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THE PALM JUMEIRAH DEVELOPMENT CONTROL REGULATIONSVOLUME 3
REVISION 4.0, JUNE 2005
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CONTENTS
Part A Development Control and
Administration
1 Introduction
2 Administration of the Development
Control Regulations
3 The Development Application and
Approval Process
4 Zoning Districts
5 General Development Provisions
6 Building Regulations
7 General Administrative Procedures
Part B Design Guidelines
1 The Crescent
2 The Trunk and Village Centre
3 The Fronds and Spine
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A
THE PALM JUMEIRAH DEVELOPMENT CONTROL REGULATIONSPART A - DEVELOPMENT CONTROL AND ADMINISTRATION
REVISION 4.0, JUNE 2005
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CONTENTS
Part A Development Control and
Administration
1 Introduction
1.1 Preamble
1.2 Aims and Objectives of the Regulations
1.3 Structure of the Regulations
2 Administration of the Development
Control Regulations2.1 Development Control Authority
2.2 Other Relevant Authority Approvals
2.3 Minimum Requirements
2.4 Interpretation
3 The Development Application and
Approval Process
3.1 Development Requiring a Development
Approval
3.2 Pre-Application
3.3 Concept Proposal Stage
3.4 Detailed Proposal Stage
3.5 Criteria for Reviewing Development
Applications
4 Zoning Districts
4.1 Establishment of Zones
4.2 Zoning Map
4.3 Development Requirements
5 General Development Provisions
5.1 General Requirements
5.2 Accessory Structure or Use
5.3 Temporary Uses and Structures
5.4 Signs
5.5 Off-Street Parking and Loading
5.6 Landscaping, Walls and Fences
6 Building Regulations
6.1 Overview
6.2 Application for a Building Permit
6.3 Applicable Building Standards
6.4 Organisation, Administration and Enforcement
6.5 Eligible Contractors
6.6 Duties of Developer after Issurance of a
Building Permit
6.7 Maintenance, Additions and Changes
7 General Administrative Procedures
7.1 Powers and Duties
7.2 Development Application Administrative
Procedures
7.3 Appointment and Pre-Qualification of
Consultants
7.4 Zoning Map Changes
7.5 Regulation Amendment
7.6 Variances
7.7 Exceptions
7.8 Enforcement and Violations of these
Regulations
Table Index
Table 4.1 Zones
Table 4.2 Zoning Main Development Zones
Table 4.3 Zoning Other Zones
Table 5.1 Signage Requirements
Table 5.2 Parking Requirements
Figure Index
Figure 1.1 Schematic Perspective of the Palm,
Jumeirah
Figure 3.1 Development Application and Approval
Process
Figure 4.1 Zoning Map
Figure 4.2 Navigation Control Areas
Figure 5.1 Parking Dimensions
Figure 5.2 Location and Design of Off-Street LoadingAreas
Figure 7.1 Administration Control Procedures
Appendices
A Contents of a development application
B Definitions
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1. INTRODUCTION
1.1 Preamble
The statements, procedures, requirements,
development standards and guidelines contained in
this document shall be known as the Palm Jumeirah
Development Control Regulations and will be herein
referred to as the Development Control Regulations
or simply the Regulations.
The Regulations set out the requirements for the
use and development of land, water, structures andadvertising signs within Palm Jumeirah. Any proposal
for use and development of land or sea within Palm
Jumeirah must have regard to the controls and
requirements specified by these Regulations.
The Regulations constitute regulations for the
purposes of agreements for the sale and purchase of
property between Nakheel L.L.C. (Nakheel) and the
purchaser/developer.
The Regulations reflect and recognise that prior
approval of development has been given for many of
the lots on Palm Jumeirah.
1.2 Aims and Objectives of theRegulations
Aims
The overall aims of the Regulations are:
- The provide a clear and consistent framework within
which decisions about the use and development of
Palm Jumeirah can be made; and
- To allow for the orderly development of Palm
Jumeirah in accordance with the Palm Jumeirah
Master Plan (as updated).
Objectives
The objectives of the Regulations are to protect:
- The public health, safety, convenience, order,
prosperity and the general welfare of the community
visiting or residing on the Palm;
- The amenity of the Palm; and
- The environment of and around the Palm.
These objectives are achieved by regulating land use
and development. Development includes matterssuch as:
- the height and size of buildings and other
structures;
- the percentage of a lot that may be occupied;
- the size of lots, yards, courts and other open
spaces;
- the location and use of buildings and related
structures;
- the appearance of building and structures;
- the adequancy of onsite parking access and
loading area; and
- regulation of the amount, location and size of
outdoor advertising and signs.
Land use is controlled through the designation of land
use zones for commercial, retail, residences and other
purposes, and a process of requiring applications for
development.
1.3 Structure of the Regulations
The Regulations consist of two parts:
- Part A Development Control and Administration
(this part): provides information on the application
of the Regulations; the development approval
and building permit process; zoning districts
and allowable uses; and general development
requirements.
- Part B Design Controls and Guidelines: provides
requirements, together with precedents andexamples, for the quality of design treatment at
each of the major precincts of the Palm Jumeirah
(the Crescent, Fronds/Spine, and Trunk/Village
Centre).
A schematic perspective of the Palm, Jumeirah is
shown on Figure 1.1.
2
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Figure 1.1: Schematic perspective of the Palm, Jumeirah
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2. ADMINISTRATION OF THE DEVELOPMENT CONTROL REGULATIONS
2.1 Development Control Authority
Nakheel will act as the development control authority
herein after referred to as the Authority. It will be
responsible for:
- Control of development within Palm Jumeirah;
- Establishing policies for, and regulating the use
and development of land, water, and structures
within Palm Jumeirah;
- Approving or rejecting applications for development
within Palm Jumeirah;
- Requiring compliance with the Regulations by
landowners and leaseholders;
- Recommending amendments to the Regulations;
- Interpreting the requirements of the Regulations for
landowners and leaseholders.
- Adopting and promulgating the Regulations;
- Establishing a Development Review Board
to consider and make recommendations on
development applications; and
- Ensuring that development is in compliance with
these Regulations.
In making its determinations and exercising any
discretion allowed under the Regulations the Authority
will shall have regard for:
- The Palm Jumeirah Master Plan and other plans
adopted by the Authority for the Palm Jumeirah
development; and
- All other applicable rules, technical codes, design
guides and regulations adopted by the Authority.
2.2 Other Relevant Authority Approvals
Nothing in these Regulations shall relieve the land
owner or developer of the responsibility for also
meeting the technical requirements of, and securing
relevant approval(s) or permit(s) from, any government
agency or entity or other third party having jurisdiction
over the development activities and the use of land,
including but not limited to:
- Jebel Ali Free Zone Authority (JAFZA);
- Dubai Municipality (DM);
- Dubai Electricity and Water Authority (DEWA);
- Dubai Ports Authority;
- Etisalat;
- Customs;
- Free Zone Authority; and
- The Department of Civil Defence.
Evidence of all such approvals, permits, NOCs or
other permissions shall be submitted to Nakheel in
advance of construction.
2.3 Minimum Requirements
The regulations contained in this document shall be
held to be the minimum r equirements. Developments
shall also comply with all relevant legislative
requirements of Dubai including, but not limited to,
Dubai Municipality standards and other Authority
standards. In the event of an inconsistency between
this document and other Dubai standards, the higher
(i.e. more stringent or restrictive) requirements shall
prevail. Where the applicability of this document
or other Dubai standards is unclear or open to
interpretation, the Authority shall be requested to
make a determination, and its determination shall be
final. Where no standards are set out in this document
or other relevant Dubai standards, internationally
recognised British or American standards shall be
adopted.
Any use or development shall comply with the
minimum requirements and:
1 Unless in compliance with the regulations:
a. No building, structure or land shall hereafter
be used or reused;
b. No buildings or structure or part thereof shall
hereafter be used or occupied; or
c. No building or structure or part thereof shall
hereafter be erected, constructed, reconstructed,
moved or structurally altered.
2 No building or other structure shall hereafter be
erected or altered to:
a. Exceed the permitted height, Gross Floor
Area, or bulk;
b. In the case of a workplace, house
or accommodate a greater number ofemployees;
c. Occupy a greater percentage of lot area; or
d. Have narrower or smaller rear yards, front
yards, side yards, or other open spaces than
herein required; or in any other manner contrary
to the provisions of this or dinance.
3 No part of a yard, or other open space, or off-
street parking or loading space required about or
in connection with any building for the purpose of
complying with this ordinance, shall be reduced
in area or amount or included as part of a yard,
open space, or off-street parking or loading space
similarly required for any other building.
4 No yard or lot existing at the time of introduction
of these Regulations shall be reduced in dimension
or area below the minimum requirements set forth
herein. Yards of lots created after the effective date
of these Regulations shall meet at least the minimumrequirements established by these Regulations.
5 Any structure damaged or destroyed may be
restored if that structure does not involve a
nonconforming use.
6 Whenever the requirements of this chapter are
at variance with the requirements of any other
lawfully adopted, rules, regulations, ordinances, or
resolutions, the most restrictive, or that imposing
the higher standards, shall apply.
7 No advertising sign shall be erected, altered
or displayed unless in conformity with these
Regulations.
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2.3.1 Development Approval and Building
Permit
Land, water, or structures shall not be used or
developed or site works performed, or advertising
signs erected, altered or displayed until the applicant
has first obtained development approval from the
Authority and until a building permit has been issued.
A development approval and building permit shall not
be issued for any plans that are not in accordance with
these Regulations unless exceptional circumstances
are clearly demonstrated.
2.3.2 Exemptions
Subject to the requirements of Section 2.2, the
following structures and uses shall be exempted from
the provisions of the Regulations:
1 Transformers, poles, wires, cables, conduits,
switchgear, duct banks, vaults, laterals, pipes,
mains, valves or other similar equipment for
distribution of electricity, gas or water, telephones
or other power or communication systems or the
collection and treatment of sewage or surface
water or waste water from the immediate vicinity.
This clause also includes desalination plants and
LPG storage.2 Bridges, causeways and similar infrastructure
facilities and their equipment located in a right-of-
way.
3 Streets, traffic lanes, pedestrian paths and their
public rights-of-way, except as otherwise stated in
the Regulations.
4 Navigation facilities except as otherwise stated in
these Regulations.
2.3.3 Utility Structures
Power substations, pump stations, GSM sites and
similar facilities shall be permitted in all zoning
districts subject to the approval of the Authority, as
evidenced by prior written approval. These and
other utility buildings shall be permitted in all non-
residential zoning districts (as defined in Part A ofthe Regulations), provided that they do not require
sites exceeding 1,000 m2. Such buildings shall be
screened and landscaped in accordance with Section
5.6 of Part A, and Part B of the Regulations.
2.4 Interpretation
If a question arises concerning discrepancies,
inconsistencies or ambiguities within the Regulations,
the Authority shall interpret the Regulations and
shall render a decision to clarify the question. The
Authoritys decision shall be final.
No discrepancy, inconsistency or ambiguity between
the provisions of any agreement for the sale andpurchase of property and these Regulations shall
render either inoperative. The agreement will take
precedence over Regulations.
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3. THE DEVELOPMENT APPLICATION AND APPROVAL PROCESS
The Development Application Approval process and
the Building Permit process taken together constitutes
the Planning Application and permission process
described in a Palm Jumeirah sale and purchase of
land agreement.
3.1 Development Requiring a
Development Approval
These Regulations specify the types of development
for which approval is required. Within the various l and
use zones (refer Section 4), specific uses may only be
permitted once approval is obtained.
The Authority may grant a development approval,
subject to such conditions as deemed necessary, for
any one of the uses or buildings listed in the zoning
tables (refer Section 4) as Development Requiring
Approval.
To obtain a development approval, a development
application must be submitted to the Authority. The
development application and approval process is
outlined below.
Section 4 provides information on the land use zones
into which Palm Jumeirah has been divided, and the
development controls which apply to each zone.
The development application process will consist of
three phases:
1. Pre-application (see section 3.2)
2. Concept proposal stage (see Section 3.3)
3. Detailed proposal stage (see Section 3.4)
Approval of the concept proposal is required to
proceed to the detailed proposal stage. If the detailed
proposal is approved, a development approval will
be issued to the applicant.
Documents that need to be submitted as part of the
development application (at both concept proposal
and detailed proposal stage) are listed in Appendix A.
Following granting of a development approval, a
building permit can be sought from JAFZA.
No site work, construction or occupancy of any
structure on site shall commence without an approved
building permit.
No building permit shall be granted by JAFZA without
the prior approval by the Authority of a development
application.
An overview of the development application and
approval process is provided in Figure 3.1.
3.2 Pre-Application
The Applicant is required to fill out a development
application form prior to obtaining permission to
proceed. Copies of the form are available from the
Authority.
The applicant is required to attend a pre-application
meeting with the Authority prior to preparation of the
concept proposal. The purpose of the pre-application
meeting is to discuss project concepts and to
familiarise the applicant with these Regulations and
related requirements affecting the project.
At the pre-application meeting, the Authority will
make available copies of these Regulations and other
development requirements.
3.3 Concept Proposal Stage
The documents to be submitted at concept proposal
stage are listed in Appendix A. These documents are
collectively referred to as the concept proposal and
consistute the concept plan referred to in the sale and
purchase agreement.
The concept proposal shall conceptually show to
scale property boundaries, approximate location and
dimensions of all structures and setbacks, advertising
signs, adjacent street rights-of-way, driveways and
parking areas, landscaped areas, topography, north
orientation, landscaping and schematic floor plan and
elevations of at least three sides of the development.
The Authority shall approve, disapprove, or request
additional information in relation to each application
for approval of the applicants concept proposal.
Three copies of the concept proposal shall be
provided.
An additional CAD file of the concept proposal
design documents must also be submitted. The CAD
file referred to above should be in AutoCAD (version
14 or later) format. It should layer separate design
elements and all line work should be clean, i.e. all line
segments should close, without under or overshoots.
3.3.1 Time Limits for Decision on the
Concept Proposal
The Authority shall make a decision on the application
for approval of the concept proposal within 60
days of receipt of the application with all required
information.
3.3.2 Request for Additional Information
Where the Authority has requested additional
information, the time for making its decision on the
concept proposal will be extended by the time taken
to submit the requested information from the date of
the original request.
3.3.3 Approval of the Concept Proposal
After the Authority has reviewed the concept proposal
and has been found it to be consistent with these
Regulations, and with any other adopted criteria and
standards, approval can be granted.
Upon approval of the concept proposal, the applicant
may proceed to the next stage of the development
application process the detailed proposal stage.
Approval of the concept proposal shall be evidenced
by a letter from the Authority authorising the
preparation of a detailed proposal, in accordance
with stamped concept proposal documents.
3.3.4 Expiration of Concept Proposal
Approval
In the absence of evidence of the Developer
proceeding to the detailed proposal stage, the
concept proposal approval will expire three months
after the date of approval unless otherwise extended
by the Authority.
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Figure 3.1: Development Application and Approval Process
THE DEVELOPMENT APPLICATION APPROVAL PROCESS THE BUILDING
APPROVAL PROCESS
AFFECTION PLAN
ISSUED BYNAKHEEL
APPLICANT OBTAINS
AUTHORITYAPPROVALS/NOCs
Submission of Permits, NOCs,documents to Nakheel
JAFZA BuildingPermit Approval
Pre-Application Meeting
NakheelDevelopment
Approval Notice
Preliminary Design
Stage
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3.4 Detailed Proposal Stage
Following approval of the concept proposal, the
applicant shall, within three months, submit three
copies of the detailed proposal to the Authority. The
documents to be submitted as part of the detailed
proposal are listed in Appendix A. These documents
are collectively referred to as the detailed proposal.
They constitute the site plan otherwise referred to in
the sale and purchase agreement.
The detailed proposal shall accurately illustrate
property boundaries, location and dimension of all
structures, all building wall elevations and setbacks,
advertising signs, adjacent street rights-of-way,
driveways and parking areas, topography, north
orientation, landscaping, and irrigation. Submission
of the detailed proposal shall also include drawings
and specifications of proposed signs as required by
these documents.
The Authority shall approve, disapprove, approve
with conditions, or request additional information
in relation to each detailed proposal application.
An approval of the detailed proposal will constitute
a development approval for the purpose of these
Regulations.
Three copies of the detailed proposal should be
provided.
One CAD file of the detailed proposal design
documents must be submitted with the application
for approval of the detailed proposal. The CAD file
referred to above shall be in AutoCAD (version 14 or
later) format. It shall layer separate design elements
and all linework shall be clean, i.e. all line segments
should close, without under or overshoots.
The documents submitted as part of the detailed
proposal stage of the application process will also be
used as part of the building permit approval process.
3.4.1 Environmental Impact Assessment
An Environmental Impact Statement (EIA) and Traffic
Impact Assessment (TIA) is required to be submitted
with applications at the detailed proposal stage, for
any development with the potential for significant
impacts on the environment, as determined by the
Authority.
The Authority will advise applicants when an EIA
and/or TIA is required to be submitted as part of the
detailed proposal, based on information provided at
the concept proposal stage.
An EIA shall include relevant information on the
project, the site and its surrounding areas, an
assessment of the potential environmental impacts
and any measures that will be employed to reduce
the potential for environmental impacts.
A TIA shall include assessments of land use and
population, and the associated traffic generation.
The impact of this traffic on surrounding roads and
transport system shall be stated.
3.4.2 Request for Additional Information
Where the Authority has requested additional
information, the time for making its decision on the
detailed proposal will be extended by the time taken
to submit the requested information from the date of
the original request.
3.4.3 Approval of the Detailed Proposal the
Development Approval
After the detailed proposal has been reviewed by the
Authority, and has been found to be consistent with
these Regulations and with any other adopted criteria
and standards, development approval be granted
with or without conditions. Approval of the detailed
proposal (and the granting of development approval)
shall be evidenced by a letter of approval from the
Authority with accompanying stamped proposal
documents. Upon receipt of a development approval,
the applicant may proceed to prepare the application
for a building permit application. Any conditions of
approval must be satisfied prior to commencement
of construction unless inconsistant with the terms of
the condition.
3.4.4 Time Limits for Decision on the Detailed
Proposal
A decision by the Authority on the detailed proposal
application shall be made within 60 days of receipt of
the application and all required information.
3.5 Criteria for Reviewing Development
Applications
The Authority shall review all applications for
development at Palm Jumeirah. The Authority will
refuse any application if the application does not
satisfy these Regulations.
In considering whether or not such application for
a development approval should be granted, the
Authority will give consideration to the effect of the
requested use on the environment, health, safety,
and general welfare of the property owners and the
residents of the area in the vicinity of the property in
question, and the residents and visitors of the Palm in
general. In considering the application, the Authority
shall take into account the following tests:
- The degree of conformity and compatibility with
the approved Master Plan for the Palm.
- Compliance with all applicable provisions of these
Regulations, including intensity of use regulations,
setback regulations and use limitations, and any
other regulations or requirements that may apply.
- The proposed development will not cause
substantial reduction to the amenity of the area, or
to the overall development of the Palm.
- The proposed development will not cause significant
impacts to the environment, including the quality
of surrounding waters; land or marine ecosystems;
the noise, air, and human environments.
- The location and size of the development, the
nature and intensity of the operation involved in or
conducted in connection with it, and the location of
the site with respect to streets giving access to it are
such that the development will not dominate the
immediate environment, preventing development
and use of neighbouring property in accordance
with the applicable zoning district Regulations.
- The size, floor area, mass, and general appearance
of the proposed structure in which the proposed
development is to be housed is compatible with
adjacent structures and buildings in the surrounding
properties and neighbourhood.
- Adjacent streets have the capacity to handle
increased traffic volumes both on a daily basis and
at peak times.
- Adequate access roads or entrance and exit
driveways will be provided to minimise traffic
congestion and hazards in public streets.
- Off-street parking and loading areas will be
provided in accordance with the standards set forth
in these Regulations.
- Adequate utilities, drainage, and other facilities will
be provided.
- The impact of night lighting in terms of intensity,
duration and frequency of use on adjacent
properties is minimised.
- The added noise created by activities associated
with the proposed use on adjacent properties is
minimised.
3.5.1 Conditions, Safeguards, and
Restrictions
In granting a development approval, the Authority
may impose such conditions deemed necessary to
minimise any potential impacts of the development.
3.5.2 Transferability
Development approvals are not transferable to new
tenants or operators.
3.5.3 Revocation
The Authority may revoke all or part of a development
approval if it is not put into use within 12 months of
the date of approval. The Authority may revoke a
development approval for failure to comply with the
Regulations and restrictions of this ordinance or the
requirements of the development approval.
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4. ZONING DISTRICTS
4.1 Establishment of Zones
For the purpose of these Regulations, the Palm
Jumeirah is divided into the zones listed in Table 4.1.
If required, and upon request, the Authority will
provide a precise delineation of the boundary of any
zone relative to a lot or a cadastral base map.
4.2 Zoning Map
The boundaries of the zones are identified on the
zoning map (see Figure 4.1). The zoning map forms
part of these Regulations. The areas shown as white
on the zoning map are beaches and open space that
are designated as unzoned land.
The logo islands and mainland base area are not
covered by these Regulations. They are the subject of
seperate provisions.
No change shall be made to the zoning map except
in conformity with the procedures set forth in these
Regulations.
4.3 Development Requirements
Tables 4.2 and 4.3 set out the purpose and specific
development requirements for each Zone.
4.3.1 Operations of zones
Zoning provisions have been prepared which outline
the purpose of each zone, development permitted
without development approval, development
requiring approval, prohibited uses, other limitations,
and design controls, as follows:
Column 1 Zone
The title of the zone (as marked on the zoning
map).
Column 2 Purpose
Describes the purpose of the zone, and the main
land use/s occurring within that zone.
Column 3 Development permitted without
development approval
Column 3 lists uses permitted within the zone
without additional conditions or requirements
being satisfied (unless otherwise specified). Any
use or development shall be consistent with the
Regulations.
Column 4 Development requiring approval
The Authority may approve an application for a
development listed in this column if it satisfies the
purpose of the zone, other limitations, the design
controls and any other requirements specified by
the Regulations. A column 4 use must obtain
approval from the Authority.
Column 5 Prohibited Uses
Column 5 outlines prohibited uses within each
zone. Any use not defined within columns 3 or 4 is
considered to be prohibited.
Column 6 Other Limitations
The zoning provisions also outline other
limitations, which apply to use and development
within each zone. This column outlines additional
limitations, which may affect the proposed use or
development.
Column 7 Design Controls
Each zone specifies additional controls, which
relate to any development, and need to be satisfied
as part of any use and development within that
zone on the Palm.
Unzoned Land
The roads and beaches are shown as unzoned
land on the zoning map. Development must not
be carried out on unzoned land without approval.
Notwithstanding, no approval is required for
development for the purposes of roads and/or
public utility installations.
In determining whether or not to grant approval to
an application for development on unzoned land,
the Authority must have regard to the objectives of
the zone abutting the unzoned land.
4.3.2 Design Controls for Zones
Part B of these Regulations includes detailed design
controls and guidelines as follows:
Division Zones Covered
1. The Crescent The Crescent (Zone H-2)
2. The Trunk/
Village Centre Village Centre Zone (Zone AC-1)
Local Activity Centre (the Golden
Mile) (Zone AC-2)
Local Activity Centre (Hotels and
Resorts) (Zone H-1)
Residential Trunk Zone (Shoreline
Apartments) (Zone R-3)
Table 4.1: Zones
ZONE SYMBOL DESIGNATION
R-1 Residential Fronds
R-2 Residential Spine
R-3 Residential Trunk(Shoreline Apartments)
AC-1 Trunk Village Centre
AC-2 Local Activity Centre(Golden Mile)
H-1 Hotels & Resorts Trunk
H-2 Hotels & Resorts Crescent
SU Open Space, Right of Wayand Public Utilities
W Waterways
3. The Fronds/ The Fronds (including Fronds Tip
Spine Estate, Fronds Standard Villa,
Fronds Garden Villa) (Zone R-1)
The Spine (Zone R-2)
4.3.3 Building Approval
It must be noted that any development within each
zone requires a separate building permit in addition
to a development approval (where required) prior
to the commencement of works.
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Figure 4.1: Zoning Map
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ZONE PURPOSE
DEVELOPMENT PERMITTEDWITHOUT DEVELOPMENTAPPROVAL
DEVELOPMENT REQUIRINGAPPROVAL
PROHIBITED USES OTHER LIMITATIONS
DESIGN CONTROLS
The Fronds R-1 This category includes villas andestates with sea frontage.
The purpose of the zone is:
- To provide for low densityresidential development in theform of detached and semi-detached family villas.
- To encourage high qualityresidential development thatreflects the relevant specifiedneighbourhood character.
Accessory Uses:Uses customarily ancillary to anyof the uses listed in this section, and subject to theconditions outlined in Section 5.2.
Cultural and Recreational Uses:Local Park/
Garden, Open Space.
Parking Uses:Off street parking shall be providedwithin residential plots in accordance with Table5.2 Parking Requirements.
Utility and Communication Uses:Public utility,radio-communication station, recycling depot.
Residential Uses:Detached and semi-detachedfamily villas.
Residential Uses:Dwelling unit for caretaker,gardener, watchman or similarly employed.
Jetties:Jetties for the temporary mooring of tip lotowners boats only, in locations nominated on themaster plan or agreed in advance with the Authority.
Any use not in Column 3 orColumn 4 of this table.
- All land uses and associated operations andactivities shall be conducted wholly inside abuilding except for parking and loading facilities.
- Storage may be maintained outside buildings if
separated from a public right-of-way by a suitablefence.
- No use shall involve the bulk storage of vegetableoil or fat, animal oil or fat, fish oil or meat, fish,grain, sugar, wax, scrap or waste materials.
- No use shall involve storage of goods or materialsor the placement of machinery or of refuse/garbage receptacles other than within a whollyenclosed building, unless adequately screenedfrom view by a suitable wall or fence restrictingpublic access.
- No structure or physical barrier will be allowedfrom individual plots to extend to the waters edgecausing interruption with the linear waterfront/beach edge easement.
- Development shall be in accordance with theDesign Controls and Guidelines in Part B.
- The site layout shall allow for parking of vehicles totake place within the boundary.
- Accessory and temporary uses and structures,signs, off-street parking, landscaping, walls andfences, shall be in accordance with Section 5.
- No impacts detrimental to the environment and/orthe health safety and general welfare of the publicshall be permitted outside the site boundaries.
The Spine R-2 This ca tegory inc ludes a reas ofexclusive townhouse dwelling types,to be integrated with the adjacentneighbourhood style.
The purpose of the zone is:
- To provide for medium densityresidential development in theform of multi-family units or townhouses.
- To encourage high qualityresidential development thatreflects the relevant specifiedneighbourhood character.
Accessory Uses:Uses customarily ancillary to anyof the uses listed in this section, and subject to theconditions outlined in Section 5.2.
Cultural and Recreational Uses:Local Park/Garden, Open Space.
Parking Uses:Off street parking shall be providedwithin residential plots in accordance with Table5.2 Parking Requirements.
Utility and Communication Uses: Public utility,radio-communication station, recycling depot.
Residential Uses:Attached dwelling.
Residential Uses:Dwelling unit for caretaker,watchman or similarly employed.
Office Uses:Provided the office is an accessory useto public security services uses.
Transportation and Storage Uses:Palm specialtransit (bus, mini-van, and boat) or taxi stationfacility.
Institutional Use:Mosque and a ssociated carparking.
Public Facilities:Municipal, police or fire station.
Any use not in Column 3 orColumn 4 of this table.
- All operations and activities shall be conductedwholly inside a building except for parking andloading facilities.
- Storage may be maintained outside buildings ifseparated from a public right of way by a suitablefence.
- No use shall involve the bulk storage of vegetableoil or fat, animal oil or fat, fish oil or meal, fish,grain, sugar, wax, scrap or waste materials.
- No use shall involve storage of goods or materialsor the placement of machinery or of refuse/garbage receptacles other than within a whollyenclosed building, unless adequately screenedfrom view by a suitable wall or fence restrictingpublic access.
- No structure or physical barrier will be allowedfrom individual plots to extend to the watersedge causing interruption with the linearwaterfront/beach edge easement. A continuouswalkway connecting adjacent properties shall bemaintained.
- Development shall be in accordance with theDesign Controls and Guidelines in Part B.
- The site layout shall allow for parking of vehicles totake place within the plot boundary.
- Accessory and temporary uses and structures,signs, off-street parking, landscaping, walls andfences, shall be in accordance with Section 5.
- No impacts detrimental to the environment and/orthe health safety and general welfare of the publicshall be permitted outside the site boundaries.
USE LIMITATIONS
Table 4.2: Zoning Main Development Zones
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ZONE PURPOSE
DEVELOPMENT PERMITTEDWITHOUT DEVELOPMENTAPPROVAL
DEVELOPMENT REQUIRINGAPPROVAL
PROHIBITED USES OTHER LIMITATIONS
DESIGN CONTROLS
The Trunk Residential Zone(Shoreline
Apartments) R-3
The purpose of the zone is toencourage the development of:
- Apartments for high qualitymulti-level medium to high density
residential development.
Accessory Uses:Uses customarily ancillary to anyof the uses listed in this section, and subject to theconditions outlined in Section 5.2.
Cultural and Recreational Uses:Local Park/
Garden, Open Space Institutional Uses; Mosque,Medical facility (provided that the facility is acces-sory to community uses).
Parking Uses:Off street parking shall be providedwithin residential plots in accordance with Table5.2 Parking Requirements. Designated surfaceparking areas will be provided at community rec-reational use areas and any approved permitted orspecial use area.
Utility and Communication Uses:Public Utility,radio-communication station, recycling depot.
Residential Uses:Multiple dwelling unit
Residential Uses:Dwelling unit for caretaker,watchman or similarly employed.
Office Uses:Provided the office is an accessory useto the public facilities uses.
Public Facilities:Municipal, police or fire station.
Service Uses:Motor vehicle petrol/fuel station.
Transportation and Storage Uses:Palm specialtransit (bus, mini-van, and boat) or taxi stationfacility.
Retail Uses:Small convenience grocery store, retailstore, (may be permitted as an accessory use only,to be integrated with community centre/clubhousein special designated, approved areas to the satis-faction of the Authority).
Any use not in Column 3 orColumn 4 of this table.
- All operations and activities shall be conductedwholly inside a building except for parking andloading facilities.
- Storage may be maintained outside buildings ifseparated from a public right of way by a suitablefence.
- No use shall involve the bulk storage of vegetableoil or fat, animal oil or fat, fish oil or meal, fish,grain, sugar, wax, scrap or waste materials.
- No use shall involve storage of goods or materialsor the placement of machinery or of refuse/garbage receptacles other than within a whollyenclosed building, unless adequately screenedfrom view by a suitable wall or fence restrictingpublic access.
- Development shall be in accordance with theDesign Controls and Guidelines in Part B.
- The site layout shall allow for parking of vehicles totake place within the boundary.
- No impacts detrimental to the environment and/orthe health safety and general welfare of the publicshall be permitted beyond the site boundaries.
- Accessory and temporary uses and structures,signs, off-street parking, landscaping, walls andfences, shall be in accordance with Section 5.
The Trunk VillageCentre Zone AC-1
The purpose of the zone is toencourage the development of:
- Retail businesses and shoppingcentre to serve local and regionalneeds for commercial goodsand services including thosefrequently needed by the residential
neighbourhood and tourist guests.- Limited high quality apartment
development.
- To provide adequate space formainstream community supportservices to the Palm Jumeirah.
- To provide boating marina servicesfor residents, guests, and marinamembers.
- To provide for limited public accessand use of those commercial/retailshops and marinas specificallydesignated for public use.
Accessory Uses:Uses customarily ancillary to anyof the uses listed in this section, and subject to theconditions outlined in Section 5.2.
Cultural and Recreational Uses:Local Park/Garden, Open Space, Boat Marina docks andboat storage.
Institutional Uses:Mosque, Medical facility(provided that the facility is accessory tocommercial uses) and utilities services authorityfacilities.
Office Uses:Bank, lawyer, general office (may bepermitted as accessory use only).
Public Facilities Uses:police or fire station, postoffice, parking area, parking garage, water taxi.
Commercial Retail Uses:shopping centre/grocery store, clothing and gift retail shops, foodand beverage shops/clubs (non alcohol unlessspecific application is approved).
Hotels/Resorts.
Transportation and Storage Uses:Marinas/boatberthing, Palm special transit (bus, mini-van, andboat) or taxi/bus terminal or courier depot.
Service Uses:Barber shop, catering establishment,beauty saloons, Laundromat/dry cleaner, photofinishing or photography studio, restaurant, andentertainment use.
Residential Uses:Multiple Dwelling Unit.
Any use not in Column 3 orColumn 4 of this table.
- No use shall involve the bulk storage of scrapor waste materials, lime, fertilisers, explosives,ammunition, fireworks, flares, paint, varnish,fungicides, pesticides, radioactive material etc.
- No use shall involve storage of goods or materialsor the placement of machinery or of refuse orgarbage receptacles other than within a wholly
enclosed building unless adequately screened fromview from any adjacent building, street or lane by asuitable wall or fence restricting public access.
- Office use shall not be permitted unless it is directlyrelated to, ancillary to and supportive of theprimary approved development on the same site.
- Development shall be in accordance with theDesign Controls and Guidelines in Part B.
- The site layout shall allow for parking andunloading of vehicles to take place within theboundary.
- Accessory and temporary uses and structures,signs, off-street parking and loading, landscaping,
walls and fences, and non-conforming uses shallbe in accordance with Section 5.
- No impacts detrimental to the environment and/orthe health safety and general welfare of the publicshall be permitted outside the site boundaries.
- A continuous seafront or canal public walkwayconnecting to adjacent plot walkways shall be keptopen and maintained.
USE LIMITATIONS
Table 4.2: Zoning Main Development Zones (contd)
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DEVELOPMENT PERMITTEDWITHOUT DEVELOPMENTAPPROVAL
DEVELOPMENT REQUIRINGAPPROVAL
PROHIBITED USES OTHER LIMITATIONS
DESIGN CONTROLS
The Trunk Local Activity Centre(Golden Mile) AC-2
The purpose of the zone is:
- To provide for entertainment andfood/beverage type restaurants andclubs.
- To encourage specialty retail shopscatering to tourism.
- To provide for limited high qualityapartment development.
Accessory Uses:Uses customarily ancillary to anyof the uses listed in this section, and subject to theconditions outlined in Section 5.2.
Cultural and Recreational Uses:Local Park/
Garden, Open Space, Temporary boat docks forpatron business access.
Public Facilities Uses:Police or fire station, postoffice.
Parking Uses:Off street parking shall be providedwithin residential plots in accordance with Table5.2 Parking Requirements. Designated surfaceparking areas will be provided at community rec-reational use areas and any app roved permitted orspecial use area.
Commercial Retail Uses:Clothing and gift retailshops, food and beverage restaurants/clubs (nonalcohol unless specific application is ap proved).
Residential Uses:Multiple Dwelling Unit.
Transportation and Storage Uses:The Palmspecial transit (bus, mini-van, and boat) or taxi/busterminal or courier depot.
Utility and Communication Uses:Recyclingdepot, waste transfer facility.
Recreational Uses:Public or hotel associatedbeach area on canal and related concession areas,boat rental facility.
Office Uses:Bank, lawyer, general office (may bepermitted as accessory use only).
Any use not in Column 3 orColumn 4 of this table.
- No development of physical barrier that preventsaccess along or from the linear shoreline easementof the canal (Canal Walk).
- No use shall involve the bulk storage of scrap
or waste materials, lime, fertilisers, explosives,ammunition, fireworks, flares, paint, varnish,fungicides, pesticides, radioactive material etc.
- No use shall involve storage of goods or materialsor the placement of machinery or of refuse orgarbage receptacles other than within a whollyenclosed building unless adequately screened fromview from any adjacent building, street or lane by asuitable wall or fence restricting public access.
- Office use shall not be permitted unless it is directlyrelated to, ancillary to and supportive of theprimary approved development on the same site.
- Development shall be in accordance with theDesign Controls and Guidelines in Part B.
- The site layout shall allow for parking andunloading of vehicles to take place within the
boundary.- Accessory and temporary uses and structures,
signs, off-street parking and loading, landscaping,walls and fences, and non-conforming uses shallbe in accordance with Section 5.
- No impacts detrimental to the environment and/orthe health safety and general welfare of the publicshall be permitted beyond the site boundaries.
- A continuous seafront or channel public walkwayconnecting to adjacent plot walkways shall be keptopen and maintained.
The Trunk Local Activity Centre(Hotels and Resorts) H-1
The purpose of the zone is toencourage the development of:
- 5 Star hotel and resorts withmedium to high densities.
Accessory Uses:Uses customarily ancillary to anyof the uses listed in this section, and subject to theconditions outlined in Section 5.2.
Entertainment and Recreational Uses:Hotelaccessory uses such as beach areas, swimmingpools, retail, sports facilities, and otherentertainment areas.
Transport and Storage Uses:helicopter pad,
temporary storage boat docks for hotel patronage/business access and permanent storage of hotelguests recreational use boats.
Utilities and Communication:Public utility,recycling depot & waste transfer facility.
Hotels/resorts.
Residential Uses:Dwelling unit for caretaker,watchman or similarly employed should be incorpo-rated within respective hotel grounds or building.
Parking Uses:Parking area or parking garagewithin plot boundary with visibility screened withlandscaping or designed in a sensitive manner toharmonise with surrounding buildings.
Transport and Storage Uses:Helicopter pad.
Institutional Uses:Medical facilities (provided thatthe facility is ancillary to hotel uses).
Any use not in Column 3 orColumn 4 of this table.
- No use shall involve the bulk storage of scrapor waste materials, lime, fertilisers, explosives,ammunition, fireworks, flares, paint, varnish,fungicides, pesticides, radioactive material etc.
- No use shall involve storage of goods or materialsor the placement of machinery or of refuse orgarbage receptacles other than within a whollyenclosed building unless adequately screened fromview from any adjacent building, street or lane by a
suitable wall or fence restricting public access.- Office use shall not be permitted unless it is directly
related to, ancillary to and supportive of theprimary approved development on the same site.
- Development shall be in accordance with theDesign Controls and Guidelines in Part B.
- Unloading of vehicles to take place within theboundary.
- Accessory and temporary uses and structures,signs, off-street parking and loading, landscaping,walls and fences, and non-conforming uses shallbe in accordance with Section 5.
- No impacts detrimental to the environment and/orthe health safety and general welfare of the publicshall be permitted beyond the site boundaries.
- A continuous seafront or channel public walkwayconnecting to adjacent plot walkways shall be keptopen and maintained.
USE LIMITATIONS
Table 4.2: Zoning Main Development Zones (contd)
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ZONE PURPOSE
DEVELOPMENT PERMITTEDWITHOUT DEVELOPMENTAPPROVAL
DEVELOPMENT REQUIRINGAPPROVAL
PROHIBITED USES OTHER LIMITATIONS
DESIGN CONTROLS
The Crescent H-2 The purpose of zone is to encouragethe development of:
- High q uality international standardresort/hotel developments.
Accessory Uses:Uses customarily ancillary to anyof the uses listed in this section, and subject to theconditions outlined in Section 5.2.
Entertainment and Recreational Uses:Hotel
accessory uses such as beach areas, spas, retail,swimming pools, spas, sports facilities, and otherentertainment areas.
Institutional Uses:Medical facility (provided thefacility is ancillary to hotel uses).
Utility and Communication:Public utility,recycling depot & waste transfer facility.
Hotels/resorts.
Residential Uses:For double or multiple allotmentsonly, up to 30% of the permitted rooms may bedeveloped as apartments.
Residential Uses:Dwelling unit for caretaker,watchman or similarly employed should beincorporated within respective hotel grounds orbuilding.
Transport and Storage Uses:Helicopter pad.Temporary storage boat docks for hotel patronage/business access and permanent storage of hotelguest recreational use boats.
Parking Uses:Parking area or parking garagewithin plot boundary screened with landscaping ordesigned in a sensitive manner to harmonise withsurrounding buildings.
Institutional Uses:Medical facilities (provided thatthe facility is ancillary to hotel uses).
Any use not in Column 3 orColumn 4 of this table.
- No use shall involve the bulk storage of scrapor waste materials, lime, fertilisers, explosives,ammunition, fireworks, flares, paint, varnish,fungicides, pesticides, radioactive material etc.
- No use shall involve storage of goods or materialsor the placement of machinery or of refuse orgarbage receptacles other than within a whollyenclosed building unless adequately screened fromview from any adjacent building, street or lane by asuitable wall or fence restricting public access.
- Office use shall not be permitted unless it is directlyrelated to, ancillary to and supportive of theprimary approved development on the same site.
- Development shall be in accordance with theDesign Controls and Guidelines in Part B.
- Accessory and temporary uses and structures,signs, off-street parking and loading, landscaping,walls and fences, and non-conforming uses shallbe in accordance with Section 5.
- No impacts detrimental to the environment and/orthe health safety and general welfare of the publicshall be permitted beyond the site boundaries.
- A continuous seafront public walkway connectingto adjacent plot walkways shall be kept open andmaintained.
USE LIMITATIONS
Table 4.2: Zoning Main Development Zones (contd)
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5. GENERAL DEVELOPMENT PROVISIONS
5.1 General Requirements
5.1.1 Subdivision
Land may not be subdivided without the specific
written approval of the Authority.
5.1.2 Bulk Standards
In these Regulations, property development standards
are established in terms of maximum structure height,
maximum lot coverage, minimum lot setbacks, and
minimum landscaped areas (refer Part B). No structure
or part thereof shall be built, moved or remodelled,
and no structures or land shall be used or designed
for use or occupancy unless in accordance with these
Regulations.
5.1.3 Accessory Structure or Use
Accessory structures or uses may be established, built,
moved, remodelled or enlarged only as they are
permitted by Section 4 and Section 5.2.
5.1.4 Signs
Signs may be built, moved, remodelled, or enlarged
only as permitted by Section 5.4.
5.1.5 Off-street Parking and Loading
Any structure built or moved and any structure or land
used shall provide the minimum off-street parking
and loading spaces required by Section 5.5.
5.1.6 Building or Structure Height
No building or structure shall be allowed in any
zone that exceeds the height limitations set out in
the applicable section of Part B of these DCRs unless
otherwise approved by the Authority.
5.1.7 Underground Utilities
Permanent on-site utility lines, cables or pipes shall
not be placed above ground. Temporary utilities may
be permitted above ground for the period during
which construction is continuing and for which valid
building permits have been issued.
5.1.8 Screening of Mechanical Equipment
and Refuse Storage Area
All outdoor mechanical equipment, roof top
equipment, material storage areas and trash,
garbage or refuse storage areas shall be screened in
accordance with these Regulations.
5.1.9 Standard International Measurement
System
The Standard International (SI) system of measurement
shall be used in all designs, plans, specifications,
calculations and drawings submitted.
5.1.10 Definition of Zoning Terms
Terms referred to within these Regulations are defined
in Appendix B.
5.2 Accessory Structure or Use
5.2.1 Purpose
The purpose of regulating accessory structures and
uses is to ensure that they will not adversely affect
surrounding properties nor disrupt the orderly
development and continuance of other uses. The
requirements set forth in this section are those deemed
necessary to ensure compatibility and harmony with
adjacent uses.
5.2.2 General Provisions
Except as otherwise provided or limited by these
Regulations, accessory uses and structures are
permitted in any zoning district in connection with any
approved development. They are structures or uses
which:
- Are not permitted without the approved
development.
- Are subordinate to and serve a principal structure
or approved development.- Are subordinate in area, extent or purpose to the
principal structure or approved development.
- Contribute to the comfort, convenience or necessity
of occupants, business or industry in the principal
structure or approved development.
- Are located on the same lot as the principal
structure or approved development served.
- Are included in the calculation of total gross site
coverage.
For purposes of these Regulations, landscaping, walls
and fences are not considered accessory uses, but
shall conform to Regulations. Any question of whether
a particular accessory use or structure is permitted bythe provisions of this chapter shall be determined by
the Authority.
5.2.3 Building Permit Required
No new accessory use shall be established unless it is
accessory to a use or development that has received
development approval. If a building permit has been
granted and the accessory use was approved under
the same building permit, no additional approval is
required if the accessory use is established at a later
date.
5.2.4 Permitted Accessory Uses
Any approved use may be allowed an accessory use
as well as the following specific structures and uses:
- Storage structures not exceeding 10 percent of
the maximum floor area of the principle structure,
and architecturally compatible with the principal
structure.
- Permanent signs as permitted by Section 5.4.
- Off-street parking and loading spaces as permitted
by Section 5.5.
- Restaurant, cafeteria, snack counter, mosque,
newsstand, laundry, or commissary for the ex clusive
use of employees associated with a use.
- Solar panels and solar heating systems.
- Awnings, canopies, trellises, shade structures.
- Carports and garages.
- Trash or refuse storage and enclosures.
- Roof structures for the housing of elevators,
stairways, water tanks, air conditioners, ventilation
fans or similar equipment, fire or parapet walls,
skylights or similar structures.
- Radio, television, or other telecommunicationsantennas, flagpoles.
- Temporary uses associated with construction sites,
such as contractors offices, construction equipment
sheds and laydown areas, access roads, and other
construction related uses.
5.2.5 Prohibited accessory uses
The following accessory uses are prohibited, except
as specifically permitted in the zoning district
Regulations:
- Unenclosed long term storage of loaded or
unloaded vehicles.
- Unenclosed storage of materials, supplies or
equipment.
- Outdoor display for sale of automobiles, trailer or
rental equipment, new or used furniture, appliances,
plumbing, house wares, building material, or other
similar products.
- The raising, breeding, or keeping of dogs, cats,
birds, poultry, reptiles, monkeys, goats, sheep,
donkeys, horses, camels, or other animals for sale,
feeding, slaughter, rent, show, or experimentation.
- Any prefabricated, portable, mobile home trailer or
other type of temporary structure as living quarters
for caretaker, guard, residents, or guests, except
for temporary uses associated with construction
sites.
5.2.6 Property Development Standards
The following property development standards shall
apply to all accessory structures:
1. Any fully enclosed accessory structure, together
with the principal use or structure, shall not exceed
the building dimensions allowed for that zoning
district.
2. Accessory structures or uses shall not be constructed
or established on any lot prior to the completion
of the principal structure to which it is accessory,
except for guard facilities.
3. Accessory structures attached to principal structures
shall not extend into the required setback of the
principal structure.
4. Accessory structures located on the roof of a
principal structure shall not exceed the maximum
permitted height for that zoning district, nor shall
they occupy more than 50 percent of the roof
area.
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5. In all zoning districts all accessory structures shall
maintain the same minimum setbacks as are
required for the principal structure, except for
transformers and fuse rooms.
6. Gates, gate houses and guard houses (25m2
maximum gross floor area, maximum height of
3.7m for a gatehouse or guardhouse located
within a setback).
7. For all outdoor mechanical equipment, roof top
equipment, and refuse storage areas, the followingadditional regulations shall apply:
- All such areas shall be concealed from public
view by solid walls, screens, fences, parapets,
enclosing structures or landscaping;
- The solid walls, screens, fences or enclosing
structures shall not exceed 2m unless otherwise
approved by the Authority;
- For rooftop equipment, screens or parapet
walls shall be of sufficient height to conceal the
equipment from public view; and
- In lieu of walls, screens, fences or enclosing
structures, landscaping may be used.
5.3 Temporary Uses and Structures
5.3.1 Purpose
The purpose of regulating temporary uses and
structures is to ensure they will not adversely affect
surrounding properties nor disrupt the orderly
development and continuance of the approved
developments. The requirements in this section of
these Regulations are deemed necessary to ensure
compatibility and harmony with adjacent uses.
5.3.2 General Provisions
Except as otherwise provided by these Regulations,
temporary uses and structures may be permitted for
period(s) of time specified by the Authority provided
they do not adversely affect surrounding properties
nor disrupt the orderly development and continuance
of approved developments. Extensions of time may
be granted at the discretion of the Authority.
5.3.3 Building Permit Required
The following temporary uses shall not be established
unless the Authority has issued a building permit.
5.3.4 Permitted Temporary Uses
1. Contractors office, construction equipment sheds
and lay-down areas, haul roads, access roads,
burrow / fill sites and other construction related
uses:
- Permitted in any zoning district.
- Maximum length of time for the temporary use
shall be 24 months.
2. Real estate office:
- Permitted in any zoning district except the office
may not contain sleeping accommodations.
- Maximum length of time for the temporary use
shall be 24 months.
3. Parking lot:
- Permitted in any zoning district, except the
residential zones.
- Must have landscaping and shade structures, as
required by the Authority
- Maximum time for the temporary use shall be
24 months
5.3.5 Property Development Standards
The following property development standards shall
apply:
- Hours of operation and length of time shall be
confined to those specified in the approval. The
maximum period of time shall be two years except
as otherwise specifically limited to a shorter period
of time by the Authority.
- Temporary sanitary facilities shall be approved by
the Authority.- The site shall be cleared of all debris at the end
of the temporary use and cleared of all temporary
structures within 30 days after expiration. A
guaranty or signed contract with a disposal firm
may be required as a part of the application for a
temporary use permit to insure that the premises will
be cleared of all debris during and after temporary
use.
- Parking for the exclusive use of the facility may be
required, and a stabilised drive to the parking area
shall be provided and maintained in such areas.
5.3.6 Storage of Materials and Equipment
No materials, supplies, tools or equipment, including
trucks and other vehicles of the developer, shall at any
time be placed or stored in any area within the Palm
other than the specified lot. Instead, these shall be
placed and stored solely on the specified lot inside a
closed, temporary building, or behind a visual barrier
or fence of such design and construction to screen such
areas from view of adjoining properties and public
streets. Such temporary buildings, fence or visual
barriers shall first be approved by the Authority and
shall not extend over the lot boundary (as described in
these Regulations or the approved detailed proposal)
unless specifically approved by the Authority.
5.3.7 Site Fencing Standards
Permanent boundary walls or fences shall be erected
as per the requirements of Section 5.6. Temporary
walls and fences shall comply with the following
requirements:
- Wall height: maximum 3m, minimum 2m.
- Material: plywood or equivalent.
- Finish: paint to match standard boundary walls.
- Contractor identification: limited to a single notice
not exceeding 1 square metre.
- Location: entirely within the development lot.
5.4 Signs
5.4.1 Purpose
The purpose of regulating existing and proposed
signs is to promote and protect the public health,
safety, convenience and general welfare by assuring
that signs:
- Do not reduce the value or amenity of their
surroundings;
- Are appropriate to the type of activity to which they
relate; and
- Are placed in a safe manner and do not create any
hazardous conditions.
Required Approval from the Authority
A temporary or permanent sign may be erected, altered,
displayed or relocated only after first obtaining an
approval from the Authority as part of the development
approval process under these Regulations. Approval
is required for all advertising signs, directional and
identification signs. The following signs are exempt
from this requirement:
1. Signs which are wholly within individual building
enclosures and which can be viewed only by the
occupants and visitors to that building.
2. Traffic, parking, warning, danger, street name,
utility marker, official signs and legal notices issued
by the Authority.
5.4.2 Required Drawings And Specifications
As part of the detailed proposal submission, described
in Section 3, a plan shall be submitted showing
the location of the proposed signs and detailing
dimensions, proposed colour, material, copy, and
method of illumination.
5.4.3 Prohibited Signs
It shall be prohibited to erect, alter, display or relocate
any sign which:
- D oes not conform to the provisions of these
Regulations.
- Moves, makes sounds, revolves or uses waving,
blinking, flashing, vibrating, flickering or otherwise
animated lighting.
- Constitutes a traffic hazard, by reasons of its size,
location, projection, content, colour or manner of
illumination.
- Is affixed to utility poles, trees, stones, bushes,
other natural features or other signs.
- Obstructs light, air, ingress or egress from a
required door, window or other opening.
- Is structurally unsafe or not kept in good repair or
maintenance.
- Advertises a business or product no longer operated
or sold.
- Is not related to the premises on which the sign is
erected.
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- Projects over a public right-of-way, is closer to the
curb line than 2.5 metres or closer than one metre
to any side property line, as measured from the
farthest projection of the sign.
- Obstructs neighbouring signs or pedestrian traffic,
either physically or visually.
- Is mounted on a roof.
General StandardsLanguage
The content of all signs shall be displayed in both
Arabic and English, with equivalent translations of all
sign content.
Dimensions
The height of a sign shall be measured from the top
of the sign face to the upper surface of the plinth
(pavement) below, or to the ground surface below, if
no pavement exists. The maximum allowable height
and area of a sign shall not exceed the dimensions
specified in Table 5.1.
Sign Face
1. In the case of freestanding signs, the sign face areashall consist of the entire surface area of the sign
on which copy could be placed. The supporting
structure or bracing of a sign shall not be counted
as a part of sign face area unless such structure
or bracing is made a part of the signs message.
Where a sign has two display faces back to back,
the area of only one face shall be considered
the sign face area. Where a sign has more than
one display face, all areas, which can be viewed
simultaneously, shall be considered the sign face
area.
2. In the case of a sign (other than free-standing)
whose message is fabricated together with the
background that borders or fr ames that message,
sign face area shall be the total area of the entire
background.
3. In the case of a sign (other than free-standing)
whose message is applied to a background, which
provides no border or frame, the sign face area
shall be the area of the smallest rectangle that can
encompass all words, letters, figures, emblems,and other elements of the sign message.
4. When two or more signs are permitted on a single
lot, the total sign face area of all signs on the lot
shall not exceed the maximum sign face area per
building frontage as identified in Table 5.1.
5.4.5 Illumination of Signs
Sign Illumination Types
1. Internal Made of translucent material with
internal lights.
2. Back lighting Lighted in such a way that
the external source of light
illuminates the background
3. Front Lighting Lighted by front or spotlights
specifically directed at it.
Sign Illumination Requirements
- Sign lighting shall be so arranged and maintained
that the light source is not directly visible from a
public right-of-way or adjacent property.
- Artificial lighting is only allowed if permitted within
Table 5.1.
5.4.6 Maintenance
Each sign shall be maintained in a secure and safe
condition. If the Authority is of the opinion that a
sign is not secure, safe or in good state of repair or
maintenance, written notice of this fact shall be given
to the person responsible for the sign.
5.4.7 Inoperative Activities
Signs pertaining to activities or occupants that are no
longer using a property shall be removed from the
premises within 30 days after the activity have ceased
or the premises have been vacated.
5.4.8 Non-Conforming Signs
A non-conforming sign may not be expanded or
structurally altered or improved so as to extend its
useful life, unless it is brought into conformity with
these Regulations.
5.4.9 Special Signs
Signs that do not belong to any class listed in Table
5.1 shall be subject to the approval of the Authority.
5.4.10 Table of Permitted Signs
Table 5.1 lists the maximum number; maximum sign
face area, maximum height and other requirements
relating to the erection, alteration, display or relocationof any temporary or permanent sign. No detailed
proposal approval shall be granted unless any
proposed temporary or permanent sign conforms to
the requirements stated in Table 5.1 unless specifically
exempted in this section.
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Table 5.1: Signage Requirements
CLASS TYPE MAXIMUMNUMBER
MAXIMUM SIGN
FACE AREA
HIGHESTPOINT
ABOVEGROUND
OTHER REQUIREMENTS ARTIFICIALLIGHTINGPERMITTED
Advertising RealEstate
Ground, WallWindow
One (1) per streetfrontage
1m2for lots up to 2000m2
Up to 0.5% of the lot area for lots inexcess of 2000m2provided the maxi-
mum area does not to exceed 4m2
2.5m Shall advertise only the property on whichthe sign is located.
Shall be removed on or before closing
date of sale or rent.
No
AdvertisingConstruction orContractor
Ground, WallWindow
One (1) per lot 1m2for lots up to 2000m2
Up to 0.5% of the lot area for lots inexcess of 2000m2
Not to exceed 10m2
3.5m Shall advertise only the name, addressand other similar data concerning thearchitect, builder or owner, the job, facilityor project.
Shall be removed no later than ten (10)days after the issuance of an OccupancyCertificate.
Shall be constructed of a durable materialsuch as plastic, wood or metal, sealedand painted to prevent weathering. Thecolour shall be to the satisfaction of the
Authority.
Front light
Internal
Advertising FutureFacility
Ground Wa ll One (1) per streetfrontage
2m2for lots up to 2000m2
0.1% of the lot area for lots in excessof 2000m2
Provided the maximum area does notexceed 6m2
3. 5m S ha ll ad ve rti se onl y th e ty pe , si ze , fa ci li ti es ,amenities and occupancy date of thefuture facility.
Shall be removed no later than ten (10)days after the issuance of an Occupancy
Certificate.Shall be constructed of a durable materialsuch as plastic, wood or metal, sealedand painted to prevent weathering. Thecolour shall be to the satisfaction of the
Authority.
Front light
Internal
TEMPORARY SIGNS
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Table 5.1: Signage Requirements ( contd)
CLASS TYPE MAXIMUMNUMBER
MAXIMUM SIGN
FACE AREA
HIGHESTPOINT
ABOVEGROUND
OTHER REQUIREMENTS ARTIFICIALLIGHTINGPERMITTED
Advertising Special
Event
Ground, WallWindow
One (1) per streetfrontage
2m2 2. 5m S ha ll a dv er ti se o nl y th e na tur e of, d ate s,time and general content of the event.
Shall not be displayed on the premises
more than fourteen (14) days prior to ormore than five (5) days a fter the dates ofthe event.
Shall conform to the design specificationsprovided by the Authority.
No
IdentificationAddress Nameplate
Ground,
Wall
One (1) per streetaddress
1m2in Local Activity Zone.
2m2in Village Centre Zone.
3m
3.5m
Shall be permanently displayed aboveor adjacent to the main entrance of thebuilding.
Shall conform to the design specificationsprovided by the Authority.
Front light InternalIndividually lit letters
Identification FreeStanding
Single Tenant
Ground
Pedestal
One (1) per lot 2m2for lots up to 2000m2
3m2for multi-tenant sign
0.1% of the lot area for lots in excessof 2000m2
Provided the maximum area does notto exceed 10m2
2.5m Shall not be located within any drivewayor roadway.
Shall be sited at a minimum of three (3)metres behind the property line.
Shall conform to the design specifications
provided by the Authority.
Front lightBack lightInternal
Directional orInformational
Ground, wall As approved by theAuthority
0.2% of lot area 3.5m Shall bear no advertising message. Front lightBack lightInternal
Advertising
Window One for eachestablishment
1m2 3m Shall be made of durable materials.
Shall advertise only on premise use,service or product
Shall be located on the inside glass of thewindow
5.5 Off-Street Parking and Loading
5.5.1 Purpose
The purpose of regulating off-street parking and
loading is to ensure that all structures and land
uses are provided with sufficient space for off-street
parking and off-street loading to meet the needs of
persons making use of and making deliveries to such
structures and land uses.
5.5.2 General Provisions
No development approval shall be issued unless
plans are submitted which show the location and
size of the off-street parking and off-street loading
space and the means of access to such space from
public streets in compliance with the regulations set
forth in this section. In the event of the enlargement
of an existing structure, the requirements set forth in
this section shall apply only to the area added to the
existing structure.
The following requirements apply to all parking and
loading facilities in all zoning districts, except where
noted. Reference should also be made to Part B:
Design Guidelines and any other requirements issued
by the Authority.
Parking and Loading Design
Off-street parking and loading shall be so designed,
maintained and regulated such that no parking or
manoeuvring incidental to parking or loading shall
be on any right-of-way or other lot and that no motor
vehicle requires moving to park or re-park another
vehicle on that same lot. This provision does not apply
to uses normally associated with moving residence i n
the R-1 Residential Fronds Zone.
TEMPORARY SIGNS
PERMANENT SIGNS
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Off-street Parking and Loading
Any structure built or moved and any structure or land
used shall provide the minimum off-street parking
and loading spaces required by Section 5.5.
Parking Lot Setbacks
Parking lots shall be setback a minimum of 3 metres
from the front property line and 2 metres from
any structures, unless otherwise specified in the
Regulations.
Combined Use of Parking Areas
Combined use of parking areas for two or more lots
is not permitted.
Parking and Loading Area Use Restrictions
No required off-street loading area shall be used to
satisfy the space requirement for any off-street parking
facilities, and no loading area shall be so located as
to interfere with the free circulation of vehicles in any
off-street parking area.
Parking and loading areas shall not be used for
automobile sales, petrol sales, storage, repair work,
dismantling or servicing of any kind.
Lighting of Car Parking Areas
Any lighting that is provided shall be installed in a
manner that will prevent direct light from shining onto
any street or adjacent property.
Grading, Drainage and Surface Requirement
All unenclosed driveways, access ways, off-street
parking and loading areas shall be graded, surfaced
with tar, asphalt, concrete, or other durable impervious
paving, drained and suitably maintained to the
satisfaction of the Authority so as to avoid nuisances
of dust, erosion, or excessive water flow across right
of ways. The surface shall be graded and drained so
as to dispose of all surface water to the curb or gutter
and away from adjoining properties.
Landscaping and Screening for Off-street Parking
Landscaping and screening of parking areas shall be
in accordance with Section 5.6.
Same Lot
Required off-street parking facilities shall be provided
on the same lot as the approved development they
are required to serve.
Space Marking
Required off-street parking areas for more than five
vehicles shall have individual spaces marked in
accordance with DM standards.
Required off-street parking areas for more than
20 vehicles shall have aisles, approach lanes and
manoeuvring areas clearly marked with directional
arrows and lines in accordance with DM standards.
Wheel Stops
Wheel stops or a continuous curb shall be provided
in accordance with adopted standards along the
boundary line of any parking lot which abuts a street
or a right of way. Wheel stops or curbs shall also
be provided where necessary to prevent vehicles from
striking walls, buildings or structures within or adjacent
to any parking lot and to protect landscaping.
Driveways
Driveways to required off-street parking and loading
facilities and lot access shall be as follows:
- Driveways providing access for emergency vehicles
and loading shall have a minimum vertical
clearance of 5.5 metres.
- Curb cuts shall not be placed closer than 10
metres from a curb line intersection, measured to
the nearest edge of the driveway.
- Driveways providing access to off-street parking
spaces shall have a minimum width of 3.75 metres
for a one-way operation driveway (angled parking
45o) and 6.0 metres for a two-way operation.
- A minimum clearance of 1.5 metres shall be
provided between driveways and a main building. A
lesser distance may be provided to the satisfactionof the Authority subject to the installation of
approved safety barriers.
- Driveways providing access to an off-street parking
area containing 10 or more spaces shall have a
minimum radius curb of 6 metres.
5.5.3 Parking Dimensions
Parking Space Size
1. Each required parking space shall be not less
than 2.5 metres in width and 5.5 metres in length,
exclusive of driveways and manoeuvring space.
2. A bay width of 2.7 metres is recommended for
larger vehicles such as four wheel drives.
3. For parking areas providing parking for more than
20 vehicles, ten percent of the total spaces may be
designated as small car spaces with dimensions
of not less than 2.5 metres in width and 5.0 metres
in length. All such spaces must be clearly identified
by appropriate signs.
4. Car parking areas are calculated on a gross area
of 35m2to allow for adequate circulation.
Parking Aisles
1. The minimum aisle width for parking areas is:
- parallel parking = 4 metres
- 45o
parking = 3.75 metres
- 60oparking = 4.5 metres
- 75oparking = 6 metres
- 90oparking = 7 metres
2. The end caps of parking aisles shall meet the
following minimum requirements:
- radius = 6 metres
- minimum depth to driveway = 4 metres
3. Landscaped parking islands are required in parking
areas greater than 40 metres or two parking bays
wide.
4. Figure 5.1 illustrates these design requirements.
5. For parallel car parking, dimensions shall be as
follows:
- Width: 2.5m
- Length: 6.5m
- Aisle width 4m
5.5.4 Off-Street Parking Requirements
Minimum off-street parking requirements, unless
otherwise approved by the Authority, are listed in
Table 5.2. In no case shall less than three parking
spaces be provided.
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Figure 5.1: Parking Dimensions
4m driveway
4m driveway
semi-trailer
trucks
two axle
trucks
loading space3.7m x 15.0m
loading space3.7m x 13.5m
27.5 m
22.5 m1.5m
no minimum
setback
nominimum
setback
towardsfrontpropertyline
principalbuilding
12.5 mturning radius
9 mturningradius
Figure 5.2 Location and Design of Off-Street Loading Areas
2.50 m
14.35 m
13.15m
45o
Parking
2.50 m
15.70 m
14.30m
60o
Parking
2.50 m
17.00 m
15.50m
75o
Parking
18.00 m
90o
Parking
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LAND USE PARKING
CAR SPACE MEASURE RATE
RESIDENTIAL
Villa (detached dwelling) Car spaces per dwelling 2.0A 3.0 B
Apartments Car spaces per 1 bdr unit
Car spaces per 2 bdr unit
Car spaces per 3 bdr unitCar spaces per 4 bdr unit
1.0
1.75
2.0
3.0
Residential Visitors Car spaces per apartment 1 space per 10 apartments
COMMERCIAL OFFICES Car spaces per apartment 2.4C
RETAIL
Regional Shopping Centre Car spaces per 100m2GFA 3.0C
General Retail Car spaces per 100m2GFA 2.2C
Restaurant Car spaces per 100m2GFA 10.3C
OTHER
Luxury Hotel Car spaces per room 0.65C
Resort Hotel Car spaces per room 0.8C
Theme Parks Car spaces per visitor 0.28D
Marina activities Car spaces per wet berth
Car spaces per dry berth
Car spaces per marina employee
0.6D
0.2D
0.5D
Notes:
A Recommended off-street parking supply standards: Deira outer CBD, Table 6.9(B), Dubai Municipality Structure Plan for the Dubai Urban Area, 1993 2012.
B Recommended off-street parking supply standards: Outside CBD, Table 6.9(C), Dubai Municipality Structure Plan for the Dubai Urban Area 1993 2012.
C Recommended parking supply rates, based on demand, Dubai Municipality Trip Generation And Parking Rates Manual (Sept 1998)
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