signage associated with the Convenience

Retail and Commercial uses shall not exceed
50 percent of the total allowed signage of the
building.

Note: Any combination of signage must comply

with the specified maximum area dimension of
10 m2.

44. Signage Functional signage to be adequate for way All internal car parking lots must be safe and All signage must seek approval by the
finding purposes. legible for the user. relevant authority.
Functional
Functional signage to be consistent across the Internal functional signage to be consistent
development on each plot and should across the development on each plot.
complement the streetscape signage strategy Signage for directional purposes may include
to be developed. the range outlined in Appendix C Examples of
Directional Signage and Dimensions.
All car parking areas must incorporate
directional arrows and traffic signs – Refer to
Appendix C Examples of Directional Signage
and Dimensions.

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3.0 General Provisions 3.3 Purpose and Intent

3.1 Title These Regulations are established for the purpose of

promoting the public health, safety and general welfare of
These Development Control Regulations are hereby the present and future residents, employees, and guests of
officially known as “Al Furjan Development Control Al Furjan, and promoting safe, orderly, and healthful
Regulations.” Reference to “these Regulations” shall be development. The Master Plan for Al Furjan is the
interpreted as references to Al Furjan Development Control fundamental guide to all decisions made under these
Regulations. Regulations. These Regulations regulate development in
order to achieve objectives of the plan, which include but
3.2 Authorities are not limited to, the following:

3.2.1 Nakheel and the DCRA a. Implement the Block Type and regulations
established in the plan and defined in these
Nakheel is responsible for promotion and control of the Regulations that dictate the character and pattern
development of Al Furjan. Nakheel shall designate a of development of the area.
Development Control Regulations Administrator (DCRA)
who is charged with the authority to establish regulations b. Promote health and general welfare.
and guidelines to manage the use and development of
all land, water, and structures within the boundaries of Al c. Enhance safety from fire, panic, and other dangers.
Furjan. The DCRA shall have the right to approve or
deny all applications for development within Al Furjan. In d. Provide adequate light and air.
accordance with the Declaration of Al Furjan Master Com-
munity, the DCRA has the authority to: e. Prevent or minimize conflicts or negative impacts
among adjacent land uses.
a. Implement and ensure compliance with these
Regulations. f. Facilitate adequate provision of transportation,
water, waste water, parks and open spaces, and
b. Appoint an authority or individual to review and other public facilities.
approve or deny a concept plan, site plan, or
building permit. g. Maintain property values by stabilising expectations
and ensuring predictability in development.
c. Amend and interpret these Regulations, as needed.
h. Establish a process that effectively and fairly
d. Establish and enforce additional rules, guides, and applies the regulations and standards of these
requirements, as determined to be appropriate. Regulations.
3.2.2 Authority of Other Entities 3.4 Applicability
Nothing in these Regulations relieves the developer or The regulations established by these Regulations shall be
landowner from the responsibility to acquire all addition- considered minimum requirements for development as
al permits or approvals as needed for site development follows:
or construction in Al Furjan, including, but not limited to
approval from Dubai Municipality (DM), Roads and Trans- a. No building, structure or land shall be used or
port Authority (RTA), Dubai Electricity and Water Author- reused and no building or structure shall be con
ity (DEWA), Etisalat / Du, Dubai Ports, Customs and structed, reconstructed, occupied, moved, or
Free zone Corporation (JAFZA), and Department of Civil
Defence or any other relevant authority.
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structurally altered unless in conformity with the dimensions and area requirements established in
appropriate regulations established within these these Regulations. Likewise, no structure or
Regulations. building shall be permitted to exceed requirements
regarding mass standards.
b. No part of a yard, open space, off-street parking, or e. In the event that requirements of these Regulations
loading space necessary for compliance by a conflict or compete with requirements of other
building or structure for purposes of meeting these lawfully adopted rules, regulations, ordinances, or
Regulations shall be likewise used by another resolutions, the most restrictive shall apply.
building or structure for compliance unless such
shared use of resources is permitted by these 3.5 Amendments
Regulations and approved by the DCRA.
The DCRA shall have the authority to amend these
c. All landscaping, parking, and signs shall be Regulations, as needed. Amendments shall be completed
expected to meet the requirements of these in accordance with Section 5.0 Administration & Procedures
Regulations. Approval shall be granted by the of these Regulations.
DCRA before a sign may be constructed, altered, or
otherwise displayed within Al Furjan. 3.5.1 New Development

d. Yards and plots shall not be reduced below New development taking place after amendment to the
Development Control Regulations shall be expected to
meet requirements of these Regulations as amended.
Development shall be required to meet an amended
regulation if an application for approval has not received
Table 4.4 Roles and Duties (June 2006) approval prior to adoption of the new regulation
Development Control Regulations Development Review Board amendment.
Nakheel
Administrator (DCRA) (DRB)
Final authority and administrator Responsible for daily administration of the Development 3.5.2 Existing Development
of responsibilities related to control Regulations including the designated authority to
implementation and amendment make administrative decisions; develops a report of review
Role of the Development Control and recommendations regarding items sent to the DRB Existing development, including development that is under
Regulations; delegates duties as responsible for approval or denial of items requiring
necessary and hears appeals of possible variation or alteration of the Development Control
construction or has received approval by Nakheel, shall be
any actions taken by DRB Regulations; hears appeals of actions taken by the DCRA exempt from meeting requirements established by
Administrative Actions regulation amendments adopted following application
Concept Plan
Site Plan
Hears appeals of DRB decisions Responsible for approval or denial Hears appeals of DCRA decisions approval. Improvements to existing development shall meet
Building Permit requirements as amended at the time of application for
Amendments & Exceptions approval of the said improvements.
Regulation Amendment Submits review and recommendations to DRB, completes Responsible for approval or denial
Hears appeals of DRB decisions
Master Plan Amendment Variance Exception DRB Findings of Fact Reports, and responds to applicant with Findings of Fact
Conditional Use 3.6 Measuring System
Other Duties
Accepts Notices of Intent Questionnaire
Conducts Pre-Application Meeting The Standard International (SI) system of measurement
Administers and Accepts Applications for
Hears appeals of DRB decisions Responsible party (“metric”) shall be considered the accepted and official
Development
Review Applications for Completeness
Hears appeals of DCRA decisions measuring system for these Regulations. All applications,
Approves consultant for service Accepts applications and maintains register figures, and other materials submitted for approval shall
Develops Reports to DRB and Nakheel
Enforces Development Control Regulations utilise the Standard International System.
Interprets Development control Regulations
Appointment and Pre-Qualification of Consultants

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4.0 Review Authority 4.1.4 Final Authority

4.1 General Authority Nakheel reserves the right to final authority on all items
related to promotion and control of development of Al
4.1.1 Delegation of Authority Furjan. All decisions made by Nakheel, including
appeals of decisions made by the DCRA or DRB shall be
As stated in Section 3.2.1, Authority of Nakheel and the considered final.
Development Control Regulations Administrator, this
section certifies that Nakheel is responsible for 4.2 Development Control Regulations Administrator
promotion and control of development of Al Furjan.
As a result Nakheel has the right to approve or deny all 4.2.1 Designation
applications for development within Al Furjan. To assist
in administration of these duties, Nakheel is authorised to Nakheel shall designate a Development Control
delegate responsibilities, including but not limited to: Regulations Administrator (DCRA) to maintain daily
administration of affairs related to development activity in
a. Daily administration of these Regulations, Al Furjan Al Furjan.
Master Plan, and other plans related to Al Furjan.
4.2.2 General Development Application Duties
b. Ability to receive, review, approve, request
modification, or deny applications for development. As noted in Table 4.4 Roles and Duties, the DCRA shall
accept, review, request modification, approve, or deny the
c. Requests or decisions to amend or interpret these following development applications based upon the
Regulations. requirements established by these Regulations:

d. Enforcement of the requirements established by a. Concept Plan

these Regulations.
b. Site Plan
4.1.2 Summary of Review Authority
c. Building Permit
Nakheel hereby establishes the Al Furjan Development
Control Regulations Administrator (DCRA) and a 4.2.3 Staff Duties on Behalf of Development Review
Development Review Board (DRB) for the purpose of Board
administering the majority of activity
related to these Regulations. Table 4.4 Roles and In addition to duties described in Section 4.2.2, the DCRA
Duties, summarises the purpose of each entity. shall act as staff to the DRB providing the following
services:
4.1.3 Conformity with the Development Control
Regulations a. Accept, review, and recommend actions upon
Design Control Regulations Amendments, Master
No employee of Nakheel granted authority by these Plan Amendments, Variances, Exceptions, and
Regulations may approve or issue a permit for a Conditional Uses.
development application that does not meet the provisions
of these Regulations. Any approval or permit issued in b. Complete Findings of Fact for each decision reached
conflict with the provisions of these Regulations shall be by the Development Review Board.
considered null and void.
c. Respond to the applicant with Findings of Fact.

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4.2.4 Additional Duties b. Approve or deny proposed amendments to the
Development Control Regulations or the Master Plan,
Additional duties assigned to the DCRA include: as requested by an applicant, Nakheel staff, the
DCGA, or the DRB.
a. Conduct Pre-Application Meetings as needed with
potential applicants prior to formal submission. c. Hear appeal of any decision made by the DCRA.

b. Monitor and enforce the regulations established by

these Regulations.

c. Interpret the requirements of these Regulations.

d. Prepare and amend any forms and application

information to be utilised in the development review
and approval process.

4.3 Development Review Board

4.3.1 Designation

Nakheel shall designate a Development Review Board

(DRB) for purposes of approving or denying requests to
vary from the requirements of these Regulations, amend
the Regulations or Master Plan, or appeal a decision of the
DCRA.

4.3.2 Appointment

Nakheel shall appoint a panel consisting of no more than

five members to serve on the Development Review Board.
Three members of the DRB shall be regular members. Two
additional members shall serve as alternates. Meetings
of the DRB shall occur regularly on a basis that shall not
exceed once a month unless approved by the three regular
members of the DRB.

4.3.3 Powers and Duties

As noted in Table 4.4 Roles and Duties, the DRB shall be

charged with the following activities:

a. Review, approve, and deny applications for

Variances, Exceptions, and Conditional Uses
including the establishment of Findings of Fact.

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5.0 Administration and Procedures Pre-Application Meeting shall be to:
5.1.4 Prequalification of Consultants
5.1 General a. Familiarise the applicant with Nakheel, The Al
All engineering, architecture, and allied professionals Furjan Master Plan, the Development Control
5.1.1 Applications utilised in development of plans and implementation of Regulations, and any other requirements. The DCRA
the project must be licensed and registered by Nakheel to shall ensure that the potential applicant is aware of
Nakheel shall utilise a series of applications and perform work in Al Furjan. Approval of specific consultants the application process and the requirements that
processes to ensure that development activity or other to be used for a project must occur prior to submission of a must be met to receive project approval.
actions meet the overall goals of Al Furjan Master Plan Concept Plan or Site Plan Application.
and the specific requirements of the Development Control b. Allow the DCRA and potential applicant to
Regulations. The application process further serves as a 5.1.5 Application Checklists discuss the potential project. Discussion is intended to
tool for communication between the developer, or appli- ensure that applications for development are
cant, and Nakheel. Application forms shall be provided by Nakheel for submitted in an efficient manner and that
completion by any potential applicant. Section 6.0 the final product best meets the vision of the
5.1.2 General Development Plan Process Application Checklists includes a list of items needed from Master Plan and the requirements of these
an applicant as needed or appropriate. Regulations.
A single development planning process, as shown in Fig. 5-
A, Development Plan Process, shall be utilised by Nakheel 5.1.6 Additional Information c. Nakheel hereby establishes the Al Furjan
in all development-related activity in Al Furjan, including Development Control Regulations Administrator
new construction or alteration of existing structure, signs, The DCRA has the authority to waive information or to (DCRA) and a Development Review Board (DRB)
parking, or other amenities. request additional information as appropriate through- for the purpose of administering the majority of
out the process. Reasonable time required to obtain and activity related to these Regulations. Table 4.4 Roles
5.1.3 Simultaneous Submission of Applications provide additional information shall not be considered in and Duties, summarises the purpose of each entity.
meeting time requirements established by these Regulat-
A single development may require several applications prior ions. d. Evaluate the need for additional approvals. If
to approval of a building permit. To increase efficiency, the the DCRA determines that a proposed project will not
Development Control Regulations Administrator may permit 5.2 Common Review Requirements meet the requirements of these Regulations, the
an applicant to submit applications for approval to the same applicant may prepare to request a Variance or
development simultaneously, assuming that submissions 5.2.1 Pre-Application Meeting Exception. As an alternative, the applicant may
continue to follow the sequence described in Figure 5-A. request an amendment to the Development Control
As an exception, an applicant may submit a request for a Prior to submitting an application for consideration, a Regulations or Master Plan. Should the applicant opt
Variance, Exception, or Conditional Use simultaneous with potential applicant must request and attend a to apply for an amendment to the D e v e l o p m e n t
a Site Plan Application if the need for such an application is Pre-Application Meeting with the DCRA in order to Control Regulations or Master Plan, approval shall
already known to the potential applicant and the DCRA. proceed with the Pre-application Review Process as be necessary prior to submitting a Concept Plan
shown in Figure 5-B. The purpose of the or Site Plan.

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Fig. 5-A Development Plan Process Fig. 5-B Pre-Application Review Process

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5.2.2 Development Intent Questionnaire

To request a Pre-Application Meeting, a potential

applicant must complete and submit a Development Intent
Questionnaire. The Questionnaire shall be based
on the checklist included in Section 6.0 Application
Checklists and designed to provide the general information
needed to fulfil the purpose of the Pre-Application Meeting.

5.2.3 Review for Completeness

a. The DCRA is responsible for ensuring that each

application is complete for review and
consideration. Determination of Completeness shall be
made within 10 working days of submission
of any application.

b. In the event that the DCRA determines that an

application is incomplete, the applicant shall be
notified and given a specific period of time (such
as 10 working days) to resubmit the application.
If, upon expiration of the specified time period,
the applicant has not provided the requested
information, the application shall be rejected.

c. The DCRA is responsible for ensuring that each

application is complete for review and
consideration. Determination of Completeness shall
be made within 10 working days of submission
submission of any application.

5.2.4 Appeals

As noted in Table 4.4 Roles and Duties, and appeals

process is established in the event that an applicant feels
that denial was unjustified. All appeals of decisions rendered
by the DCRA shall be forwarded to the DRB for review and
consideration, including the reasons the applicant feels
the denial was in error. Similarly, all decisions of the DRB,
including appeals findings, will be reviewed and
Fig. 5-C Concept Plan Review Process
decided by Nakheel. As discussed in Section 4.0,
Review Authority, decisions by Nakheel shall be final.

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Fig. 5-D Site Plan Review Process Fig. 5-E Building Permit Review Process

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5.3 Concept Plan c. The DCRA shall notify the applicant of
final action, including approval or denial of the
5.3.1 Submission of Materials Application. One set of the plans marked
as approved or denied shall be accompanied by a
a. The applicant shall submit to Nakheel two sets of all letter and returned to the applicant while
design materials required in the Application the second set shall be similarly marked and
Checklists, as well as the Concept Plan Application. retained by Nakheel.

b. Generally, the Concept Plan shall conceptually d. The DCRA reserves the right to approve a
show to scale property boundaries, approximate Concept Plan with conditions,
location and dimensions of all structures, setbacks, assuming that such conditions serve to bring the
location and general information regarding signs, project into compliance with these Regulations.
parking areas, entry ways, topography, north
orientation, a description of mass requirements, e. If approval is conditional, the applicant may
landscaping, and schematic floor plans, and request a meeting with the DCRA to
elevations of at least three sides of all structures. discuss the conditions and request reconsideration.
Specific requirements are provided in Section 6.0 Following further review, the DCRA
Application Checklists. shall notify the applicant of
revisions, if any, to the final action.

c. An additional CAD file of the Concept Plan may 5.3.3 Time

be submitted as a supplement to required
materials. If submitted, the CAD file should be in a a. The DCRA shall approve or deny a
format that is acceptable to Concept Plan within 20 working days of receipt of the
Nakheel, including file format, separation of Application and determination of completeness.
design elements into layers, and clean line work. Notification of approval or denial shall be made
within 10 working days of final action, for a total
d. A spreadsheet summary of all development data, in of 30 working days.
compliance with the requirements of these
Regulations (such as plot area, built up area, and b. Upon approval, the applicant shall have no more
parking provision). than three months to submit a Site Plan
Application. Following three months, a Concept
5.3.2 Concept Plan Review Process Plan shall be considered expired. An extension
of time may be granted by Nakheel upon
a. The approval process shall follow the steps request.
highlighted in Fig. 5-C Concept Plan Review
Process and discussed throughout Section 5.0 c. If approval is conditional, the applicant shall be
Administration and Procedures. deemed to have agreed with all conditions unless,
within 30 working days, the applicant requests a
b. The DCRA shall review the Application in its meeting with the DCRA to review the decision.
ability to meet the vision of Al Furjan and the
requirements of these Regulations. If all d. Within 30 working days of meeting the
requirements are met, the DCRA shall applicant to discuss conditional approval, the DCRA
approve the Application. If additional information is shall notify the applicant of
needed, the DCRA shall request additional revisions, if any, to the final action.
information.

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or Exception is warranted, or if the project requires
5.4 Site Plan approval as a Conditional Use. If so, the DCRA will
notify the applicant of the need for approval by the
5.4.1 Submission of Materials DRB prior to approval of a Building Permit.

a. The applicant shall submit to Nakheel two sets d. The DCRA shall notify the applicant of final action,
of all design materials required in the Application including approval or denial of the Application. One
Checklists, as well as the Site Plan Application. set of the plans marked as approved or denied
shall be accompanied by a letter and returned to the
b. Generally, the Site Plan shall accurately show to applicant while the second set shall be similarly
scale property boundaries, location and dimensions marked and retained by Nakheel.
of all structures, all building wall elevations and
setbacks, parking areas, entry ways, topography, e. The DCRA shall provide the applicant with a list of
north orientation, a description of mass details, and various additional approvals and studies needed
detailed floor plans. A sign plan, and a landscape prior to Building Permit approval including, if needed
and open space plan, including irrigation, shall be completion of an Environmental Impact Assessment
incorporated into the Site Plan Application. Specific (EIA).
requirements are provided in Section 6.0 Application
Checklists. f. The DCRA reserves the right to approve a Site Plan
with conditions, assuming that such conditions serve
c. A CAD file of the Site Plan must be submitted. The to bring the project into compliance with these
CAD file should be in a format that is acceptable to Regulations.
Nakheel, including file format, separation of design
elements into layers, and clean line work. g. If approval is conditional, the applicant may request
a meeting with the DCRA to discuss the conditions
5.4.2 Minor Modifications to Approved Concept Plan and request reconsideration. Following
further Review, the DCRA shall notify the applicant of
The applicant may be permitted to make minor revisions, if any, to the final action.
modifications to the approved Concept Plan prior to Site
Plan Application. All said modifications should be noted for 5.4.4 Time
review by the DCRA.
a. The DCRA shall approve or deny a Site Plan within
5.4.3 Site Plan Review Process 30 working days of receipt of the Application
and determination of completeness. Notification of
a. The approval process shall follow the steps high approval or denial shall be made within 10 working
lighted in Figure 5-D Site Plan Review Process and days of final action, for a total of 40 working days.
discussed throughout Section 5.0 Administration
and Procedures. b. Upon approval, the applicant shall have no
more than three months to submit a Building Permit
b. The DCRA shall review the Application in its ability to Application. Following three months, a Site
meet the vision of Al Furjan and the requirements of Plan shall be considered expired. An extension of
these Regulations. If all requirements are met, the time may be granted by Nakheel upon request.
DCRA shall approve the Application. If additional
information is needed, the DCRA shall request c. If approval is conditional, the applicant shall be
additional information. deemed to have agreed with all conditions unless,
within 30 working days, the applicant requests
c. The DCRA shall determine if a request for Variance a meeting with the DCRA to review the decision.

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d. Within 30 working days of meeting the applicant to
discuss conditional approval, the DCRA shall
notify the applicant of revisions, if any, to the final
action.

5.5 Building Permit

5.5.1 Submission of Materials

a. Within 30 working days of meeting the

applicant to discuss conditional approval, the DCRA
shall notify the applicant of
revisions, if any, to the final action.

b. The Building Permit Application and all

drawings will be accompanied by approval
of all additional application and studies,
including requirements for Variance,
Exception, or Conditional Use by the DRB.

c. A CAD file of the Site Plan must be submitted as

a component of required materials. The CAD file
should be in a format that is acceptable to
Nakheel, including file format, separation of design
elements into layers, and clean line work.

5.5.2 Minor Modifications to Approved Concept Plan

The applicant may be permitted to make minor

modifications to the approved Site Plan prior to
Building Permit Application. All said modifications should be
noted for review by the DCRA. The DCRA reserves the right
to determine that proposed changes are beyond “minor
modifications” and reject such changes.

5.5.3 Building Permit Review Process

a. The approval process shall follow the steps high

lighted in Fig. 5-E Building Permit Review Process
and discussed throughout Section 5.0 Fig. 5-F Development Review Board Process
Administration and Procedures.

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and guests of Al Furjan. The DRB must also find that, due to
b. The DCRA shall conduct final review of the special conditions, literal enforcement of the Development
Application in its ability to meet the vision of Al Furjan Control Regulations would result in undue and unnecessary
and the requirements of these Regulations. If all hardship based upon the following criteria:
requirements are met, the DCRA shall approve the
Application. If additional information is needed, the a. Extraordinary conditions regarding the specific plot
DCRA shall request additional information. are such that strict enforcement of these Regulations
c. The DCRA shall notify the applicant of final action, would deprive the applicant of reason able use of the
including approval or denial of the Application. One plot.
set of the plans marked as approved or denied shall
be accompanied by a letter and returned to the b. The Variance would not be detrimental to the health,
applicant while the second set shall be similarly welfare, safety, morals, order, convenience, or
marked and retained by Nakheel. prosperity of surrounding residents, investors,
employees, and guests of Al Furjan.
d. Upon receipt of an approved Building Permit, the
applicant may begin construction. c. The conditions are unique to this site and do not
apply to other locations found in the same Block
5.5.4 Time Type.

a. The DCRA shall approve or deny a Building Permit d. The extraordinary conditions have not been created
within 30 working days of receipt of the Application as a result of actions by the applicant.
and determination of completeness. Notification of
approval or denial shall be made within 10 working e. The Variance would be consistent with the spirit and
days of final action, for a total of 40 working days. intent of Al Furjan Master Plan and these
Regulations.
b. Upon approval, the applicant shall have no more
than three months to utilise an approved Building f. Condition of the site and enforcement of these
Permit. Following three months, if the applicant has Regulations would prohibit and unreasonably restrict
not initiated construction or is otherwise the use of the plot.
unable to prove progress, the Building Permit shall be
considered expired. An extension of time may be 5.6.3 Variance Process
granted by Nakheel upon request.
a. The approval process shall follow the steps high
5.6 Variance lighted in Figure 5-F Development Review Board
Process and discussed throughout Section 5.0
5.6.1 Submission of Materials Administration and Procedures.

Generally, the Application shall include all materials b. The DCRA shall complete a report to the DRB
required to indicate the requested Variance. If submitted as including an overview of the request for
part of the Development Plan process, materials submitted Variance, a recommendation of approval or denial, and
for Site Plan review will largely be sufficient. proposed findings of fact to support the
recommendation.
5.6.2 General Criteria
c. The DRB shall consider the recommendation of the
The DRB may issue a Variance from the requirements of DCRA and determine final action, including approval
the Development Control Regulations if such action is not or denial of the Application and specific findings of
contrary to the interests of residents, investors, employees, fact.

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the Development Control Regulations if such action is not
d. The DCRA shall notify the applicant in writing of final contrary to the interests of residents, investors, employ-
action, including approval or denial of the ees, and guests of Al Furjan. The DRB must also find that
Application. special conditions proposed by the applicant, while not in
compliance with all requirements of the Development
e. The DRB reserves the right to approve a Variance Control Regulations, are more or equally appropriate
with conditions, safeguards, or restrictions as toward meeting the spirit of the Master Plan and the
needed to address any adverse impacts resulting Regulations. Approval of the Exception shall be based upon
from the Variance. the following criteria:

5.6.4 Time a. The proposed project remains compatible with

surrounding land uses and is not detrimental to the
a. The DCRA shall submit a report to the DRB within health, welfare, safety, morals, order, convenience,
30 working days of receipt of the Application and or prosperity of surrounding residents, investors,
determination of completeness. employees, and guests of Al Furjan.

b. The DRB shall take final action on the Application for b. The proposed Exception would provide an equal or
Variance within 30 working days of receiving the greater means of meeting the purposes of these
report from the DCRA. Notification of approval or Regulations than literal enforcement of existing
denial shall be made within 10 working days of final requirements.
action, for a total of 40 working days.
c. The extraordinary conditions proposed by the
c. Upon approval of a Building Permit, the applicant applicant are unique to the project or the site.
shall have no more than three months to utilise an
approved Variance. Following three months, if the d. The Exception would be consistent with the spirit
applicant has not initiated construction or is and intent of the Al Furjan Master Plan and these
otherwise unable to prove progress, the Variance Regulations.
shall be considered expired. An extension of time
may be granted by Nakheel upon request. 5.7.3 Exception Process

5.7 Exception a. The approval process shall follow the steps high
lighted in Figure 5-F Development Review Board
5.7.1 Submission of Materials Process and discussed throughout Section 5.0
Administration and Procedures.
Generally, the Application shall include all materials required
to indicate the requested Exception. If submitted as part of b. The DCRA shall complete a report to the DRB
the Development Plan process, materials submitted for Site including an overview of the request for Exception, a
Plan review will largely be sufficient. recommendation of approval or denial, and proposed
findings of fact to support the recommendation.
5.7.2 General Criteria
c. The DRB shall consider the recommendation of the
The DRB may issue a, Exception from the requirements of DCRA and determine final action, including approval
or denial of the Application and specific findings of
fact.

d. The DCRA shall notify the applicant in writing of final

action, including approval or denial of the

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Application. if the applicant has not initiated construction or
5.8.2 General Criteria is otherwise unable to prove progress, the Conditional
e. The DRB reserves the right to approve an Exception Use shall be considered expired. An extension of
with conditions, safeguards, or restrictions as The DRB may issue approval of a Conditional Use if the time may be granted by Nakheel upon request.
needed to address any adverse impacts resulting proposed project meets the criteria established.
from the Exception. 5.8.5 Runs with the Use
5.8.3 Conditional Use Process
5.7.4 Time Unless otherwise specified in the approval by the DRB, a
a. The approval process shall follow the steps high Conditional Use applies only to the specific use or project
a. The DCRA shall submit a report to the DRB within lighted in Figure 5-F Development Review Board for which it is granted. No new use or project shall be
30 working days of receipt of the Application and Process and discussed throughout Section 5.0 permitted to utilise the Conditional Use without prior
determination of completeness. Administration and Procedures. approval by the DRB.

b. The DRB shall take final action on the Application for b. The DCRA shall complete a report to the DRB 5.9 Development Control Regulations Amendment
Exception within 30 working days of receiving the including an overview of the request for Conditional
report from the DCRA. Notification of approval or Use, a recommendation of approval or denial, and 5.9.1 Request for Amendment
denial shall be made within 10 working days of final proposed findings of fact to support the
action, for a total of 40 working days. recommendation. A Development Control Regulations Amendment may be
requested by an applicant seeking Development Plan
c. Upon approval of a Building Permit, the applicant c. The DRB shall consider the recommendation of the approval, the DCRA, the DRB, or Nakheel. The
shall have no more than 3 months to utilise an DCRA and determine final action, including approval authority to approve an amendment to these Regulations is
approved Exception. Following 3 months, if the or denial of the Application and specific findings of granted to the DRB, however, Nakheel retains the final
applicant has not initiated construction or is fact. authority and may chose to amend the Regulations without
otherwise unable to prove progress, the Exception d. The DCRA shall notify the applicant in writing of final DRB approval.
shall be considered expired. An extension of time action, including approval or denial of the
may be granted by Nakheel upon request. Application. 5.9.2 General Criteria

5.7.5 Runs with the Use e. The DRB reserves the right to approve a The DRB may amend the Development Control
Conditional Use with added conditions, safeguards, Regulations if the following criteria are met:
Unless otherwise specified in the approval by the DRB, or restrictions as needed to address any adverse
an Exception applies only to the specific use or project for impacts resulting from the Conditional Use. a. The proposed project amendment is not
which it is granted.
5.8.4 Time
No new use or project shall be permitted to utilise the
Exception without prior approval by the DRB. a. The DCGA shall submit a report to the DRB within
10 working days of receipt of the Application and
5.8 Conditional Use determination of completeness.

5.8.1 Submission of Materials b. The DRB shall take final action on the Application for
Conditional Use within 30 working days of receiving
Generally, the Application shall include all materials required the report from the DCRA. Notification of
to indicate the requested Conditional Use. If submitted as approval or denial shall be made within 10 working
part of the Development Plan process, materials submitted days of final action, for a total of 40 working days.
for Site Plan review will largely be sufficient.
c. Upon approval of a Building Permit, the applicant
shall have no more than three months to utilise an
approved Conditional Use. Following three months,

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detrimental to the health, welfare, safety, morals, to amend the Master Plan without DRB approval.
order, convenience, or prosperity of 5.10.2 General Criteria
surrounding residents, investors, employees,
and guests of Al Furjan. The DRB may amend the Master Plan if the following
criteria are met:
b. The proposed Amendment would provide an equal
or greater means of meeting the purposes of these a. The proposed project amendment is beneficial to the
Regulations than current requirements. orderly, efficient, and economic development of Al
Furjan and will enhance or protect the health,
c. The proposed Amendment is consistent with the welfare, safety, morals, order, convenience, or
Master Plan and will not adversely impact the prosperity of surrounding residents, investors,
mobility and infrastructure systems of Al Furjan. employees, and guests of Al Furjan.

b. The site or sites involved in the proposed

5.9.3 Amendment Process amendment are more suitable for uses and
standards permitted in the proposed Block than in
a. The DCRA shall complete a report to the DRB the current Block.
including an overview of the request for Amendment,
and a recommendation regarding the proposed c. The proposed Amendment is consistent with the
Amendment and potential impacts. Master Plan and will not adversely impact the
b. The DRB shall consider the recommendation of the mobility and infrastructure systems of Al Furjan.
DCRA and determine to approve, reject, or modify
the proposed Amendment. 5.10.3 Amendment Process

c. If the request to amend the Development Control a. The DCRA shall complete a report to the DRB
Regulations was submitted by an applicant for the including an overview of the request for Amendment,
Development Plan approval, the DCRA shall notify and a recommendation regarding the proposed
the applicant in writing of final action, including Amendment and potential impacts.
approval or denial of the amendment.
b. The DRB shall consider the recommendation of the
5.9.4 Time DCRA and determine to approve, reject, or modify
the proposed Amendment.
Upon approval an amendment to the Development Control
Regulations shall take place immediately upon final action c. If the request to amend the Master Plan was
by the DRB. submitted by an applicant for the Development Plan
approval, the DCRA shall notify the applicant in
5.10 Master Plan Amendment writing of final action, including approval or denial of
the amendment.
5.10.1 Request for Amendment
5.10.4 Time
A Master Plan Amendment may be requested by an
applicant seeking Development Plan approval, the DCRA, Upon approval an amendment to the Master Plan shall take
the DRB, or Nakheel. The authority to approve an place immediately upon final action by the DRB.
amendment to the Master Plan is granted to the DRB,
however, Nakheel retains the final authority and may chose

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provide a reasonable time for compliance.
5.11 Enforcement
b. The DCRA is hereby authorised to immediately
5.11.1 Compliance Required suspend activities without notice that cause
imminent destruction to property or injury to person.
a. No person may use, occupy, or develop a plot,
buildings, or other structures, or authorise or permit 5.11.4 Penalties
the use, occupancy, or development of a plot,
buildings, or other structures except in accordance Nakheel reserves the right to take all appropriate action
with all applicable provisions of these Regulations. and initiate proceedings to prevent unlawful construction, to
recover damages or to restrain, correct, or abate any
b. The developer of any building or a plot in violation violation of these Regulations. One or more of the
of these Regulations, as well as any following penalties may be assessed against any person
architect, builder, contractor, or other professional involved with violations of these Regulations:
consultant who may have assisted or contributed
to such violation shall be considered guilty a. Removal or correction of the violation at the owner’s
of a violation of these Regulations. expense.

c. Any use, arrangement, or construction differing from b. A fine up to Dhs. 1,000 for each day that a
officially approved plans shall be deemed in violation violation exists after the specified reasonable time
of these Regulations. provided by the Notice of Intent has expired, as
calculated from the date of issuance.
5.11.2 Responsibility of Enforcement
c. A one time fine for each occurrence of a violation
a. The DCRA is given authority on behalf of Nakheel to including:
enforce the requirements of these Regulations,
including the ability to monitor all development and 1,000 Dhs. upon the initial occurrence
operation of activities within Al Furjan. Nakheel shall 2,000 Dhs. upon the second occurrence
have ultimate authority for enforcement and shall 3,000 Dhs. upon the third occurrence
Impose penalties for violations of these Regulations 10,000 Dhs. upon any subsequent occurrence
as appropriate.
b. Any individual may make DCRA aware of potential d. Discontinuance of utility services until the violation
violations. To investigate a complaint, the DCRA has been addressed to the satisfaction of Nakheel.
must be provided a detailed account of the violation,
the period of occurrence, and if possible the alleged
responsible parties. All complaints e. Removal of a consultant from the register of
shall be maintained on record by the DCRA. consultants licensed to perform work in Al Furjan.

5.11.3 Notice of Intent f. In the case of a violation which endangers public

health and safety, arrest and detention for a period
a. Upon determination of a violation, the DCRA shall of time established by a court or jurisdiction.
give notice to the individual or individuals
responsible for the said violation with instructions for
discontinuance or compliance. The DCRA shall

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6.0 Application Checklists Anticipated Project Needs

6.1 Development Intent Questionnaire Contents - Indication of desired location in Al Furjan as well as
anticipated land requirements.
General Applicant Information - Project Development Services such as architecture,
landscape architecture, engineering, or site design
Applicant information to include: - Financial Services.
- Name
- Contact Information Time of Anticipated Construction and Completion
- Expatriate Status
- Estimated timeline for project to commence, as well as
Sponsor Information time of completion; key dates throughout the process, if
known, should also be included.
If applicant is an Expatriate, sponsor information is required,
including: 6.2 Master Form Contents
- Name of Agent/Sponsor
- Contact Information for Agent/Sponsor (address, General Requirements
telephone, fax, email)
- 2 copies of all materials
Construction Information - Drawings clearly labelled in the lower right hand corner
- Drawings to be folded to A4 size with labels clearly
Determine the type of construction activity to be carried out visible
such as:
- New Construction (of primary structure, accessory General Applicant Information
structure, parking, signs, or other amenities).
- Redevelopment or Alteration (of primary structure, Applicant information to include:
accessory structure, parking, signs, or other amenities). - Name
- Contact Information (address, telephone, fax,
Project Type e-mail)
- Expatriate Status
Determine the type of project expected to be developed - Development Application Tracking Number
according to:
- Type of Structure (Commercial, Residential Apartment, Sponsor Information
etc.)
- Type of Activities (Office, Residential, Restaurant, Hotel, If applicant is an Expatriate, sponsor information is
etc.) required, including:
- If one or more uses is expected to be a hotel, the number - Name of Agent/Sponsor
of units, staff, and food outlets that are to be provided. - Contact Information for Agent/Sponsor (address,
telephone, fax, email)
Concept
Action Requested
- Discussion of the concept for the project in as much
detail as needed or possible to aid in discussion during - Actions may include Approval for Concept Plan, Site
the Pre-Application Meeting; Plan, Building Permit, Variance, Exception, Conditional
- Illustrations or concept sketches, should be submitted Use, Development Code Text Amendment, or Land Use
with the Development Intent Questionnaire. Map Amendment

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allied professionals to be working on the project and
Construction Information certification that they have been licensed and registered
by Nakheel.
Indicate the type of project expected to be carried out such
as: Layout Plan (Scale of 1:1,000)
- New Construction (of primary structure, accessory
structure, parking, signs, or other amenities - Plan Title, Scale, North Arrow, Project Name, Address of
- Redevelopment or Alteration (or primary structure, Site, Applicant Name, Date
accessory structure, parking, signs, or other amenities) - Location of lot in relation to Al Furjan, and adjacent
development and streets
Project Type - Block Types in which the project and surrounding sites
are located.
Indicate the type of construction activity to be developed
according to: Site Plan (Scale of 1:200)
- Type of Structure (Commercial, Residential Apartment
etc.) - Plan Title, Scale, North Arrow, Project Name, Address of
- Type of Activities (Office, Residential, Restaurant, Hotel, Site, Applicant Name, Date
General Office, etc.) - Site dimensions, lot description, and reference
- If one or more uses is expected to be a hotel, the number coordinates
of units, staff, and food outlets that are to be provided. - Street pavement lines
- Setbacks
Concept - Location of proposed primary and accessory buildings
- Location and measure of parking area, type of parking,
- Discussion of the concept for the project as it has and points of access
evolved through the Pre-Application and Development - Location of services and facilities such as refuse
Plan process. containers and complimentary fencing/screening
- Existing features and proposed alterations to structures
Certifications or other feature of the site
- Existing and proposed site contours.
- Indication of the seal and certification of all architects,
engineers, and other allied professionals involved with Conceptual Architectural Details
the project as licensed and registered to work in Al Furjan
and certifying the authenticity, quality, and preparation of - Plan Title, Scale, North Arrow, Project Name, Address of
submitted document. Site, Applicant Name, Date
- Perspective or elevation renderings clearly showing the
6.3 Concept Plan Checklist proposed style, appearance, and form of all buildings
and improvements
Master Application Form - Description of techniques used to meet form and mass
standards of the Development Control Guidelines
Design Statement - Elevations (scale of 1:200) of a minimum streetscape of
- Discussion of the impact of the project on Al Furjan and three building faces for each structure
the methods used to meet the vision of the Master Plan - Notation of materials to be used on site including type,
and the Development Control Regulations. colour, texture, transparency, and location
- Floor and roof plans (scale of 1:200) indicating each roof
Documentation and floor, proposed uses, roof gardens, loggias,
penthouses, and location of mechanical equipment
- Table of architects, engineers, contractors, and other - Calculations of Floor Area Ratio and Maximum Lot

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Coverage - An estimate in litres of the total peak daily irrigation water
Conceptual Parking and Loading Plan (scale of requirements for all pro posed plantings based upon the
1:200) Conceptual Landscape Plan, including an estimate for
grass, if any
- Plan Title, Scale, North Arrow, Project Name, Address of
Site, Applicant Name, Date Optional CAD Files
- Calculations indicating the total number of parking
spaces anticipated for the project, the number of on- 6.4 Site Plan Checklist
street spaces adjacent to the project, and number of
bicycle spaces provided Master Application Form
- Site plan and elevations as needed to indicate
conceptual design of parking area including number of Design Statement
floors (if needed) below and above ground, parking and
lane dimensions, location of access, screening - Discussion of the impact of the project on Al Furjan and
techniques employed and details to ensure compatibility the methods used to meet the vision of the Master Plan
with the structure and site design and the Development Control Guidelines.
- Location and design of loading areas
- Space for vehicle stacking, if needed Documentation

Conceptual Sign Plan (scale of 1:200) - Table of architects, engineers, contractors, and other
allied professionals to be working on the project and
- Plan Title, Scale, North Arrow, Project Name, Address of certification that they have been licensed and registered
Site, Applicant Name, Date by Nakheel.
- Calculations indicating the amount of sign space and
type of permitted signs available to the project Layout Plan (Scale of 1:1,000)
- Anticipated location, dimensions, design, and type of
signs to be utilised throughout the site in relationship to If the project required a Concept Plan, then the Layout
plot lines, setbacks, structures, amenities, and the Plan for the Site Plan approval shall be the same with
streetscape changes incorporated from the Concept Plan process.

Conceptual Landscape Plan (scale of 1:200) - Plan Title, Scale, North Arrow, Project Name, Address of
- Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date
Site, Applicant Name, Date - Location of plot in relation to Al Furjan and adjacent
- Calculations of required landscaping and fencing development and streets
- Site Plan indicating the anticipated location, materials, - Block Types in which the project and surrounding sites
and type of landscape and fencing treatment, including are located.
roof gardens, plazas, court yards, and open spaces
- If fencing is required, the type of fencing that is to be Site Plan (Scale of 1:200)
employed, including materials and location
If the project required a Concept Plan, then the Site Plan
Service Requirement shall be the same with changes incorporated from the
Concept Plan process.
- Estimated infrastructural requirements to support staff,
utilities, and facilities - Plan Title, Scale, North Arrow, Project Name, Address of
Site, Applicant Name, Date
Estimated Irrigation Needs - Site dimensions, lot description, and reference
coordinates

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- Street pavement lines
- Setbacks
- Location of proposed primary and accessory buildings
- Location and measure of parking area, type of parking,
and points of access
- Location of services and facilities such as refuse
containers and complimentary fencing/screening
- Existing features and proposed alterations to structures
or other features of the site
- Existing and proposed site contours.

Grading and Drainage Plan (scale of 1:200)

- A site plan and two cross-sections through the site in

each main direction indicating existing and finished levels
with areas of cut and fill emphasised in shading;
Drainage flow on site plan must be shown to an
approved stormwater inlet or to an access way that leads
to a street

Detailed Architectural Details

- Plan Title, Scale, North Arrow, Project Name, Address of

Site, Applicant Name, Date
- Perspective or elevation renderings clearly showing
the proposed style, appearance, and form of all buildings
and improvements
- Detailed description of techniques used to meet form and
mass standards of the Development Control Regulations
- Detailed plans of each floor (scale of 1:100) of primary
and accessory structures including all development,

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improvements, or alterations; Roof plans shall be
included and accessory structures shall include carpark Detailed Landscape Plan (scale of 1:100)
structures and service facilities such as refuse areas; All
indoor and outdoor spaces shall be clearly delineated, - Plan Title, Scale, North Arrow, Project Name, Address of
including roof gardens and other required spaces Site, Applicant Name, Date
- Detailed elevations (scale of 1:100) of all building faces - Calculations of required landscaping and fencing
for each structure - Schedule of plants and materials to be incorporated into
- Two or more sections (scale of 1:100) drawn at right the project including name, quantity, and reference to the
angles through each structure and indicating internal and Landscape Plan
external floor levels, window sill heights, parapet heights, - Site Plan and section detail of location of landscape
penthouses, roof gardens, mechanical equipment, and treatments including trees, shrubs, ground cover, and
the relationship to surrounding structures lawns
- Detailed drawings shall include location of fences, walls, - Location and section detail of hard surface materials,
parking areas, signs, landscaping, and lighting for water features, and fencing to be located on the project
purposes of context and review site.
- Samples of materials to be used on site including type,
colour, texture, transparency, and location Irrigation Calculation
- Calculations of Floor Area Ratio and Maximum Lot
Coverage - Irrigation water demand calculations relating to the
proposed planting shown and described in the
Detailed Parking and Loading Plan (scale of 1:100) Landscape Plan, including the peak daily water
consumption as indicated in litres and calculated at the
- Plan Title, Scale, North Arrow, Project Name, Address of peak season of July
Site, Applicant Name, Date - Monthly projected irrigation water consumption figures
- Calculations indicating the total number of parking covering the effect of leaching and other off-season
spaces anticipated for the project, the number of on- practices
street spaces adjacent to the project, and number of - Irrigation site plan (scale of 1:200) indicating the
bicycle spaces provided location and capacity of the irrigation water storage tanks, tank
- Site plan and elevations as needed to indicate connections, and details of the distribution system
conceptual design of parking area including number of - A timetable for timing in relationship to irrigation of
floors (if needed) below and above ground, parking and landscaping at maturity.
lane dimensions, location of access, screening
techniques employed and details to ensure compatibility Utility Plan (scale of 1:200)
with the structure and site design
- Location and design of loading areas - Schedule and plan indicating coordinates, depths, levels,
- Space for vehicle stacking, if needed. and sizes of all pipes, conduits, and connections
regarding water (potable and for irrigation), waste water,
Detailed Sign Plan (scale of 1:100) electricity, telephone, and other utilities from points of
entry to the site to distribution including, if required,
- Plan Title, Scale, North Arrow, Project Name, Address of transformers, switch boxes, metres, and emergency
Site, Applicant Name, Date generator
- Calculations indicating the amount of sign space and
type of permitted signs available to the project Electricity Calculations and Diagrams
- Precise location, dimensions, design, and type of signs
to be utilised throughout the site in relationship to plot - Final electricity load calculations for the development
lines, setbacks, structures, amenities, and the streetcape expressed in KVA
- A single elevation depicting each permanent sign. - Detailed electrical diagrams indicating details of

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distribution and circuit breakers.

Refuse Plan

- Calculation of anticipated refuse to be accumulated as

well as provisions made for storage and disposal.

Construction Schedule

- Proposed time schedule for completion of the project as

initiated upon receiving an approved Building Permit
- Management plan describing the organisation of work to
be completed on the project in coordination with the
provided time schedule, including plans for onsite
supervisory personnel

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7.0 Glossary of Definitions Block: An area of land with a single zoning designation. regulations, JAFZA’s Building Regulations and Design
Guidelines. The permit allows building
Abutting: A common border with or being separated from Block Type: A category of blocks within which specific construction to commence following receipt of all necessary
such common border only by a roadway, easement, or development regulations assigned by these Regulations approvals.
right-of-way. shall apply.
Building, Primary: A building within which is conducted the
Access: The place or way by which pedestrians and Buildable Area: That portion of a plot upon principal use permitted on the plot, as provided by these
vehicles have a safe and usable ingress and egress which a building, structure, pavement, or other Regulations.
to a property or use. An unobstructed way or means of improvements may be placed that does not encroach into
approach to private entry to or exit from a property. designated areas such as setbacks, yards, and Built-up Area (BUA): The total horizontal area of all floors
easements. of the Building(s) measured from the exterior surface of the
Access Driveway: The area between the travelled outside walls including covered balconies and projections,
portion of a road and a parking lot used by motor vehicles for Builder: See Subdeveloper. garages, and any other construction on the plot, less the
access to and from a car park, but does not include an loading areas, uncovered car parking such as carports
aisle. Building: A permanently located structure having a and surface lots, outer lobbies, exterior swimming pools,
room supported by walls or columns but excluding any basement and podium floors designated for car parking
Accommodation Building: A use of premises for courtyard such structure may have provided, however, and services, mechanical roof services and uncovered
residential accommodation which does not comprise no form of fabric, tent, or vehicle shall be considered a balconies. In the case of party walls, built-up area shall
dwelling units. Also known as a multiple dwelling unit. building. be measured from the centre line of the party wall. See
Maxium Permissable Built-up Area.
Addition: An extension or increase in floor area or height of Building, Accessory: A building devoted to an accessory
a building or structure. use or structure that is complementary to the primary use Car Park: A building or structure consisting of more than
or structure. one level and used to temporarily store motor vehicles.
Adjacent: Abutting, directly connected to, or bordering.
Building Height: Building height is defined as: Change of Use: Any use which differs from the previous
Applicant: The person, party, or corporation applying for use of a building or plot.
approval or permission, normally understood to be the a. The vertical distance of a structure measured in
owner, leaseholder, or developer of the plot. number of stories beginning at ground level and Compound Wall: A construction, not considered a
including the ground floor, mezzanine, or any structure, which is designed for screening or enclosing.
Ancillary Use: A secondary use on a plot that level commonly considered a storey. Penthouses for Landscaping screens of a height of over 1 metre shall be
supports the principle land designated land use. For mechanical equipment, architectural feature considered a compound wall whereas random plantings of
example, a conference facility may be ancillary to a hotel. above the “top” of the structure, and any height shall not be considered a compound wall.
basements that are not more than 1.5
Ancillary Retail: A retail use which primarly metres above ground are not included. Concept Plan: An optional submission by the
operates to serve the needs of hotel visi- applicant conceptually describing the proposed project in the
tors and tourists and may include a boutique, b. The vertical distance of a structure measured in Development Plan process.
souvenier shop, jewellery store, currency exchange depot, metres beginning at the average elevation of the
specialty goods store. Ancillary retail must not have a gross finished grade of the sidewalk at the front of the Conditional Use: A use which has certain characteris-
floor area not exceeding 150 m². building to the top of the roof or parapet of the tics which may be detrimental to the surrounding area, but
highest storey of the structure. which may be permitted within a Block Type with designated
Apartment: Part of a residential building containing mitigation measures.
one or more rooms and a hall, having a minimum area Building Permit: An authorisation granted by the relevant Conference Facility: A use for carrying out small
of 10 m², designed and equiped to house one person or authorities certifying that the design of a proposed structure or conferences and meetings.
a number of people. It has a minimum of one place for development to be erected on a designated plot complies
preparing and cooking meals (kitchen) and one bathroom It is with all relevant provisions applicable to these Development Construction Plans: The maps, drawings, and
rented out as an independant unit. Control Regulations and the statutory building specifications indicating the proposed location and design
of improvements to be installed.

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Convenience Retail: A use of premises for a retail sales Dwelling: A building used as a residence that must include Floor Area: See Built-Up Area.
business not exceeding 100 m² that specialises in providing a kitchen sink, food preparation facilities, a bath or shower,
convenience goods including household grocery products, and a closet pan and wash basin. Floor Area Ratio (FAR): FAR is determined by dividing the
newspapers and magazines, can- built-up area of the building by the area of the plot; the ratio
dy, beverages and food items and is Dwelling Unit: One or more habitable rooms constituting is used to control the size of a building in relation to the size
characterized by a limited selection of prepared food items, a self-contained unit with a separate entrance and used or of its plot.
restricted hours of operation, and a rapid turnover of cus- intended to be used for living and sleeping purposes. Also
tomers. known as a single family residence. Frontage: Configuration of the façade of a structure,
including the ground floor.
Courtyard: A landscaped, outdoor open space surrounded Dwelling, Multiple Unit: A building divided into two or more
by walls or fences or other materials utilised to establish a dwelling units, each of which is occupied or intended to be Frontage, Minimum Frontage Requirement: The
sense of boundary. occupies as a permanent home or residence. Also know as minimum amount of a plot’s length that is required to have
a multi-family residence. building mass. The requirement is typically expressed as
Density: The number of dwelling units per unit of the plot. a percentage of the frontage that must have mass within a
Easement: A grant of one or more of the prop- certain setback zone, as measured from the plot line (i.e.
Deep Planting: The planting of large shrubs and trees erty rights by the property owner to and/ or 80% from 3 metres requires that 80% of the length of that
within the natural ground of the site. for use by a statutory authority, the public, a side of the plot must have building mass not less that 3
corporation, or another person or entity. metres from the property line).
Development Control Regulations Administra-
tor (DCRA): Individual designated by Nakheel to be Egress: An exit. Function Room: A use of premises for the conduct of a
responsible for daily administration of the Development function, reception, conference or the like.
Control Regulations. Environment: The physical factors of the surroundings of
human beings including the land, water, atmosphere, Glare: Intense light that results in discomfort and/or a
Development: The construction, reconstruction, climate, sound, odours, tastes, the biological factors of reduction of visual performance and visibility.
conversion, erection, alteration, relocation, or enlargement animals and plants, and the social factor of aesthetics.
or any building or structure; any mining, excavation, or Grade: The elevation of the surface of the ground at any
landfill; and any land disturbance in preparation for any of Existing Use: The lawful use of a building, plot, or structure point on a site.
the above. at the time of the enactment of these regulations.
Grade, Finished Floor: The final elevation of the ground
Development Intent Questionnaire: Application to be Exception: Permission to depart from the design standards surface after man-made alterations, such as grading,
filled out by a potential applicant as the initiating step in the in the ordinance for reasons as described in Section 5.7 of grubbing, filling, or excavating, have been made on the
Development Plan approval process. these Regulations. ground surface.

Development Plan: A combination of applications and Façade: The exterior walls of a building. Gross Floor Area: See Built-up Area.
submissions to be submitted to Nakheel that are necessary
to gain approval for project construction. Feature: Fixtures, components, or appurtenances attached Habitable Room: Any room used for sleeping, living
to, contiguous to or otherwise related to a building, structure, or dining purposes, excluding such enclosed places as
Development Review Board (DRB): Entity selected or property including without limitation, materials, overlays, kitchens, closets, pantries, bath or toilet rooms, hallways,
by Nakheel to be responsible for approval or denial of moldings, sculptures, fountains, light fixtures, windows, and laundries, storage spaces, utility rooms, and similar
items requiring possible variation or alteration of these monuments. spaces. Habitable rooms can be defined as bedrooms,living
Regulations. The Development Review Board also and dining rooms.
arbitrates any appeal of the Development Control Fence: For the purposes of these Development Control
Regulations Administrator that is in dispute. Regulations, synonymous with Compound Wall. Hardscaping: Paved landscape treatments.

Driveway: An access to a required off-street parking facility Findings of Fact: Statement of facts upon which a Height: The distance in metres measured in a vertical axis
or an off-street loading area. decision by the Development Review Board has been from any point of natural ground level, measured from that
reached. finished ground level to the underside of the ceiling of the

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topmost level of a building, or in the case of a structure, to such vehicles when required off-street parking spaces are c. an organisation’s office based administrative
the highest point of the structure. filled. functions.

Hotel Establishment: Hotel, motel or hotel serviced Loggia: A patio or other open space on the top floor(s) of Open Lot: See Surface Parking Lot.
apartment. a building.
Parking, Off-street: An off-street parking space consists of
Hotel: A use of premises for short-term residential Lux: A measurement of light falling on a given surface. One a space adequate for parking an automobile with room for
accommodation in serviced rooms which are primarily Lux is one lumen per square metre. opening doors on both sides together with properly related
for the travelling public. The term includes any ancillary access to a public street, including manoeuvring room.
function room, restaurant, retail, reception room, Master Plan: The official Al Furjan Master Plan.
conference facility, and caretaker’s residence on the site. Permitted Uses: Any use allowed by right within a given
Maxiumum Permissable Built-up Area (BUA): Block Type.
Impervious Cover: Any hard-surfaced, man-made area The total gross permissable BUA is in respect of the plot as
that does not readily absorb or retain water, including but identified in Paragraph 4 of the Particulars Plant Materials: Living trees, shrubs, vines, ground covers,
not limited to building roofs, parking, and driveway areas, of the Plot Sale and Purchase Agreement sod, and flowering annuals, biennials, and perennials
gravelled areas, sidewalks, and paved recreation areas. and calculated in accordance with the FAR. adapted to the environment of Dubai.

Improvement: Any building, structure, place, fence, gate, Mezzanine Space: Intermediate floor just Plot: A piece, parcel, or plot of land occupied by or to be
landscaping, tree, wall, car park, or other object constituting above the ground floor, limited to office/storage. occupied by one principal building, its accessory buildings,
a physical feature which is not a natural feature. and frontage on a street.
Mixed-Use: Mixed use refers to the combining of retail/
Ingress: An entry. commercial and/or service uses with residential or Plot Area: The total extent of surface, measured in a
office use in the same building or on the same plot. This horizontal plane, within the plot lines of a plot.
Intersection: The crossing of two or more roads at grade. can mean some combination of residential, commercial,
office, institutional, or other uses. Plot Coverage: See Site Coverage.
JAFZA: Jebel Ali Free Zone Authority.
Multi-Family Residence: See Dwelling, Multiple Unit. Plot Frontage: That portion of a plot which abuts a road.
JAFZA Building Regulations and Design Guidelines:
Being the latest JAFZA regulations that will be applicable at Native Plant: Any species that is indigenous within the Plot Line: Any line bounding a plot as herein defined, also
the time of application for a building permit. local region. referred to as parcel line.

Landscaping: The treatment and maintenance of a Natural Ground Level: The elevation of the surface of the Plot Line, Front: A line separating an interior plot from a
property or yard area with a combination of vegetation existing ground at any level on the footpath abutting the street. In the case of a corner plot, the orientation of existing
(ground cover, plants, shrubs, or trees), natural elements plot. or proposed development shall be used to determine which
(brick, rocks, or water), and other natural or decorative plot line shall be considered the front.
features (walkways, walls, pools, fountains, or benches). Noise: Any undesirable audible sound.

Occupied: Arranged, designed, built, altered, converted, Plot Line, Rear: A plot line which is opposite and most
Landscape Plan: A plan submitted as part of a package rented, leased, occupied, or intended to be occupied. distant from the front plot line. In the case of an irregular
for Development Plan approval indicating the proposed plot, the rear plot line shall be an assumed line parallel to
landscape development, irrigation system, and walls. Office: A use of premises for an administrative, clerical, and at the maximum distance from the front plot line.
technical, professional or other business purpose where
Land Use Diagram: The official zoning map of Al Furjan the principal activity provides: Plot Line, Side, Adjacent to Street: The plot line facing
that identifies Block Types that are subject to the specific the second most active street abutting the parcel.
use and these Development Regulations. a. business or professional advice and services; or Plot Line, Side, Interior: All parcel lines that do not abut a
b. services or goods that are not physically on the right-of-way or qualify as a rear are defined as interior side
Loading Areas, Off-street: Space logically and premises; or parcel lines.
conveniently located for bulk pickups and deliveries, scaled
to delivery vehicles expected to be used, and accessible to
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Podium: The base of the building which is complementary proposed building. attention to an activity, product, place, person, or business.
to the existing continuous streetscape and is designed to fit
in with the building scale. Screening: A method of visually obscuring nearby Sign, Awning: A sign that is mounted, painted, or attached
structures or land uses (car park, outdoor storage) from to an awning, canopy, or marquee.
Private Open Space: Outdoor area dedicated to a single another with the use of one or a combination of fencing,
unit in a multi-family residence. walls, dense vegetation, or mound treatments. Sign, Flashing: A sign having a conspicuous and
intermittent variation in the illumination.
Public Facilities: Services or facilities provided by Shared Open Space: Outdoor area for communal use by
government or government agencies for the benefit of the residents in a multi-family residence. Sign, Illuminated: Any sign designed to emit or brightly
general public and to which the public will have access. reflect artificial light.
Showroom: Any place that is set aside for commercial
Remodeling: The refashioning or alteration (whether use such as displaying goods to be marketed wholesale or Sign, Pedestal: A sign that is mounted on one or more
structural or not) of a building or structure without its retail. The showroom frontage that is facing the road should freestanding poles or other support so that the bottom edge
established use being changed. not be less than 10 metres wide. of the sign face is more than 0.5 metres from contact with a
solid base or the ground. Also Sometimes known as a “pole
Residential Apartment: A dwelling unit occupied or Semi-private: An area that is intended to be used by the sign.”
intended to be occupied for single occupancy or family tenants, owners, guests, and/or employees of a plot. True
unit use. Apartments may be owned (by an owner- public access is not implied by this term. Sign, Projecting: A sign that is partially or wholly
occupier) or rented. dependant upon a building for support and that project more
Setback: A line established by Development Control than 30 centimetres from such building.
Restaurant: A use of premises for providing meals or Regulations, generally parallel with and measured from the
refreshments on a regular basis to the public for con- front plot line, defining the limits of a plot in which no build- Sign, Temporary: A sign or advertising display
sumption on site or fast food takeaway. This includes ing, accessory building, or structure may be located above constructed of cloth, canvas, fabric, wood, or other light
outdoor dining which may or may not be located within the ground. material intended to be displayed for a short period of
the plot boundaries. Examples include restaurant, café, time.
coffee shop, tea room, take away shop and fast food Setback, Rear: A setback extending the full width of the
outlet. Drive through fast food oulets are prohibited at Al plot in the area between the rear plot line and the rear Sign, Tower: A large scale sign that is mounted near
Furjan. building line. the top of a tower that is generally used as a means of
identifying an important tenant or the name of a facility.
Retail: A use of premises for the display and sale of goods Setback, Side: A setback extending the full width of the
to the public. The term includes: plot in the area between a side plot line and a side building Sign, Wall: Any sign posted or painted and suspended from
a. a hairdressing salon, barber shop, video line. or otherwise affixed to the wall of any building or structure
library, real estate agency, bank, credit union, in an essentially flat position or with the exposed face of the
retail bakery and hot bread shop and internet café; and Site Coverage: The percentage of the area of a plot, sign in a plane approximately parallel to the plane of such
which is occupied by buildings or structures. In these wall.
b. premises having a gross floor area not less than Regulations, site coverage shall include all covered
100 m² and not exceeding 30% of the ground floor portions of the site, such as: covered portions of Sign, Window: Any sign that is placed inside a window,
area. balconies and projections; all car parking and manou- upon the window, or upon the window pane or glass, and
vering areas; covered paths, skylights, loading is intended to be visible from the exterior of the window.
Right-of-Way: A strip of land acquired by reservation, areas, service floors, swimming pools, terraces, and any Merchandise displays shall not be considered a window
edication, or condemnation and intended to be occupied by other constructions on the plot of land. sign.
a road, crosswalk, sidewalk, railroad, electric transmission
lines, oil or gas pipeline, water line, sanitary or storm sewer, Sign: Any device designed to inform or attract the Single Family Residence: See Dwelling Unit.
and other uses for the public benefit. attention of a person not on the premises on which the sign is
located. Any structure, wall, natural object, or other device Site Plan: A required submission by the applicant
Setback: The space, distance or dimension between the used for visual communication which is visible from any accurately describing the proposed project in the
boundary of a plot and the external wall of an existing or street or means of access and is used to advertise or direct Development Plan process.

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Softscaping: Naturalistic landscape treatments that Wall, Solid: A compound wall between 1.75 and 2 metres
includes, trees, shrubs, grass, and other plantings. in height.

Storey: The space within a building which is situated Wall, Open: A compound wall between 1.25 and 1.25
between one floor level and the floor level next above, or metres in height that is comprised of two regulated zones.
if there is no floor level above, the ceiling or roof above.
A level used partly or solely for parking is included as a Xeriscaping: A landscaping method developed to conserve
storey, other than basement or semi-basement parking water in arid areas.
which is excluded.
Yard, Front: The area from one side plot line to the
Street: A right-of-way which has been improved and is other side plot line and between the primary structure and
intended for motor vehicle traffic and provides access to the street on which the plot fronts. On a corner plot (plots
property. abutting two or more streets at their intersections), the front
yard shall face the most active street abutting the plot.
Subdeveloper: Any builder, contractor, developer, or other
company which purchases parcelled land or development Yard, Rear: A space extending across the full width of the
blocks from Nakheel for the purpose of building upon the plot between the principal building and the rear plot line and
property. All structures of these Development Regulations measured perpendicular to the building to the closest point
apply to a subdeveloper. For the purposes of these of the rear plot line.
Regulations, subdeveloper is synonymous with Builder.
Yard, Side: A space extending from the front yard to the
Surface Parking Lot: An area of open land other than rear yard between the principal building and the side plot
a road, used or intended to be used to provide space for line measured perpendicular from the side plot line to the
parking or storage of motor vehicles, including parking closest point of the principal building.
spaces, loading spaces, manoeuvring aisles, and other
areas providing access to parking or loading spaces.

Temporary Use: A use established for a limited duration

with the intent to discontinue such use upon the expiration
of the time period.

Trellis: A frame of latticework designed for purposes of

providing visual appeal and shade along pedestrian
corridors of Al Furjan.

Variance: Permission to depart from the literal

requirements of these Regulations, where such a
variance would not be contrary to the public interest and
where the literal enforcement of the ordinance would result in
unnecessary hardship.

Wall: See Compound Wall.

Wall, Low: A compound wall between 1.0 and 1.25 metres

in height. Refer to Section 4.6.02.02.

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APPENDIX A - Commercial Zone Materials and
Colour Palette List
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APPENDIX B - Residential Apartment Zone
Materials and Colour Palette List
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APPENDIX C - Examples of Directional Signage and Dimensions
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APPENDIX D - Examples of Building Identification Signage
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