The Palm Jebel Ali

THE PALM JEBEL ALI

DETAILED PLANNING AND DESIGN VOLUME ONE: THE CRESCENTS

MAY 2007

The Palm Jebel Ali: Detailed Planning and Design

Consultancy report commissioned by: Nakheel

Prepared by: Roberts Day Pty Ltd & Fender Katsilidis Mirams Authors: R. Mirams, M. Palmen, S. Rock & P. Swift Reviewed by: M. Day Status: Final Issue Version: V Date of release: 18 May 2007

DISCLAIMER & COPYRIGHT This document was commissioned by and prepared for the exclusive use of Nakheel. It is subject to and issued in accordance with the agreements between Nakheel, Roberts Day and Fender Katsalidis Mirams. Roberts Day and Fender Katsalidis Mirams act in all professional matters as a faithful advisors to their Clients and exercise all reasonable skill and care in the provision of their professional services. The information presented herein has been compiled from a number of sources using a variety of methods. Except where expressly stated, Roberts Day and Fender Katsalidis Mirams do not attempt to verify the accuracy, validity or comprehensiveness of any information supplied to them by third parties. Roberts Day and Fender Katsalidis Mirams make no warranty, express or implied, or assume any legal liability or responsibility for the accuracy, validity or comprehensiveness of this document, or the misapplication or misinterpretation by third parties of its contents. Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer, or otherwise, does not necessarily constitute or imply its endorsement, recommendation, or favouring by Roberts Day and Fender Katsalidis Mirams. This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of Roberts Day and Fender Katsalidis Mirams. SUGGESTED CITATION Mirams, R., Palmen, M., Rock, S. & Swift, P. (2007), The Palm Jebel Ali: Detailed Planning and Design, Consultancy report for Nakheel, Prepared by Roberts Day Pty Ltd Fender Katsalidis Mirams.

ÂŠ Roberts Day Pty Ltd & Fender Katsalidis Mirams, 2007 www.robertsday.com.au www.fkm-au.com

TABLE OF CONTENTS INTRODUCTION AND CONTEXT

PUBLIC REALM, OPEN SPACE & LANDSCAPE

Introduction

Context

Open space typologies

MAJOR STRUCTURING ELEMENTS

Establishing a quality public realm

108

Introduction

BUILT FORM & ARCHITECTURE

114

Block and street pattern

Introduction

114

The neighbourhood unit

Block pattern

114

Polycentric urban structure

Street address

114

Townscape

Site analysis

116

ACCESS AND MOVEMENT

Massing concept

119

Introduction

Landmark sites

130

Pedestrian movement

Precinct character

133

Public transport

Architectural character

145

Traffic system

Building typologies

148

Parking

Building depth, tenancy size and frontage widths

166

LAND USE MIX & DISTRIBUTION

Building in flexibility

166

Introduction

Adding value

166

Centres

Environmental sustainability

166

Land use principles

Schedule of accommodation

169

LINKING OUTCOMES TO THE VISION

172

INTRODUCTION & CONTEXT

INTRODUCTION Palm Jebel Ali is a man-made archipelago which lies to the east of the Dubai Emirate, adjacent to the Abu Dhabi Border. It is one of a series of reclamation projects which feature prominently along the coast of Dubai and is the second instalment of Nakheel’s Palm trilogy. The Palm Jebel Ali comprises several islands – The Trunk, The Fronds, four Crescents and The Crown – assembled in the shape of a palm tree. Each island will offer its own unique character, experiences and environments. The purpose of this document is to provide a robust framework for the master plan developed for Crescent A, B, D and E. Further detailed planning and design of the master plan was undertaken in Dubai during an intense, collaborative series of workshops from 7th January to 14th January 2007. In the weeks following the workshop, designs were refined and tested by Nakheel and their consultants. The remaining areas of the Palm will be the subject of future workshops. The Detailed Planning and Design Framework should be read in conjunction with The Palm Jebel Ali Vision and Strategy, which captures the issues and opportunities, stakeholder needs, goals and objectives, target markets, functions, features and focus of The Palm Jebel Ali. It provides a high-level basis which informs the detailed technical requirements of planning, design and development and ensures that all parties are ‘reading from the same page’. The Detailed Planning and Design Framework aims to bring the development to life and show how it will be a successful urban area and place to live with a strong sense of identity for its residents and visitors. Urban design is the process of shaping the physical setting for life in cities, towns and villages. It is the art of making places. It involves the design of buildings, groups of

buildings, spaces and landscapes, and establishing the processes that make successful development possible. This is critical to the long term success, sustainability and liveability of Palm Jebel Ali. Much thought has been given to every aspect of the urban design of Palm Jebel Ali. The Detailed Planning and Design Framework describes the proposed master plan in terms of the fundamental elements of robust placemaking and the primary design principles derived from the Vision; urban structure; land use and character; access and movement; landscape and public domain; built form and architecture. In addition to the above, to help ensure that the proposal will progress from ‘vision to venture’, a section is included on managing outcomes and long term value.

Dubai’s recent development is characterised by themed projects, isolated tourism focused centres and private beaches. These areas have primarily developed outside of ‘Old Dubai’ along the coastline running to the west, and southwards along Emirates Road and Dubai-Al Ain Road. Outside of ‘Old Dubai’, there is little sense of a traditional functioning city containing such elements as: mixed use precincts and neighbourhoods; walkable, pleasant and interconnected streets; attractive, inviting and useable public spaces; a range of housing and employment opportunities; integrated public transport etc. Through the development of Palm Jebel Ali, a great opportunity exists to develop an ‘authentic’ piece of town that draws inspiration and lessons from the great cities of the world.

CONTEXT

Palm Jebel Ali lies at the far eastern edge of Dubai, approximately 45 kilometres to the east of Old Dubai city centre, 50 kilometres to the east of the International Airport, and only a few kilometres to the Abu Dhabi border. The Dubai Waterfront, the Dubai World Central International Airport, and significant employment/ industrial lands are planned immediately to the south. This significantly enhances the strategic location of The Palm Jebel Ali.

Regional Context The Emirate of Dubai is undergoing rapid transformation from what was originally an 18th century fishing village to a city of global standing and recognition thanks to the vision of His Highness Shaikh Rashid bin Saeed Al Maktoum followed by that of his son, His Highness Shaikh Mohammed bin Rashid Al Maktoum. Over the last decade or so, the development of Dubai has rapidly spread westwards with the development of the Jumeriah area, including The Palm Jumeriah. When the predominant phase of Dubai’s development is completed over the next decade or so, the Emirate will be one large conurbation spreading from the Sharjah border in the east along the coast to the Abu Dhabi Border. The southern extent of the city will run some 20 kilometres inland to the desert. Dubai will consist of two primary city centres, ‘Old Dubai’ to the west, and the Dubai Waterfront to the east.

The International Airport is planned as the largest passenger and cargo hub in the world. The principal port in the Middle East, the Jebel Ali Port, lies immediately to the south-east of the Palm and forms the eastern boundary of the new city centre. These areas are all linked into the primary movement networks of Dubai, such as Sheikh Zayed Road and the metro system. The Palm Jebel Ali can capitalise on these adjacent activity centres. Good interconnections will be critical to this.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN INTRODUCTION & CONTEXT

“The Detailed Planning and Design Framework aims to bring the development to life and show how it will be a successful urban area and place to live with a strong sense of identity for its residents and visitors.”

REGIONAL TRANSPORT Regional and global connectivity with be critical to the long term success and attractiveness of Palm Jebel Ali as a residential and tourism focussed precinct. In the coming years, the sheer scale of development in Dubai will mean that potential residents and visitors will have a wide range of living and tourism options. The Palm will need to be competitive. It is already a unique development and will attract people because of that, but good quality connections will significantly enhance this and help retain it into the future. To capitalise on the Palm’s strategic location adjacent to Dubai Waterfront, and the new Dubai World Central International Airport, the extension of the high speed public transport metro link will provide the opportunity to connect the two areas to the Palm. As Palm Jebel Ali is located on the Arabian Gulf, there is also significant opportunity to connect eastwards via water transport. The Palm is also proximate to the two main east-west road corridors, Sheik Zayed Road and Emirates Road. Good quality north-south feeder roads connecting into this system will be important.

CRESCENT ISLANDS

PALM DEIRA

Potential Strategic Link to Airport High Speed Ferry Connection High Speed Metro Link Area of Recent/Major Development

THE WORLD

PALM JUMEIRAH

JEBEL ALI PORT

‘A Connected City’ local, regional and international connections ABU DHABI

WORLD CENTRAL INTERNATIONAL AIRPORT

Major Road Connection

WATER TRANSPORT CONNECTION

PALM JEBEL ALI

PORT RASHID / DUBAI DRY DOCKS

DUBAI MARINA DUBAI INTERNATIONAL AIRPORT

SHEIK ZA YED RD HIGH SP

EED MET

RO LINK

SHARJAH

EMIRATE

S RD

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN INTRODUCTION & CONTEXT

REGIONAL CONTEXT The city development area is intended to run along the coast from the Abu Dhabi border in the west to the Sharjah border in the east, and some 20km inland. Dubai will consist of two primary city centres, ‘Old Dubai’ city centre to the east, and the Dubai Waterfront, ‘New Dubai’ to the west. Recent development has taken place to the west and south of ‘Old Dubai’. This ‘Middle Dubai’ area is characterised by themed projects (e.g. Academic City, Sports City, Studio City etc), isolated tourism focused centres and private beaches.

Dubai Waterfront DevelopmentDUBAI SECOND CITY

Palm Jebel Ali is strategically located adjacent to the Dubai Waterfront and the significant employment and industrial lands of Jebel Ali Port and Free Zone, Dubai Investment Park, Jebel Ali Business Centre, Techno Park and Dubai World Central. This will particularly contribute to Palm Jebel Ali’s attractiveness as a residential and business tourism location.

‘OLD DUBAI’90 years of development• City Centre • Port • Airport TECHNO PARK

JEBEL ALI INDUSTRIAL

ABU DHABIcurrently marketing itself as a centre for Culture and the Arts.

SHARJAH

DUBAI INVESTMENT PARK INDUSTRIAL CITY

WORLD CENTRAL INTERNATIONAL AIRPORT

JEBEL ALI BUSINESS CENTRE

‘MIDDLE / THEMED DUBAI’theming has its limitations

LEGEND:

Port International Airport Core Centres Employment Lands Area of Recent/Major Development

â&#x20AC;&#x153;Views and vistas are a key feature of Palm Jebel Ali. Residents and visitors will never be more than a couple of hundred metres from water at any point on the Palm. This gives a great opportunity for water based activities, recreation and a variety of waterfront living experiences.â&#x20AC;?

Local Context & Site Analysis Palm Jebel Ali is nearly 1000 hectares in size, of which some 430 hectares is contained in Crescent A, B, D and E. The proximity of the Palm to the Jebel Ali Port, the future Dubai Waterfront and new International Airport presents many strengths and opportunities, but also some constraints that need to be addressed in the proposed land use mix, intensity, distribution and design.

Waterfront, and should be regarded as an extension or a special precinct within the city centre. Due to the proximity of the Trunk to the Waterfront, it is proposed that the Trunk be a specialised business and innovation precinct of the city centre holding a tertiary education and industry related centre for innovation. The remainder of the Palm can be seen as residential neighbourhoods that are self sufficient for daily needs but linked to the city centre for higher order needs.

The proximity of the new international airport will make Palm Jebel Ali an attractive destination to residents, business people and visitors. As the airport is still in the planning and construction phase, the exact flight paths have not been determined, but it is likely that Palm Jebel Ali will experience some aircraft noise. This may mean that through the detailed design, aircraft noise mitigation techniques would need to be incorporated into building design.

Views and vistas are a key feature of Palm Jebel Ali. Residents and visitors will never be more than a couple of hundred metres from water at any point on the Palm. This gives a great opportunity for water based activities, recreation and a variety of waterfront living experiences. The street network can be planned around maximising view corridors with the water and water based activities. City views back to Dubai Waterfront would also be quite spectacular along the south-western side of Crescent A and the western edge of the Trunk. The proposed worldâ&#x20AC;&#x2122;s tallest tower would be a centrepiece to the city night-time silhouette. The Palm could capitalise on these views and proximity to the city centre by focusing the higher densities in these locations.

The proximity to Jebel Ali Port will also mean significant day and night time activity in the area. This may involve noise and light pollution to the eastern side of the Palm as well as some visual impact. The visual impact of the Port is subjective as some may find the port related activity an exciting outlook, whereas others may not. It is thought best to locate the upper end tourist accommodation with an orientation away from the Port, and into the lagoon side of the Palm along beach front. The best solar access and beach front locations are to the southern side of the Crown, the south-eastern side of Crescent B and the south-western side of Crescent D. These areas present an opportunity for high quality tourist and residential accommodation. The proximity of the Dubai Waterfront will provide employment opportunities, services, facilities and amenities for the residents and businesses of the Palm. The Palm should not try and compete with the

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN INTRODUCTION & CONTEXT

LOCAL CONTEXT LEGEND:

FUTURE PORT JEBEL ALI EXTENSION

CBD Skyline views

Sunset & Island views

6 8

7 13 5 8

Extension/district of CBD » Opportunity for commercial uses & importance of connections

15 10

2 11

Dubai Waterfront 13

Strong western sun » need shading devices for protection & comfort South-east orientation » premium beach location & opportunity for 5/6 star+ tourist facilities Furthest distance and symbolic head of Palm location » prestigious low density community Long distance from top of Fronds to southern tip of Trunk (c.6km) and from crest of Crown around the Crescent to the main land (c.12km) » need for high quality public and private transport links to ensure success Uninterrupted southerly orientation with low rise water home views » prestigious beach location Southerly orientation with low rise water home views » prestigious beach location & opportunity for 5 star+ Tourist facilities on lagoon side Proximity to water front. Maximum distance c.350m from one side of Crescent to the otherActive views to Port » locate 5 star + tourist facilities to lagoon side and residential & mixed uses to Port side Noise, light spill and visual impact from future Jebel Ali Port extension Risk that large road will reduce pedestrian accessibility » need for multiple, attractive & high quality east-west connections Views to hotel and Palace Large traffic flows coming off limited access points » need to mitigate impact on living environment

“The Palm Jebel Ali Vision and Strategy... provided a high-level basis which informed the more detailed technical requirements of planning and design and established the characteristics of development.”

The Palm Jebel Ali Vision and Strategy In January, the first draft of The Palm Jebel Ali Overall Vision and Strategy was released. The document provides details, along with imagery, of the broader vision, values and principles for the development of the Palm Jebel Ali. It also establishes place specific visions and concepts for the market positioning, look and ‘feel’ of each of the Crescents, as well as other areas of The Palm. The Vision document captures the issues and opportunities, stakeholder needs, goals and objectives, target markets, functions, features and focus of Palm Jebel Ali. In so doing, it provided a high-level basis which informed the more detailed technical requirements of planning and design and established the characteristics of development. While much of the vision will be delivered during the next ‘layer’ of design and planning through detailed built form, architectural and landscape controls, this phase provides the framework needed to accommodate all aspects of the vision. How this phase of planning and design has delivered on each element of both the broad vision as well as the space specific visions and concepts is summarised at the end of this document.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN INTRODUCTION & CONTEXT

T H E PA L M J E BE L AL I V I S I O N AND S T RAT E G Y

↓

VISION

The Palm Jebel Ali is a prosperous and sustainable community that has firm regard to the environment, climate and water-based setting. All residents have access to essential services and resources, including health, housing, social care and areas for recreation, and opportunities to realise their potential through education and cultural programmes.

↓

VALUES

PRINCIPLES

↓ ↓

WHAT DOES IT OFFER?

↓

WHAT DOES IT LOOK LIKE?

Harness and show-case local culture and values

Offer lifestyle experiences, opportunities and environments

Promote entrepreneurialism and innovation

Focus on quality and sustainability

↓

Get the basics right

Promote social equity

Design for diversity, discovery and exchange

Be a magnet for talent

Establish a robust and flexible economy

Foster social capital and animate the community

Support for family life

Use context as a cue

Build capacity from within

Cater to needs of diverse community

Seek authenticity in natural and cultural attributes

Provide tangible links to cultural heritage

Make places rich and immersive

Attract and cultivate smart enterprise

Protect the natural environment and resources

CRESCENT A

CRESCENTS B & D

CRESCENT E

Aspiring ‘modern’ professional singles and couples Affluent young families Boutique hoteliers Fashionable retail chains

Well-to-do older families Younger couples looking for the quiet life Retirees and empty nesters Tourists seeking a luxury experience Up-market resort hotel chains Boutique hoteliers Fashionable retailers

Young singles and couples Retirees and empty-nesters Tourists and visitors Holiday home purchasers Boat lovers Mid-range hoteliers ‘Traditional’ retailers

Views to city lights of Madinat al Arab Fashionable place to live Urban “buzz”/lifestyle experiences Boutique urban hotels Beaches, waterfront promenades, marinas Direct water frontage

Low key ‘village’ atmosphere ‘Up-market’, resort-style community Large upper end apartments, maisonettes and villas 5-7 star resort hotels and boutique urban hotels Proximity to the exclusive Crown community Water based activities

Views to Jebel Ali port and Dubai coastline Affordable tourist destination – 5 star experience for a 4 star price Showcase for contemporary Arabian art and craft. Artists studios and galleries A sense of ‘hustle and bustle’,

Manhattan island, New York International design High density – mid to high rise buildings Chic, modern architecture Formally structured urban spaces Contemporary public art

Fine grain network of pedestrian and child friendly streets Mixed use town centre Traffic calmed with shaded streets and public spaces High rise apartments at lower end of island Medium rise perimeter block development in town centre

Informal atmosphere “Bohemian” quarter Outdoor markets and performance spaces Informal streets, squares and parks Architecture builds on nautical concept and location to Jebel Ali Port Traditional Islamic garden design

PLACE SPECIFIC VISIONS & CONCEPTS

WHO IS IT FOR ?

Foster real community and create real places

BROAD VISION, VALUES & PRINCIPLES

Capture the spirit, energy and life of Dubai, through the creation of a thriving, authentic, creative and enterprising place that upholds the values of Arabic life and culture, while embracing the global status of The Palms.

MAJOR STRUCTURING ELEMENTS

INTRODUCTION The shape and breakdown of the Palm into a series of linear elements – the Crescents, Crown, Trunk Fronds, and Floating Proverb – with limited connection points to the individual elements and the mainland presents some unique city structuring challenges. Although there are no places in the world with a similar history to the Palms, there are many successful linear urban settlements to drawn precedence from. Regardless of the shape or size of an urban area, the most successful are comprised of a series of interconnected centres and neighbourhoods. The ‘neighbourhood unit’ is the fundamental human habitat; the smallest increment of community capable of sustaining a full range of ordinary needs. Palm Jebel Ali is an assembly of neighbourhoods and associated centres that vary in form, function, density and intensity, and mix of uses.

BLOCK AND STREET PATTERN The block and street pattern is the most basic component of the urban structure. It determines the strength of the organising elements that coalesce to create efficient and functional urbanism. Block size and shape not only influence the width and depth of buildings, the level of convenience for pedestrian and vehicular movement, service access, amenity space and overlooking, but also development feasibility. Every block and lot has been designed and tested for efficiency and feasibility in accommodating a wide variety of buildings and uses, whilst offering flexibility for reuse or redevelopment in the future. The block and street pattern proposed for the crescents is based on an informal, fine-grained pattern, exemplified by the medieval composition of old Dubai.

“OLD DUBAI” The medieval structure of old Dubai displays the hallmarks of good urbanism: compact, tightly knit, mixed use development bound together by a network of streets which act as more than just thoroughfares for motorized transport. The most economically and socially successful cities in the world all reflect the same complex, coherent urban structure.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN MAJOR STRUCTURING ELEMENTS

Where possible, an interconnecting network of streets radiating from the primary thoroughfares which (generally) follow the linear pattern of each island has been established. This creates a series of routes between the major attractors (i.e. marinas, corniche, promenades and beaches), and sets up view corridors between the Gulf and the lagoon, continuously reinforcing one’s sense of being close to the water.

“The block and street pattern is the most basic component of the urban structure. It determines the strength of the organising elements that coalesce to create efficient and functional urbanism.”

RECENT DEVELOPMENT The structure of new areas of Dubai is based on a ‘rational’ modernist approach to development and planning of uses, streets and the public realm. Isolated single-use pods disintegrate the activities needed to sustain life and each other, creating dysfunctional, unsustainable areas which hamper the development of community and economy.

A maximum dimension of a few hundred metres between streets ensures permeability for pedestrians and vehicles. Permeability is further improved by the introduction of laneways, which provide vehicle and service access to buildings and act as discrete urban spaces. In crescents B and D, where the dominance of the central road is reduced, the north-south nature of the grid is re-orientated to an east-west grid to emphasise the fine grained, pedestrian and public space focus of the urban centres. This structure permits the introduction of perimeter block development, Perimeter blocks are the traditional, tried and tested building block of a city. These blocks are generally enclosed on all sides and contain an internal open space. The public side faces onto the street, and the private side faces into an internal and private courtyard.

LEGEND: Block Strucutre

CRESCENT A BLOCK PATTERN

CRESCENT B BLOCK PATTERN

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN MAJOR STRUCTURING ELEMENTS

LEGEND: Block Strucutre

CRESCENT D BLOCK PATTERN

CRESCENT E BLOCK PATTERN

100

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200

2 50

500

750

THE NEIGHBOURHOOD UNIT

POLYCENTRIC URBAN STRUCTURE

The use of the neighbourhood unit as the fundamental structuring element ensures that future residents, workers and visitors to Palm Jebel Ali will have all the elements of a place that are key to its liveability and attractiveness.

A sustainable urban structure is one which: •

provides a high quality of life for each inhabitant;

•

permits flexible economic and physical growth/ change to allow the settlement to remain dynamic and competitive;

Neighbourhoods generally have the following attributes: •

a balanced set of activities, shopping, work place, homes, recreational areas, education

•

a variety of housing opportunities for a broad range of incomes

•

a defined centre and edge, typically a 5-10 minute walk

•

an interconnected network of fine-grained thoroughfares designed for all users,

•

the reservation of prominent sites for civic buildings;

•

the provision of a network and range of public space types.

•

minimises the use of resources in terms of land, materials, energy and water to maintain it.

Such a structure balances the need to concentrate uses to achieve the critical mass essential for economic success and the provision of opportunity, with the need to minimise travel requirements and allow access to amenities and services. The best model to achieve this balance is referred to as ‘polycentric’ or ’network’. In the polycentric urban structure, activities are concentrated in a hierarchy of centres with uses distributed to each level of centre so as to achieve the right balance between distributed accessibility and efficient concentration. In this model, the primary city centre remains the most important centre (gathering the highest order uses such as headquarter office buildings or regional institutions) but is complemented by subcentres distributed throughout the urban area. In this way, the extreme density and congestion associated with a single concentration of activity can be avoided. In the polycentric model, major centres are connected together by a network of routes. The choice of route and destination inherent in this model helps to reduce congestion whilst still permitting sufficient concentration of activity and density to make public transport viable. This introduces the complementary concept of Transport Oriented Development (TOD), whereby optimising the density and nature of uses at each centre can increase the viability of public transport along key routes within the network.

By creating a network of smaller neighbourhood centres which offer local services and amenities, the polycentric model is able to support the neighbourhood unit and contribute to the quality of life for all residents.

“ In the polycentric urban structure, activities are concentrated in a hierarchy of centres with uses distributed to each level of centre so as to achieve the right balance between distributed accessibility and efficient concentration. ” Centres Hierarchy The crescents are structured around 6 major centres and 10 neighbourhood centres. This will ensure a degree of self sufficiency for the residents of the crescents as basic daily needs such as access to convenience shopping and schools will be within a five minute walk of the vast majority of the population. These are generally located in the neighbourhood centres. Higher order needs such as more specialised shopping, entertainment, leisure facilities and public transport interchanges are located in the major urban centres. These are within a 15 minute walk or a few minutes by public transport/private vehicle from all residents.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN MAJOR STRUCTURING ELEMENTS

On the Palm Jebel Ali, the highest order centre will be located on the trunk. It will serve as the primary centre for retail, leisure and services for the whole of the archipelago. In this regard, the urban centres on each of the crescents are planned to provide for the major convenience needs of residents and workers.

CROWN

CRESCENT D

The size, distribution, composition and positioning of centres on each of the crescents are attributed to the following: •

activity nodes and accessibility of local catchment areas;

•

composition of centres should reflect population densities;

•

spacing should seek to minimise the distance travelled to each centre.

SPINE CRESCENT E

Having regard to the above, the hierarchy of centres provided is as follows:

CRESCENT B

Subregional centres: Serving island catchment with large population, convenience shopping, small offices and services and community facilities not catered for in neighbourhood centres District centres: Serving island catchment, convenience shopping, small offices and services and community facilities not catered for in neighbourhood centres.

TRUNK

Specialist centres: Have less of a convenience offer and more emphasis on tourist retail and/or food and beverage, located in areas of high amenity.

LEGEND:

CRESCENT A

Neighbourhood Centre Specialist Centre

Neighbourhood centres: Serving neighbourhood catchment, small convenience retail for daily shopping needs, local level community and education facilities.

District Centre Subregional Centre

Local centres: small convenience and food and beverage retail.

400

800

1200

2000m

1600

OVERALL CENTRES PLAN

TOWNSCAPE Townscape is concerned with the qualities of a view, and the principles of layout that achieve those qualities, and how each individual development is made to visually fit into a context. It is the antithesis of the visual qualities of modern development, which are significant departure from the qualities of the context in which they are set, as is evident in many projects in Dubai. Townscape is the art of giving visual coherence and organisation to the arrangement of buildings, streets and spaces that make up the urban environment. The purpose is to take all the elements that go to create the environment and weave them together in such a way that drama is released. A place is realised upon recognition that one is entering it, and that it has qualities and characteristics distinct from other places. This can be expressed in the terms of recognising a ‘here’ and a ‘there’. The crescents have been designed so that places emphasise relative experiences of exposure (to Gulf views, for example) and enclosure (of a square or street), constraint and relief and continuity between all of these elements. Townscape adds a discrete layer to the urban structure for each of the crescents, where possible. While it may not always be evident in the plan, the intent is to exploit the relationship of built form to context using the following principles:

•

Enclosure of spaces to create ‘outdoor room’ (i.e. squares and open spaces)

•

Gateways which establish a distinction of being either ‘here’ or ‘there’

•

Framed, closed and deflected views

•

Narrowing of streets

•

Fluctuation of roof lines

•

Projection and recession of building lines

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN MAJOR STRUCTURING ELEMENTS

“Townscape is concerned with the qualities of a view, and the principles of layout that achieve those qualities, and how each individual development is made to visually fit into a context.”

LEGEND:

Key View Axis Focal Point Gateways

CRESCENT A TOWNSCAPE ELEMENTS

CRESCENT B TOWNSCAPE ELEMENTS

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN MAJOR STRUCTURING ELEMENTS

LEGEND:

Key View Axis Focal Point Gateways

CRESCENT D TOWNSCAPE ELEMENTS

CRESCENT E TOWNSCAPE ELEMENTS

100

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200

2 50

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ACCESS & MOVEMENT

INTRODUCTION

PEDESTRIAN MOVEMENT

As good quality, pleasant, efficient and direct access is a key design principle in good placemaking, the movement network is a critical component to the success of Palm Jebel Ali. The movement network in Dubai is typically biased towards the private vehicle/car user. This has led to: large tracts of land being dedicated to roads; air and noise pollution; an unattractive and hostile place; car-dependency; and social and physical isolation for the large percentage of the population that do not drive. The proposed movement network for Palm Jebel Ali will rebalance this relationship between all users including pedestrians, cyclists, public transport and private car users.

Walking is the most flexible mode of transport and a popular recreational activity, and is particularly suited to a compact urban structure as is designed for Palm Jebel Ali. Dubai’s climate typically permits comfortable walking conditions for at least half the year in the cooler months from October to April. In the hotter months, walking is still possible in the cooler parts of the day (early morning and late evening), and for very short trips (less than c.200m). Shading devices are an important contributor to this. The promotion of a safe, attractive, widespread and direct pedestrian network is of the highest priority.

The design of the movement network binds together the major structuring elements by providing links to key residential, commercial and open space areas within each of the crescent, to the Palm itself, and to the wider metropolitan area. To generate a quality urban experience and deliver on Dubai’s sustainable transport agenda, a modal shift from private motorised forms of transport is actively encouraged through design. Pedestrian and cyclist movement within, to and from each of the crescents, where possible, is facilitated by attractive, direct and safe routes. The traffic management model is based on a mixed-use, walkable and sustainable community. It consists of an interconnected system so that users can move with minimal effort between modes of transport, with the aim of reducing car dependency and dominance. To take full advantage of activity and commercial opportunities, key attractors and services are placed strategically within the movement network, and parking is located and designed to function as an integral land use.

Over-engineered roads, poor street design and traffic management which focuses primarily on vehicle movement has resulted in intimidating and unattractive environments for pedestrians throughout much of the Dubai’s metropolitan area. To make possible the modal shift envisaged by municipal leaders, streets on the crescents will need to be much safer and much more welcoming than those typical of Dubai. Undoubtedly, cars will dominate the crescents’ urban landscape in the medium term; nevertheless, the impacts of motorised transport should be minimised by managing vehicular traffic to also allow for pedestrian traffic by designing streets that accommodate people as well as cars, and by creating quality, active environments. Strategic pedestrian routes Each of the crescents establishes a series of strategic routes that will enable the safe movement of pedestrians between transport nodes and destination points. In principle, and where practical, these routes are highly active, mixed use environments, or those that offer some kind of amenity or aspect. While provision has been made for pedestrian movement along busy

roads carrying high volumes of fast-moving traffic, which offer little pedestrian amenity, it is envisaged that the primary routes taken by pedestrians will be away from these areas (such as along beachfront promenades or corniche). This is particularly relevant for crescents A and E, where movement is restricted by the expressway which traverses the middle of each crescent. In order to improve pedestrian accessibility for lateral movement, sections of the expressway have been capped to form at-grade areas of open space to link activity centres at the centre of crescents A and E. Further provision has been made in the form of pedestrian bridges to the north and south of the expressway; taking into account pedestrian access available at the longitudinal extremities of the crescents, this amounts to 5 crossing points along the length of A and E, or one every 600 metres. Given the reduced impact of motorised traffic on Crescents B and D, pedestrian amenity is much easier to achieve. Even so, movement will be restricted at the southern end of both due to the speed and geometry of this section of road. Planned signalised intersections will satisfactorily alleviate this restriction to pedestrian movement. The mid-section of B and D will offer the best pedestrian environment across all of the crescents. Streets will be narrower, traffic slower and the aspect much more pleasant. The strategic routes in these areas will be those running between the two attractors of the beach and the marina. Some minor routes (local streets) where very little traffic is anticipated may be shared surface. All physical and visual links, connections and streets forming part of the overall pedestrian network are provided at intervals of generally no more than a few hundred metres apart, thereby maximising accessibility and movement options.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

Frequent entrances and windows will address streets with sufficient interplay between the public and private realm to create an immersive pedestrian experience and facilitate passive surveillance. On-street parking, landscaping and street furniture are incorporated into street design to create a “buffer” between vehicular traffic and pedestrian movement, which will further aid pedestrian safety and amenity. Footways widths are particularly important when considering pedestrian amenity and safety. Footway widths on the crescents have been designed to adequately provide for anticipated pedestrian volumes based on the nature of the route (i.e. between major activity nodes or destinations), land use and how the street is likely to be used by residents, visitors and businesses. On busy commercial streets, shoppers will be able to comfortably observe retail offerings from streets without blocking pedestrian flow and retailers or restaurants who wish to use the street to display goods or for outdoor dining are able to do so. Secondary streets with lower pedestrian volumes are narrower, to avoid diluting the sense of vitality and activity, but are wide enough to cater for the needs of all pedestrians. Pedestrian routes through squares, plazas and green spaces are integrated into the movement network of the wider area so they become well-used parts of people’s day to day journeys. The pedestrian experience A comfortable, stimulating and attractive everyday pedestrian experience is a key contributor to the longevity and success of Palm Jebel Ali as a unique, attractive and desirable place to live and work, as well as visit. Most new developments in Dubai pay little heed to the pedestrian experience, resulting in hostile pedestrian environments outside of the individual private development. This contributes to car dependency, pollution and congestion in the city. Some of the most

visited and enjoyable cities of the world, such as Venice, Amsterdam and Copenhagen have captured the importance of a diverse and rich pedestrian experience through such features as active streets, imaginative public art and city.

“The proposed movement network for Palm Jebel Ali will rebalance the relationship between all users including pedestrians, cyclists, public transport and private car users.”

Due to the heat through the summer months in Dubai, pedestrians will need to feel comfortable outdoors. In this regard, a shade and comfort strategy is proposed later in this document.

Clearly, design should result in a quality pedestrian experience. In order to achieve good pedestrian accessibility and amenity, streets will be safe, comfortable and well-lit, and include controlled crossing points along major routes that intersect with high speed, high volume vehicular routes.

LEGEND:

Pedestrian Access

CRESCENT A PEDESTRIAN ACCESS

CRESCENT B PEDESTRIAN ACCESS

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

LEGEND:

Pedestrian Access

CRESCENT D PEDESTRIAN ACCESS

FCRESCENT E PEDESTRIAN ACCESS

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PUBLIC TRANSPORT An integrated public transport system is a key element of the movement strategy. This will connect the Crescents, Trunk and Fronds to each other, and the Palm Jebel Ali to the rest of Dubai. Metro As the Palms are world renowned, global connections are important for the success of Palm Jebel Ali as a tourist and business destination, as well as an attractor for international residents. It is proposed that the Trunk will connect into the planned high speed purple Metro Line that will links the Dubai Waterfront and the new International Airport eastwards to â&#x20AC;&#x2DC;Old Dubaiâ&#x20AC;&#x2122;. This connection will significantly enhance accessibility and the regional competitiveness of Palm Jebel Ali as a long standing destination. Bus Modern, clean, energy efficient and low noise emitting buses will be the primary mode of public transport for Palm Jebel Ali. The linear nature and short width (350m) of the Crescents mean that buses can run in a direct line and still have maximum catchment populations as everyone is within a few minutes walk of transit stops. The bus is will run on a dedicated bus and taxi route designated as a clearway during peak hours, and will share the corridor with other vehicles outside of these times. Bus stops are designed into the street network and are located on pedestrian desire lines. Bus-stops should be designed similar to tram stops so that they are highly legible in the streetscape, have a sense of arrival, and contain air-conditioned waiting areas/pods where tickets can be pre-purchased to increase the speed and efficiency of the service. In addition to the pods, bus-stops should feature information boards with maps

of the area, and how to link with the rest of the public transport area. Sheltered bicycle stands should also be located adjacent to bus-stops. Water transport Water transport will both support and provide an attractive water-based alternative to bus services, as well as independent longer distance commuter trips and trips with a more recreational focus. It is envisaged that water transport will include scheduled high speed ferries, scheduled water buses, and on-demand water taxis. The latter two will service tourists as well as residents, while the former will primarily service the commuter. Further studies into the functioning and viability of these services need to be undertaken. The high speed ferries will run on the Gulf side of the Palm to minimise impact on the beaches and recreational focus of the lagoon, and to maximise the speed of the service. There are two high speed ferry stop proposed on the Palm, one on Crescent A and the other on Crescent D. There are 3 water bus routes proposed. They will run on both the Gulf and the lagoon side of the Palm. The first is to connect the Trunk, Crescent A and the future islands to the west to the Dubai Waterfront and new city centre. The second is to connect the Trunk and Crescent E to Old Dubai. The third is to be located on the lagoon side of Palm Jebel Ali and is to interconnect the Crescents and the Trunk. A number of smaller water taxi piers are proposed on the lagoon sides of the crescents to cater for water taxis as well as a limited number of private dhows.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

LOCAL TRANSPORT PLAN

SPEE HIGH

D FERRY

LEGEND: Existing Port Water Channel High Speed Ferry Water Bus Cruise Ship Mooring Ferry Terminal Water Bus Stop Major Bus Loop Light Rail

LEGEND: Waterbus High Speed Ferry Cruise Ship Connection Bus Route Ferry Terminal Water Bus Stop

CRESCENT A TRANSPORT PLAN

CRESCENT B TRANSPORT PLAN

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

LEGEND: Waterbus High Speed Ferry Cruise Ship Connection Bus Route Ferry Terminal Water Bus Stop

CRESCENT D TRANSPORT PLAN

CRESCENT E TRANSPORT PLAN

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TRAFFIC SYSTEM The design of the vehicular movement system Palm Jebel Ali is not conventional and represents a departure from vehicle dominant strategies. This is a consequence of the underlying community design standards that encourage pedestrian, bicycle and handicap access in a shared environment with vehicles. It has been shown over the years that if there is a vision for a community of long term sustainability, then the “bones” of the public thoroughfare system must be designed in such a way that the vehicle is not encourage to travel as fast as mechanically allowable, provide an overabundance of parking and design that cuts through the heart of mixed use neighbourhoods. Overall system The crescents A, B, D and E are narrow and present a challenge to full neighbourhood structure for several reasons. Primarily, the 400 meter radius, 5 minute walk, for a mature neighbourhood can’t quite fit on the narrower crescents. This is addressed by extending the centres into walkable corridors. Part of the problem is the amount of traffic generated in the project. It is generally known that a street with 4 or fewer total lanes can be designed for comfortable pedestrian use. There are 6 lane facilities entirely through the middle of Crescent A and E and partially into B and D. The 6 lane arterial has been proposed to be depressed below grade for large portions of Crescent A and E to mitigate noise and safety concerns. Sections of ‘cut and cover’ are also proposed to create at-grade portions of the town centres on A and E. The primary arterials are connected to one-way streets which are at-grade and parrallel to buildings. Generally use of one way streets should be avoided because they run faster than two way thoroughfares, but there is little choice in this case because of the narrowness of the

Crescents. One way streets can be designed to control vehicular speeds through alignment, spacing of cross streets and traffic management (see the appropriate section, below). The most important areas to control these streets is in the town centres on A and E where a series of plaza’s and squares, retail frontages and public buildings exist. These areas are significant attractors for pedestrians.

Part of the key to developing character in urban areas is to have a hierarchy of streets of differing types. This has been accomplished in the design of the project. It also gives the driver some visual interest while driving slowly on those streets. It has been found that drivers’ perception of time is altered in a pleasant driving experience. It feels as though it takes less time to travel to one’s destination. Retail sales also increase in slower traffic partly because drivers and passengers have a longer period of time to view store fronts.

“...the public thoroughfare system must be designed in such a way that the vehicle is not encourage to travel as fast as mechanically allowable, provide an overabundance of parking and design that cuts through the heart of mixed use neighbourhoods.”

Parking is another important issue. Most parking regulations exaggerate parking needs and are based on suburban data that doesn’t apply to mixed use, walkable development. It is also known that a reduction in parking encourages people to travel on foot or bicycles, increases retail sales and does not waste unneeded space. All the great urban places are under parked, yet people always seem to find ways of arriving at their destinations with or without their car. This is true even in wealthy, auto dominant places.

A number of the streets are in a “U” shape. This is done to limit through traffic in some instances. The arrangement of the streets contributes to the overall network by connecting important destinations to the central grid. It also prevents the occurrence of a “race track” effect with long, arching streets paralleling the crescent edge. Lane widths are somewhat narrow for several sections to help control speed. Other means of slowing traffic exist because the traffic volumes are fairly high, the streets turn and cross others at regular intervals, and traffic management policy will be in place.

Public transport is fundamentally important for the success of this project. Not only does it reduce vehicle trips, but it provides an alternative to peak hour congestion. The combination of land and water transit is a powerful combination in this project.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

CROWN

CRESCENT D

SPINE CRESCENT E

CRESCENT B

TRUNK

CRESCENT A

400

800

1200

1600

2000m

OVERALL STREET NETWORK

Crescents A and E System Crescent A acts as a connection from Palm Jebel Ali to the Waterfront development on the mainland. The traffic volumes are such that a primary arterial (6 lanes total) is required for adequate conveyance of traffic. It is proposed that the facility is lowered in grade to mitigate noise and visual impacts. For that reason, a small at grade town centre is designed so that there is both vehicular and pedestrian interface between the east and west sides of the crescent. The primary arterial will connect, via access roads, to the at-grade one way street system. The traffic that departs from the northbound lanes will need to have a “u” turn opportunity to access the west side. This is provided near the town square in the form of a loop at the town centre. As the primary arterial begins to increase in elevation as it approaches both bridges, the one way street will form a loop underneath the arterial for the purpose of connecting local traffic to the street system. Because of the narrow nature of the crescent, and the need to develop a connected street network, there are a series of “U” shaped thoroughfares, plazas and squares, waterfront drives, service lanes and pedestrian connections introduced at regular intervals throughout the project. This will allow traffic to disperse effectively and avoid a concentration of traffic on a single street. This will provide many opportunities for drivers to select alternate routes and balance volume/capacity needs. This is a typical characteristic of well used places. It also allows for a robust pedestrian experience with many routes available. Although the vehicular routes are adequate and saturate the urban environment, there are even more opportunities for pedestrians. This will further encourage people to walk to shopping, recreation and work within the evolving community.

Gathering points are essential for pedestrians to congregate. The series of plaza’s and squares provide such an opportunity. The streets surrounding these places need special care to ensure that a very permeable and safe condition exists for pedestrians. The streets are usually single one way lanes with parking mostly on the building side. This allows for two conditions; protection of pedestrians with parked cars on the street side next to buildings and open views toward the plaza or square so that motorists can see clearly pedestrian activity. Crescent E has an expanded town centre at grade condition with a series of plaza’s and squares over several blocks. The primary arterial is depressed as with crescent A, and is a high speed facility. At grade level, however, and in the northerly portion of the town centre, is a plaza. The one way street system crosses the plaza in a “cranky” fashion to further slow traffic and alert the driver. This is a fully shared space with a continuous extension of plaza paving material through the streets. Bollards will be introduced on each side of the street to channel vehicles, yet allow full pedestrian access. Connecting to the central plaza, is an interesting arrangement of plaza’s and open motor courts. Hans Monderman, a traffic planner involved in a Brussels-backed project known as Shared Space, has discovered that the removal of the usual traffic control devices will actually create safer environments for both the motorist and non-motorist under particular street conditions. This is evidence that the motorist will actually negotiate a space with attention and caution. This is not a new concept and has been used in Tripoli, parts of Southeast Asia and many other parts of the world. In any event, a motor court is a shared space and will act to control traffic effectively.

Similar to Crescent A, there are loop streets and beach frontage streets that network traffic flow and disperse traffic volumes throughout the project. Pedestrian design elements as previously discussed also apply. Crescents B & D System The primary arterial changes from a 6 lane to a 4 lane facility in the upper half of Palm Jebel Ali. This is a clear advantage for pedestrians and allows opportunity for at-grade exposure. It is difficult to lower the arterial for that reason as the grade change would be too dramatic. We therefore must have the 6 lane arterial at grade for the lower half of the Palm. This area must have an enhanced pedestrian opportunity, such as slightly longer red phases for the signals for pedestrian crossing time, clearly marked pedestrian access points, pedestrian activated crossing signals at the frontage roads, adequate refuge points in the medians and so forth. The primary arterial is here referred to as a boulevard because it enters an area where pedestrian activity is encouraged. It will have slower speeds with synchronized signal systems. Although not ideal, this 6 lane condition can become more manageable for non motorists through good design. A loop U turn opportunity exists as previously described in Crescent A. The boulevard will also have service roads. This will help to significantly reduce noise exposure along the footpaths and provide a buffer to the main areas of pedestrian activity. An interesting condition is proposed at the point where the boulevard splits off to a drive in a Y shape. This allows the boulevard to move toward the west side of the crescent with a visual terminus of a tower element and frees up a large tract for neighbourhood development. The neighbourhood has a robust street

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

Traffic Management Following is a list of recommended practices;

network and a shoreline boulevard of great visual interest. The boulevard will have a wide concrete walk at the beach side of the thoroughfare. The design of the boulevard will include pedestrian amenities as previously described. This will allow further slowing of the traffic. The northern portion of the crescent contains tourist resorts. Because of the proximity of the interior beach and services offered in the resort hotels, abundant pedestrian activity is not expected in the area. Nevertheless, the boulevard will have enhanced pedestrian safety elements to allow safe passage to the west side promenade.

“Traffic management is not only about maximising the performance for the benefit of motorised transport. Traffic management within the project should include certain provisions not only for the motorist, but also for the nonmotorist.”

•

Do not synchronize the traffic lights particularly on one way streets. They can be adjusted over time, but only after observation of driver performance.

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Provide count-down pedestrian signals.

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Every intersection must have ladder type striping at pedestrian crossing points.

•

The plazas may be used as opportunity parking for special events and should be designed to allow overflow parking.

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Pavement materials within plaza areas should be textured concrete, bomanite, pavers or other types of material that differentiates itself from asphalt.

•

Parking enforcement is essential. Parking pricing should be adjusted based on observed parking rates.

•

If 85th percentile speeds on any thoroughfare exceeds the posted speed or design speed, do not introduce speed bumps. Instead, observe speeding behaviour and determine if the street is too wide, if there is a lack of on street parking, if the building separation to height ratio exceeds 3:1 or other physical problems to controlling driver behaviour. It is very important to establish a sense of enclosure to slow traffic. This can be done by narrowing striped lanes, adding trees next to the roadway, building close to the footway at an appropriate height, necking down intersections and other traffic calming techniques. Vertical controls, like speed bumps, create aggravating noise and slow down emergency response vehicles. They are ineffective in slowing down sprint speeds mid-block.

LEGEND:

Street Network

CRESCENT A OVERALL STREET NETWORK

CRESCENT B OVERALL STREET NETWORK

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

LEGEND:

Street Network

CRESCENT D OVERALL STREET NETWORK

CRESCENT E OVERALL STREET NETWORK

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Thoroughfares It is generally understood that an interconnected pattern of thoroughfares is a desirable approach. This is true for both vehicles and pedestrians. A network tends to allow distribution of vehicular traffic and reduce loading on primary and secondary arterials. Drivers are clever about driving patterns and will find the easiest path to their destination. This takes the form of space, time and mode and is known as the theory of triple convergence and divergence. Simply stated, it means that one will choose a route or time of day or transportation mode most suited to reaching their destination. Space: The location of a route to a destination can take several forms. Drivers will seek out alternate routes when a primary route becomes too congested for them. Choosing a route that includes a few turns on local streets, a parallel street or even lanes is not uncommon. Mixed use neighbourhoods with a robust and connected hierarchy of streets and lanes provide a rich opportunity for spatial modifications to travel behaviour. Time: Peak hour traffic volumes occur typically in the morning or evening rush hour. Volumes increase significantly at the beginning and end of the workday. There is an opportunity to drive before or after those peak periods. This can also be modified with flexibility in the workplace by lagging hours of operation. Nonwork trips, like those for shopping and recreation, are easily changed to accommodate periods of less traffic. Drivers typically adjust their schedules when congestion on primary thoroughfares reaches a point where travel times are extensive and alternative routes do not exist or also take excessive time.

Mode: Travellers will often shift travel modes. If the arterial is backed up frequently, travellers will shift modes to bus, rail, ferry, bicycle or other more expeditious means of travel. In this case, frequency, diversity of destinations and comfort are important to encourage a mode shift from the automobile. Each one of these elements is used when traffic congestion reaches an individually unacceptable level. This varies for each person, but it is very important to understand that a certain amount of congestion in certain areas and under the right conditions contributes to establishing walkable, mixed use communities. There are several reasons for this; •

Slower traffic with congestion allows longer times for motorists to view retail stores and service establishments. It has been noted that retail sales increase with some congestion.

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Slower traffic allows pedestrians additional safety in a mixed traffic environment. Pedestrians are more likely to use such an environment and it encourages more pedestrian activity.

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Accident rates and severity are reduced in congested, slower thoroughfares.

•

Robust activity that brings life to a place is somewhat reliant on traffic congestion. All the very popular urban areas in the world have traffic speeds that vary from stop and go to about 25 kph.

Essentially, following on from the vision for the future development of the Palm, the desire is to have an active, populated urban area, whereby a level of congestion and street networks are essential for its success.

Thoroughfare Types Central to the creation of an interconnected legible movement network are clearly structured thoroughfare types. A thoroughfare is an urban element that provides the major part of the public domain as well as moving lanes for vehicles. Each Crescent is structured on a network of thoroughfares or streets that marries the two key attributes of character and capacity.

“The variety and hierarchy of thoroughfare types proposed will contribute to the development of character within the Crescents. It will also enhance the legibility and way finding elements of the Palm.” Capacity: is the number of vehicles that can move safely through a segment of a thoroughfare within a given time period. It is physically manifested by the number of lanes and their width, by the centreline radius, the curb radius, and the super-elevation of the pavement. The capacity of vehicular circulation of a system is determined by the combination of moving and parking lanes within thoroughfares. Because Palm Jebel Ali is designed to encourage pedestrian use, the velocity of traffic movement is carefully controlled through the use of narrower lane widths, shorter intersection spacing, smaller curb radii, on-street parking and a close relationship with the adjacent built form where possible. This is the only true way to traffic calm, as posted speed limits and/or retrofits such as speed bumps and chicanes signify a failure to correctly design the street system in the first place.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

Character: is the suitability of a thoroughfare as a setting for pedestrian activities and as a location for a variety of building types. Character is physically manifested by the associated frontage types as determined by the location within the urban structure. As the shared setting for most buildings, thoroughfares provide the opportunity for community interaction. As such, they must be carefully designed for pedestrian use. The streetscape includes all components of a street from building face to building face and includes front setbacks (if any), footpaths, vehicle lanes, street trees and other landscaping, street lights and furniture. The variety and hierarchy of thoroughfare types proposed will contribute to the development of character within the Crescents. It will also enhance the legibility and way finding elements of the Palm. These are important placemaking elements.

Street: A local urban thoroughfare of low speed and moderate to low capacity. Its public frontage consists of raised curbs drained by inlets and footpaths separated from the vehicular lanes by regularly placed street trees and parking on both sides. This type is permitted within the more urban areas. A street may be a one-way or two-way condition. Lane: A vehicular driveway located to the rear of lots providing access to service areas and parking, and containing utility easements. Service lanes are paved from building face to building face in urban environments. Drainage is conveyed by inverted crown at the centre or with roll curbs at the edges. Path: A pedestrian way traversing a park or along the shore, with landscape matching the contiguous open space. Paths should connect directly with the urban footpath network.

Primary Arterial: A thoroughfare designed for high vehicular capacity and moderate speed. Primary arterials are long-distance thoroughfares traversing urbanised areas and are equipped with an outer parking lane roads buffering footpaths and buildings. A median and other landscaping is used to reduce its visual and environmental impact. Boulevard : A thoroughfare designed for high vehicular capacity and moderate speed. Boulevards are longdistance thoroughfares traversing urbanised areas. Avenue: A thoroughfare of high vehicular capacity and low speed. Avenues are short distance connectors between urban centres. Avenues may be equipped with a landscaped median and parking lanes. Esplanade: A wide, raised walkway that has a vehicular thoroughfare on one side, located along the waterâ&#x20AC;&#x2122;s edge. This allows people to walk along the sea front, usually for recreational purposes, whatever the state of the tide, without having to walk on the beach.

LEGEND: Boulevard B1

Primary Arterial

Boulevard B2

Street S1

Bouelvard B3

One Way Street S2

Boulevard B4

One Way Street S3

Esplanade E1

Lane

Avenue A1

Bridge Traffic Signals

CRESCENT A THOROUGHFARE TYPES

CRESCENT B THOROUGHFARE TYPES

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

LEGEND: Boulevard B1

Primary Arterial

Boulevard B2

Street S1

Bouelvard B3

One Way Street S2

Boulevard B4

One Way Street S3

Esplanade E1

Lane

Avenue A1

Bridge Traffic Signals

CRESCENT D THOROUGHFARE TYPES

CRESCENT E OVERALL STREET NETWORK

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5.0m Footpath

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3.5m Travel Lane

10.5m Pavement

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17.5m Landscape 17.5m Landscape

1.20m

3.65m Travel Lane

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12.75m Pavement

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3.65m Travel Lane 12.75m Pavement

3.65m Travel Lane

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17.5m Landscape 17.5m Landscape

3.5m Travel Lane

3.5m Parking/ Bus

10.5m Pavement

5.0m Verge

101.5m Right of Way

P P

CROSS SECTION AND PLAN- PRIMARY ARTERIAL ROW- 101.5 metres

5.0m Footpath

lot boundary

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN

3.5-7.0m min* Footpath Varies Verge

0.6

3.65m Service Road/ Off-peak parking

3.65m Travel Lane 12.15m Pavement

CROSS SECTION AND PLAN- BOULEVARD 1 ROW -varies

3.65m Travel Lane

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10.0m Median 10.0m Median 48.3m min Right of Way Varies

0.6

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3.65m Travel Lane 12.15m Pavement

3.65m 0.6 Service Road/ Off-peak parking

3.5- 7.0m min* Footpath Varies Verge

lot boundary

ACCESS & MOVEMENT

* For detailed location, layout and dimensions of services refer engineers drawings * Building setback is to be read in conjnuction with Built form and Architecture section of this report

Varies Verge

0.6

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lot boundary

3.5-7.0m min* Footpath

CROSS SECTION AND PLAN- BOULEVARD 2 ROW- varies Pavement- 17.0 metres

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN

7.0m Footpath 7.0m Verge

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boundary

lot boundary

ACCESS & MOVEMENT

39.0m Right of Way

CROSS SECTION AND PLAN- BOULEVARD 3 ROW- 39.0 metres Pavement- 17.0 metres

* For detailed location, layout and dimensions of services refer engineers drawings * Building setback is to be read in conjnuction with Built form and Architecture section of this report

7.0m Verge

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lot boundary

7.0m Footpath

CROSS SECTION AND PLAN- BOULEVARD 4 ROW- 35.0 metres Pavement- 17.0 metres

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

lot boundary

5.0m Footpath

2.5m Parking

3.65m Travel Lane

2.5m Parking

12.3m Pavement

5.0m Verge

9.0m Footpath 9.0m Verge

26.3m Right of Way

lot boundary

P P

CROSS SECTION AND PLAN- ESPLANADE ROW- 26.3 metres Pavement- 12.3 metres

* For detailed location, layout and dimensions of services refer engineers drawings * Building setback is to be read in conjnuction with Built form and Architecture section of this report

3.0-7.0m Footpath

2.5m Parking

4.0m Travel Lane

3.0-7.0m Verge

4.85m Turning Lane / Median 17.85m Pavement

4.0m Travel Lane

2.5m Parking

3.0-7.0m Verge

23.85-31.85m Right of Way

P P

CROSS SECTION AND PLAN- AVENUE 1 ROW- 23.85-31.85 metres Pavement- varies

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lot boundary

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

lot boundary

3.0-5.0m Footpath

2.5m Parking

3.5m Travel Lane

2.5m Parking

12.0m Pavement

3.0-5.0m Verge

3.0-5.0m Footpath 3.0-5.0m Verge

18.0-22.0m Right of Way

lot boundary

P P

CROSS SECTION AND PLAN- STREET 1 ROW- 18.0- 22.0 metres Pavement- 12.0 metres

* For detailed location, layout and dimensions of services refer engineers drawings * Building setback is to be read in conjnuction with Built form and Architecture section of this report

5.0m Footpath

2.2m Parking

3.5m Travel Lanes 9.2m Pavement

5.0m Verge

3.5m Travel Lanes

Plaza or Square reserve boundary

lot boundary

5.0m Footpath

P P

*Plaza or Square Illustrated.

CROSS SECTION AND PLAN- STREET 2- ONE WAY STREET ROW- 14.2 metres Pavement- 9.2 metres

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

5.0m Footpath

2.2m Parking

4.0m Travel Lanes 6.20m Pavement

5.0m Verge

Plaza or Square reserve boundary

lot boundary

5.0m Footpath

*Plaza or Square Illustrated.

CROSS SECTION AND PLAN- STREET 3- ONE WAY STREET ROW- 11.2 metres Pavement- 6.2 metres

* For detailed location, layout and dimensions of services refer engineers drawings * Building setback is to be read in conjnuction with Built form and Architecture section of this report

12.0m Right of Way

lot boundary

12.0m Pavement

CROSS SECTION AND PLAN- LANE WAY ROW- 12.0 metres Pavement- 12.0 metres

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN

3.0-9.0m Footpath

3.0-9.0m Right of Way

reserve boundary

lot boundary

ACCESS & MOVEMENT

Open Space Reserve or Building or 1.0m Wall and Beach*

* Open Space Reserve Ilustrated.

CROSS SECTION AND PLAN- PATH ROW- 3.0-9.0 metres Footpath- 3.0-9.0 metres

â&#x20AC;&#x153;Because of the negative impacts parking areas can have on the urban fabric, special attention must be paid to mitigating the conflicts they can create.â&#x20AC;?

PARKING Parking is a complex problem for all urban areas, whether new or old, and should be planned as an integral component of development. Dubai is currently wholly dependant on private motor transport. Despite plans to include external access from buses and ferries for the Palm Jebel Ali are afoot, significant modal shift will take some years to kick-in. Consequently, cars will need to be accommodated in the short to medium term. Because of the negative impacts parking areas can have on the urban fabric, special attention must be paid to mitigating the conflicts they can create. Design seeks to minimise parking areas that disrupt the continuity of the urban experience or displace mixed use activities. Parking will be based on land use and intensity. Due to the constrained nature of the Palm land area and a limited ability to place parking in basements, multistorey car parks will be integrated within building podia with active street frontages at ground level. It is envisaged that all parking requirements will be contained on-site for all uses except civic, beach and some retail parking, which will be accommodated onstreet. On-street parking metered parking is encouraged as it will assist in providing additoinal parking spaces without dramatically affecting the urban structure, improve pedestrian amenity (cars act as a buffer between road traffic and footways) and because retailers tend to favour locations with parking outside the front of their stores. Public parking areas may also be located above the District Cooling Plants and underneath squares and plazas to use land as efficiently as possible. It is recommended that these areas are kept under the control of Nakheel as they would be good income generators.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

CROSS SECTION - PLAZA WITH PARKING BELOW

LEGEND: On Street Parking Limited On Street Parking Underground Parking Opportunities

CRESCENT A PARKING

CRESCENT B PARKING

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN ACCESS & MOVEMENT

LEGEND: On Street Parking Limited On Street Parking Underground Parking Opportunities

CRESCENT D PARKING

CRESCENT E PARKING

100

150

200

2 50

500

750

LAND USE MIX & DISTRIBUTION

INTRODUCTION The Palm Jebel Ali is envisaged as one large community of smaller, self-sustaining communities. With a total population of around 160,000, the crescents will require a full range of retail, commercial, civic, community and educational uses, necessary to sustain life, economy and community. Each of the crescents will be made up of a rich tapestry of neighbourhoods anchored by centres and nodes of activity connected by arterial routes, boulevards and streets. In keeping with the vision and strategy for the Palm Jebel Ali, each of the crescents will provide residents with the opportunity to indulge in a broad range of lifestyle activities, to immerse themselves in experiences, both familiar and new, and to engage with a series of distinct places offering unique environmental qualities. The type, quantum and nature of land uses earmarked for the crescents reflect the place specific visions and themes outlined in the vision and strategy document: Crescent A: is positioned as the place of choice for affluent young singles and couples. It will be a vibrant community catering to the lifestyle, leisure and recreation needs of younger purchasers. Crescents B and D: are conceived as lower density, more family oriented communities. Development will be resort-style and more up-market, given its location adjacent to resort hotels to the north and, of course, the prestigious crown. Crescent E: will be a high-density mixed use community with a predominantly mid-range tourist focus. It will feature a contemporary Arab souk, dhow harbour providing Gulf cruises, a cultural centre attached to the proposed civic building projecting into the water and arts and crafts studio space.

“The Palm Jebel Ali is envisaged as one large community of smaller, self-sustaining communities. With a total population of around 160,000, the crescents will require a full range of retail, commercial, civic, community and educational uses, necessary to sustain life, economy and community. ” CENTRES Each Crescent will have a permanent residential population of between approximately 18,000 and 22000, effectively making each a small town. Most non-residential uses will be concentrated in mixed use centres based on the hierarchy discussed previously. Located to maximise accessibility and viability, centres will provide a focal area for residents, employees and tourists. As a general rule, the composition of centres is as follows: Sub-regional centre: 15,000sqm GLA of retail anchored by a full-scale supermarket of approximately 4,000sqm and possibly a small department store. Balance of retail will be in the form of comparison, service, specialty and food and beverage. Office uses will range from 10-15,000sqm GLA. A multi-functional civic building accommodating uses such as library, health services, community meeting spaces, childcare, cultural and non-traditional education facilities and other civic or community uses is also proposed.

Specialist centre: Comprise 3-5,000sqm GLA focusing mostly on food and beverage and some specialist retail. An additional 10,000sqm GLA is proposed on Crescent E to accommodate a souk. District centre: District centres will contain 510,000sqm GLA of retail made up of a 3-4,000sqm GLA supermarket, with the balance of tenancies being service, food and beverage, comparison and specialty retail. Office uses will be limited to 8-10,000sqm GLA of space. A civic centre similar to that in sub-regional centres is also proposed; however, it is intended that this facility on Crescent E contain a significant cultural component, such as a maritime museum or cultural centre. Neighbourhood centre: These centres will provide for the convenience needs of neighbourhoods. The retail offer will consist of a small supermarket up to 2,000sqm GLA, and a small amount of food and beverage, local services and non-food retail. The total retail GLA for Neighbourhood Centres is typically 4-6,000sqm. In addition to the retail offer, centres are co-located with civic and education uses, as well as mosques. Layout and design of centres Design of urban centres on the Palm Jebel Ali should improve upon conventional shopping centre models to result in more complex and richer environments. Those that are touted as authentic places often fall short of their potential if they are no more than shopping centres with upgraded facades and historic themes. Such centres fail to alter or improve the “big box” model upon which they are based. Totally open-air shopping centres provide a refreshing alternative to their predecessors, but present little change to their fundamental nature. The most successful are those based on the traditional high street model that incorporate retails, professional offices, apartments, and civic services, all tied in to

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

a public transport network. With offices or dwellings above street-level retail, these centres provide for most daily needs and the core of civic and commercial experience and, most importantly, are structured by an accessible and permeable public realm made up of streets and spaces. In Dubai, the hot climate means that a balance needs to be achieved between the traditional open air ‘High Street’ and the enclosed air conditioned shopping mall to ensure a useable, attractive and comfortable ‘town centre’ environment. The plan establishes a framework for the detailed design of the town centre based on an approach which: •

Draws inspiration from the character and scale of successful town centres which are exemplified by a high degree of connectivity, clearly delineated public and private areas, and enclosed and animated streets and spaces.

•

Is based on a contemporary interpretation of the high street model adapted for a hot climate, capable of accommodating the specific needs of modern day retailing and parking, whilst achieving a wellcontained high street setting with an attractive and comfortable public realm.

•

Establishes a perimeter block pattern of sufficient scale to absorb large buildings, ensures continuous animated frontage and locates servicing and car parking inside the block.

•

reates public spaces that allow for a range of outdoor activities, and activities from cafes and restaurants to spill into the public realm.

•

Incorporates landmark and civic buildings at key locations.

•

Allows uses to change over time.

•

Provides for a mix of dwelling types to promote a rich mix of households within the centre.

At the detailed design stage, the urban centres should take full advantage of the arrangement of tenant types to extract maximum commercial value and promote community. This is achieved by exploiting anchor or magnet uses (e.g. supermarkets and department stores) and catalytic uses (those which generate activity around them). Anchor stores should be located to encourage pedestrian along major routes. Complementary land uses should be clustered together to maximise cross-support and increase attraction through agglomeration of like activities, thereby strengthening the function and performance of the constituent uses. By carefully considering the relationship between different uses it is possible to create value nodes and corridors, and an animated public realm supported by a vibrant mixed-use environment. Retailing and other activities that rely principally on a high level of commercial exposure should front the major routes, while secondary retail and those commercial uses less reliant on exposure occupy the streets behind.

LEGEND:

Neighbourhoods Neighbourhood Centre Specialist Centre District Centre Subregional Centre Primary Route

CRESCENT A CENTRES AND NEIGHBOURHOODS

CRESCENT B CENTRES AND NEIGHBOURHOODS

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND:

Neighbourhoods Neighbourhood Centre Specialist Centre District Centre Subregional Centre Primary Route

CRESCENT D CENTRES AND NEIGHBOURHOODS

CRESCENT E CENTRES AND NEIGHBOURHOODS

100

150

200

2 50

500

750

LAND USE PRINCIPLES

Comparison and Specialty

Retail

Comparison goods are usually purchased after some shopping around. Comparison retail is generally anchored by a department or large food store, and complemented by specialty and lifestyle retailers, with comparable price-point and merchandise orientation. It features goods such as apparel, furniture, electronic goods and general merchandise.

The retail or main shopping streets are located in areas with the major attractors of marinas, beach and waterfront promenades. Shopping streets run perpendicular to these attractors, or front on to activity areas, thus encouraging pedestrian flow from one side of the crescent to another. Retail anchor uses should be positioned to encourage pedestrian movement from one end of retail streets to another. While no detailed retail planning has been undertaken, it is crucial that the next layer of design considers the how the following factors influence the value and success of retail within each of the centres: Convenience Convenience retail goods (food, pharmaceuticals, newspapers and sundries) are generally purchased at the location the purchaser can most easily reach. Oriented toward captive and nearby market segments, convenience retail is highly sensitive to location, as few patrons will go out of their way to find such goods. The target market for convenience retail goods comprises mainly captive and “drive-by” shoppers, primarily within five minutes of the store. As such, location of convenience retail will play an important role, along with strong anchors such as large supermarkets. Service Service retail is generally oriented toward captive shoppers located within five minutes of the site; it features personal and business services (such as dry cleaners, shoe repairs, hairdressers and travel agencies) and modest eating establishments. Service retail should be located so little time or effort to visit or shop is required. Tenancies will generally be small and located in non-prime locations.

Comparison retail formats differ greatly. Big chain stores, such as a national fashion retailer, will generally require larger floor areas (up to 1500 square metres – sometimes over two floors) and more street frontage (up to 30 metres) compared to smaller retailers. Most comparison stores rely on merchandising depth (several tenants in the same category clustering together) to maximise the comparative nature of the retail offering, so good visibility on major routes is a priority. Specialty retail refers to distinctive merchandise presented in a unique way; it is increasingly driving the retail concept behind many high street and town centre projects, and makes up a significant component of retail in Dubai. Such shops may offer one-of-akind merchandise (such as a fine luggage or jewellery shop) or traditional goods presented in an interesting format (a boutique or themed retail), have an emphasis on gifts and crafts with a distinctive local or regional orientation and/or focus on quality rather than quantity or affordability. Most stores are small and, once again, focus on merchandising depth. Supermarkets The supermarkets will draw destination shoppers and will be primary anchors in the urban centres. Food stores usually have a much larger footprint than most other retailers and require dedicated parking and large service areas. A key issue is how to incorporate them into town centres with little or no detriment to the urban experience.

Stores should be located so it is easily accessible by car, and there should be good access between the store and parking. Because the food store will be the cornerstone of the centre, it should have ample commercial exposure along major routes. Food and beverage Restaurants and cafes are the most common entertainment use found in urban centres and can be primary anchors in a mixed-use project. Restaurants and cafes should be located where they can capitalise on an attractive outlook – such as the water’s edge. Theses uses will attract people in the evenings and contribute to establishing an active centre both day and night. Frontage widths of tenancies should be wide enough to maximise the aspect, and there should be opportunities for activity to spill onto the street or public spaces. Food and beverage uses also prefer to locate adjacent to uses that will contribute to their customer base, like a theatre or cinema.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT A LANDUSE - RETAIL

CRESCENT B LANDUSE - RETAIL

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT D LANDUSE - RETAIL

CRESCENT E LANDUSE - RETAIL

100

150

200

2 50

500

750

Office A significant portion of commercial uses for the Palm will be located on the Trunk. Nevertheless, some provision needs to be made on each crescent to provide spaces for professional services and small businesses geared to local needs. The key issues associated with marketing office space within a mixed-use development are related to identity of the space within the overall scheme, the compatibility and supporting nature of the other uses, the maintenance of a strong office/corporate environment, and the amenities that will be most suitable to targeted tenants. Office space in a balanced mixed-use development, such as the Palm Jebel Ali, does not often achieve the same identity as a freestanding office building does, which can mean that it may not appeal to “high value” tenants who want a strong corporate profile in a distinct building. However, though a building may not have a strong brand, its association with a successful place can give it an identity that may benefit the space. Small to medium sized tenants are more than happy to locate in a mixed-use environment where there is access to restaurants and other shopping. Large tenants, on the other hand, may perceive a conflict – any other use may be seen as compromising their identity. As such, it is envisaged that larger tenants are best located in a designated business precinct with the trunk. Offices are located within the major centres away from high value locations (e.g. beach or waterfront), and within urban centres in order to generate demand for other uses, including hotels, retail and entertainment.

“The key issues associated with marketing office space within a mixed-use development are related to identity of the space within the overall scheme, the compatibility and supporting nature of the other uses, the maintenance of a strong office/ corporate environment, and the amenities that will be most suitable to targeted tenants.”

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT A LANDUSE - OFFICE

CRESCENT B LANDUSE - OFFICE

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT D LANDUSE - OFFICE

CRESCENT E LANDUSE - OFFICE

100

150

200

2 50

500

750

Hotels and tourist facilities Dubai is known internationally for its 5+ star tourist resorts. Due to the global recognition, unique history and location of Palm Jebel Ali, it is anticipated that high end tourism will play an important role in the Palm, particularly in the northern ends of Crescent B and D. This will be a prestigious location within the Palm due to their location adjacent to the Crown, good solar orientation and beaches, marinas and high quality urban centres. There is a lack of affordable mid-range hotels in Dubai. Tourist planning on the Palm Jebel Ali seeks to capitalise on this opportunity by redressing the dearth in supply. While it is not possible to restrict or control the types of hotels that buy into the crescents, by providing sites that up-market, resort-style hotels would not traditionally seek out, it is possible to deliver this outcome. As such, several hotel sites have been positioned internally and away from beaches and waterfront areas. There is also a role for more boutique urban hotels and marina hotels in the urban centres. Urban hotels are good contributors to mixed-use schemes because they can provide brand recognition through an established name and proven marketing programme, attract groups throughout the day and evening, and provide dining, entertainment, recreation and other amenities that serve not only hotel guests but also offices and residents. Hotels also benefit from a mixed-use environment, especially if retail and/or entertainment facilities enhance the hotelâ&#x20AC;&#x2122;s image and guestâ&#x20AC;&#x2122;s experiences during their stay. Further benefit is also derived from the demand generated by office components of urban centres.

The urban hotels are located adjacent to these likely sources of demand (office space, visitor attractions), as well as likely expenditure patterns of commercial and leisure travellers (restaurants and shopping). The sites are accessible from major roads and/or near public transport, and be adjacent to compatible/crosssupporting land uses. In addition to mid-range, boutique and urban hotels, a series of resort hotels are positioned at the upper portions of Crescents B and D to capitalise on the areaâ&#x20AC;&#x2122;s adjacency to the exclusive Crown development and relative seclusion of this location.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT A LANDUSE - HOTEL & TOURIST FACILITIES

CRESCENT B LANDUSE - HOTEL & TOURIST FACILITIES

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT D LANDUSE - HOTEL & TOURIST FACILITIES

CRESCENT E LANDUSE - HOTEL & TOURIST FACILITIES

100

150

200

2 50

500

750

Civic Civic uses represent the facilities pertaining to health, education, socio-cultural activities, and other community facilities pertaining to recreation, religious activities, social gatherings and community events. These have been planned in terms of population norms and distribution based on Dubai standards. Many developments fail to fully integrate civic buildings within activity centres, more often than not relegating them to back streets or areas considered to be of the lowest commercial value. The challenge is to balance the amenity presented by the central location of these facilities with the commercial realities associated with development. Despite the lack of direct returns on real estate which houses civic and community functions, these uses can act as anchors if the mix of services generates footfall. In particular, libraries, cultural space and community service centres, especially those embedded within the urban centre structure adjacent to primary commercial uses, produce a high amount of pedestrian activity. As is proposed in Palm Jebel Ali, these are located in prominent positions within the urban structure, thus delivering on the vision by establishing their importance within the community, without detracting from the schemeâ&#x20AC;&#x2122;s ability to maximise value and create a successful retail environment. The location and distribution of Mosques is seen crucial to reinforcing local culture, values, traditions and customs. These have been intentionally placed in prominent positions throughout the plan: in major squares and plazas, on waterfront areas and in parks and green spaces. For the purposes of calculating the number of mosques required, 50% of the total population is assumed to be Muslim, based on existing demographic data.

While no specific allocation has been designated for some community uses, many of which will be offered by private providers such as primary health clinics, dental surgeries, childcare centres etc., it is envisaged that these will be accommodated in accessible locations within areas designated for commercial and retail uses. Based on the proposed hierarchy, it is expected the major centres will comprise a combined day surgery and primary health facility, possibly co-located with allied health services (i.e. dental, physiotherapy, pharmacy etc.). The neighbourhood centres would more than likely comprise nominal locally focused services, such as childcare facilities and health services limited to general practice, reflecting local demographic and demand. Each crescent provides a range of educational facilities: kindergarten; primary school; intermediate schools; and high schools. The number facilities conforms to Dubai standards for high density development based on a defined ratio of schools to population. For Crescents B and D, 85% of the population is assumed to be permanent. The permanent population for Crescent E is assumed to be 75%, given its tourist focus. Sites are slightly smaller than those recommended by Dubai standards, though is justifiable in terms of the development context and to ensure that the cost of sites are not prohibitive to providers. Sites have also been tested to ensure that they can accommodate the minimum facilities needed. Kindergartens and primary schools are generally combined, as are intermediate and high schools. This allows land to be most efficiently utilised in such a high density environment, while still providing enough space for either a multi-functional outdoor sports field, or a large indoor multi-functional sports area. Sufficient space is also set aside in the primary school sites for a range of multifunctional sport areas. Civic uses for Crescent A were allocated in a previous planning exercise.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

TYPE OF FACILITY

STANDARDS FOR HIGH DENSITY AREAS (>220 persons/ha) Pop. Min. Site Served Average Area (1000's) (sqm)

Education

CRESCENT A 31,321 Total resident population 23,490 Permanent population 11,745 Muslim population

CRESCENT B 23,720 Total resident population 20,162 Permanent population 10,081 Muslim population

CRESCENT D 20,831 Total resident population 17,475 Permanent population 8,738 Muslim population

CRESCENT E 28,706 Total resident population 20,505 Permanent population 10,252 Muslim population

No. Required

Planning decision

No. Required

Planning decision

No. required

Planning decision

No. required

Planning decision

Private - in commercial or retail areas

2.1

Private - in commercial or retail areas

2.4

Private - in commercial or retail areas

1.0

Private - in commercial or retail areas

1.2

Private - in commercial or retail areas

2.2

1 x large combined Primary School and Kindergarten @ 0.85ha; 1 x Kindergarten @.13ha

2.6

Children Nursery

7-10

8,500

1115

2.8

Private - in commercial or retail areas

2.4

Pvt. Daycare Centre

15-20

17,500

1486

1.3

Private - in commercial or retail areas

1.2

1 x large combined Primary School & Kindergarten @ 0.95ha; 1 x Kindergarten @ 0.27ha; 1 x Kindergarten @ 0.20ha

1 x combined Primary School and Kindergarten @ 1.11ha; 1 x combined Primary School & Kindergarten @ .94ha; 1 x large combined Intermediate

Kindergarten

7-10

8,000

4645

2.9

Primary School

8-12

10,000

7525

2.3

Intermediate School

15-20

17,500

7432

1.3

High School

20-30

25,000

12077

0.9 No. Required

Planning decision

No. Required

Planning decision

No. required

Planning decision

No. required

Planning decision

Local Mosque

3-5

4,000

1115

2.9

2 x located in public realm

2.5

3 x located in public realm

2.2

3 x located in public realm

2.6

3 x located in public realm

Juma Mosque

10-15

12,500

2787

0.9

1 x located in public realm

0.8

1 x located in public realm

0.7

1 x located in public realm

0.8

1 x located in public realm

200-250

225,000

13935

0.1

To be provided on Trunk or mainland

0.0

To be provided on Trunk or mainland

0.0

To be provided on Trunk or mainland

0.0

To be provided on Trunk or mainland

No. Required

Planning decision

No. Required

Planning decision

No. required

Planning decision

No. required

Planning decision

Mosques

Eid Prayer Area Health Care

1 x large combined Intermediate School & High School @ 2.20ha

2.5

1 x Primary School @ 0.62ha; 1 x large combined Primary School & Kindergarten @ 1.15ha; 1 x Kindergarten @ 0.26ha

2.0 1.2 0.8

1 x large combined Intermediate School & High School @ 1.56ha

1.7 1.0 0.7

1 x large combined Intermediate School & High School @ 1.51ha

2.1 1.2 0.8

1 x large combined Intermediate School and High School @ 1.3ha

Private General Clinic

5-7

6,000

743

3.9

Private - in commercial or retail areas

3.4

Private - in commercial or retail areas

2.9

Private - in commercial or retail areas

3.4

Private - in commercial or retail areas

Private Speciality Clinic

7-10

8,000

743

2.9

Private - in commercial or retail areas

2.5

Private - in commercial or retail areas

2.2

Private - in commercial or retail areas

2.6

Private - in commercial or retail areas

Private Polyclinic

7-10

8,000

743

2.9

Private - in commercial or retail areas

2.5

Private - in commercial or retail areas

2.2

Private - in commercial or retail areas

2.6

Private - in commercial or retail areas

Private Hospital

50-70

50,000

0.5

To be provided on Trunk

0.4

To be provided on Trunk

0.3

To be provided on Trunk

0.4

To be provided on Trunk

240-300

270,000

0.1

To be provided on Trunk

0.1

To be provided on Trunk

0.1

To be provided on Trunk

0.1

To be provided on Trunk

Health Care Centre

30,000

3437

0.8

Private - in commercial or retail areas

0.7

Private - in commercial or retail areas

0.6

Private - in commercial or retail areas

0.7

Private - in commercial or retail areas

Elderly Rest House

Gov.Ref. Hospital

Private distributed aged care facility No. Required

Other

Post Office Public Library Civil Defense (Assume 100% pop for all uses.) Police Station. (Assume 100% pop for all uses). Municipal offices

Planning decision

Private distributed aged care facility No. Required

No. required

1672

0.9

120-150

130,000

4645

0.2

70-100

85,000

2787

0.4

1 x 0.18ha facility at southern end of Crescent B to cater for A and B

0.3

1 x 0.18ha facility at southern end.

0.2

1 x.21ha facility at southern end

0.2

1 x.21ha facility at southern end of Crescent D to cater for D and E

120-150

130,000

2787

0.2

To be provided on Trunk

0.2

To be provided on Trunk

0.2

To be provided on Trunk

0.2

To be provided on Trunk

100-120

110,000

3252

0.3

To be provided on Trunk

0.2

To be provided on Trunk

0.2

To be provided on Trunk

0.3

To be provided on Trunk

0.2

0.1

To be provided in 1 x Civic Centre @ 0.32ha

0.8

Planning decision

25,000

To be provided in 1 x Civic Centre @ 0.31ha

0.7

Planning decision

Private distributed aged care facility

20-30

To be provided in 1 x Civic Centre @ 0.17ha

0.8

Planning decision

Private distributed aged care facility

â&#x20AC;&#x153;Many developments fail to fully integrate civic buildings within activity centres, more often than not relegating them to back streets or areas considered to be of the lowest commercial value. The challenge is to balance the amenity presented by the central location of these facilities with the commercial realities associated with development.â&#x20AC;?

0.2

To be provided in 1 x Civic Centre @ 0.2ha

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT A LANDUSE - CIVIC

N Local mosque Kindergarten

Kindergarten

Local mosque

Civic centre

Intermediate and high school

Friday mosque Kindergarten and primary school LEGEND:

CRESCENT B LANDUSE - CIVIC

Local mosque

Kindergarten Friday mosque Intermediate and high school Civil Defence

Civic Centre Kindergarten and primary school Local mosque

Local mosque Primary school

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT D LANDUSE - CIVIC

Civic centre Kindergarten

Local mosque

Kindergarten and primary school Local mosque

Local mosque Intermediate and high school Civil defense

Friday mosque

CRESCENT E LANDUSE - CIVIC

Local mosque Kindergarten and primary school

Civic centre Intermediate and high school

friday mosque

Local mosque

Kindergarten and primary school 50

100

150

200

2 50

500

750

Residential The Palm is envisaged as a predominantly residential community. Dwellings therefore make up a significant component of the proposed land use mix. To accord with the vision, which proposes a declension from a highly ‘urban’ environment in the south to a more ‘rural’ condition in the Crown, A and E will accommodate the highest densities of the four crescents, with a gradual shift to lower densities occurring on B and D. Dwelling density and type reflect the proposed market position for each of the crescents. A and E will feature more 1 and 2 bed apartments that are slightly smaller than those planned for B and D. As a general rule of thumb, the ratio of dwelling type across all the crescents is as follows: •

1 bed apartments: 20%

•

2 bed apartments: 55%

•

3 bed apartments: 20%

•

4 bed apartments: 5%

•

Villas: a small number of villas are located adjacent to the resort hotels on crescents B and D

A key objective in planning the residential product mix on the crescents was to establish a broad range of price-points by strategically positioning residential plots. The result is a plan which provides:

•

High-rise and mid-rise buildings

•

Direct waterfront buildings with views to the Gulf and lagoon

•

Internally located buildings with views to the Gulf and lagoon

•

Buildings located on mixed use streets in close proximity to amenities

•

Buildings located in tranquil, discrete areas such as laneways and lower order streets or fronting parks

As well as the above, the plan also proposes residential products not currently available in Dubai. These include loft-style apartments, maisonettes and live-work products. Dwellings will have an area of private open space in the form of a shared terrace, or a private balcony or garden. In addition to private open space, all dwellings are within a few minutes walk from public open space and convenience centre. Utilities A large range of facilities are needed to cater for the development including district cooling stations, electrical sub-stations, sewerage treatment plants, irrigation and potable water facilities, telecom and gas facilities. These can have significant negative impacts on the built environment unless carefully integrated into the building fabric. As Palm Jebel Ali is a large development, significant land take for utilities is required. To ensure that the global and local significance of the Palms are maintained and enhanced, the aesthetic quality of the new built environment is critical. In this regard, the utilities will have minimal visual impact on the built environment, and will be integrated into the building fabric.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

“A key objective in planning the residential product mix on the crescents was to establish a broad range of price-points by strategically positioning residential plots..”

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT A LANDUSE - RESIDENTIAL

CRESCENT B LANDUSE - RESIDENTIAL

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT D LANDUSE - RESIDENTIAL

CRESCENT E LANDUSE - RESIDENTIAL

100

150

200

2 50

500

750

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT A LANDUSE - UTILITIES

CRESCENT B LANDUSE - UTILITIES

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT D LANDUSE - UTILITIES

CRESCENT E LANDUSE - UTILITIES

100

150

200

2 50

500

750

OVERALL LAND USE SUMMARY

CRESCENT A

CRESCENT B

CRESCENT E

CRESCENT D

TOTAL

LAND USE Area (hectares) Residential

Area (hectares)

Percentage

Area (hectares)

Percentage

Area (hectares)

Percentage

Area (hectares)

Percentage

28.9%

29.0

24.3%

30.7

25.7%

24.1

21.8%

116.06

25.1%

Mixed use: residential and retail

4.3

3.9%

4.5

3.8%

3.7

3.1%

5.8

5.2%

18.38

4.0%

Mixed use: office and retail

3.1

2.9%

0.3

0.2%

0.3

0.3%

2.7

2.5%

6.54

1.4%

Retail

0.3

0.3%

1.3

1.1%

1.2

1.0%

1.5

1.3%

4.27

0.9%

Office

0.0

0.0%

0.0

0.0%

0.0

0.0%

0.6

0.5%

0.59

0.1%

Civic and education

4.3

4.0%

4.5

3.8%

3.4

2.9%

4.3

3.9%

16.66

3.6%

Hotel

2.9

2.6%

31.7

26.6%

30.7

25.7%

7.5

6.8%

73.33

15.9%

Marina

0.9

0.8%

0.0

0.0%

0.0

0.0%

3.2

2.9%

4.12

0.9%

Open space (including beach)

24.0

22.1%

17.0

14.3%

18.5

15.5%

16.1

14.6%

76.25

16.5%

Utilities

2.9

2.6%

2.1

1.7%

2.2

1.8%

2.2

2.0%

9.43

2.0%

Road reserve

34.6

31.9%

29.0

24.3%

28.6

23.9%

42.6

38.5%

135.93

29.5%

100%

119.3

100%

119.3

100%

110.6

100%

461.54

100%

TOTAL

31.3

Percentage

108.4

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

CRESCENT D LAND USE SUMMARY

CRESCENT A LAND USE SUMMARY

Residential 25.7%

Road reserve 23.9%

Residential 28.9%

Road reserve 31.9%

Open space (including beach) 15.5% Open space (including beach) 22.1%

Mixed use: residential and retail 3.1%

Hotel 25.7%

Mixed use: office and retail Civic and education 2.9%

Mixed use: residential and retail 3.9% Mixed use: office and retail 2.9% Civic and education 4.0% Hotel 2.6% Utilities 2.6% Retail 0.3% Marina 0.8%

Retail 1.0% Utilities 1.8%

CRESCENT E LAND USE SUMMARY

CRESCENT B LAND USE SUMMARY

Road reserve 24.3%

0.3%

Residential 24.3%

Road reserve 38.5%

Residential 21.8%

Mixed use: residential and retail 5.2%

Open space (including beach) 14.3% Hotel 26.6%

Mixed use: residential and retail 3.8% Mixed use: office and retail 0.2% Civic and education 3.8%

Open space (including beach) 31.5%

Mixed use: office and retail 2.5% Office 0.5% Civic and education 3.9% Hotel 6.8%

Retail 1.1% Utilities 1.7%

Utilities 2.0% Retail 1.3% Marina 2.9%

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT A OVERALL LAND USE

CRESCENT B OVERALL LAND USE

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LAND USE MIX & DISTRIBUTION

LEGEND: Retail

Residential

Office

Civic/Educational

Mixed-Use Retail & Office

Marina

Mixed-Use Residential & Retail

Utilities

Mixed-Use Residential & Hotel

Open Space

Hotel/Tourist Accommodation

Cultural Precinct (Includes tertiary institute, conference & exhibition centre, cultural centre, library and other civic uses)

CRESCENT D OVERALL LAND USE

CRESCENT E OVERALL LAND USE

100

150

200

2 50

500

750

PUBLIC REALM & LANDSCAPE

INTRODUCTION

OPEN SPACE TYPOLOGIES

The quality of the public realm is a key feature of community design and, sense of place and identity for Palm Jebel Ali. An interconnected network of streets and public spaces will ensure that all areas of the Palm are accessible and integrated into a coherent public realm. Recent developments in Dubai are inward looking in their nature, with little or no contribution to, or relationship with the public realm. In addition the surrounding spaces have been designed primarily for the private car resulting in a hostile environment where a withdrawal from public life in public space follows. The vision for the future development of Palm Jebel Ali is to reverse this inward looking nature, and to once again engage people and developments with the public realm as is common in traditional Islamic place design and a key feature of a happy, healthy, attractive and functioning city.

Land Based Public Spaces

The conceptual public realm and open space strategy is based on a series of land and water based public spaces. A concept plan is proposed that provides a framework for future detailed landscape design.The land based spaces are urban in character and are strongly associated with surrounding land-uses and built form, for example, squares and plazas. The water based spaces are centred around large scale public recreation and transport, such as beaches, marinas and piers. The quality and perception of amenity is a significant element of Dubai as a tourist destination, and in particular Palm Jebel Ali. The amenity, execution and ‘branding’ of the public spaces will be important to the longevity of Palm Jebel Ali as a unique, attractive and desirable place to live and work, as well as visit. In addition to the key public space typologies, the everyday pedestrian experience in the Palm must be comfortable, stimulating and attractive.

The land based public spaces are more urban in character and tend to have a direct relationship to the adjacent land-uses. Due to the dense and constrained nature of the development, the land based public spaces tend to be smaller, intimate and more intensely used areas that provide civic, meeting and passive recreation functions. They are well spread out throughout the development to ensure that users are no more than a few minutes walk from a public space, and form interesting townscape elements. They include squares, plazas, civic greens, neighbourhood parks, corniche, green pocket parks, and gateways. Squares The squares will be the activity focus and civic heart of the urban areas. They are primarily hard landscaped, have a pedestrian focus, well enclosed and framed by buildings, and are adjacent to the street network. They are located adjacent or in close proximity to the main civic, cultural and community uses within the urban centres. They are located provide a visual and physical connection with the water. They are within the main activity and shopping areas, and provide a number of functions including: gathering spaces; seating areas; outdoor dining areas for cafes etc; occasional markets etc. Shade is provided architectural shade structures and trees. Street furnishings are stainless steel. Plazas These public spaces are less active in nature in that they are not located adjacent to the primary activity nodes, but often contain a directly adjacent retail (e.g. café) or community use (e.g. Mosque). They are a combination of hard and soft landscaped spaces. Water features can be included to provide a cooling effect.

They provide the function of a less busy gathering and passive recreation space. Shade is provided via awnings, trees, and retractable architectural shade structures. Civic Green A Civic Green in proposed in Crescent E whereby the capped arterial road provides an opportunity for a series of multifunctional green public spaces in the Crescent. The Civic Green is located adjacent to main Square, and provides a change in character to a lush green and highly landscaped series of spaces containing walking paths, flower gardens, seating areas, and children’s playgrounds. Neighbourhood Parks A park typically up to 6000sqm located in predominantly residential neighbourhoods, often within the neighbourhood centre or to define the edge of the neighbourhood, and within a few hundred meters of the residents for whom the park is intended. Neighbourhood parks contain playgrounds and small active recreation areas for both children and teenagers. There may also be picnic areas, seating, pedestrian trails, drinking fountains, rubbish bins and other site furniture. Night lighting may be appropriate, but is not required if local conditions suggest otherwise Pocket Parks These are green pockets that provide a landscaped relief to the built-up urban area. They are mainly aesthetic in function and are heavily landscaped with colourful plants and flowers. They also provide rest areas for pedestrians under the shade of the planting, and a seated outlook area to the adjacent water.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

“Due to the dense and constrained nature of the development, the land based public spaces tend to be smaller, intimate and more intensely used areas that provide civic, meeting and passive recreation functions.”

Water based public spaces

Beach and promenade

Marinas & Piers

Water is a key feature of Palm Jebel Ali and water based activities are the prime forms of public space recreation and amenity, as well as a mode of transport. The Palm is designed and development is structured so that there is always a visual or easy physical connection with the surrounding Arabian Gulf. The water based public spaces include the beaches and promenades, corniches and marinas and piers.

The long, sandy running on the Lagoon side are largest public recreation spaces within The Palm. Unlike recent developments in Dubai, it is intended that all the beaches with Crescent A, B, D and E, with the exception of the northern portions of Crescent B and D adjacent to the hotel resorts, will remain in public access. The character of the beach will change depending on adjacent land uses and intensity of development. Adjacent to the urban and neighbourhood centres, the beaches will be very active, with a recreational, family and entertainment focus with such activities as windsurfing, kayaking, p-class sailing etc. Adjacent to the residential areas, the beaches will be quieter will a focus on passive recreation and relaxation.

Often not designated as public space, marinas and other water facilities are, nonetheless, often accessible to the public. In the case of the crescents, some facilities will be secured from public access. However, where possible, marinas, piers, jetties, pontoons and other devices should allow residents and visitors to engage with the water.

Corniche A cornice is a hard waterâ&#x20AC;&#x2122;s edge promenade that runs along the outer revetment (non-beach) side of the Crescents. The corniche has a number of characters depending on itâ&#x20AC;&#x2122;s adjacent land use, intensity and function. It interconnects with a range of other public spaces including squares, plazas and neighbourhood parks and is linked with the way-finding structure of the master plan through place identity, views, vistas and focal points.

Promenading is one of the most commonly enjoyed and accessible forms of recreation. A beach-side promenade will run the length of the inside of the Crescents adjacent to the beach. As it joins with the cornice on the Gulf side, a continuous pedestrian walk around the whole Crescent perimeter will be possible. The promenade will vary in character in relation to its adjacent land use and development intensity, and whether vehicles are permitted alongside the promenade or not. Pedestrians, cyclists, joggers, roller-bladers etc will be catered for on the promenade. The promenade interconnects with other public spaces including squares, plazas and neighbourhood parks and is linked with the way-finding structure of the master plan through place identity, views, vistas and focal points.

Public access to the marinas will be provided along the main piers to allow for an extension to the promenades with a different character as well as access to water based public transport. The public space character of the marinas includes such features as gangways, boardwalks, canvas shade strutures, pier site furniture including urns, planters with in-built seating, benches, bollards and ropes, decorative steel balustrades, wharf lighting and associated banners, flags etc. Several smaller water taxi piers dotted throughout the Crescents on the lagoon side also provide a walkway that directly extends into water. The public space character of the water taxi piers will include gangways and floating pontoons, covered walkways, urns and overhead canvas/solar, no softscape etc.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

“Water is a key feature of Palm Jebel Ali and water based activities are the prime forms of public space recreation and amenity... development is structured so that there is always a visual or easy physical connection with the surrounding Arabian Gulf.”

CRESCENT A PUBLIC REALM

CRESCENT B PUBLIC REALM

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

CRESCENT D PUBLIC REALM

CRESCENT E PUBLIC REALM

100

150

200

2 50

500

750

LEGEND: Square

Corniche

Plaza

Promenande

Neighborhood Park

Beach Area

Civic Green Pocket Park

CRESCENT A OPEN SPACE PLAN

CRESCENT B OPEN SPACE PLAN

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

LEGEND: Square

Corniche

Plaza

Promenande

Neighborhood Park

Beach Area

Civic Green Pocket Park

CRESCENT D OPEN SPACE PLAN

CRESCENT E OPEN SPACE PLAN

100

150

200

2 50

500

750

LEGEND:

Corniche Park Plaza

Beach Promenade Boardwalk

Corniche Tidal Pool

Beach Promenade Plaza

Corniche Boardwalk

Beach Promenade Esplanade

Corniche Water Stairs

Beach Promenade Road

Corniche Plaza

Beach Promenade

Corniche Park Corniche Road Corniche

CRESCENT A FORESHORE TREATMENT PLAN

CRESCENT B FORESHORE TREATMENT PLAN

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

LEGEND:

Corniche Park Plaza

Beach Promenade Boardwalk

Corniche Tidal Pool

Beach Promenade Plaza

Corniche Boardwalk

Beach Promenade Esplanade

Corniche Water Stairs

Beach Promenade Road

Corniche Plaza

Beach Promenade

Corniche Park Corniche Road Corniche

CRESCENT D FORESHORE TREATMENT PLAN

CRESCENT E FORESHORE TREATMENT PLAN

100

150

200

2 50

500

750

TYPICAL CROSS SECTION - CORNICHE PLAZA WITH PARKING BELOW

* Actual layout is subject to detailed design

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

CROSS SECTION - CORNICHE TIDAL POOL

* Actual layout is subject to detailed design

CROSS SECTION - CORNICHE BOARDWALK

100

* Actual layout is subject to detailed design

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

CROSS SECTION - CORNICHE WATER STAIRS

* Actual layout is subject to detailed design

101

CROSS SECTION - CORNICHE PLAZA

102

* Actual layout is subject to detailed design

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

CROSS SECTION - CORNICHE ROAD

* Actual layout is subject to detailed design

103

CROSS SECTION - CORNICHE

104

* Actual layout is subject to detailed design

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

VIEWING TOWER

LIFE GUARD WATCH TOWER

PUBLIC VIEWING AREA

CROSS SECTION - BEACH PROMENADE BOARDWALK WITH VIEWING TOWER / PLAZA

* Actual layout is subject to detailed design

105

CROSS SECTION - BEACH PROMENADE ESPLANADE

106

* Actual layout is subject to detailed design

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

CROSS SECTION - BEACH PROMENADE ROAD

* Actual layout is subject to detailed design

107

CROSS SECTION - BEACH PROMENADE

108

* Actual layout is subject to detailed design

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

109

ESTABLISHING A QUALITY PUBLIC REALM

Shade and comfort

Greening

To encourage utilisation and a level of comfort in the public realm, providing shade devices for Dubai’s hot climate, particularly over the summer months is critical. In this regard, a number of shade and comfort features are proposed including:

Although surrounded on all sides by the Arabian Gulf, the Palm itself is on reclaimed land and does not contain any natural ‘green’ features such as mature stands of trees. To reduce the impact of large roads, and provide some relief from the dense urban environment, a number of ‘greening’ elements are proposed in Palm Jebel Ali. These include regular street trees, heavily landscaped green pockets in the neighbourhood greens, and a heavily landscaped embankment and median to reduce the visual and environmental impact of the large arterial route in Crescent A and E. Colour, aroma and choice of planting species will be decided in the detailed planning of the Palm.

•

Colonnades, which can be enclosed and airconditioned during the summer months, are located on shopping streets and in high activity areas.

•

Awnings and/or other shade devices outside the main shopping streets.

•

Street trees that have good shade canopies placed in every street at regular intervals and in public spaces.

Public art and lighting

•

Shade devices placed in public spaces.

Public Art can make a major contribution to giving a place character and identity, bringin people into and through places. An extra layer of quality can be obtained in Palm Jebel Ali for a small proportion of a total project budget. A one percent public art levy could be required as part of the development package. Public art should be located at a minimum in all public spaces. They should also be an integral element of all community and civic buildings, as well as selected buildings within the neighbourhood and urban centres.

•

Water features used for their cooling effect.

•

Air conditioned public transport bus and ferry stops that are designed to be openable during the cooler months.

Lighting should not just be for purely functional highway illumination purposes, but should form part of a attractive and safe pedestrian environment with lighting of a scale and design appropriate to an intimate pedestrian environment. Special night-time lighting can be used as public art features contributing to a striking night-time landscape. Due to the heat of the day, especially over the summer months, most of the recreational activity will take place in the evenings. Good and attractive night time lighting will encourage activity in the evenings.

110

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

Building frontages

Street Address

Active buildings frontages create a vibrant, interesting and safe public realm. Busy pedestrian areas and uses such as shops, studios, offices, cafes, recreation and community facilities should have the most active building frontages. Residential buildings can also contribute positively to the street by providing a clear street address, direct access from the street and outlook over the street. The design of the Crescents promotes three tiers of frontages which relate to environment, activity and use and pedestrian experience: active frontages, street address and laneway addres.

Street address is defined as: entries, lobbies, and habitable rooms with clear glazing overlooking the street. Own door entries are particularly encouraged for ground floor apartments. ‘Street Address’ excludes car parking areas. Access points to car-parking areas are not permitted in areas where a ‘street address’ is required unless no alternative service lane is available. In this case, the servicing must not occupy more than 30% of the building frontage, and must be visually recessive.

Active frontage Active frontages are defined as one of a combination of the following at street level: •

retail, public building or community facility, café or restaurant if accessed directly from the street

•

shop fronts or active office uses visible from the street

•

glazed entries to commercial and residential lobbies occupying less than 50% of the street frontage

•

an average of 10 shop fronts for every 100 metres

Laneway Address To minimize the negative visual impact and security concerns of service lanes, all areas identified as requiring a ‘Laneway Address’ are to have a minimum street address or active street frontage (as defined above) of 35% of the proposed building frontage at ground level. Laneways and other non active frontages may also incorporate murals and other forms of public art.

Active street fronts are required at ground level in areas identified as ‘Active Frontage’. Retail is to be the predominant ground floor use in the high streets. Active ground floor uses are to be at the same general level as the footpath and be accessible directly from the street. Multi-deck car parks are to be set back behind an active street frontage

111

LEGEND: Active Street Frontage required Street Address required Laneway address required

CRESCENT A STREET FRONTAGE

CRESCENT B STREET FRONTAGE

112

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN PUBLIC REALM & LANDSCAPE

LEGEND: Active Street Frontage required Street Address required Laneway address required

CRESCENT D STREET FRONTAGE

CRESCENT E STREET FRONTAGE

100

150

200

2 50

500

750

113

BUILT FORM & ARCHITECTURE

INTRODUCTION Built form and it’s relationship to the public domain is critical to place making. Design decisions have a major impact with how we engage with our built environment on a daily basis. How every building addresses it’s surroundings must to be carefully considered. This section describes how this is achieved by making a site analysis of each Crescent, including its constraints and opportunities, determining a precinct of character within each Crescent and developing relevant building typologies for each. Landmark buildings and sites are also considered here as additional character elements for each Crescent. BLOCK PATTERN A pattern of streets and perimeter block development has been adopted for the Crescents. These are basic elements of urban structure and create a strength of organizational elements within a development. Block size and street width will influence the scale of buildings around them. Pedestrian amenity, vehicular movement, services access, private amenity, access to sunlight, overshadowing and overlooking are also major considerations. The block structure of the Crescents is based on an interconnecting pattern of streets radiating from the primary thoroughfares and maximizing buildings orientated towards the water. In Crescents B and D, the dominance of the central north south road is reduced and an east-west grid of fine grained streets and lanes emphasise the focus on pedestrian and public space in urban centers. The same is true of Crescent E in reverse orientation.

114

STREET ADDRESS The positioning, alignment and design of a building in relation to its adjacent public street or public space is critical. Building use immediately behind the façade also contributes to ‘street address’. The ground floor in particular has the greatest impact on street address as this has the greatest impact at pedestrian level. ‘Street address’ has a direct impact on pedestrian comfort, perception of safety and security, streetscape framing and enclosure, passive surveillance and on the ability of people to engage in daily activities. Each of the main primary building typologies proposed has a different impact on street address. Design guidelines will ensure that the public domain is addressed appropriately. The building forms relate to the block typologies. The main building typologies are: • • • •

Retail and commercial blocks Building elements of perimeter blocks Tower buildings Podium and tower buildings

Each typology will contain separate design guidelines in relation to maximum and minimum building height and maximum gross floor area. Podium heights are also controlled to ensure that appropriate pedestrian scale is achieved for the building location. Similarly, building height is controlled so that streets are framed in accordance with their place in the structuring hierarchy. Buildings are typically placed at the back of pavement and maintain a continuous edge along the street; creating an immersive urban experience and contributing to economic activity by ensuring commercial offerings remain uninterrupted.

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

115

Winter Sun

SITE ANALYSIS

Views to Gulf

Summer Sun

Analysis of a site helps determine a meaningful outcome of urban structure and built form. Generically, this is an analysis of opportunities and constraints. Opportunities such as aspect to views, orientation to sunlight and prevailing breeze, proximity to roads and infrastructure combine to determine the best use and scale of buildings on a site. Constraints such as proximity to major roads and bridges and sites without aspect to sea must also be considered. Combining these elements will help define a precinct and its character. Built form will correspond in scale and form to the character of each precinct.

Sea Breeze

The Palm Jebel Ali Crescents are curved linear land forms, 2800m long and 350m wide, with extensive water edges. The opportunity to enhance water views and contact with these edges is paramount. Each crescent has different orientation to sun and views changing the character of each. LEGEND: Beach Front (Higher Value)

SITE ANALYSIS - CRESCENT B Crescent B runs in a north south in orientation. The western edge is a rock revetment. This edge enjoys views out over The Gulf and eventually out to residential islands. Sunset views towards the CBD and tall tower will also be enjoyed from the lower west side. The eastern edge is entirely beach frontage. This edge enjoys view out to the trunk and fronds. Sea breezes will come form the northern end of the Crescent. The Crescent is approached from a road bridge which continues as a major arterial route through the island. This road way separates in two before the mid point, accessing the east and west edges. It rejoins further along and passes a marina before bridging to the Crown.

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Rock Revetment

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

Sea Breeze

Views to Gulf

SITE ANALYSIS - CRESCENT D Crescent D runs in an east west orientation. The northern edge is rock revetment. This edge enjoys views out over The Gulf and towards Port Jebel Ali to the west. The southern edge is entirely beach frontage. This edge enjoys southern and sunset views out to the trunk and fronds. Sea breezes will come form the northern edge of the Crescent. The Crescent is approached from a road bridge from Crescent E, which continues as a major arterial route through the island. This road way also separates in two before the mid point, accessing the north and south edges. It rejoins further along and passes a marina before bridging to the Crown.

Summer Sun Winter Sun

Views to Gulf

LEGEND: Beach Front (Higher Value) Rock Revetment

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Crescent E Summer Sun

SITE ANALYSIS - CRESCENT E Crescent E runs in a north south orientation. The eastern edge is rock revetment. This edge has views out over The Gulf and Port Jebel Ali. The eastern edge is entirely beach frontage. This edge enjoys sunset views over the trunk and fronds. Sea breezes will come form the northern end of the Crescent. The Crescent is approached from a road bridge from the mainland which continues as a major arterial route through the island. This road way separates in two before the mid point, accessing the north and south edges. It passes a marina and rejoins further along and bridges to the Crescent D.

Views to Gulf

Sea Breeze

Views to Gulf Winter Sun

LEGEND: Beach Front (Higher Value) Rock Revetment

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THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

OVERALL MASSING CONCEPT The Crescents surrounding Palm Jebel Ali form a natural protective enclosure around the Palm and its fronds. They encircle the Palm as segments of a 10km loop. As islands they will be highly visible from a distance across straights of water from the mainland and surrounding islands and from the air. Density requirements on each Crescent dictate buildings of considerable height. These have been located in zones or precincts of high value or dense activity.

D B

City skylines have historically evolved over generations and have not had the opportunity to be considered with a unified or holistic approach. As these Crescents and precincts are to be planned simultaneously, we have a rare opportunity to create a highly considered and consciously articulated skyline. This opportunity has been taken in massing built form for Palm Jebel Ali. Crescents B and D respect the lower height and density on the Crown and decrease in height at their northern ends as they near the Crown. Crescent E has a sculpted but relatively consistent over all height over its length. These massing concepts create a unique skyline which will be informed by height and envelope controls.

Inner Crescent (Higher Value)

Height and density positioned for best aspect and orientation but also to create a uniform concept of enclosure

Outer Crescent

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OVERALL MASSING CONCEPT

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THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

MASSING CONCEPT - CRESCENT B On approach from the south, Crescent B has areas of density and building height immediately to the east and west of the main arterial route. Massing along the western edge decreases in height towards the end of their waterfront area. Massing on the opposite east side does the reverse, it increases in height towards the north creating a scissor effect over the two halves of the site. This allows buildings on both sides to have dual aspect to water either side of the crescent. This will place a premium value to these sites. It also creates a stunning urban form and city skyline. This massing concept is coordinated with GFA allocations in turn determined by car parking requirements in podia or basements. Either side of the main arterial route are low rise buildings accessed via slip roads. These mitigate a tunnel effect of the route if it was lined by tall buildings. This is logical response to density as these sites do not have a sea view and are not of equal value to waterfront sites. Landmark medium rise hotels terminate the high massing and signify a central zone of medium rise buildings through the rest of the site. This massing becomes less dense towards resort hotels at the northern end.

LEGEND: 0 - 5 Levels

20 - 25 Levels

5 - 10 Levels

25 - 30 Levels

10 - 15 Levels

30 - 35 Levels

15 - 20 Levels

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MASSING CONCEPT - CRESCENT B

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MASSING CONCEPT - CRESCENT B

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MASSING CONCEPT - CRESCENT D Crescent D is characterised by areas of higher density and mass at its eastern end on approach from Crescent E . The area of highest value is on the south eastern edge, adjacent to the beach with sunset views. This area receives buildings of height and density gradually increasing towards the west. The opposite north side does the reverse. It decreases in height towards the west again creating a scissor effect over the two halves of the site. Buildings on both sides have dual aspect to water views either side of the crescent. This creates a similar urban form and city skyline as Crescent B. The main arterial route is flanked by low rise buildings accessed via slip roads. The central area of the Crescent is characterised by medium rise buildings in a mixed use area opposite a marina on the northern edge. Height and density decrease towards resort hotels at the western end.

LEGEND: 0 - 5 Levels

20 - 25 Levels

5 - 10 Levels

25 - 30 Levels

10 - 15 Levels

30 - 35 Levels

15 - 20 Levels

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THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

MASSING CONCEPT - CRESCENT D

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MASSING CONCEPT - CRESCENT D

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THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

MASSING CONCEPT - CRESCENT E Crescent E differs in massing from the previous two Crescents. It has a greater density than the others as it has closer proximity to the mainland. It has landmark towers marking entry to both ends of the site. An area of high value is on the south eastern edge, adjacent to the beach with sunset views. This area receives buildings of increased height and density. The opposite east side overlooks Port Jebel Ali and remains at medium height. This allows buildings on the east side to enjoy dual aspect over the beach and the Port. Building height and mass is generally sculpted on the beach side over the length of the Crescent. It decreases in the central mid town area and increases again at the northern end. The western edge also decreases in mass and height around the mid town area in respect of civic and retail facilities. The main arterial route is also flanked by medium rise buildings accessed via slip roads. The central area of the Crescent is characterised by medium rise buildings in the mid town area opposite a marina cultural centre and souk on the northern edge.

LEGEND: 0 - 5 Levels

20 - 25 Levels

5 - 10 Levels

25 - 30 Levels

10 - 15 Levels

30 - 35 Levels

15 - 20 Levels

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MASSING CONCEPT - CRESCENT E

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MASSING CONCEPT - CRESCENT E

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LANDMARK SITES Landmark sites of special significance are illustrated on each plan for their prominence, value or cultural relevance. These may result in buildings of higher architectural merit as focal points on each Crescent. They will require further attention through development controls. LANDMARK SITES - CRESCENT B Landmark residential towers Landmark hotel Harbour edge civic centre Harbour edge retail site Main public beach LEGEND: Landmark Hotel

Harbour Edge Civic Centre and Retail

Landmark Residential

Main Public Beach

Landmark Cultural

Walk-able open spaces

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Iconic architectural language

Place making elements

Cultural landmarks

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

LANDMARK SITES - CRESCENT D Landmark residential towers at south end Parkview residential towers Mid town corner residential site Harbour edge retail site Marina on north edge Beach and harbour lookouts Main public beach Marina at west end

LEGEND: Landmark Hotel

Harbour Edge Civic Centre and Retail

Landmark Residential

Main Public Beach

Landmark Cultural

memorable open spaces

Mosques contribute to the urban context

Skyline character

Focal points

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LANDMARK SITES - CRESCENT E Marina at south end Landmark residential towers at the south end Marina on east side Central park

LEGEND: Landmark Hotel

Harbour Edge Civic Centre and Retail

Landmark Residential

Main Public Beach

Landmark Cultural

Contemporary built form

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A sense of the local

Landmark focal points

Contrasting icons

Culural landmark

Taditional character

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

PRECINCT CHARACTER Each Crescent has distinctive precincts of character and life. These precincts are defined by activity, density, building scale and typology, topography, orientation and aspect. Urban design and architectural responses should respond to the particular character of each precinct to create a rich and diverse series of neighbourhoods. Development controls over specific sites will enable this to occurr. These controls will determine site coverage, height, density, FAR, podium and tower setbacks, building use, active edges, view corridors and open spaces.

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

PRECINCT CHARACTER - CRESCENT B Crescent B is identified by a series precincts of individual character. Ocean View High Rise - sunset and island views, boardwalks active edges, landmark tower, local retail, high rise podium tower residential, schools, mid rise boulevard residential, arterial route, laneways. Beach Front High Rise - PJA frond views, landmark tower, mid rise tower, mid rise residential, public beach, pocket parks, utilities, civic buildings, mid rise boulevard residential.

Crescent B - Beach Front High- Rise

Crescent B - Ocean View High - Rise

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PRECINCT CHARACTER - CRESCENT B Harbour Edge - marina activity, district retail, F&B strip, mid rise residential, tourism and hotels, civic buildings, public parks. Mid Town - landmark corner hotel, mid rise residential, laneways.

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

Crescent B - Harbour Edge

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Crescent B - Mid Town

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PRECINCT CHARACTER - CRESCENT B Beach Front Village - public beach, beach lookout, district retail, F&B strip and laneways, civic buildings, public park, mid rise residential Village Residential - public beach, laneways, civic building, public parks, mid rise residential,

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

Crescent B - Beach Front Vilage

Crescent B - Vilage Residential

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PRECINCT CHARACTER - CRESCENT B Beach Resort - private beach, five star hotels, public marina, exclusive villas, bridge access.

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

Crescent B - Beach Resort

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Crescent B - Beach Resort

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PRECINCT CHARACTER- CRESCENT D Crescent D is identified by a series of precincts of individual character.

Ocean View - Port Jebel Ali views, bridge entry, boardwalks, active edges, landmark tower, local retail, high rise podium tower residential, schools, mid rise boulevard residential, laneways. Harbour Edge - marina activity, district retail, F&B strip, mid rise residential, tourism and hotels, public parks.

LEGEND: Ocean View

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

Crescent D - Harbour Edge

Crescent D - Ocean View

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PRECINCT CHARACTER- CRESCENT D Mid Town - civic building, landmark residential site, mid rise residential, laneways. Beach Front Village - public beach, beach lookout, district retail, F&B strip and major retail, laneways, civic buildings, public park, mid rise residential Village Residential - public beach, laneways, civic building, public park, mid rise residential.

LEGEND: Ocean View

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Port Quarter Coastal view

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

Crescent D - Village Residential

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Crescent D - Beach Front Village

Crescent D - Mid Town

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

PRECINCT CHARACTER- CRESCENT D Beach Resort - private beach, five star hotels, public marina, exclusive villas, bridge access, sun set views.

LEGEND: Ocean View

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Port Quarter Coastal view

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

Crescent D - Beach Resort

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PRECINCT CHARACTER- CRESCENT D Beach Front High Rise - public beach, promenade, sunset and PJA views, civic buildings, public parks, landmark tower, high rise residential, active edges, local retail

LEGEND: Ocean View

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Village

Crescent D - Beach Front High Rise

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Crescent D - Beach Front High Rise

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

PRECINCT CHARACTER - CRESCENT E Crescent E is identified by a series of precincts of individual character. Ocean View High Rise - Gulf and Port Jebel Ali views, bridge entry, boardwalks, active edges, landmark tower, local retail, high rise podium tower residential, schools, mid rise boulevard residential, laneways. Beach Front Mid Rise - mid rise residential, public park, neighbourhood retail, public beach, sunset views, active edges

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Town Centre

Crescent E - Ocean View High Rise

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PRECINCT CHARACTER- CRESCENT E Harbour Edge - marina activity, tourist precinct, souk, sub regional retail, F&B strip, mid rise residential, hotels, public parks, utilities, park boulevard. Beach Front Town Centre - public beach, beach lookout, retail, F&B strip and major retail, laneways, civic buildings, public park, high rise residential

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Town Centre

Crescent E - Beach Front Town Centre

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Crescent E - Harbour Edge

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PRECINCT CHARACTER- CRESCENT E Coastal View â&#x20AC;&#x201C; Port Jebel Ali views, marina activity, landmark towers, mid rise residential, utilities,palace views and bridge entry

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal view Port Quarter

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Town Centre

Crescent E - Coastal View

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PRECINCT CHARACTER- CRESCENT E Beach Front High Rise - public beach, promenade, sunset and PJA views, public park, marina activity, landmark tower, high rise residential, active edges, neighbourhood retail.

LEGEND: Ocean View - High Rise

Beach Front - Mid Rise

Harbour Edge

Beach Resort

Coastal View

Mid Town

Beach Front - High Rise

Village Residential

Beach Front - Town Centre

Crescent E - Beach Front High Rise

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Crescent E - Beach Front High Rise

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

ARCHITECTURAL CHARACTER The mandate for the development team is to create and deliver a world class contemporary city…“ a home for the world community, a centre for global conferences and dialogues, a must see, must visit showcase city of the world where all walks of life and religion live, work and play. It is to capture the imagination of global entrepreneurs and create a new centre for the Middle East, a magnet for world talent. It is to be a city which promotes peace and prosperity, and the unity of civilization.” This mandate can only be achieved with a commitment from the project developer and individual developers to work collectively towards a common goal of quality and authenticity in their approach to design solutions. Development guidelines go a long way to controlling elements of scale, density, setback and volume. But these only go so far to realising the dream illustrated above. Original architectural concepts, details and elements of character will be required. The building typologies following illustrate a solution for a range of lot types and uses. They intentionally show a contemporary approach to building design. Buildings represented in this way show a commitment to contemporary philosophy, culture and technology shared throughout the world community. They should utilise contemporary planning methodology, rational structural design, sound and sustainable servicing solutions with original and quality materials.

Each precinct has been identified for its individual character. Developers and designers should respond to these character definitions when conceiving elements of built form. For example, water view high rise precincts will inevitably contain tall buildings, potentially of repetitious form. Developers should not be tempted

to create competing iconic forms irrespective of neighbouring sites. Nor should buildings be designed or stylised to mimic historical periods of architecture from other countries and climates. These debase the styles they mimic and are mostly inappropriate for contemporary building use. They are often unresponsive of building use and local climate.

Architectural character is created by responding to contemporary needs with contemporary buildings. Authentic design responses to each site within each character precinct will create a world class cite and a place where people want to be.

Working with traditional elements and forms to create contemporary design

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BUILDING TYPOLOGIES The Crescents at Palm Jebel Ali are planned for medium to high density residential living. This community is serviced by civic buildings, utilities, commercial, retail and hotels. This creates a diverse range of building typologies common to most successful cities. A series of building typologies have been designed to cater for different market demands and to create rich and varied streetscapes. Each typology will respond to changes in precinct character, site area, building use, density and height requirements. This document focuses on residential typologies as these are most prevalent. There are two generic residential building typologies on the Crescents, the perimeter block and the podium tower block. Perimeter blocks are predominantly used in an around the urban centres where tower blocks generally line water edges of premium value. Both types are serviced by vehicles from a rear lane, allowing active frontages at ground level. Service areas will be limited to a percentage of the building faĂ§ade, particularly on the ground and first floors to reduce their visual impact. Both have podium parking, minimising the impact of vehicles on the street and the public domain. The blocks are structured to work with the hierarchy of thoroughfare types to present an active edge and good street address. This is especially relevant to key streets and the waterâ&#x20AC;&#x2122;s edge. Laneways will break up large blocks, thereby increasing permeability for pedestrians and cyclists. As thoroughfares, they will be self policing and safe places to be.

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CRESCENT - B

Crecent B - Building Typologies LEGEND: Podium Tower

Resort Hotel

Villa

Boulevard Mid Rise

Perimeter Res/Retail

Linear Commercial

Civic Building

Icon Hotel

Perimeter Commercial

Urban Hotel

Perimeter Residential

Retail

Commercial Office Building

Utility

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

BUILDING TYPOLOGIES

Crecent D - Building Typologies

LEGEND: Podium Tower

Resort Hotel

Villa

Boulevard Mid Rise

Perimeter Res/Retail

Linear Commercial

Civic Building

Icon Hotel

Perimeter Commercial

Urban Hotel

Perimeter Residential

Retail

Commercial Office Building

Utility

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BUILDING TYPOLOGIES

Crecent E - Building Typologies

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LEGEND: Podium Tower

Resort Hotel

Villa

Boulevard Mid Rise

Perimeter Res/Retail

Linear Commercial

Civic Building

Icon Hotel

Perimeter Commercial

Urban Hotel

Perimeter Residential

Retail

Commercial Office Building

Utility

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

PODIUM

ADJOINING SITE LANE

These buildings front a street lot boundary to a maximum of five levels. They have active and retail frontages 10 to 20 metres deep to main streets with an opportunity to set back the ground level as a colonnade. This creates a diverse streetscape and offers shade in the hot Dubai climate. Vehicular access is via the street as the building may back on to a civic or utility building. The residential element is 20 metre wide with dual aspect to public space facing the street and private side facing an internal courtyard. This courtyard sits over podium car parking.

STREET

PERIMETER WALL

UNITS

GFA

ENTRY

CAR PARK ACTIVE FRONTAGE STREET ADDRESS PRIVATE OPEN SPACE

PODIUM

ADJOINING SITE

LANE

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PERIMETER WALL AND SLAB BLOCK ENTRY

STREET

Larger lots can cater for more density and height. In this case, a further 7 level, 20 metre wide slab block will be built above the podium and setback from the lane. This allows sunlight to penetrate the lane. The slab block rises over the perimeter wall allowing views over it. Buildings will be oriented for sunlight and aspect to sea views. A private courtyard space will remain at podium level between the perimeter and slab block. Basement parking will be necessary where a slab block creates accommodation requiring more parking than that offered by the podium.

ENTRY UNITS

Perimeter blocks are particularly suited to mixed-use residential development. The courtyard provides a private amenity for the sole use of the residents with shade, recreation and landscaped spaces.

STREET

CAR PARK ACTIVE FRONTAGE

SETBACK

GFA

STREET ADDRESS PRIVATE OPEN SPACE

PODIUM LANE

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RETAIL - DEPARTMENT STORE

ENTRY

LANE

STREET

Retail space is generally contained within lower levels of residential building top active facades. This building type is found on each Crescent in key district retail locations. It is a stand alone landmark building which may contain shops, restaurants, cinemas and entertainment venues. These buildings are important to inner urban zones and congregate activity near infrastructure and public open spaces. The building type has a 5 level height limit and no setback requirements apart from the ground level, which will set back from the boundary by 5 metres and create a shaded colonnade. Basement and podium car parking will be necessary.

STREET GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS PRIVATE OPEN SPACE

PODIUM STREET

LANE UNDER GROUND PARKING

LANE

STREET UNDER GROUND PARKING

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COMMERCIAL OFFICE BUILDING Commercial office buildings require up to 30 metres in width, this ensures natural light penetration to all wrkspaces. These buildinga are commercially viable with 1500m2 footprints. ENTRY

STREET

Parking is dealt with either underground or within the building envelope.

ADJOINING PROPERTY

STREET

GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS

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STREET

PRIVATE OPEN SPACE

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

ICON SITES OF IRREGULAR GEOMETRY RESIDENTIAL

CORNER

PODIUM

PLAZA

TOWER

ADJOINNING PROPERTY

These are landmark buildings in key corner locations at major road junctions. Their prominence means careful consideration must be given to their scale and form. Residential types have a single tower with height limits of 35 to 40 levels depending on the size of the site and car parking capacity at podium and basement levels. The perimeter of the site is built out to five levels and the corner is addressed by a tower form with a 5 metre setback. A private courtyard exists above a podium. Vehicular access comes from laneways at the rear of the site.

STREE

STREET ENTRY

GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS PRIVATE OPEN SPACE

PODIUM

TOWER

ACTIVE UNDER GROUND PARKING

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ICON SITES OF IRREGULAR GEOMETRY - HOTEL T

ADJOINING PROPERTY

STREE

These sites have similar prominence as the residential model. They are sites allocated for hotel use however. This building type requires less setback from one unit of accommodation to another and can provide potential for two towers. The perimeter of the site is built out to 5 levels and the corner is addressed by a tower form without setback. The allocation of car parking at basement and podium will dictate hight limits between 15 to 20 levels.

PODIUM

STREET

ENTRY GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS PRIVATE OPEN SPACE

TOWER

PODIUM

ACTIVE UNDER GROUND PARKING

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BOULEVARD

PODIUM

The main arterial route through Crescent A is over 100m wide. It is depressed along some of the route and has slip lanes up to buildings either side. Their sites are between 30 to 35m wide. A single level podium covers the whole site and a medium rise element 20m wide of 4 to 5 levels high addressing the street. These may be dual aspect cross over apartments giving all units the opportunity of aspect and access to a landscaped podium courtyard above the parking level. Ground level parking is accessed from rear lanes. Ground level street facades are setback and activated with use. These buildings have residential use but would also be suited to commercial activity. The same building type is applied to the main boulevards on Crescents B and D.

LANE

BOULEVARD MEDIUM RISE

ENTRY UNITS

UNITS

CAR PARK ACTIVE FRONTAGE

PRIVATE OPEN SPACE

LANE

STREET ADDRESS

UNITS PODIUM

ACTIVE

BOULEVARD

GFA

UNITS

ACTIVE

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PODIUM TOWER - HIGH RISE This tower building sits upon a maximum 5 level podium covering a maximum of 80% of the site area. Setbacks to the podium may be at either end of the site or both. The podium has active edges to the street and vehicular access from a rear lane. These towers have varying height limits to fit in with the overall structure of building mass over each crescent. Side boundaries have a minimum 20 setback to ensure light and amenity to an adjacent site. Towers of lower height will have less GFA and lower car parking requirements. The result may be a lower podium or a greater reduction in podium site coverage.

PROMENADE

PODIUM

LANE

ENTRY

PLAN FRONT GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS

PODIUM LANE

PROMENADE

PRIVATE OPEN SPACE

SECTION

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ENTRY PODIUM

LANE

Most towers are perpendicular to Crescent edges as sites are proportioned to be narrower along the edge. Some sites have width enough to support a tower form parallel with the Crescent edge. This allows greater exposure to views. It may also lead to a dual aspect crossover solution. These tower types are setback 10 metres from each site boundary. The tower may be contained within a podium or engage with the ground at street level. This tower form offers a dynamic shift in orientation of building mass along a Crescent skyline

PROMENADE

PODIUM TOWER - ROTATED

PLAN FRONT GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS

PODIUM LANE

PROMENADE

PRIVATE OPEN SPACE

SECTION

BACK

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PODIUM TOWER - SET BACK

LANE

PROMENADE

Towers of lower height will have less GFA and lower car parking requirements. Height limits between 10 to 15 levels will be established for these sites to control a Crescent skyline. The result may be a lower podium or a greater reduction in podium site coverage, less than the 80% maximum requirement. This gives an opportunity to reduce the impact of the podium and engage the tower with the ground at street level. This is a positive strategy and adds diversity to a streetscape.

OPEN SPACE

ADJOINING PROPERTY

ENTRY

PODIUM

ADJOINING PROPERTY

PLAN

GFA

FRONT

CAR PARK ACTIVE FRONTAGE STREET ADDRESS

LANE

LANDSCAPED BUFFER ZONE

PROMENADE

BEACH

PRIVATE OPEN SPACE

SECTION

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PODIUM TOWER - SIDE CORE NARROW SITE

LANE

ENTRY

PROMENADE

Some sites are narrow and suggest a side core tower solution. These types may still be setback all around but paired back to back to give three sides of aspect. Residential unit layouts may have wider frontages in this solution. Maximum podium coverage of 80% still applies and vehicular access is from a rear lane.

PODIUM

PLAN FRONT GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS

LANE

PROMENADE

PRIVATE OPEN SPACE

PODIUM

SECTION

BACK

159

PODIUM TOWER - REDUCED PODIUM HEIGHT Smaller sites or those with low height limits produce less GFA and lower requirement for podium car parking. On sites where this may occur, lowering the podium height to 2 or 3 levels is an appropriate solution. Setback and active street frontages are still encouraged for this type.

ENTRY

LANE

PROMENADE

PODIUM

PLAN GFA

FRONT

CAR PARK ACTIVE FRONTAGE STREET ADDRESS

LANE

PROMENADE

PRIVATE OPEN SPACE

PODIUM

SECTION

160

BACK

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

PODIUM TOWER - COMBINED SITES

ENTRY

LANE

PROMENADE

Site owners may wish to combine two sites together. Where appropriate, a site may have no side boundary setback and allow two buildings to share a party wall to combine as one. This allows 3 sides of aspect and additional tower form in the streetscape. Podium coverage remains 80% maximum and basement car parking may be required.

PODIUM

OPEN SPACE

PLAN GFA

FRONT

CAR PARK ACTIVE FRONTAGE STREET ADDRESS

PODIUM

LANE

PROMENADE

PRIVATE OPEN SPACE

SECTION

BACK

161

ENTRY PODIUM LANE

Some sites are large enough to support more than one tower. Where views are maintained from various directions on corner sites for example, two towers are possible. The two towers will not compete for views as they may stagger in plan position and adopt different heights. One tower may engage with the ground as the podium setback. They will yield a high GFA and require basement parking.

PROMENADE

PODIUM TOWER - MULTI TOWER SITES

PLAN FRONT

GFA CAR PARK ACTIVE FRONTAGE

2ND TOWER BEYOND

STREET ADDRESS

PODIUM

LANE

PROMENADE

PRIVATE OPEN SPACE

SECTION

162

BACK

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

Some sites have prominence and size enough to support a building of larger footprint. This type is a dual core building in H block form with a large footprint. It has standard setbacks from all boundaries. Two elements of the tower may have different heights to breakdown the scale and building mass. This type will require basement car parking.

PROMENADE

ENTRY

LANE

6H SUPER BLOCK

PODIUM

PLAN FRONT

GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS

PODIUM LANE

PROMENADE

PRIVATE OPEN SPACE

2 LEVELS U/G PARKING

SECTION

BACK

163

7A TOWER HOTEL ENTRY PODIUM

STREET

PROMENADE

These are landmark sites within high rise precincts dedicated to hotel use. Building forms may rotate and have enclosed vertical atria over their full height. Towers may engage with the ground as podium car parking requirements will be less than a residential typology. Height limits of this building type would be 30 levels.

OPEN PLAZA GFA CAR PARK ACTIVE FRONTAGE STREET ADDRESS

PODIUM ACTIVE

ACTIVE

LANE

PROMENADE

PRIVATE OPEN SPACE

1-2 LEVELS OF U/G PARKING

Iconic Corner View

164

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

7B RESORT HOTEL At prime sites at the northern end of Crescents B and D are dedicated to 5 star resort hotels. These sites are 6ha average and have direct and private beach access. The building types illustrated show 6 level central blocks flanked by 4 level wings and 2 level villas along the perimeter. These forms surround a heavily landscaped environment with swimming pools and recreational facilities.

Crescent B - Resort Hotel Area

165

BUILDING DEPTH, TENANCY SIZE AND FRONTAGE WIDTHS Building designs must respond to commercial demand if they are to be viable real estate propositions. Buildings should be flexible enough to accommodate a range of retail formats, ranging from the large (e.g. department stores and supermarkets) to the very small. Some High Street chain stores will require floor space up to or exceeding 1000 sqm, requiring a building depth of 40m based on a frontage width of 25m. The 40m depth works well for accommodating dual aspect flats with a central courtyard, or office space on upper floors. Buildings any deeper than this would seriously disrupt the block structure. BUILDING IN FLEXIBILITY Urban centres are dynamic, constantly responding to economic shifts, real estate demand and the way in which people and businesses use buildings and spaces. Adaptable buildings are very different from bespoke buildings, and need to be considered as part of the mix. Flexibility should be built-in to allow for multiple uses by addressing access, building cores, servicing, floor to ceiling heights, access to light and how spaces might be subdivided. Detailed design should address these issues to ensure maximum flexibility to accommodate changes in use over time. ADDING VALUE To contribute to the memorable character of Palm Jebel Ali, a number of built form ‘value adding’ components are planned. These include: • maximising the number of residential units that have a Arabian Gulf or beach view

166

• maximising the number of residential units that open directly onto the water’s edge promenades • maximising the number of street based view corridors that terminate on the water, at a marina or a public building with a water view in the distance. • Capping the large, busy central road in strategic places in Crescent A and E to increase amenity. UTILITY INTERGRATION Utilities such as district cooling stations and electrical sub-stations can have an negative impact on the built environment unless carefully integrated into the building fabric. As Palm Jebel Ali is a large development, significant areas for utilities are required. To ensure that the global and local significance of the Palms are maintained and enhanced, the aesthetic quality of the new built environment is critical. In this regard, the utilities will have minimal visual impact on the built environment, and will be integrated into the building fabric. This will free up the ‘gateway’ areas to the south and north of each Crescent (where previous master plans have located utilities), for buildings and other development features that present a memorable image of the Palm, and attractive arrival and departure points. In addition to this, by locating the larger utilities within the built fabric, land can be used more efficiently by co-locating other necessary uses in above or below the utility where possible, such as parking. ENVIRONMENTAL SUSTAINABILITY Environmental sustainability of buildings is mainly concerned with designing for better performance with less impact on the environment. It is a complex issue but can be summarised broadly into 4 headings:

Energy Use: Minimising the energy required for space heating, cooling, hot water, lighting and general power and optimising the energy costs for the construction materials. This reduces the greenhouse gas output in the construction and operation of the building. Water Use: Optimising the water supply and purification, water usage in the building, and the recycling and / or disposal of the waste water. This reduces the requirements for this precious and environmentally costly resource in the operation of the building. Resource Use: Using materials and processes which are kinder to the environment, ie: that are “sustainable”. This emphasises materials that require less resources, take less energy and cause less environmental damage in manufacture that cause a minimum of construction waste. This also includes the minimisation of general waste through sorting and recycling. Environmental Health: Optimising the internal environment to minimise the harm of occupants from chemicals or out gassing. This ensures a healthier internal environment in the building. Why adopt sustainable design issues? Sustainable design issues are being adopted in buildings for 3 reasons: Distinctive Design: These issues can influence a building design in an original or distinctive way, they can render a readable quality to the building that will enhance its perception by residents and the public, they can help give the building particular characteristics and have positive didactic consequences in the design.

Reduced Costs: The implementation of these issues can have a profound impact in reducing running costs, by lowering energy budgets, reduced maintenance costs and longer built life. There are impacts in capital costs which can be analysed in cost benefit analysis as is proposed in this consultancy. Marketing Advantage: As these green issues become of greater concern to the public, and as there are very few buildings that adopt these issues, there exists a significant advantage in being able to market a building (and its apartments) with these features. It makes the building even further value distinguished to the buyer and gives the building additional marketing edge. Sustainable design issues in buildings Sustainable design issues are complex and interwoven and will differ form building to building. The imperatives to include ESD initiatives in development applications can be best appreciated by the use of 9 subdivisions within the planning process forming a 9 point plan: 1.Site and landscape issues 2.Building envelope 3.Passive heating and cooling systems 4.Active heating and cooling systems: (Heating, Ventilation and Air Conditioning systems, HVAC) 5.Lighting (natural and artificial) 6.Power systems (equipment, electronics and home automation) 7.The water Cycle 8.Healthy building and material specification 9.Waste Management

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN BUILT FORM AND ARCHITECTURE

1. Site and landscape issues The layout of the site, the positioning of buildings and landscape design is important in three areas: • Ensure that dwellings are orientated towards the sun for maximum access to sunlight in winter, for passive solar design. In summer, solar shading is mandatory and orientation to the prevailing cooling breezes is encouraged. • Ensure appropriate use of the land is made with respect to land quality, geology and biodiversity, the footprint of the building relative to the site, the biodiversity implications of the building in its positions within the local ecology. • Ensure minimum disturbance to the hydrology of the site and surroundings (water table and courses etc., the impact of the building on the water table, in particular where buildings are on or in the ground). 2. Building envelope The aim is to isolate the interior space from the outside climate to minimise unwanted heat gain and loss. This will stabilise the internal thermal environment, giving increased occupant thermal comfort and reducing energy for heating and cooling. Then there should be allowances for natural ventilation through the “envelope or skin” to all internal apartment spaces for (a) fresh air supply, directly not mechanically and (b) to maximise free natural heating and cooling using the outside air when its temperature is beneficial. This includes issues of: • The building plan and form. Two principals are important in the overall design of the plan and form of a house: (a) large areas of exposed high thermal mass are desirable internally to achieve a stable internal thermal environment. (b) high ratios of

internal floor areas to external wall area are desirable to minimise heat loss and heat gain. Both these aid in increased occupant thermal comfort and reducing energy for heating and cooling.

sized to minimise the energy use required for thermal comfort, The key to this are is the choice of system that balances occupier control with energy use requiring a lower energy demand to achieve thermal comfort.

• The insulation levels of the external envelope. • Thermal mass of the internal structure of the building • The position and size of openings in the buildings or light and sunlight penetration.

Having insulated the building and made maximum use of passive systems, consideration should then be given to the optimum means of supplying supplementary heating and cooling.

3. Passive heating and cooling systems

Considerations include the use of heating systems preferably relying on gas or reverse cycle heating or, lastly electric resistance heating, with consideration given to the location of mechanical equipment to ensure a minimum intrusion into the aural environment.

This section is the twin of the building envelope since the first task is to ensure that the building interior can be isolated and maintained at a constant temperature by the diurnal and seasonal changes in the climate, irrespective of weather any interchange with that climate is possible. Having ensured a well insulated thermally stable building, it is important to ensure that as much engagement of the propitious weather conditions is taken by enabling the building to interact with the prevailing climate. In this regard it is important to have the building having maximum orientation to winter sun through windows which face between 30 E and 30 W of North and ensure that there is cross – ventilation by the use of openings on either site of the building in the principal direction of the cooling summer breezes. For instance,. Where this breeze comes from the south, then opening should be on the south and north sides of the building. Where the breeze is principally form the east, the opening should be on the east and west sides of the building. 4. Active heating and cooling systems: ( Heating, Ventilation and Air Conditioning systems, HVAC) With the envelope design and natural ventilation optimised. The heating and cooling system can be

5. Lighting (natural and artificial light) Consideration should be given to natural lighting in the building to ensure that every room has adequate access to natural lighting. The BCA conditions for 10% of the floor area are usually an inadequate measure since lighting form two sides of a room in necessary to ensure sufficient light balance. Artificial lighting should adopt the currently available contemporary lighting procedures focussing on the use of low energy (as opposed to low voltage, which is not low energy at all) lighting systems. In particular the use of electronically controlled fluorescent systems (allowing for immediate start and dimming) should be encouraged.

energy requirements can be reduced by (a) low energy demand lights (e.g. T5 electronic transformer fluorescent fittings), (b) efficient luminaries that light wall and particularly ceiling surfaces and (c) electronically “smart” switching systems (e.g. auto start and shut off, timers etc) 6. Power systems (equipment, electronics and home automation) The house should gain some recognition for the use of low energy appliances, in particular for the refrigeration, dishwashers and clothes washing machinery. The performance levels of this equipment are well documented and a recognition of the inclusion of these devices should be made in the overall measure of the ESD performance of the house. The use of energy efficient rated appliances can reduce energy demands and running costs. The use of energy efficient rated appliances can reduce demand( making solar/ wind generation more effective) and can lower energy costs to residents. 7.The water cycle The reduction of water usage within the building can lower fresh water requirements and wast and sewer discharges and hence water rates. Better hot water provision can mean a lower power demand and running costs.

Increased use of natural light can lower artificial light costs and better artificial light design can lower running costs. The external fenestration should be designed for increased use of natural light with larger areas of glass to habitable rooms. Artificial lighting

167

The imperative here is to reduce the amount of water used by the house which has a double benefit in reducing the reliance on fresh water supply and reducing the amount of waste water that has to be treated. On the supply side, the demand management can be controlled by the use of flow limited taps and shower head to current AAA ratings (7 litres per minute for basins, 9 litres per minute for showers). Supply can also be reduced by the use of rainwater on site. Simple and safe systems can be set up for the use of garden watering and car washing, which accounts for a large amount of water usage in our cities. With some further controls, the collected rainwater can be used for toilet flushing and in the laundry cycle. With further filtration the water can be connected to all outlets in the house. Having reduced the amount of water used will also reduce waste and the next beneficial steps are to separate the grey water (from basins, showers, bathrooms and sinks) and black water ( urine and faeces from toilets / urinals). Grey water treatment systems are far simpler that black water systems and can be done on site or on a grouping of sites otherwise black water treatments are the use of composting toilets. 8. Healthy building material and building specification. “Healthy materials are important in creating a “low or non toxic” building, together with the responsible use of materials with a low environmental impact on their resourcing and manufacture. Issues include: the use of “green building practices in material selection,

168

waste minimisation and environmental impact; the use of low emission materials with minimal or no out gassing particularly paints, glues and carpets; the use of environmentally responsible materials such as plantation sourced timbers. The imperative to use ESD materials is a complex issue. There are a number of issues that impact on the selection of material for construction, including the energy and resource demand for the creation. 9. Waste Management Waste sorting and recycling is an important part of maintaining a “green “ building. This can be achieved by: minimising waste in the building construction and organising the use of recycled materials; and by organising clear systems for recycling wast within a building (garden composts/ water transpiration / 3 or 4 bin recycling system for all garbage collection).

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN A

LOT No:

LAND USE

BUILDING TYPOLOGY

PLOT AREA

FAR

TOTAL GFA

PODIUM FLOORS

TOWER FLOORS

TOTAL FLOORS

RES GFA

COM / RETAIL GFA

HOTEL GFA

CIVIC GFA

RES UNITS

HOTEL ROOMS

RES NLA

COM / RETAIL NLA

CIVIC NLA

RES POP

COM / RET POP

HOTEL POP

CIVIC POP

TOTAL POP

RES CARS

COM / RETAIL CARS

HOTEL CARS

CIVIC CARS

R/O

Q+S

A1 / 153

C1 / 75

A1 x 0.75

B1 x 0.6

D1 x 0.6

A2 x 3.3

B1 x (0.6 / 15) x 0.75

B2 x (1.5 + 1) x 0.8

D1 x (0.6 / 15) x 0.75

A2 X 1.6

(B1 x 0.028)

B2 X 0.8

E2 x 0.03

RES

PODIUM TOWER

6951

5.0

34755

UTILITY

400

3.0

1200

RES

PODIUM TOWER

4,165

4.0

16660

109

12,495

359

174

RES

BOULEVARD MID RISE

2,325

3.0

6975

5,231

150

AxB 0

8,111

5.0

40555

RES

PODIUM TOWER

3,326

5.0

16630

RES

BOULEVARD MID RISE

3,326

2.0

6652

RETAIL

5,957

1.2

7148

RES

PODIUM TOWER

748

264

30,416

108

12,473

4,989

7148

873 358 143 4289

873

423

358

174

143

214

219

RES

PODIUM TOWER

3,482

6.0

20892

136

15,669

450

218

B10

RETAIL

RETAIL PODIUM TOWER

6,089

1.2

RES

3,574

5.0

7307 17870

1 0

1 17

17870

117

13,403

385

219 385

186

B12

RES

PODIUM TOWER

5,072

5.0

25360

165

19,020

546

265

B13

RES

PODIUM TOWER

4,740

5.0

23700

155

17,775

510

247

B14

CIVIC

SCHOOL

15,590

1.3

20267

B15

RES

PODIUM TOWER

2,898

5.0

14490

10,868

312

151

B16

RES

PODIUM TOWER

3,842

5.0

19210

125

14,408

413

200

B17

RES

BOULEVARD MID RISE

2,884

2.5

7210

5,408

155

B18

RES

BOULEVARD MID RISE

2,884

2.5

7307

450 4384

510

20267

7210

12160

5,408

608

155

RES

PODIUM TOWER

4,144

3.5

14504

-1

14504

10,878

312

151

RES

PODIUM TOWER

3,964

3.5

13874

-1

13874

10,406

299

145

B21

RES

PODIUM TOWER

4,783

3.5

16741

-1

16741

109

12,555

360

175

B22

RES

PODIUM TOWER

4,362

3.5

15267

100

11,450

329

159

B23

RES

PODIUM TOWER

2,479

4.0

B24

RES

PODIUM TOWER

2,043

4.0

8172

6,129

176

B25

RES

PODIUM TOWER

3,363

3.0

10089

-1

10089

7,567

217

105

B26

RES

PODIUM TOWER

2,531

3.0

7593

-1

7593

5,695

163

B27

RES

PODIUM TOWER

2,706

3.0

175

B28

RES

PODIUM TOWER

3,080

3.0

9240

-1

9240

6,930

199

B29

RES

PODIUM TOWER

3,635

3.0

10905

-1

10905

8,179

235

114

B30

HOTEL

ICON HOTEL

7,366

3.0

22098

B31

HOTEL

ICON HOTEL

8,270

2.0

16540

B32

RES

PERIMETER RESIDENTIAL

3,608

2.5

9020

6,765

194

B33

RES

PERIMETER RESIDENTIAL

2,069

2.5

5173

3,879

111

B34

RES

PERIMETER RESIDENTIAL

2,940

2.5

7350

5,513

158

B35

RES

PERIMETER RESIDENTIAL

3,499

2.5

8748

6,561

188

B36

RES

PERIMETER RESIDENTIAL

4,379

2.5

10948

8,211

236

114

B37

RES

PERIMETER RESIDENTIAL

3,574

2.5

8935

6,701

192

8118

-1

B38

OFFICE

LINEAR COMMERCIAL

1,472

2.5

3680

B39

UTILITY

12,726

38178

B40

RES

PERIMETER RESIDENTIAL

2,004

3.0 2.5

B41

RES

PERIMETER RESIDENTIAL

2,308

B42

HOTEL

URBAN HOTEL

5,416

B43

CIVIC

SCHOOL

8,477

5010

2.5

5770

3.0

16248

1.3

11020 22713

HOTEL

URBAN HOTEL

7,571

3.0

OFFICE

LINEAR COMMERCIAL

1,511

3.0

B46

OFFICE

LINEAR COMMERCIAL

1,511

2.5

3778

B47

HOTEL

URBAN HOTEL

6,626

3.0

B48

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

4,957

2.5

19878 12393

B44 B45

B49

OFFICE

2.5

9916

8118

22098

5770

3 2

22 7

25 9

7920

589

4533

3778 9914

110

4,328

433 6612

22713

303

19878

265

2479

2720

136

2267

113

7436

1487

7920

213

0.028 0.024 0.030

238

198 242

136

127

113

106

LINEAR COMMERCIAL

3,168

LINEAR COMMERCIAL

3,629

4.0

14516

435

4,967

2.5

12418

9934

2484

7451

1490

214

288

238 104

B52

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,691

2.5

9228

7382

1846

5537

1107

159

214

B53

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,168

2.5

7920

6336

1584

4752

950

136

184

CIVIC

SCHOOL

3,072

1.3

3994

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,267

2.4

5441

2 5

4307

1134

3230

680

120 127

B56

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,690

2.5

6725

5380

1345

4035

807

116

156

38 45

B57

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,190

2.5

7975

6380

1595

4785

957

137

185

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,380

3.0

10140

8450

1690

6338

1014

182

233

B59

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,690

2.5

6725

5380

1345

4035

807

116

156

B60

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,267

2.5

5668

4534

1134

3401

680

CIVIC

MOSQUE

625

1.3

813

B62

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,141

2.5

7853

6282

1571

4712

942

135

182

B63

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,007

2.5

5018

4014

1004

3011

602

116

B64

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,007

2.5

5018

4014

1004

3011

602

116

B65

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,366

3.0

10098

8415

1683

6311

1010

181

232

B66

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,798

2.5

6995

5596

1399

4197

839

120

162

B67

RES

PERIMETER RESIDENTIAL

2,226

3.0

6678

5,009

144

B68

RES

PERIMETER RESIDENTIAL

2,226

3.0

6678

5,009

144

B69

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,869

2.5

7173

5738

4304

167

B70

RES

PERIMETER RESIDENTIAL

2,415

3.0

7245

5,434

156

B71

RES

PERIMETER RESIDENTIAL

3,308

3.0

9924

7,443

214

104

B72

RES

PERIMETER RESIDENTIAL

2,633

3.0

7899

5,924

170

B73

RES

PERIMETER RESIDENTIAL

3,119

3.0

9357

7,018

201

B74

RES

PERIMETER RESIDENTIAL

4,736

3.0

14208

10,656

306

148

B75

RES

PERIMETER RESIDENTIAL

4,101

4.0

16404

107

12,303

353

171

B76

RES

PERIMETER RESIDENTIAL

2,609

3.0

7827

5,870

168

B77

RES

PERIMETER RESIDENTIAL

4,172

3.0

12516

9,387

269

131

B78

RES

PERIMETER RESIDENTIAL

2,450

3.0

7350

5,513

158

B79

RES

PERIMETER RESIDENTIAL

2,842

3.0

8526

6,395

183

B80

RES

PERIMETER RESIDENTIAL

2,162

3.0

6486

4,865

140

B81

CIVIC

SCHOOL

6,165

B82

CIVIC

MOSQUE

625

1.0 1.0

6165 625

B83

RES

VILLA

1427

1.5

2141

B84

RES

VILLA

1,596

1.5

2394

B85

RES

VILLA

1,735

1.5

2603

B86

RES

VILLA

1,893

1.5

2840

3044

3861

3851

B87

RES

VILLA

813

1435

2 2

132 24

488

861

123

140

6165 625

3699

185 19

375

Average NLA Efficiency Average GLA

PODIUM TOWER BOULEVARD MID RISE PERIMETER RESIDENTIAL URBAN HOTEL ICON HOTEL

14%

PERIMETER RESIDENTIAL/RETAIL CIVIC USES

52%

LINEAR COMMERCIAL

RETAIL UT MARINA

11% 3%

185 19

111 11

CRESCENT B GFA MIX

CRESCENT B POPULATION MIX 4%

16%

2,029

1.5

3044

2,574

1.5

3861

1.5 0.4

3851

22229

1090

22229

296

593

237

B91

HOTEL

RESORT HOTEL

56,859

0.4

22744

1090

22744

303

606

243

B92

HOTEL

RESORT HOTEL

61,495

0.4

24598

1090

24598

328

656

262

B93

HOTEL

RESORT HOTEL

64,297

0.4

25719

1090

25719

343

686

274

B94

HOTEL

RESORT HOTEL

58,013

0.4

1090

23205

309

619

B95

CIVIC

MOSQUE

625

1.0

23205 625

619 19

B96

RES

PODIUM TOWER

3,655

7.0

25585

167

19,189

551

267

B97

RES

PODIUM TOWER

2,563

7.5

19223

125

14,417

414

201

B98

RES

PODIUM TOWER

3,516

7.5

26370

172

19,778

568

275

3% 0% 1%

2,567 55,573

375

VILLA

625

115 75% 153

VILLA RESORT HOTEL

3.30

RES

Average 14 55 28 18

Average Car Parks per Apartment

RES HOTEL

Net Area 70 110 140 180

Average 0.2 0.8 0.4 0.3

CRESCENT B TYPOLOGY MIX

B89 B90

Car Parks 1.0 1.5 2.0 2.5

1.6

B88

Rms 1 2 3 4

B58

People per Bed 0.30 1.50 0.90 0.60

People per Apartment Average

406

B55

B61

1.5 1.5 3.0 4.5 6.0

222

B54

120

Mix 20% 50% 20% 10%

PERIMETER RESIDENTIAL/RETAIL

2396

Type Bed Bed Bed Bed

212 103

OFFICE

3994

Rms 1 2 3 4

173

RES/RETAIL

8710

APARTMENT BREAKDOWN

103

B50

14516

0.8

176

124

530 288

Crown palace – 6 car/unit Crown villa – 4 car/unit Frond super villa – 3 car/unit Frond signature villa – 2.5 car/unit Frond garden villa – 2 car/unit Crescent A & E apartments (150 sq m) – 1.5 car/unit Crescent B, D & trunk apartments (200 sq m) – 2 car/unit Crown apartments (300 sq m) – 2.5 car/unit Hotel room – 0.8 car/unit Hotel restaurant – 10.3 car/100 sq m For office, 1 bay per 50sq.m GFA, staff is GFA x 75% over 10 & 1 bay per 10 staff For retail, GFA x 60% = NLA, 1 bay per 25sq.m NLA Civic amenities – 3 car/100 sq m Includes Staff (NLA)

** / ***

B51

4752

PARKING REQUIREMENT

331 606

Residential Population = 100% lived in For Commercial & Civic Occupants, 75% are Transient

236

530

1 75%

108

606

Mixed Use Split = 60% Residential - 40% Retail / Commercial Hotel Rooms = 75 sq.m. / unit (GFA) Hotel Guest = 1.5 guests / room Hotel Staff = 1 staff / room Hotel Occupancy Rate = 80% Hotel Restaurant = 10% of Total Hotel Gross Floor Area Hotel Restaurant Occupancy = 10sq.m./person Civic Occupants = 15sq.m. / person (NLA)

#####

433 331

40%

103

110

124

217

Leasable Area Effieciency used for Commercial is 60% (GFA) Leasable Area Effieciency used for Public Amenities/Civic is 60% (GFA) Commercial Occupants Assumption = 1 Person/15 sqm leasable area (NLA)

####

441

108

11020

# ## ###

589

441

3,758

38 16248

213

221

2208

2 3

6,089

3680 5010

213

295

16540

4533

7,437

60% 60% 15

B19

-1

Population for Residential Apartment (people per Bedroom) Population for Mixed Use Residential Assumption (People per Bedroom)

60% 75 1.5 1 0.80

365

B20

9916

**** **** ***** ******

205

608

155

1.5 1.5 AREAS

200

B11

7210

Assumptions

363

26,066

227

BUILT FORM AND ARCHITECTURE

14%

5% 7%

248

73%

78% TOTAL RES GFA

TOTAL RES POP

B99

RES

PODIUM TOWER

2,798

7.0

19586

128

14,690

422

204

B100

RES

PODIUM TOWER

3,740

7.0

26180

171

19,635

563

273

B101

RES

PODIUM TOWER

2,895

7.0

20265

132

15,199

436

211

TOTAL HOTEL POP

B102

RES

PODIUM TOWER

6,267

5.0

31335

204

23,501

674

327

TOTAL CIVIC POP

B103

RES

PODIUM TOWER

1,968

6.0

11808

8,856

254

123

B104

RES

PODIUM TOWER

1,968

6.0

11808

8,856

254

123

2,360 699

TOTAL COM / RETAIL GFA

TOTAL COM / RET POP

TOTAL HOTEL GFA TOTAL CIVIC GFA

5.5

12980

9,735

279

135

B107

RES

PODIUM TOWER

2,077

3.0 5.5

2097 11424

3 16

11424

8,568

246

119

B108

RES

LINEAR RESIDENTIAL

2,239

2.5

5598

467

-462

5598

4,198

120

PODIUM TOWER

B109

UTILITY

9,128

3.3%

LINEAR RESIDENTIAL

1,503

467

-462

3 5

66,282

RES

27384 3758

BOULEVARD MID RISE

B110

3.0 2.5

3758

2,818

PERIMETER RESIDENTIAL

216,873

10.7%

B111

RES

PODIUM TOWER

4,126

6.0

24756

161

18,567

533

258

URBAN HOTEL

295,624

14.6%

B112

RES

PODIUM TOWER

5,274

5.0

26370

172

19,778

568

275

ICON HOTEL

71,383

B113

RES

BOULEVARD MID RISE

1,750

2.7

4725

3,544

102

PERIMETER RESIDENTIAL/RETAIL

133,530

6.6%

B114

RES

PODIUM TOWER

2,998

7.0

20986

137

15,740

452

219

CIVIC USES

51,799

2.5%

B115

RES

PODIUM TOWER

2,998

6.0

17988

117

13,491

387

188

LINEAR COMMERCIAL

34,427

1.7%

B116

RES

BOULEVARD MID RISE

1,750

6.0

10500

7,875

226

110

18,478

0.9%

B117

RES

BOULEVARD MID RISE

1,750

2.5

4375

3,281

RETAIL UT

B118

RES

PODIUM TOWER

2,998

5.0

14990

11,243

323

156

B119

RES

PODIUM TOWER

2,998

5.0

14990

11,243

323

156

B120

RES

BOULEVARD MID RISE

1,750

2.5

4375

3,281

B121

RES

BOULEVARD MID RISE

1,748

2.5

4370

3,278

B105

RES

B106

UTILITY

PODIUM TOWER UTILITY

PODIUM TOWER

2,998

4.0

11992

CIVIC

SCHOOL

2,551

B124

RES

PODIUM TOWER

4,124

1.3 5.0

3316 20620

2 17

20620

B125

CIVIC

MOSQUE

2,500

1.0

2500

B126

RETAIL

1.5

RES

RETAIL PODIUM TOWER

2,682

B127

4,113

3.0

4023 12339

B128

RES

BOULEVARD MID RISE

1,577

2.6

4100

B129

RES

PODIUM TOWER

2,459

3.0

7377

-1

B130

RES

BOULEVARD MID RISE

1,682

2.5

4205

B131

RES

PODIUM TOWER

2,499

3.0

7497

-1

B132

RES

BOULEVARD MID RISE

1,679

2.5

4198

B133

RES

PODIUM TOWER

2,562

3.0

7686

-1

B134

RES

PODIUM TOWER

2,638

3.0

7914

-1

B135

RES

BOULEVARD MID RISE

1,684

2.5

B136

RES

PODIUM TOWER

2,939

3.0

8817

-1

8817

6,613

190

B137

RES

PODIUM TOWER

3,757

3.0

11271

-1

11271

8,453

243

118

B138

RES

PODIUM TOWER

2,642

3.0

7926

-1

7926

5,945

171

B122 B123

RES

4210

CRES - B TOTAL POPULATION

8,994

134

15,465

1990

1500

125

99 444

215

2414

121

121 266

4100

3,075

7377

5,533

159

4205

3,154

7497

5,623

161

4198

3,148

7686

5,765

165

7914

5,936

170

35,005

3,158

TOTAL RES GFA

TOTAL COM / RETAIL GFA

TOTAL HOTEL GFA

TOTAL CIVIC GFA

TOTAL RES UNITS

TOTAL HOTEL ROOMS

TOTAL RES

TOTAL COM RETAIL NLA

TOTAL CIVIC NLA

1,181,921

77,632

215,972

49,325

7,708

2,880

870,892

46,579

29,595

TOTAL TOTAL COM RES POP / RET POP 25,437

2,329

3.4%

0.0%

2,031,415

100.0%

9,254

4210

3.5%

113

266

68,859

52.9%

12339

258 99

444

2500 4023

-1

258

3316

MARINA Total

1,074,160

129

TOTAL HOTEL POP

TOTAL CIVIC POP

TOTAL POP

TOTAL RES CARS

TOTAL COM / RETAIL CARS

TOTAL HOTEL CARS

TOTAL CIVIC CARS

TOTAL CARS

5,759

1,480

35,005

9,990

1,769

2,304

523

14,586

169

LOT No:

LAND USE

BUILDING TYPOLOGY

PLOT AREA

FAR

TOTAL GFA

PODIUM FLOORS

TOWER FLOORS

TOTAL FLOORS

RES GFA

COM / RETAIL GFA

HOTEL GFA

CIVIC GFA

RES UNITS

HOTEL ROOMS

RES NLA

COM / RETAIL NLA

CIVIC NLA

RES POP

COM / RET POP

HOTEL POP

CIVIC POP

TOTAL POP

RES CARS

R/O

Q+S

A1 / 163

C1 / 75

A1 x 0.75

C x 0.6

D1 x 0.6

A2 x 3.3

RES

PODIUM TOWER

9,807

2.5

24518

UTILITY

700

2100

RES

PODIUM TOWER

7,037

3.0 4.2

RES

BOULEVARD MID RISE

2,455

2.5

6138

4,603

132

RES

PODIUM TOWER

6,268

3.9

24445

159

18,334

526

255

RES

PODIUM TOWER

6,217

5.2

32328

211

24,246

696

337

RES

BOULEVARD MID RISE

4,082

2.0

8164

6,123

176

RES

PODIUM TOWER

5,913

2.6

15374

100

11,530

331

160

PODIUM TOWER

5,751

150

17,253

495

240

166

19,068

547

265

11,428 16,624

328 572

159

145

AxB

D1 D2 D3 D4 D5 D6 D7 D8 D9 D10 D11 D12 D13 D14 D15 D16 D17 D18 D19 D20 D21 D22 D23 D24 D25 D26 D27 D28 D29 D30 D31 D32 D33 D34 D35 D36 D37 D38 D39 D40 D41 D42 D43 D44 D45 D46 D47 D48 D49 D50 D51 D52 D53 D54 D55 D56 D57 D58 D59 D60 D61 D62 D63 D64 D65 D66 D67 D68 D69 D70 D71 D72 D73 D74 D75 D76 D77 D78 D79 D80 D81 D82 D83 D84 D85 D86 D87 D88 D89 D90 D91 D92 D93 D94 D95 D96 D97 D98 D99 D100 D101 D102 D103 D104 D105 D106 D107 D108 D109 D110 D111 D112

RES

4.0

29555

23004

29555

5,527

4.6

25424

PODIUM TOWER

5,442

2.8

6,333

4.0

15238 25332

2 3

7 15

8 18

15238 22166

MOSQUE

res

BOULEVARD MID RISE

RES

813

193

23004

PODIUM TOWER PERIMETER RESIDENTIAL/RETAIL

CIVIC

18,388

B1 x (0.6 / 15) x B2 x (1.5 + 1) x D1 x (0.6 / 15) x 0.8 0.75 0.75

528

A2 X 1.6 528

3167

636

495 547 328 1900

1.3 2.5

6963

5,222

150

2.3

12100

9,075

260

126

PODIUM TOWER

5,007

5.2

26036

170

19,527

560

272

RES

BOULEVARD MID RISE

2,785

2.5

6963

5,222

150

RES

PODIUM TOWER

4,824

4.8

23155

151

17,366

498

242

RES

PODIUM TOWER

4,822

4.0

19288

126

14,466

415

201

RES

PODIUM TOWER

4,808

5.0

24040

157

18,030

517

251

RES

PODIUM TOWER

4,654

3.0

13962

10,472

300

146

RES

PODIUM TOWER

4,643

3.5

16251

106

12,188

350

170

RES

PODIUM TOWER

4,504

5.0

22520

147

16,890

485

235

RES

PODIUM TOWER

4,432

3.5

15512

101

11,634

334

162

RES

PODIUM TOWER

4,381

5.0

21905

143

16,429

471

229

RES

PODIUM TOWER

4,378

5.2

22766

148

17,074

490

238

RES

PODIUM TOWER

4,356

4.0

17424

114

13,068

375

182

RES

BOULEVARD MID RISE

2,600

2.5

6500

4,875

140

RES

PODIUM TOWER

4,262

3.0

12786

-1

12786

9,590

275

133

RES

PODIUM TOWER

4,250

3.0

6 4

7 7

12750

9,563

274

133

RES

2 3

277 372

134

5,151

2.5

6,909

2.5

17273

MOSQUE

625

1.3

813

RES

PERIMETER RESIDENTIAL

7,130

2.5

17825

RES

PERIMETER RESIDENTIAL

12878 17273

2 3

3,981

2.5

9953

RES

PERIMETER RESIDENTIAL

5,315

2.5

13288

HOTEL

URBAN HOTEL

3,345

2.5

RES

PERIMETER RESIDENTIAL

3,421

2.5

8363 8553

3 3

9 3

12 6

RES

PERIMETER RESIDENTIAL

6,053

2.5

15133

HOTEL

URBAN HOTEL

6,733

3.0

20199

HOTEL

URBAN HOTEL

5,915

3.0

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

5,653

3.0

17745 16959

3 2

20 9

23 12

CIVIC

SCHOOL

3,192

1.3

4150

RES

PERIMETER RESIDENTIAL

5,119

3.0

15357

2 9

RES

PERIMETER RESIDENTIAL

3,160

3.0

9480

488

9,658

113

12,954

277 372

813

17825 9953 13288

488

116

13,369

384

7,464

214

9,966

286

8363 56 99 20199

223 6,414

184

11,349

326

17745

237

2827

1696

10,599

100

11,518

331

7,110

204

539

473

473 389

2490

4150

15357 9480

304

124

URBAN HOTEL

7,975

3.0

23925

7,200

PERIMETER RESIDENTIAL/RETAIL

2,107

3.0 2.5

21600 5268

3 5

4214

1054

3,161

632

122

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

7,501

2.5

18753

15002

3751

11,252

2250

323

113

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

4,786

2.5

11965

9572

2393

7,179

1436

206

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

4,249

2.5

10623

8498

2125

6,374

1275

183

UTILITY

11,249

OFFICE

LINEAR COMMERCIAL

33747 7863

4,793

3,145

3.0 2.5

RES

PERIMETER RESIDENTIAL

2,556

2.5

6390

OFFICE

LINEAR COMMERCIAL

3,011

3.0

9033

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

4,519

2.5

11298

3 3 3

9038

2260

5846

1462

6300

1575

6072

1518

CIVIC

MOSQUE

625

1.3

813

PERIMETER RESIDENTIAL/RETAIL

2,923

2.5

7308

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,036

2.5

7590

RES

PERIMETER RESIDENTIAL

4,513

2.5

11283

RES

PERIMETER RESIDENTIAL

2,811

2.5

7028

11283 7028

2.5

7875

4718

9033

RES/RETAIL

3,150

236

6,779

1356

4,385

877

813

195

126

136

131

4,725

945

4,554

911

8,462

243

5,271

151

1051

APARTMENT BREAKDOWN

89 158 189 147

79 75

160

157

105

100

247

Rms 1 2 3 4

220 67 63

176

243 151

118

1751 10752 14063

3 2

12 8

15 10

11250

2813

8,438

1688

242

287 326

117

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,339

2.5

8348

6678

1670

5,009

1002

144

194

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

3,975

2.5

9938

7950

1988

5,963

1193

171

231

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,544

2.5

6360

5088

1272

3,816

763

110

148

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

4,855

2.5

12138

9710

2428

7,283

1457

209

282

101

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

5,148

2.5

12870

10296

2574

7,722

1544

222

299

107

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

1,735

2.5

4338

3470

868

2,603

521

101

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

2,362

2.5

5905

4724

1181

3,543

709

102

137

RES/RETAIL

PERIMETER RESIDENTIAL/RETAIL

5,455

2.5

13638

10910

2728

8,183

1637

235

317

114

HOTEL

RESORT HOTEL

58,392

0.5

29196

1037

29196

389

779

311

HOTEL

RESORT HOTEL

64,321

0.5

32161

1037

32161

429

858

343

HOTEL

RESORT HOTEL

61,502

0.5

30751

1037

30751

410

820

328

HOTEL

RESORT HOTEL

56,869

0.5

28435

1037

28435

379

758

303

HOTEL

RESORT HOTEL

55,118

0.5

27559

1037

27559

367

735

294

RES

VILLA

2,567

1.5

3851

RES

VILLA

2,571

1.5

3857

RES

VILLA

2,029

1.5

3044

RES

VILLA

1,893

1.5

2840

RES

VILLA

1,735

1.5

2603

1,596

1.5

2394

RES

VILLA

1,427

PODIUM TOWER

4,247

1.5 6.0

2141

RES

25482

166

19,112

548

266

RES

PODIUM TOWER

4,212

6.0

25272

165

18,954

544

264

RES

PODIUM TOWER

4,123

3.0

12369

-1

12369

9,277

266

129

RES

PODIUM TOWER

4,061

4.0

16244

106

12,183

350

170

RES

PODIUM TOWER

4,019

4.0

16076

105

12,057

346

168

RES

VILLA

PERIMETER RESIDENTIAL/RETAIL CIVIC USES LINEAR COMMERCIAL RETAIL

5% CRESCENT D POPULATION MIX 3%

CRESCENT D GFA MIX 2% 15%

17%

3,948

3.5

10,364

297 81

144

1.3

8 2

13818

2,073

13818 2695

MOSQUE

3936

8.0

31488

205

23,616

678

329

RES

PODIUM TOWER

3,728

4.0

14912

11,184

321

156

RES

BOULEVARD MID RISE

2,805

2.5

7013

5,259

151

RES

BOULEVARD MID RISE

2,801

2.5

7003

5,252

151

RES

PODIUM TOWER

3,548

7.0

24836

162

18,627

535

RES

PODIUM TOWER

3,474

7.0

24318

159

18,239

523

254

CIVIC

SCHOOL

9,042

1.3

24318 11755

CIVIC

SCHOOL

9,075

1.3

11798

RES

PODIUM TOWER

3,287

7.0

23009

75%

79%

TOTAL RES POP

TOTAL RES GFA

TOTAL COM / RET POP

TOTAL COM / RETAIL GFA

259

TOTAL HOTEL POP

TOTAL HOTEL GFA

TOTAL CIVIC POP

TOTAL CIVIC GFA

11755

7053

353

212

11798

7079

354

212

23009

150

17,257

495

240

22022

144

16,517

474

230

PODIUM TOWER

3,146

RES

PODIUM TOWER

3,064

4.0

12256

9,192

264

128

BOULEVARD MID RISE

81,017

RES

BOULEVARD MID RISE

4,094

2.5

10235

7,676

220

107

PERIMETER RESIDENTIAL

165,164

9.5%

RES

BOULEVARD MID RISE

1,708

2.5

4270

3,203

URBAN HOTEL

293,701

16.8%

RES

PODIUM TOWER

2,908

4.6

13377

10,033

288

140

ICON HOTEL

0.0%

RES

PODIUM TOWER

2,442

10.0

24420

159

18,315

526

255

PERIMETER RESIDENTIAL/RETAIL

210,564

12.1%

RES

BOULEVARD MID RISE

2,684

2.5

6710

CIVIC USES

34,585

2.0%

RES

BOULEVARD MID RISE

4,424

2.5

11060

8,295

238

115

LINEAR COMMERCIAL

16,896

1.0%

RES

PODIUM TOWER

2,144

8.5

18224

119

13,668

392

190

0.0%

PODIUM TOWER

2,024

7.5

15180

RETAIL UT

RES

57,447

3.3%

RES

PODIUM TOWER

1,626

9.0

14634

MARINA

0.0%

1,743,555

100.0%

RES

7.0

ICON HOTEL

PODIUM TOWER

URBAN HOTEL

51%

17%

PODIUM TOWER

297

BOULEVARD MID RISE PERIMETER RESIDENTIAL

RES

1617

PODIUM TOWER

CIVIC

2695

Average NLA Efficiency Average GLA

115 75% 153

12%

115

83 83 66 61 56 52 46

3.30

0% 2% 3% 1%

3851 3857 3044 2840 2603 2394 2141

Average 14 55 28 18

Average Car Parks per Apartment

CRESCENT D TYPOLOGY MIX

3.0

Net Area 70 110 140 180

Average 0.2 0.8 0.4 0.3

2.5

Car Parks 1.0 1.5 2.0 2.5

1.6

1.3

People per Bed 0.30 1.50 0.90 0.60

5,625

1.5 1.5 3.0 4.5 6.0

253 94

1,347

Mix 20% 50% 20% 10%

People per Apartment Average

255

3,584

287

Type Bed Bed Bed Bed

SCHOOL

143

Rms 1 2 3 4

215

URBAN HOTEL

1751

139

PERIMETER RESIDENTIAL/RETAIL

10752

Residential Population = 100% lived in For Commercial & Civic Occupants, 75% are Transient

0.028 0.024 0.030

104

HOTEL

1 75%

186

RES/RETAIL

CIVIC

0.8

278

183

** / ***

435

170

40%

PARKING REQUIREMENT

262

Leasable Area Effieciency used for Commercial is 60% (GFA) Leasable Area Effieciency used for Public Amenities/Civic is 60% (GFA) Commercial Occupants Assumption = 1 Person/15 sqm leasable area (NLA)

60% 75 1.5 1 0.80

271 24

60% 60% 15

180

236

488

Population for Residential Apartment (people per Bedroom) Population for Mixed Use Residential Assumption (People per Bedroom)

#####

138 271

**** **** ***** ******

####

638

138 5420

2 2

638

7863

6390

3 2

319

1.5 1.5

# ## ###

124

331 204

RES/RETAIL

23925

223

184 326

269

UTILITY

HOTEL

Assumptions

AREAS

384 214 286

112

8553 15133

14133

231

625

PERIMETER RESIDENTIAL

813

477

2,785

PERIMETER RESIDENTIAL

E2 x 0.03

308

5,261

RES

22,167

PODIUM TOWER

CIVIC

B2 X 0.8

256

RES

12750 12878

(B1 x 0.028)

D4 CIVIC CARS

RES

160

RES/RETAIL

22022

CRES - D TOTAL POPULATION

170

COM / RETAIL HOTEL CARS CARS

35,001

6710

15180

14634

TOTAL RES GFA 1,215,414

5,033

11,385

TOTAL COM / RETAIL GFA 56,543

144

327

10,976

TOTAL HOTEL GFA

TOTAL CIVIC GFA

TOTAL RES UNITS

TOTAL HOTEL ROOMS

TOTAL RES

229,085

34,585

7,927

3,054

896,016

144

327

315

TOTAL COM RETAIL NLA 33,926

158

315

153

TOTAL CIVIC NLA

TOTAL RES POP

TOTAL COM / RET POP

TOTAL HOTEL POP

TOTAL CIVIC POP

TOTAL POP

TOTAL RES CARS

20,751

26,158

1,696

6,109

1,038

35,001

12,683

TOTAL COM / RETAIL CARS 1,583

TOTAL HOTEL CARS

TOTAL CIVIC CARS

TOTAL CARS

2,444

623

17,332

Total

884,182

50.7% 4.6%

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN A

PODIUM FLOORS

TOWER FLOORS

TOTAL FLOORS

RES GFA

COM / RETAIL GFA

HOTEL GFA

CIVIC GFA

RES UNITS

HOTEL ROOMS

RES NLA

COM / RETAIL NLA

CIVIC NLA

RES POP

A1 / 153

C1 / 75

A1 x 0.75

B1 x 0.6

D1 x 0.6

A2 x 3.3

CIVIC POP

TOTAL POP

RES CARS

COM / RETAIL CARS

HOTEL CARS

CIVIC CARS

A2 x 1.6

(B1 x 0.028)

B2 x 0.8

E2 x 0.03

LOT No:

LAND USE

BUILDING TYPOLOGY

PLOT AREA

FAR

TOTAL GFA

R/O

Q+S

E01

HOTEL

ICON HOTEL

5126

4.0

20504

E02

RES

PODIUM TOWER

2,528

7.0

17696

E03

RES

BOULEVARD MID RISE

2,640

2.5

6600

4,950

142

E04

RES

PODIUM TOWER

2,528

7.0

17696

115

13,272

381

185

E05

RES

2,772

7.0

19404

127

14,553

418

202

E06

RES

PODIUM TOWER

2,921

7.0

20447

133

15,335

440

213

E07

RES

BOULEVARD MID RISE

3,000

2.5

7500

5,625

161

E08

RETAIL

3,000

2.5

7500

E09

RES

PODIUM TOWER

2,528

8.5

21488

140

16,116

E10

RETAIL

2,073

8.5

17621

E11

RES

PODIUM TOWER

2,528

6.0

15168

11,376

326

158

E12

RES

BOULEVARD MID RISE

2,278

2.5

5695

4,271

123

E13

RES

BOULEVARD MID RISE

2,278

2.5

5695

4,271

123

E14

RES

PODIUM TOWER

2,528

7.0

17696

115

13,272

381

185

E15

RES

PODIUM TOWER

3,663

7.0

25641

167

19,231

552

268

E16

RES

BOULEVARD MID RISE

2,600

2.5

6500

4,875

140

E17

RES

BOULEVARD MID RISE

1,300

2.5

3250

2,438

143

16,431

AxB

PODIUM TOWER

20504 115

547 13,272

7500 17621

225

462 529

RETAIL

1,293

2.0

2586

PODIUM TOWER

2,921

7.5

21908

E20

CIVIC

MOSQUE

625

1.5

938

E21

RES

PODIUM TOWER

4,092

7.0

28644

187

21,483

616

299

E22

RES

5,219

7.0

36533

238

27,400

786

381

E23

RES

PODIUM TOWER

5,219

7.0

36533

238

27,400

786

381

E24

RES

BOULEVARD MID RISE

3,160

2.0

6320

4,740

136

E25

RES

BOULEVARD MID RISE

2,929

5.0

14645

10,984

315

153

E26

RES

3,030

7.0

21210

138

15,908

456

221

E27

RES

PODIUM TOWER

2,528

7.0

17696

115

13,272

381

185

E28

RES

BOULEVARD MID RISE

2,621

2.5

6553

4,914

141

E29

RES

PODIUM TOWER

2,604

7.0

18228

119

13,671

392

190

E30

RES

PODIUM TOWER

4,794

7.0

33558

219

25,169

722

350

E31

RES

PODIUM TOWER

2,762

7.0

19334

126

14,501

416

202

E32

RES

PODIUM TOWER

3,080

7.0

21560

141

16,170

464

225

E33

RES

PODIUM TOWER

2,958

7.0

20706

135

15,530

446

216

E34

938

471

563

3,824

3.5

13384

178

357

3,641

3.5

12744

170

340

3,409

4.5

15341

205

409

PERIMETER RESIDENTIAL/RETAIL

3,351

3.5

11729

10053

1676

7540

1005

216

267

105

PERIMETER RESIDENTIAL/RETAIL

3,128

3.5

10948

9384

1564

7038

938

202

249

PERIMETER RESIDENTIAL/RETAIL

3,752

3.5

13132

11256

1876

8442

1126

242

299

117

RETAIL

400

2.0

800

PERIMETER RESIDENTIAL/RETAIL

5,874

3.0

17622

URBAN HOTEL

1,649

3.0

4947

PERIMETER RESIDENTIAL/RETAIL

2,975

4.0

11900

10413

1488

PERIMETER RESIDENTIAL/RETAIL

4,337

3.0

13011

10843

2169

URBAN HOTEL

1,634

2.8

4575

E41 E42 E43 E44

14685

L HOTEL

E46

HOTEL

URBAN HOTEL

5,851

1.6

9362

E47

HOTEL

URBAN HOTEL

4,866

2.8

13625

E48

RES

PODIUM TOWER

3,663

7.0

25641

RES

PODIUM TOWER

4,081

7.0

28567

RES

PODIUM TOWER

2,747

8.0

21976

E51

MOSQUE

625

1.5

963

PERIMETER RESIDENTIAL/RETAIL

5,346

2.3

12296

9623

E53

CIVIC RES/RETAI L RES

PODIUM TOWER

2,341

7.5

17558

E54

RES

PODIUM TOWER

2,649

7.5

19868

E55

RES

PODIUM TOWER

2,996

7.5

22470

E56

RES

PODIUM TOWER

5,307

7.0

37149

E57

RES

PODIUM TOWER

3,202

7.5

24015

E58

RES

PODIUM TOWER

2,460

6.0

14760

E59

68 71

316

404 132

7809

893

224

8132

1301

233

136 164

APARTMENT BREAKDOWN

153

132

269

109

298

113

122

9362

125

250

100

13625

182

363

145

167

19,231

186

21,425

143

16,482

552 615 473

963 2673

7217

17558

115

13,168

19868

130

14,901

22470

147

16,853

37149

242

24015

14760

29 207

268

615

298

378

183

428

207

484

234

27,862

800

388

157

18,011

517

251

11,070

318

154

22,838

655

318

25,965

745

361

RES

PODIUM TOWER

5,075

6.0

30450

RES

PODIUM TOWER

4,616

7.5

34620

E61

HOTEL

URBAN HOTEL

2,794

4.5

12573

168

335

134

E62

HOTEL

URBAN HOTEL

8,475

4.1

34748

463

927

371

E63

RES

PODIUM TOWER

4,605

7.0

32235

210

24,176

694

336

E64

RES

PODIUM TOWER

4,414

7.0

30898

202

23,174

665

322

E65

RES

PODIUM TOWER

2,436

6.0

14616

10,962

315

153

E66

RES

PODIUM TOWER

5,176

6.0

31056

203

23,292

668

324

E67

CIVIC

SCHOOL

11,101

1.3

14431

E68

PODIUM TOWER

2,600

7.5

19500

PERIMETER RESIDENTIAL/RETAIL

3,201

2.3

7362

5762

E70

RES RES/RETAI L CIVIC

MOSQUE

625

1.5

938

E71

RES

BOULEVARD MID RISE

2,739

5.0

13695

E69

PODIUM TOWER

8,039

2 1601

2 2

13695 56273

E72

RES

56273

E73

HOTEL

URBAN HOTEL

4,258

3.5

14903

RES

BOULEVARD MID RISE

3,146

3.5

11011

E75

HOTEL

URBAN HOTEL

4,323

3.5

15131

E76

OFFICE

LINEAR COMMERCIAL

2,346

3.0

7038

E77

UTILITY

11,964

3.0

35892

E78

HOTEL

URBAN HOTEL

1,814

5.0

9070

8659 127

14,625

4321

960

124

563 89 367

14903

10,271

295

42,205

1211

8,258

237

199

11011

72 15131

433 420

938

E74

7.0

14431

397

202

7038

4223

420

203

172

60 143

1211

587

9070

4689 25978

242 2813

242

1,563

3.0

4689

2.0

25978

1.5

4200

E82

RETAIL

2,000

2.0

4000

PERIMETER RESIDENTIAL/RETAIL

6,337

E84

RETAIL RES/RETAI L HOTEL

URBAN HOTEL

1,402

3.5

4907

131

E85

HOTEL

URBAN HOTEL

3,510

3.5

12285

164

328

131

2 2

4200

2 8

126

2400

3169

779 2520

4000 11407

141

15587

11428

8555

120

1901

245

131 727

341

305

CRESCENT E GFA MIX

112 119

305

HOTEL

URBAN HOTEL

3,232

2.0

6464

172

HOTEL

URBAN HOTEL

3,252

3.5

11382

152

304

121

E89

RES

PODIUM TOWER

5,640

6.0

33840

E90

HOTEL

URBAN HOTEL

3,220

2.0

6440

E91

RES

PODIUM TOWER

5,405

6.0

32430

728

24,323

698

728

32430

212

RES

32634

URBAN HOTEL

2,366

3.5

8281

RES

PODIUM TOWER

4,252

6.0

25512

HOTEL

URBAN HOTEL

4,386

4.0

17544

E96

HOTEL

URBAN HOTEL

3,469

5.0

17345

231

463

185

E97

HOTEL

ICON HOTEL

3,394

4.0

13576

181

362

145

2,655

213 8281

…

702 549

702

110

166 17544

24,476 19,134

69 338

HOTEL

25512

221

234

468

142

88 266

468

E98

HOTEL

10620

E99

HOTEL

URBAN HOTEL

3,677

4.0

14708

RES

PODIUM TOWER

3,270

5.0

16350

107

12,263

352

171

E101

RES

PODIUM TOWER

5,106

5.0

25530

167

19,148

549

266

14708

283

196

283

392

74%

78%

187

E100

4.0

10620

341

221 549

5% 6%

172 698

E93

ICON HOTEL

32634

172

17%

353

E92

E95

6440

25,380

E94

6.0

221

15%

122

E87

33840

CRESCENT E POPULATION MIX

120

152

141 779 126

E88

5,439

UT MARINA

2,800

PODIUM TOWER

RETAIL

12,989

121

CIVIC

11428

LINEAR COMMERCIAL

64%

3 3

RETAIL

3.5

PERIMETER RESIDENTIAL/RETAIL CIVIC USES

197

LINEAR COMMERCIAL

3,265

ICON HOTEL

161

CIVIC

URBAN HOTEL

PERIMETER RESIDENTIAL

RETAIL

HOTEL

BOULEVARD MID RISE

OFFICE

E86

PODIUM TOWER

159

E79

14575

Average Car Parks per Apartment

URBAN HOTEL

115

211

Average NLA Efficiency Average GLA

Average 0.2 0.8 0.4 0.3

E80

2.3

115 75% 153

3% 0% 1% 3% 2% 5%

28 295

Average 14 55 28 18

3.30

12%

E81 E83

Car Parks 1.0 1.5 2.0 2.5

Net Area 70 110 140 180

260

403

211

People per Bed 0.30 1.50 0.90 0.60

397

403

1.5 1.5 3.0 4.5 6.0

CRESCENT E TYPOLOGY MIX

433

237

Mix 20% 50% 20% 10%

1.6

E60

226

Rms 1 2 3 4

17 100

Type Bed Bed Bed Bed

People per Apartment Average

229

29 287

199

1604

552 473

578

Rms 1 2 3 4

122

1762

0.028 0.024 0.030

143

11014 66

4575

E50 E52

96 4947

E45

E49

2937

0.8

URBAN HOTEL

480

Residential Population = 100% lived in For Commercial & Civic Occupants, 75% are Transient

** / ***

URBAN HOTEL

800

1 75% PARKING REQUIREMENT

URBAN HOTEL

#####

HOTEL

E40

40%

HOTEL

E39

60% 75 1.5 1 0.80

####

HOTEL RES/RETAI L RES/RETAI L RES/RETAI L RETAIL RES/RETAI L HOTEL RES/RETAI L RES/RETAI

Leasable Area Efficiency used for Commercial is 60% (GFA) Leasable Area Efficiency used for Public Amenities/Civic is 60% (GFA) Commercial Occupants Assumption = 1 Person/15 sqm leasable area (NLA)

72 229

E36 E38

60% 60% 15

# ## ###

E35 E37

13384

**** **** ***** ******

493

RES

471

Population for Residential Apartment (people per Bedroom) Population for Mixed Use Residential Assumption (People per Bedroom)

224

529

RETAIL

PODIUM TOWER

1552

1.5 1.5 AREAS

210

E18

21908

Assumptions *

185

225

462 10572

2586

381

BUILT FORM AND ARCHITECTURE

219

E19

PODIUM TOWER

547

381

4500

21488

B1 x (0.6 / 15) x B2 x (1.5 + 1) D1 x (0.6 / 15) x 0.75 x 0.8 0.75

273

17696

COM / RET POP HOTEL POP

113

392

157

E102

RES

PODIUM TOWER

4,900

5.0

24500

160

18,375

527

256

E103

RES

BOULEVARD MID RISE

2,713

2.5

6783

5,087

146

E104

RES

PODIUM TOWER

5,903

5.0

29515

192

22,136

635

308

E105

RES

PODIUM TOWER

5,313

5.0

26565

173

19,924

572

277

E106

RES

PODIUM TOWER

5,174

4.0

20696

135

15,522

445

216

TOTAL RES GFA

TOTAL RES POP

TOTAL COM / RETAIL GFA

TOTAL COM / RET POP

TOTAL HOTEL GFA

TOTAL HOTEL POP

TOTAL CIVIC GFA

TOTAL CIVIC POP

E107

RETAIL

1,450

2.0

2900

PODIUM TOWER

1,514,924

E108

RES

PERIMETER RESIDENTIAL

1,539

3.0

4617

3,463

BOULEVARD MID RISE

110,613

E109

RES

PERIMETER RESIDENTIAL

2,020

3.0

6060

4,545

130

PERIMETER RESIDENTIAL

31,221

1.3%

E110

UTILITY

10,200

3.0

30600

URBAN HOTEL

300,653

12.8%

E111

RES

PERIMETER RESIDENTIAL

2,240

3.0

6720

ICON HOTEL

82,323

3.5%

PERIMETER RESIDENTIAL/RETAIL

125,988

CIVIC USES

39,559

1.7%

LINEAR COMMERCIAL

11,727

0.5%

RETAIL UT

61,385 66,492

2.8%

MARINA

0.0%

2,344,884

100.0%

2900

6720

RES

PERIMETER RESIDENTIAL

2,660

3.0

7980

MOSQUE

700

1.5

1050

PERIMETER RESIDENTIAL/RETAIL

5,832

2.3

13414

10498

3,249

4.0

12996

E116

RES

PODIUM TOWER

4,920

4.0

19680

E117

CIVIC

SCHOOL

13,108

1.3

17040

E118

RES

PODIUM TOWER

5,164

4.0

20656

E119

CIVIC RES/RETAI L RES

PODIUM TOWER

E113 E115

E112 E114

1740

7980

172

2916

7873

9,747

128

14,760

1750

226

280

15,492

106

511 445

12,229

32 313

10224 135

16305

424

17040 20656

172

630

110

280

136

424

205

351

307

RES

PODIUM TOWER

5,435

3.0

16305

RES

BOULEVARD MID RISE

2,050

2.5

5125

3,844

110

PODIUM TOWER

5,447

6.0

32682

213

24,512

703

341

170

RES

BOULEVARD MID RISE

1,840

4600

3,450

E123

RES

PODIUM TOWER

5,792

5.0

28960

189

21,720

623

302

E124

RES

PODIUM TOWER

4,242

3.0

12726

9,545

274

133

CRES - E TOTAL POPULATION

45,012

TOTAL RES GFA

TOTAL COM / RETAIL GFA

TOTAL HOTEL GFA

TOTAL CIVIC GFA

TOTAL RES UNITS

TOTAL HOTEL ROOMS

TOTAL RES

TOTAL COM RETAIL NLA

TOTAL CIVIC NLA

1,537,643

95,178

295,380

39,559

10,028

4,212

1,153,232

57,107

23,736

TOTAL TOTAL COM RES POP / RET POP 33,093

2,855

4.7%

5.4%

2.6%

216

RES

2.5

511 445

351

E121

4600

5,985

145

E120 E122

145

1050

2 1

5,040

64.6%

Total

TOTAL HOTEL POP

TOTAL CIVIC POP

TOTAL POP

TOTAL RES CARS

TOTAL COM / RETAIL CARS

TOTAL HOTEL CARS

TOTAL CIVIC CARS

TOTAL CARS

7,877

1,187

45,012

16,045

2,665

3,151

712

22,573

171

↓

VISION

↓ ↓

LINKING OUTCOMES TO THE VISION

T HE PAL M J E BE L AL I V I S I O N AND S T RAT E G Y

↓

VALUES

PRINCIPLES

Foster real community and create real places

Harness and show-case local culture and values

Offer lifestyle experiences, opportunities and environments

Promote entrepreneurialism and innovation

Focus on quality and sustainability

↓

Get the basics right

Promote social equity

Design for diversity, discovery and exchange

Be a magnet for talent

Establish a robust and flexible economy

Foster social capital and animate the community

Support for family life

Use context as a cue

Build capacity from within

Cater to needs of diverse community

Seek authenticity in natural and cultural attributes

Provide tangible links to cultural heritage

Make places rich and immersive

Attract and cultivate smart enterprise

Protect the natural environment and resources

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Urban structure based on neighbourhood unit

Heritage interpretation as feature of public space network

Each crescent defined by unique character precincts

Schools of all levels accommodated Strong focus on lifestyle experiences/water Commercial accommodation provided for all levels within the ‘business’ lifecycle Augmented provision of education and business support available through multifunctional Civic Centres Landmark sites promote special places and attract ‘special’ people HIgh quality commercial sites provided

Integrated mixed use centres establish diverse economic base and possibilties for local employment

Full range of accessible community and civic facilites

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HOW THE PLAN DELIVERS

Built form and landscape climate responsive Accessible and attractive public spaces Quality public realm All aspects of development relate to water experience Publicly accessible beaches and waterfront High quality bus service planned

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Public art central to open space framework Mosques placed in accessible and visible locations Tradtional urban and architectural forms encouraged Range of dwelling types and affordability Cultural facilities can form part of multifunctional Civic Centres

Public realm characterised by a broad range of open spaces supporting a different types of passive and active recreation Built form a hybrid of Dubai’s past and aspirations for the future Mixed use centres offer diverse range of experiences geared to market segments

Full range of community, health, religious, recreation and civic uses provided Architecture and built form controls to promote sustainable outcomes Neighbourhood structure supports sustainable development

THE PALM JEBEL ALI: DETAILED PLANNING AND DESIGN LINKING OUTCOMES TO THE VISION

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WHO IS IT FOR ?

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WHAT DOES IT OFFER?

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WHAT DOES IT LOOK LIKE?

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HOW THE PLAN DELIVERS

CRESCENT A

CRESCENTS B & D

CRESCENT E

Aspiring ‘modern’ professional singles and couples Affluent young families Boutique hoteliers Fashionable retail chains

Young singles and couples Retirees and empty-nesters Tourists and visitors Holiday home purchasers Boat lovers Mid-range hoteliers ‘Traditional’ retailers

Views to city lights of Madinat al Arab Fashionable place to live Urban “buzz”/lifestyle experiences Boutique urban hotels Beaches, waterfront promenades, marinas Direct water frontage

Manhattan island, New York International design High density – mid to high rise buildings Chic, modern architecture Formally structured urban spaces Contemporary public art

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Each Crescent has distinctive precincts of character and life defined by activity, density, building scale and typology, topography, orientation and aspect.

Plots and buildings positioned to maximise views to Madinat Al Arab

Large high quality resort sites provided at northern end of Crescent on beach side

Massing emphasises higher value to inner beach side of Crescent

High densities achieved

Streets designed to be pedestrian friendly and promote a ‘walkable’ community

Sub-regional urban centre capable of accommodating affordable tourist retail

Mixed use specialist retail centre located at mid point of Crescents

Cutural facilities can be integrated into large multifunctional Civic Centre

High rise buildings sited at bottom end of crescent with low to mid rise buildings to top

Significant number of hotel sites geared towards mid-range hoteliers

Dwelling types cater to younger, affluent market

Marinas, public spaces and view corridors all accentuate water experience

Product mix aimed at young singles, retirees and empty nesters

Small, high quality sites will appeal to boutique hoteliers

Dwelling sizes cater to upper end and family market

Views to Jebel Ali Port and marina at lower end of Crescent caters to boat lovers

Fashionable retail catered to in specialist centre

Variety of building types promote architectural interest

Full range of water based public spaces Sub-regional urban centre will accommodate ‘urban’ lifestyle experiences Contemporary architectural and landscape design outcomes regulated through design controls

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