nareel-island-guidelines-aldar-investindxb by sofienehaddad

Table of Content D4.0 development control brief 4.1

Master Plan Level Design Regulations & Guidelines

4.5

4.1.1

4.5.1

Master Plan/ Precinct Design

Regulations and Guidelines

4.1.2

4.1.3

Building Typology Plan View Corridor Protection

4.6

Villa Typologies Villa Plot Typologies

Facade Strategy

4.6.1

facade Strategy

Regulations

4.7

4.1.4

4.7.1 Villa facade

4.2

Plot Summary

Glossary of Terms

4.7.2 Villa Roof

4.2.1 Narrative

4.2.2

Zonal Map and Villa Plot Typologies

4.2.3

Plot Boundary Plan

Villa Plot Development summary

4.2.4

4.2.4.1

Summary Table

4.2.4.2 Development Statistic Summary

4.2.5 Mosque Study 4.2.6 Estidama Requirements

4.2.7

4.3

Plot Context

Materials And Colour Palette

4.7.3

Fenestrations, balconies and

terraces

4.7.4

Villa Boundary Fence

4.8 Driveways 4.9 Amalgamation

4.9.1

Boat Berthing

4.10 Sustainability

Safety and Security

4.3.1 Narrative

4.3.2

4.4

Development Control Regulations

4.4.1

Basic Planning Parameters

4.4.2

External Ground level, Internal

View Corridor Protection Strategy

Finish Level & Basement

4.4.3 Building Height 4.4.4 Roof Form 4.4.5 Fencing

4.4.6

Guardhouse, Utility/ Meter

Rooms, Garbage Collection

1 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 2

D4.0 Development Control Regulations 4.1 MASTER PLAN LEVEL DESIGN REGULATIONS & GUIDELINES

4.1.2

Building Typology Plan

The following master plan illustration shows the island development with the different building types defined.

D4.0 Development Control Regulations VILLA PLOTS CLUBHOUSE RETAIL MOSQUE OPENSPACE UTILITY SUBSTATION

4.1.1 Master Plan/ Precinct Design Regulations and Guidelines

AFFECTION LINE

4.1.3 View Corridor Protection Regulations Nareel Island Development is envisioned as a luxury waterfront housing community. By virtue of its master plan, geographical nature and location, it has given opportunities for natural views to its surrounding that adds a substantial value to the development. The following plan demonstrates the intent of protecting these views presented in the master plan.

The Vision of Nareel is centred on a modern upscale enclave that will provide for its residents the resort ambience, privacy, ample space and exciting views to its surrounding water bodies, and the convenience of being near an urban centre. While the majority of the land is dedicated to Villa Plots defined with its own set of guidelines, the complete development of the community is also completed with a cohesive approach to its public realm. In order to complete the vision of the community development, a set of guidelines pertaining to the wholistic development of its public realm, landscape, materials, shading, lighting, universal access and signage and wayfinding can be found in D6. Public Realm of this document.

Figure D2 Indicative Views On Lagoon Perspective

Figure D1 Building Typology Plan

3 | DEVELOPMENT CONTROL REGULATIONS 2014

Figure D3 View Corridor Protection Diagram

DEVELOPMENT CONTROL REGULATIONS 2014 | 4

D4.0 Development Control Regulations 4.1.4

Glossary of Terms

(Streets) Mushtarak – 16.5 m Right of Way with 6.0 m road and 5.25 m sidewalks on both sides acting as minor streets leading to the end Cul De Sacs by the water edge. Streets) Residential Avenue – 28.0 m Right of Way with 6.0 m road and 11.0 m sidewalks on both sides acting as the main street spine through the development. (Streets) Residential Street – 20.0 m Right of Way with 6.0 m road and 7.0 m sidewalks on both sides acting as secondary branch streets in the development. Access Driveway – Curb cut access provided by the Developer from the Road through the sidewalk and to the center of each Plot. Amalgamation – the combination of one or more adjacent plots. Apex Level – the highest point of the building height, established from +3.6m NADD (New Abu Dhabi Datum) Berth Limit – a sufficient amount of area in the water given to each sea side Villa Plot that is measured from the edge of the shore line of the plot that allows for the Successful Purchaser’s boat to maneuver and moor. Boat Berthing – a space allotted for a ship to dock, lifted or drop anchor. Boat Lift – is a type of mooring structure that is applicable to the first 3 types of private boat berthing permitted in Nareel Island. This mooring involves a machine lift that elevated the boat from the sea level to the platform or jetty level when not in use. Building Plinth – is the Building’s base or platform constructed with prescribed prominence over the External Ground Level. Building Zone – is the permissible area for construction within the Plot Boundary and defined by the setbacks for each Plot Typology. The Building Zone is taken as a defined area on

5 | DEVELOPMENT CONTROL REGULATIONS 2014

plan and a volume which is able to accommodate G + 1 + Roof Zone. Within this zone, the building’s massing can be formed provided that the Gross Floor Area and the Maximum Building Height is not exceeded. Competent Authorities – regarded as any Authority with jurisdiction over the Emirate of Abu Dhabi that has final approval on the necessary processes to be secured for the implementation of e.g. a proposed Villa, proposed Community Facility, proposed Utility Plot. Earth Filling Works – an island wide earth-filling task to be carried out by the Developer to elevate the entire External Ground Level with the exception of the 5.0 m Foreshore setback zone. Eaves – the overhanging part of the roof beyond the external wall line. Enclave – a small distinct area set apart from its surroundings. Estidama – is a building design methodology for constructing and operating buildings and communities more sustainably. The program is a key aspect of the “Plan Abu Dhabi 2030” drive to build the city of Abu Dhabi according to innovative green standards. “Estidama” is the Arabic word for sustainability. External Ground Level – the established Ground Level at +3.60 m NADD (New Abu Dhabi Datum) which will be the set-up level for the building height of the community. Façade Parameters – guidelines which embody the Developer’s ideals about the building facades that will make up Nareel Island Development. This is composed of materials and color palette preferences that accomplish the vision of Nareel.

D4.0 Development Control Regulations Foreshore/ Foreshore Setback – a setback zone prescribed for water edge Villa Plots that is leveled at +2.60 m NADD (New Abu Dhabi Datum) allowing for a transitional zone between the Villa Plot’s garden areas and the water facing edge of the Villa Plot. Garden Roof Area – a certain percentage of the Flat Roof area of a Villa that is dedicated as a garden with soft and hardscape features. Habitable Space/ Habitable Floors – a space or floor in the Villa Building which is considered to be living space e.g. Ground Floor, First Floor and Roof Zone. Highly-reflective materials – referencing to façade materials with highly reflective surface finish. Integrated Front Fence – term used for the design approach for the Front Fence elevation which integrates entrance components such as but not limited to Guardhouse, Utility Rooms, Mailbox, Garbage Storage. Internal Ground Finish Floor Level – the internal ground floor finish of the villa which will not be lower than +4.2 m NADD (New Abu Dhabi Datum). Jetty - a landing stage or small pier at which boats can dock or be moored. Landside Villa Plot – a Villa Plot without any of its sides directly facing any water body in the development. Lower Garden – a zone of the waterside setback of Waterside Villa Plots that includes the 5.0 m Foreshore setback zone.

Flat Roof – otherwise known as Roof Deck wherein in most cases is enclosed by a parapet and can accommodate Roof Gardens and mechanical equipment that will be concealed.

Mashrabiya – is the Arabic term for a type of projecting oriel window enclosed with carved wood latticework. In modern day applications such as in Nareel Island, it is accepted as the term used for any form or architectural façade decorative screening.

Floating Pontoon – is a type of mooring structure that is applicable to the 4th type of private boat berthing permitted in Nareel Island. This mooring involves a floating structure serving as a dock.

Maximum Floor Area Ratio (FAR) - is the ratio of a building’s total floor area (Gross Floor Area) to the size of the piece of land upon which it is built. It can also refer to limits imposed on such a ratio.

Maximum Gross Floor Area (GFA) – a building’s Total Floor Area as calculated as per Abu Dhabi Plan 2030 of the Abu Dhabi Urban Planning Council (UPC). Maximum Site Coverage – the maximum allowable footprint of a Villa Plot defined by the imposed setbacks as per Plot Typology. New Abu Dhabi Datum (NADD) - is a specific Datum for Abu Dhabi used in geodesy, navigation, surveying by cartographers and satellite navigation systems to translate positions indicated on the points to their real position on earth. The systems are needed because the earth is an imperfect ellipsoid. Because the Earth is an imperfect ellipsoid, localised datums can give a more accurate representation of the area of coverage than the global WGS 84 datum. No Objection – a notice provided by the Developer or the Competent Authority that agrees to the covenants and intents of the proposal i.e. Villa Design Overall Permissible Building Height/ Established Maximum Overall Building Height – is a height of 13.1 m measured from the External Ground Level (+3.6 m NADD) to the building’s Apex Line. The level of which is identified as +16.70 m NADD (New Abu Dhabi Datum). Perimeter/ Edge Condition – surrounding adjacencies to the Villa Plot either as Neighboring Plot, Water Edge, Parks and Utility Plots. Planning Parameters - guidelines which embody the Developer’s ideals about the Villa Plot planning character that will make up Nareel Island Development. This is composed of setback zones, driveway and gateway locations, infrastructure connectivity and other planning startegies that accomplish the vision of Nareel. Plot Boundary – a defined border of a Plot that is prescribed by coordinate points and the lines connecting the points. Public Realm - The public realm includes all exterior places, linkages and built form elements that are physically and/or

visually accessible regardless of ownership. These elements can include, but are not limited to, streets, pedestrian ways, bikeways, bridges, plazas, nodes, squares, transportation hubs, gateways, parks, waterfronts, natural features, view corridors, landmarks and building interfaces.

Swimming Lagoon – an amenity feature of Nareel Island which is accessed by a select number of Villa Plots on the northern island and by the common beach of the Community Center. This is a man made lagoon which physically and visually connects to the sea.

Quay Wall - a structure built parallel to the bank of a waterway for use as a landing place.

Upper Garden - a zone of the waterside setback of Waterside Villa Plots that comes after the Lower Garden area and before the Building Zone.

Rock Revetment - are sloping structures placed on banks or cliffs in such a way as to absorb the energy of incoming water. Roof Zone – with reference to Overall Permissible Building Height. This is the last floor above the first floor level which can be made either as a Flat Roof with Garden roof provision, or a Sloped/ Pitched Roof or a third habitable floor provided that he overall GFA and the Overall Permissible Building Height is not exceeded. Sales and Purchase Agreement – an agreement entered into by the Developer (Aldar) and the Successful Purchaser with regards to the purchase of any of the 148 Villa Plots in Nareel Island.

Villa Typology – is an established grouping of Villa Plots in Nareel Island that is based on Villa Plot area. From this typology, setbacks and FAR’s are established. Waterfront Villa Plot - a Villa Plot with one or two sides are directly facing any water body in the development. The water bodies mentioned can either be the Swimming Lagoon or the open Sea. On the latter’s case, Waterfront Villa Plots facing the open Sea are required to have private boat berthing.

Setback – a linear measure of width established on all boundaries of a Plot that is aimed at providing ample distance between adjacent buildings. The definition of all setbacks from all Plot Boundaries shall determine the Plot’s Building Zone. Sloped/ Pitched Roof – an angled form of Roof structure. Solar Reflectance – otherwise known as Albedo is the ratio of reflected radiation from the surface to incident radiation upon it. Its dimensionless nature lets it be expressed as a percentage and is measured on a scale from zero for no reflection of a perfectly black surface, to one for perfect reflection of a white surface. Substructure Works – Building structure works which are sub-earth in level e.g. basements Successful Purchaser – the recognized Owner of the purchased Villa Plot who enters into a Sales and Purchase Agreement with the Developer (Aldar).

DEVELOPMENT CONTROL REGULATIONS 2014 | 6

D4.0 Development Control Regulations 4.2 PLOT SUMMARY 4.2.1

Narrative

The Villa Plot development for Nareel Island is designed to allow for maximum flexibility for the Successful Purchaser and his designer. It will require the design and construction of the front fence and its integrated components with compliance to the Development Control Regulations. Each Villa Plot has also been prescribed with setbacks appropriate for its zonal and urban placement. These setbacks delineate a Building Zone wherein the Successful Purchaser can build with adherence to the established Development Control Regulations. The Building Zone provided is a prescribed zone limit which allows for ample setback from the Plot boundary and is greater than the maximum allowable GFA, thereby providing a degree of massing

flexibility within the Building Zone, provided that the Villa structure is within the maximum allowable GFA for each Plot and does not exceed the established building height. The specifics of these Guidelines is located in D4.2.3 Plot and Building Controls of this document.

4.2.2 Zonal map and villa plot typologies

D4.0 Development Control Regulations Loop Zone --

North Island Loop Plots

South Island Loop Plots

Water Front Zone --

North Island Water Front Plots

South Island Water Front Plots

4.2.3

Plot Boundary Plan

Zone : Abu Dhabi Island Sector: West 32 Plot number: 7 The revised affection plan is in coordination and agreement of the NCTH and ADM, please refer to the following letter of request for ADM to transfer the land into Aldar’s name and add this into the affection plan boundary for Nareel Island.

The Zonal and Villa Plot Typology Map shows the location of the different Plots color-coded to define the Villa types based on zonal and urban placement. These are the following: Spine Zone --

Main Avenue Plots

Cul De Sac Zone --

Gateway Plots

Middle Plots

Water Edge Plots

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100

150

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FIGURE D4

7 | DEVELOPMENT CONTROL REGULATIONS 2014

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Zonal and Villa Plot Typology Map

DEVELOPMENT CONTROL REGULATIONS 2014 | 8

D4.0 Development Control Regulations 4.2.4

D4.0 Development Control Regulations

Villa Plot Development Summary

4.2.4.1 Summary Table

plot

area sq m

far sq m

gfa sq m

plot

area sq m

far sq m

gfa sq m

plot

area sq m

far sq m

gfa sq m

plot

area sq m

far sq m

gfa sq m

plot

area sq m

far sq m

gfa sq m

2696.58

0.72

1941.54

2001.93

0.72

1441.39

2148.93

0.72

1547.23

1513.31

0.80

1210.65

125

1247.76

0.80

998.21

1723.38

0.80

1378.70

1740.75

0.80

1392.60

2052.86

0.72

1478.06

1517.19

0.80

1213.75

126

1311.04

0.80

1048.83

1625.67

0.80

1300.54

1857.78

0.80

1486.22

3365.18

0.72

2422.93

1510.83

0.80

1208.66

127

1453.58

0.80

1162.86

1632.60

0.80

1318.05

1626.39

0.80

1301.11

2107.97

0.72

1517.74

2043.11

0.72

1471.04

128

1922.55

0.80

1538.04

1647.56

0.80

1318.05

1985.54

0.80

1588.43

2100.10

0.72

1512.07

2324.83

0.72

1673.88

129

1767.29

0.80

1413.83

1679.67

0.80

1343.74

2035.36

0.72

1465.46

1993.82

0.80

1595.06

2401.63

0.72

1729.17

130

1835.35

0.80

1468.28

1675.31

0.80

1340.25

2034.89

0.72

1465.12

1989.27

0.80

1591.42

100

2039.78

0.72

1468.64

131

2076.15

0.72

1494.83

1638.03

0.80

1310.42

1865.88

0.80

1492.70

1936.77

0.80

1549.42

101

2006.57

0.72

1444.73

132

2050.71

0.72

1476.51

1626.94

0.80

1301.55

1522.16

0.80

1217.73

1656.66

0.80

1325.33

102

2125.88

0.72

1530.63

133

2383.77

0.72

1716.31

1618.00

0.80

1294.40

1569.21

0.80

1255.37

1356.60

0.80

1085.28

103

2047.86

0.72

1474.46

134

2366.88

0.72

1704.15

1623.23

0.80

1298.58

1792.38

0.80

1433.90

6092.34

0.72

4386.48

104

2045.21

0.72

1472.55

135

2091.22

0.72

1505.68

1757.27

0.80

1405.82

2041.25

0.72

1469.70

2070.24

0.72

1490.57

105

2041.26

0.72

1469.71

136

1774

0.72

1277

1733.90

0.80

1387.12

2124.87

0.72

1529.91

1939.63

0.80

1551.70

106

2045.73

0.72

1472.93

137

2556.56

0.72

1840.72

1499.60

0.80

1199.68

1889.68

0.80

1511.74

1424.69

0.80

1139.75

107

2042.86

0.72

1470.86

138

2007.81

0.72

1445.62

1517.62

0.80

1214.10

1925.87

0.80

1540.70

2107

0.80

1685

108

2058.53

0.72

1482.14

139

1227.99

0.80

982.39

1635.86

0.80

1308.69

1924.63

0.80

1539.70

2100

0.80

1680

109

2277.15

0.72

1639.55

140

1253.63

0.80

1002.90

1104.49

0.80

883.59

1888.12

0.80

1510.50

1942.46

0.80

1553.97

110

2021.23

0.72

1455.29

141

2000.11

0.72

1440.08

1071.68

0.80

857.34

2221.63

0.72

1599.57

2017.39

0.72

1452.52

111

1989

0.72

1432

142

1264.35

0.80

1011.48

1118.64

0.80

894.91

3034.92

0.72

2185.14

2183.30

0.72

1571.98

112

2048.19

0.72

1474.70

143

1284.19

0.80

1027.35

1030.70

0.80

824.56

2279

0.80

1823

2064

0.80

1651

113

2137.98

0.72

1539.35

144

1271.70

0.80

1017.36

1027.65

0.80

822.12

2041

0.80

1633

1869.70

0.80

1495.76

114

2009.19

0.72

1446.62

145

2000

0.72

1440

1117.43

0.80

893.94

9301.12

0.72

6696.81

1745.68

0.80

1396.54

115

2055.49

0.72

1479.95

146

2000

0.72

1440

1071.78

0.80

857.42

2575.71

0.72

1854.51

1627.46

0.80

1301.97

116

2050.19

0.72

1476.14

147

1986.02

0.80

1588.81

1104.36

0.80

883.49

3105.28

0.72

2235.80

1848.11

0.80

1478.49

117

2022.16

0.72

1455.96

148

1928

0.72

1388

1526.12

0.80

1220.90

2814.41

0.72

2026.38

1980.60

0.80

1584.48

118

2194.39

0.72

1579.96

1664.98

0.80

1331.98

2343.68

0.72

1687.45

1960

0.72

1411

119

2030.63

0.72

1462.05

1908

0.72

1374

2216.53

0.72

1595.90

3474.26

0.72

2501.47

120

2008.13

0.72

1445.85

1166.57

0.80

933.26

1992

0.72

1434

1879.26

0.80

1503.41

121

1688.49

0.80

1350.79

1350.45

0.80

1080.36

2025.65

0.72

1458.47

2320

0.80

1856

122

1563.73

0.80

1250.98

1508.44

0.80

1206.75

2435.93

0.72

1753.87

2022.57

0.72

1456.25

123

1950.60

0.80

1560.48

2183.16

0.72

1571.88

2502.12

0.72

1801.53

2157.67

0.72

1553.52

124

1294.24

0.80

1035.39

9 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 10

D4.0 Development Control Regulations

D4.0 Development Control Regulations 4.2.5

4.2.4.2 Development Statistics Summary

Mosque study

The Mosque plot size, GFA and supplied car parking greater than the requirements for this project.

Development Statistics Summary‐ Overview (Concept & Detailed Review Stages) Key Development Summary Item Total Site Area (m²) & (Ha)

444262.4

Application Number Project Name Nareel Island Development Municipality Abu Dhabi

44.4

Total Gross Floor Area (GFA) (m²)

223907.76

Total Average Floor Area Ratio (FAR)

0.74

% of Developable Area

68.00

% of Open Space Area

5.95

% Infrastructure and Utilities Area

26.05

% of Middle Income Housing Required (GFA) (m²) **

0.00

Proposed Estidama Rating Sytem (Community, Building, Villa) Community Proposed Estidama Pearl Rating 1 pearl

# of Units

# of Buildings Site Area (m²)

GFA (m²)

FAR

Parking Required *** Proposed

Max Building Height Metres Storeys

Phase

Construction Commence

Community Facilities/ Services Summary Community Services

Complete

Residential Single household (Villas) Two to Four Households (Townhouse) Multi Household (Apartments) All other Types*

148

TOTAL

148

291702.39

220561.09

592.00

592

13.1

1B, 1C & 2B

2017

148

291702.39

220561.09

1.00

5453.9

2500

0.00

Type

1/1/2021

Capacity

Community Recreation Residents Only 470.37 Mosque

0.00 0.00 0.00 148

Total

Estimated Residential Population 1095.2 Estimated Visitor Population 0

Land Use Category # of Plots

Required

592

33.00

Site Area (m²)

GFA, m²

5453.93 4943.16

2500.00 846.67

Plots Population Worshipper Population GFA per Worshipper Plot area per Worshipper Car Parking

Ratio 148 1095 383 689.98 1341.62 26

7.4 35% 1.8 3.5 15

Commercial Shopping Complex Retail Sales Commercial Recreation Office Hotel (long and short term accom) Restaurant (Food and Beverage) All other Types* TOTAL

5453.93

2500

0.00 0.00 0.46 0.00 0.00 0.00 0.00 0.46

2015

7/1/2016

470.3722222 33

TOTAL

Development Phasing Overview

0.00 0.00 0.00 0

1.00

4943.2

847

4943.16

846.67

0.00

26.00

Community Services Government Services Mosque Public School Private School Public Healthcare Private Healthcare All other Types* TOTAL

Open Space and Recreation Developed Open Space (Parks,Ovals) Natural Open Space All other Types*

26437.1

TOTAL

26437.1

Transportation (incl. roads) Utilities

112516.8 3209.1

TOTAL

Infrastructure

115725.844

Agricultural

0.17

1A &2A

2015

1/1/2017

Item Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Phase 7 Phase 8 Phase 9 Phase 10 TOTAL

Total

Site Area (m²)

GFA (m²)

Project Cost

Completion Date

Plots Population Worshipper Population GFA per Worshipper Plot area per Worshipper Car parking

Ratio 148 1095 383 846 4943.16 26

7.4 35% 2.2 12.9 15

* Please refer to UPC 'General Submission Requirements' Form for full list of land uses ** Middle Income Housing only required in Abu Dhabi Municipality area. For multi‐unit residential projects above 75,000sq m. Manual Provisions

*** As per the relevant Plan 2030, Urban Street Design Manual

Farm Other (Poultry, Abbatoir) TOTAL

0.00 0.17 0.00 0.00 0.00 0.00 0.00

Provided

3347

Industrial General Industrial Heavy Industrial All other Types*

10397

and DOT Parking Standards.

V1.0 Feb 2012

11 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 12

Marina Mall

D4.0 Development Control Regulations 4.2.6

Estidama Requirements

Safety and Security

Kindly refer to Section D10 of this document.

In line with this strategy, Nareel Island is to be an Estidama Pearl Rated Community. This means that sustainability is at the core of the decision making during the infrastructure and public realm design and construction to promote operational savings (energy and water), pleasant outdoor thermal comfort and suitable accessible community facilities for the enjoyment and welfare of the residents. Although there are no mandatory requirements from the UPC for private villa owners to follow Estidama, sustainability is encouraged in Nareel Island at all levels. The Estidama Pearl Villa Rating System establishes directives and recommendations for villas to ensure that they are well integrated, resource efficient, reliable, and comfortable to inhabit. In other words, it promotes the development of sustainable villas, related operational savings and improves the overall quality of life.

4.3 PLOT CONTEXT 4.3.1

Narrative

The Nareel Island Development sits within an area of important municipal, residential and entertainment districts and is, by definition of being an island, segregated from the mainland which provides an opportunity for our intended Clientele in terms of safety and security for a controlled access community. Completely surrounded by water, the Northern boundary of the development is within close proximity to the hotel and residential developments of Etihad Towers, Bab Al Qasr Hotel and Khalidiya Palace Hotel. The development connects to the mainland through a passage extending from Bainunah street along the Intercontinental Hotel’s edge.

Site

Hotel

Marina

Roads

Governmental

Open Space

Palace

Mixed Use

Commercial

Residential

18th St.

Estidama, which is the Arabic word for sustainability, is an initiative developed and promoted by the Abu Dhabi Urban Planning Council (UPC) to preserve and enrich Abu Dhabi’s physical and cultural identity, while creating an always-improving quality of life for its residents. Estidama is based on four equal pillars of sustainability: environmental, economic, social, and cultural.

4.2.7

D4.0 Development Control Regulations

Mosque

Ministry of Justice Bainunah Bainu Park nah St.

ADNOC HQ

Emirates Palace Hotel

Development synergy exists with the potential Nareel Island Community plot purchasers and these existing land-uses, as the community caters to the high-end and Presidential VIP housing market which have a close relationship Palace to the neighbouring high-end recreational, retail and F&B facilities.

School

e ich

Etihad Towers

Private Marina

Rotana Hotel

h 7t

Dept. of Presidential Affairs Intercontinental Hotel

The Estidama Guide for Villa Owners is a useful brief guide to understand the benefits of Estidama.

Ministry of Foreign Affairs

The Estidama PVRS guideline for Design and Construction can be found on the following link: http://bit.ly/1vKivHZ To assist with Estidama implementation, the UPC has created the Estidama Villa Products Database (EVPD). EVPD is a database of products that have been determined to be compliant with the Pearl Villa Rating System (PVRS) requirements. It has been created to help villa owners, consultants, contractors, assessors and other relevant stakeholders to successfully implement the PVRS. This database can be found at the following link:

Al Bateen Wharf

Community Centre

http://bit.ly/1t11fQW

FIGURE D5

13 | DEVELOPMENT CONTROL REGULATIONS 2014

Jame’e

Development Context Plan

750 m

DEVELOPMENT CONTROL REGULATIONS 2014 | 14

D4.0 Development Control Regulations

4.3.2 View Corridor Protection Strategy

4.4 DEVELOPMENT CONTROL REGULATIONS

In order to further refine and protect the view opportunities to the surrounding area of Nareel Island, the Villa Plot Development Control Regulations have been fashioned to prescribe substantial setbacks that places the Villa Plot Building Zones at clear distances thereby ensuring an unobstructed view corridor.

4.4.1 Basic Planning Parameters

•

Setbacks

Refer to the Boundary, Setback and Berth Limit Diagram. The setback lines are to be clearly indicated on the Successful Purchaser’s plan that is to be submitted to Aldar and to the Competent Authorities for approval.

Front Fences have been guided to be built at a maximum height of 2.4 meters with entrance facilities such as the Guard House and Utility Rooms within the same height profile. This secures the public realm envelope. Within the Villa Plots, regulations have also been set in order to control the maximum projection limit into the setback zone, leaving a still comfortable unobstructed visual zone to the outside.

The setbacks as prescribed in the Boundary, Setback and Berth Limit Diagram form a Building Zone area which is able to accommodate the maximum permissible Gross Floor Area (GFA) of each villa plot. Carports and service-related functions and programs shall be built within the specified zone. Covered parking areas may be built within the setback area provided that the covering structure does not exceed the height of the front and perimeter fences. The setbacks described in the following tables address the varying edge conditions that are applicable to a villa typology.

A generous Front Setback is required to create a garden befitting the class of the development.

• Spine Zone

Kindly refer to D4.1.3 of this document for the full illustration of the master plan-wide View Corridor Protection strategy.

Main Avenue Plots

Minimum Required Setback

Main Avenue Plots are villa plots without a water edge and with its main frontage located along the Residential Avenue and Residential Street.

Front - 6.0 m.

See Figure D7 and the Boundary, Setback and Berth Limit Diagram.

Rear - 4.0 m.

Sides - 4.0 m.

• Cul De Sac Zone -- Gateway Plots

Minimum Required Setback

Gateway Plots are the corner plots upon entrance of a Mushtarak. These are predominantly front-accessed from the Residential Avenue.

Front - 6.0 m.

See Figure D7 and the Boundary, Setback and Berth Limit Diagram.

FIGURE D6

3d View of Plot in Context

Sides - 4.0 m. for sides against adjacent plot -- 6.0 m for chamfered corner from Residential Avenue to Mushtarak. Rear - 4.0 m.

-- Middle Plots

Minimum Required Setback

Middle Plots are in the mid areas of the Cul De Sac Zones along the Mustarak between the Gateway and Water Edge Plots. These are front-accessed from the Mushtarak and sets the widening intent of the approach towards the water’s edge.

Front - 6.0 m.

Side Setback is smaller than the Front Setback, but shall be similarly landscaped.

Sides - 4.0 m. for sides against adjacent plot. Rear - 4.0 m.

See Figure D9 and the Boundary, Setback and Berth Limit Diagram.

15 | DEVELOPMENT CONTROL REGULATIONS 2014

-- Water Edge Plots

Minimum Required Setback

Water Edge Plots are located at the end of the Mushtarak by the water’s edge. These are front-accessed from the Mushtarak and having a water edge at the side or rear.

Front - 10.0 m. Sides - 4.0 m.

DEVELOPMENT CONTROL REGULATIONS 2014 | 16

D4.0 Development Control Regulations

FRONT FRONT

Front - 6.0 m.

See Figure D11 and the Boundary, Setback and Berth Limit Diagram.

Rear - 4.0 m.

Sides - 4.0 m.

SIDE

Rear or Side Setback showing a garden in a water edge plot.

Neighboring Plot

SIDE

REAR

Neighboring Plots

Neighboring Plot

BUILDING ZONE

REAR

FRONT

Rear - 4.0 m.; 6.0 for a select number of plots.

-- North Island Water Front plots

Minimum Required Setback

North Island Water Front Plots are front-accessed from the Residential Street loop and are grouped as side to side plots at the edge of the North Island looking out into the surrounding water bodies.

Front - 6.0 meters Min.

The water edge setbacks are to be offset in succession from water edge boundary. See Figure D8 and the Boundary, Setback and Berth Limit Diagram.

Sides - 4.0 meters Min.

SIDE

Rear Setback showing a pool and garden in typical plot without a water edge. REAR

Water Edge (Lagoon Beach)

SIDE

TYPICAL PLOT

BUILDING ZONE

5.0m wide Foreshore Setback from water edge boundary; 2.0m wide level change to reach the Upper Garden ; 7.0m wide Upper Garden

Total of 15.0 m setback from the water edge boundary to the permissible building wall line.

Minimum Required Setback

South Island Water Front Plots are front-accessed from the Residential Avenue and Residential Street loop and are grouped as side to side plots at the edge of the South Island looking out into the surrounding water bodies.

Front - 10.0 meters Min.

17 | DEVELOPMENT CONTROL REGULATIONS 2014

30m

Figure D11 South Island Loop Plot with Park Adjacency

TYPICAL PLOT

LANDSIDE - MEDIUM PLOTS (PARK ADJACENT)

30m

Rear – plots with a water edge:

-- South Island Water Front plots

See Figure D5 and the Boundary, Setback and Berth Limit Diagram.

Mushtarak Cul de sac

Figure D8 North Island Water Front Plot TYPICAL PLOT

REAR WATER EDGE

30m

SIDE

Water Edge (Beach, Revetment, Quay Wall)

The water edge setbacks are to be offset in succession from water edge boundary.

Park

SECTION TOWARDS STREET

Neighboring Plot

• Water Front Zone

BUILDING ZONE

Neighboring Plot

See Figure D11 and the Boundary, Setback and Berth Limit Diagram.

Street

Sides - 4.0 m.

REAR

Neighboring Plot

REAR

Front - 10.0 m.

SIDE

Mushtarak

PROVISIONAL PEDESTRIAN ACCESS TO PARK

SIDE

FRONT

South Island Loop Plots are front-accessed from the Residential Street loop and are grouped with its rear against the larger Open Space area at the eastern side of the South Island.

PROVISIONAL PEDESTRIAN ACCESS TO PARK

30m

Mushtarak

Minimum Required Setback

SIDE

-- South Island Loop Plots

Park

LANDSIDE - LARGE PLOT (MIDDLE)

LANDSIDE - SMALL PLOTS (MIDDLE & CORNER)

BUILDING ZONE

Figure D9PLOTCul De Sac - Middle Plot TYPICAL

Figure D7 Spine-Main Avenue and Cul TYPICAL PLOT De Sac-Gateway Plots 0

SIDE SIDE

SIDE

BUILDING ZONE

Northern Island Loop Plots are front-accessed from the Residential Street loop and are grouped as back to back plots at the center of the North Island.

Neighboring Plot

SIDE

FRONT

Minimum Required Setback

BUILDING ZONE

REAR

-- North Island Loop Plots

BUILDING ZONE

Neighboring Plot

• Loop Zone

Mushtarak

Total of 15.0 m setback from the water edge boundary to the permissible building wall line.

FRONT

SIDE

REAR

-5.0m wide Foreshore Setback from water edge boundary; 2.0m wide level change to reach the Upper Garden; 7.0m wide Upper Garden

Neighboring Plot

Rear – for plots with a water edge:

Mushtarak

See Figure D10 and the Boundary, Setback and Berth Limit Diagram.

Street

SIDE

FRONT

The water edge setbacks are to be offset in succession from water edge boundary.

Minimum Required Setback

SIDE REAR

Water Edge Plots (continued)

Neighboring Plot

Avenue

SIDE

Cul De Sac Zone

Neighboring Plot

•

D4.0 Development Control Regulations

Sides - 4.0 meters Min.

Figure D10 Cul De Sac Water Edge Plot

Perimeter Conditions These diagrams are to indicate the location of the front, rear and side boundaries of each plot type and the respective possible adjacencies. The Successful Purchasers are to refer to 4.5 Villa Typologies and the Boundary, Setback and Berth Limit Diagram for a detailed definition of his plot and the adjacent area.

TYPICAL PLOT REAR WATER EDGE

Rear – plots with a water edge:

5.0m wide Foreshore Setback from water edge boundary; 2.0m wide level change to reach the Upper Garden ; 7.0m wide Upper Garden

Total of 15.0 m setback from the water edge boundary to the permissible building wall line.

30m

DEVELOPMENT CONTROL REGULATIONS 2014 | 18

D4.0 Development Control Regulations

Building Plinth: Maximum 0.60 m from +3.6m NADD

Overall permissible building height: Maximum 13.1 m from +3.6m NADD

Additional habitable floors are allowed but shall adhere to the following conditions: »»

The program distribution does not exceed the villa plot’s maximum allowable GFA. The overall height of the building to its apex level shall not exceed the established maximum overall building height of 13.1 m as measured from the External Ground Floor Level of +3.6m NADD.

• Internal Ground Finish Floor Level

1.5 MAX. PROJECTION INTO SETBACK ZONE

13.1

»»

3.5

FIRST FLOOR

3.6

MAX.

Figure D13 Building Height

MIN.

0.6

LIMIT OF SUBSTRUCTURE WORKS

2.4 MIN.

.6 MAX.

BASEMENT

GROUND FLOOR

FENCE HEIGHT

MAX.

3.5-5.0 3.6

Any use of the basement as a habitable space shall not be permitted.

GROUND FLOOR

(STREET SIDE)

Only one (1) basement level shall be allowed. The basement FFL shall not exceed 3.6 m in depth as measured from the Internal Ground FFL.

Image Showing An Example In The Change Of Level From The External Ground Level (+3.6M Nadd) To The Internal Ground Finish Level (+4.2M Nadd)

LIMIT OF SUBSTRUCTURE WORKS

• Basements

FRONT BOUNDARY

The Internal Ground Finish Floor Level (FFL) of all villa developments shall be provided at no lower than +4.2 m NADD. This is required in order to reach above the 100-year flood line in Abu Dhabi.

LIMIT OF SUBSTRUCTURE WORKS

ROOF ZONE

Roof Zone: Maximum 3.5 m

MAX. BUILDING HEIGHT

The Successful Purchaser is not permitted to increase the External Ground Level within his setback areas beyond +3.6m NADD that is set by Aldar. This control is in place to ensure no negative impact to the neighbouring plots and public realm.

MAX.

The extent of earth filling works that Aldar will carry out to establish the External Ground Level covers the whole of Nareel Island, with the exception of the 5.0m wide Foreshore Setback Zone which shall be retained at +2.6m NADD to match with the level of the existing completed revetments, quay walls and beaches.

First Floor: Minimum 3.0 m / Maximum 4.0 m

SETBACK ZONE

1.5

The general composition of the building height consists of a raised ground floor, first floor and permissible attic spaces within a zone for the roof. The floor-to-floor height and total building height in this Guidelines shall be measured based on the External Ground Level of +3.6m NADD and the Internal Ground FFL of +4.2m NADD. These height measurements shall be clearly indicated on the Successful Purchaser’s plan that is to be submitted to Aldar and to the Competent Authorities for approval.

BUILDING ZONE

MIN. PARAPET

Aldar will provide earth filling works to establish the External Ground Level of +3.6m NADD for both the villa plots and the public realm of Nareel Island.

Ground Floor: Minimum 3.5 m / Maximum 5.0 m from +4.2m NADD

The height control is established with consideration that ample provision could be achieved that will properly represent the upscale nature of the development.

The existing ground level of Nareel Island is generally flat at +2.6 m NADD (New Abu Dhabi Datum).

25.00

See item 1.3 Villa Typologies for the maximum permissible building height.

External Ground Level

18.00°

•

4.4.3 Building Height

3.0-4.0

4.4.2 External Ground Level, Internal Finish Level and Basements

BUILDING ZONE LIMIT

D4.0 Development Control Regulations

The Overall Height Of The Building To Its Apex Level Shall Not Exceed The Established Maximum Overall Building Height Of 13.1 M As Measured From The External Ground Floor Level Of +3.6M Nadd.

Figure D12 Platform and Substructure Limits

BUILDING HEIGHT 19 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 20

D4.0 Development Control Regulations

D4.0 Development Control Regulations 4.4.5 Fencing

4.4.4 Roof Form •

The fencing parameters is intended to provide an elevation guideline that is adaptive to the design of each villa plot while enhancing the overall public realm. It is the intent of this Guidelines to integrate site perimeter elements, such as guardhouse, utility room, meter compartments and garbage compartments into a cohesive elevation.

Flat Roofs Permitted but subject to the following:

•

Garden roof areas are encouraged and shall be provided at a minimum of 25% of the flat roof deck area.

The height of pergolas intended to shade roof gardens shall not exceed the maximum overall building height of 13.1m.

The rest of the roof deck shall be finished in quality materials that are light in colour so as to increase solar reflectance and reduce heat gain, thereby providing a more sustainable building.

Sloped or Pitched Roofs Permitted but subject to the following:

•

Any proposed softscape material by the Successful Purchaser shall be non-invasive as to not damage or uproot any adjacent hardscape or walls. Conocarpus Lancifolius, otherwise known as the Damas Tree, should not be introduced to the development at all cost, as the roots of this plant often intrude into water, irrigation and sewer pipes, resulting in expensive potential infrastructure complications.

Roof pitch angles shall only be provided within a range between 18 deg (min) to 25 deg (max), to work within the 3.5 m high Roof Zone of the building.

The overhang limit shall be limited to 1.5 m from the building wall line into the plot’s setback zone.

Example of two storey villa with a flat roof.

• Front Fence --

Height: Maximum 2.4 m

Refer to Fence Elevation Parameters for elements of articulation.

The Front Fence design shall integrate site perimeter elements such as the guardhouse, utility room, meter compartment and garbage compartment, and subtly blend the aforementioned into the Front Fence elevation. All integrated components shall not exceed the maximum fence height of 2.40 m.

Vehicular and Pedestrian Gates shall be provided at a minimum height of 2.4 m with a provision for an additional maximum height of 3.4 m in order to create a focal design intent.

In order to mitigate the potential harshness of a continuous fence wall facing the public realm, vertical accents on the Front Fence is permissible. Such accents may be designed to offer a minimal amount of porosity, thereby providing ample rhythm in the public realm but maintaining privacy at the same time. Please refer to the Fence Elevation Parameters for details.

Height: Maximum 2.4 m (consistent with Front Fence)

Refer to Fence Elevation Parameters for elements of articulation.

In plots with a water edge, no fence is allowed to be provided at all along the water edge boundary. This is required to safeguard the resort character of Nareel Island, and prevent a fortress-like ambience that could negatively impact the desirability of the development. However, while no fence is allowed along the water edge boundary, a 1.2m high fence may be placed at the limit established between the Lower and Upper Gardens for privacy. See the sections in item 1.3 Villa Typologies.

Roof Eaves and Feature Projections A 1.5 m offset from the prescribed building zone into the setback zone shall be the maximum line of eaves/projection from the building. This applies to any form of roof feature that is intended by the Successful Purchaser.

•

Example Of Front Fence Aesthetic.

Parapets --

Parapet Height: Maximum 1.5 m from roof deck FFL.

Parapets shall be utilized to close off and secure an open roof deck. It shall also be used to conceal mechanical equipments and fixtures located on the roof deck.

The Successful Purchaser is to ensure that any mechanical equipment which is located on his roof deck shall be aesthetically concealed and not visible from the street level.

21 | DEVELOPMENT CONTROL REGULATIONS 2014

Example of two storey villa with a mix of flat and pitched roofs.

Example Of Pedestrian Entrance.

• Rear Fence

Example Of Fence Aesthetic With Vertical Rhythm Breaks.

DEVELOPMENT CONTROL REGULATIONS 2014 | 22

D4.0 Development Control Regulations •

D4.0 Development Control Regulations

Side Fence

Telecommunications

Height: Maximum 2.4 m (consistent with Front Fence)

Refer to Fence Elevation Parameters for elements of articulation.

4.4.6 Guardhouse, Utility/ Meter Rooms, Garbage Collection •

Water

The service connection shall be laid straight from the connection point to the utility room.

The entry box shall be is a reinforced concrete structure that touches the boundary wall, with a heavy duty ductile iron frame and cover of rating grade ‘A’ and size of 600mm X 600mm X 800mm.

The Indoor Equipment Cabinet (600mm x 425mm) shall be mounted on the utility room wall.

The distance between the Indoor Equipment Cabinet and communication sockets inside the villa shall not exceed 90m.

UTP/copper cables shall be kept 300mm away from any power or other electric/magnetic source.

The chamber that accommodates the gate valve and the non-return valve shall be placed within the service reservation (1.0m corridor from the plot boundary). The chamber internal size shall be 600mm x 600mm, while the chamber wall thickness is to be 150mm with 600mm x 600mm medium duty DI manhole cover.

The gate valve and the water meter shall be fixed in a GRP cabinet mounted on the utility room wall.

To reduce the risk of contamination, a minimum horizontal distance of 1000mm shall be maintained between potable water and sewerage service pipes. This clearance can be reduced to 800mm if another service separates water and sewerage pipes.

The Successful Purchaser is encouraged to use gas for the central heating of his villa, in order to reduce the demand on electricity in Nareel Island and Abu Dhabi.

The size of the garbage collection room shall be 3.0m wide by 2.5m as a minimum. This will allow sufficient space for the storage of two (2) numbers of 1100-litre bins or four (4) numbers of 240-litre bins depending on the final collection arrangements.

The garbage collection room shall have doors on both sides, so the waste could be placed through the internal door (within the villa plot) and collected by the collection crew using the external door (to be opened from outside the villa plot). The doors shall open outwards and measure at least 1.8m in width.

Guardhouse --

The following guidelines shall be applicable if a Guardhouse is provided in the Successful Purchaser’s villa design.

The Guardhouse design shall be integrated into the elevation design of the Front Fence, and is to be built within the boundary of the villa plot. Any encroachment into the public realm shall not be permitted.

Height: Maximum 2.4 m (consistent with Front Fence)

The following shall be incorporated in the Guardhouse design: »»

»» »» »»

Gas

Door access that is not placed on the Front Fence elevation but rather on a perpendicular wall to hamper direct line of sight from the street. Where applicable, a vestibule niche shall be provided to prevent direct line of sight to the doors. A viewing window that is integrally designed into the fence elevation. A sufficient internal space for the security guard(s) A dedicated washroom and locker space within the Guardhouse structure.

• Utility Rooms Power

Example of guardhouse and gate.

•

UTILITY ROOM ACCESS

2x4C cables will run from the road edge (coming from the nearest electrical substation) up to the villa’s utility room. The minimum space between two cables is 300mm.

A panel box of 1.0m wide and 1.5m height shall be mounted on the utility room wall to house the breaker, CT and meter.

23 | DEVELOPMENT CONTROL REGULATIONS 2014

GUARDHOUSE

GARBAGE STORAGE

Illustration of Integrated Fence design showing security, utility and garbage storage collection access.

Garbage Collection Room

Example Of Aesthetically Concealed Garbage Storage.

DEVELOPMENT CONTROL REGULATIONS 2014 | 24

D4.0 Development Control Regulations GUARDHOUSE

D4.0 Development Control Regulations ALLOW FOR EXTENSION FOR BIGGER PLOTS

TOILET

ALLOW FOR EXTENSION FOR BIGGER PLOTS

CORNER WINDOW MAILBOX BUILT INTO WALL

UNDER COUNTER LOCKERS

MIN. 1M

FOR SMALL PLOTS

6M SETBACK LINE

GUARDHOUSE TOILET

REFUSE STORAGE WITH DUAL ACCESS

COMM. PANEL

ALLOW FOR EXTENSION FOR BIGGER PLOTS

GATE VALVE & WATER METER

PWR PANEL

OFF-SIGHT ENTRANCE

MIN. 1M

Figure D15 Suggested Guardhouse Program

REFUSE STORAGE POTABLE WATER WITH DUAL ACCESS ENTRY

SEWERAGE SERVICE PIPES POTABLE WATER ENTRY

PROPERTY LINE

MAILBOX

ELEC. & COMM. RM.

PEDESTRIAN ENTRANCE

WATER

REFUSE STORAGE WITH DUAL ACCESS

Figure D14 Suggested Garbage Storage Program SEWERAGE SERVICE PIPES

GATE VALVE & WATER METER

ROAD

ELEC. & COMM. RM. WATER SERVICE FOYER 1

10M VERTICAL RHYTHMIC BREAK/ ACCENT. OPPORTUNITY FOR ACCENT LIGHTING

PERMISSABLE GATE HEIGHT

PERMISSABLE FENCE FEATURE HEIGHT

SERVICE RESERVATION BELOW GRADE TO ROAD MAINS 1

MAX.

SERVICE RESERVATION BELOW GRADE TO ROAD MAINS

2.4

Figure D16 Suggested Utility Room Program

MAX. FENCE HEIGHT

SERVICE FOYER

BOUNDARY

ELEC. & COMM. RM.

BOUNDARY

FRONT FENCE PLAN SMALL PLOT

PWR PANEL

WATER

SEWERAGE SERVICE PIPES

SERVICE RESERVATION

Figure D17 Integrated Front Fence Configuration - Smaller Plots

0.5

PWRCOMM. PANEL PANEL

VEHICULAR ENTRANCE

GATE VALVE & WATER METER

MAX.

COMM. PANEL

Figure D18 Integrated Front Fence Elevation - Smaller Plots

FRONT FENCE ELEVATION 0

25 | DEVELOPMENT CONTROL REGULATIONS 2014

10M

DEVELOPMENT CONTROL REGULATIONS 2014 | 26

FRONT FENCE ELEVATION 0

D4.0 Development Control Regulations

10M

D4.0 Development Control Regulations

BOUNDARY

FOR LARGE PLOTS

10M SETBACK LINE

PROVISIONAL PEDESTRIAN ACCESS FOR FENCES ADJACENT TO PARKS.

GUARDHOUSE TOILET

2.4

GATE VALVE & WATER METER

MAX. FENCE HEIGHT

COMM. PANEL

ALLOW FOR EXTENSION FOR BIGGER PLOTS

EXTERNAL FINISH TO MATCH FRONT FENCE

PWR PANEL

REFUSE STORAGE WITH DUAL ACCESS

Figure D21 Typical Side/ Rear Fence Elevation

SIDE/ REAR FENCE ELEVATION

VEHICULAR ENTRANCE

10M

SEWERAGE SERVICE PIPES

BOUNDARY

1 SERVICE RESERVATION

Figure D19 Integrated Front Fence Configuration - Larger Plots

ROAD

BOUNDARY

WATER

PROPERTY LINE

BUILDING ZONE LIMIT

ELEC. & COMM. RM.

GARDEN LIMIT

PEDESTRIAN MAILBOX ENTRANCE

EXTERNAL FINISH TO MATCH FRONT FENCE

2.4

MAX. FENCE HEIGHT

PERMISSABLE GATE HEIGHT

1.2

PERMISSABLE FENCE FEATURE HEIGHT

2.4

VERTICAL RHYTHMIC BREAK/ ACCENT. OPPORTUNITY FOR ACCENT LIGHTING

BOUNDARY

NE*

BEACH LI

QUAY WALL LINE*

N LI T EN M EV ET

FRONT FENCE ELEVATION

5 FORESHORE

WATER LEVEL

2.4

MAX. FENCE HEIGHT

MAX.

0.5

MAX.

Figure D22 Typical Side Fence Elevation Towards Water Edge 5

Figure D20 Integrated Front Fence Elevation - Larger Plots

*CONDITIONS VARY PER PLOT

10M

SIDE FENCE ELEVATION TOWARDS WATER EDGE 0

27 | DEVELOPMENT CONTROL REGULATIONS 2014

10M

DEVELOPMENT CONTROL REGULATIONS 2014 | 28

D4.0 Development Control Regulations

4.5 VILLA TYPOLOGIES 4.5.1

Villa plot Typologies

SPINE - MAIN AVENUE PLOT SAMPLE Plot 95

EAVES

65.46%

Buildable Footprint

898.02 m2

Buildable Zone @ 2 Levels

1978.04 m2

Max FAR

0.85

Max GFA

1284.21 m2

Remarks

Proposed Buildable Zone is 54.03% more than the Max GFA.

EAVES

SIDE Neighboring Plot

EAVES

1.5

All dimensions are in metres.

GROUND FLOOR

LIMIT OF SUBSTRUCTURE WORKS

FIRST FLOOR

LIMIT OF SUBSTRUCTURE WORKS

2.4

1.5

MAX.

Neighboring Plo

MAX.

Neighboring Plots

1.5

2.4

Max Site Coverage

MIN.

MAX.

EAVES

1510.83 m2

4.5

MIN.

REAR

Plot Area

MIN.

2.5

2.5 MIN.

EAVES

4.0 MIN.

2.5 MIN.

EAVES

4.0 MIN.

Plot 96

4.0 MIN.

6.0

(MAIN STREET)

4.5 MIN.

6.0 MIN.

CUL DE SAC ZONE - GATEWAY PLOT SAMPLE

BUILDING ZONE

MIN.

FRONT BOUNDARY

Proposed Buildable Zone is 40.36% more than the Max GFA.

4.0 MIN.

4.0

13.1

Remarks

2.5 MIN.

MAX. BUILDING HEIGHT

1289.61 m2

2.5 MIN. 4.0 4.0 MIN.MIN. 2.5 MIN.

3.5

Max GFA

2.5 MIN.

ROOF ZONE

0.85

MAX.

Max FAR

3.0-4.0

1801.12 m2

3.5-5.0

Buildable Zone @ 2 Levels

9.0

900.56 m2

EAVES

(TO NEIGHBORING PLOT)

Buildable Footprint

EAVES

REAR BOUNDARY

59.36%

SIDE

Max Site Coverage

FRONT

M 6.0 IN M 4.5 . IN .

1517.19 m2

6.0 MIN.

Plot Area

9.5

Pedestrian realm

Traveled Lane

Typical Section for Main Avenue and Cul De Sac Gateway Plots.

Buildable Zone

All dimensions are in metres.

These diagrams are to indicate the Building Zone and Setback Dimensions for Spine Zone - Main Avenue Plot and Cul De Sac Zone Gateway plot. The Successful Purchasers are to refer to the Boundary, Setback and Berth Limit Diagram for a detailed definition of his plot and the adjacent area.

29 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 30

Max Site Coverage

56.37%

Buildable Footprint

1318.89 m2

Buildable Footprint

1116.40 m2

Buildable Zone @ 2 Levels

2637.78 m2

Buildable Zone @ 2 Levels

2232.80 m2

Max FAR

0.75

Max FAR

0.75

Max GFA

1537.25 m2

Max GFA

1485.45 m2

Remarks

Proposed Buildable Zone is 71.59% more than the Max GFA.

Remarks

Proposed Buildable Zone is 50.31% more than the Max GFA.

Front setback is at 6.0 m.

Neighboring Plot

1.5

EAVES

Plot

10.0 MIN.

8.5

4.0

MIN.

2.5

9.0 0

These diagrams are to indicate the Building Zone and Setback Dimensions for Cul De Sac Zone - Middle Plots. The Successful Purchasers are to refer to the Boundary, Setback and Berth Limit Diagram for a detailed definition of his plot and the adjacent area.

EAVES

2.5

MIN.

4.0

MIN.

1.5

FIRST FLOOR

8.5 MIN.

2.4

MAX.

GROUND FLOOR

5.2

SIDEWALK

6.0

MUSHTARAK

All dimensions are in metres.

PLOT 98-99 CUL DE SAC-MIDDLE PLOT

.0 10MIN. 5 8M. IN.

Neighboring Plot

EAVES

1.5

Typical Section for Cul De Sac Middle Plots.

MIN.

LIMIT OF SUBSTRUCTURE WORKS

2.4

MAX.

Buildable Zone

Front Setback widens towards the end of the Cul De Sac to create a wider vista and a more generous urban profile towards the water.

Mushtarak

EAVES

2.5

MIN.

4.0

MIN.

2.5

MIN.

4.0

MIN.

4.5

MIN.

SIDE

EAVES

REAR

MIN.

MAX.

FRONT

2.5

EAVES

Neighboring

6.0

MIN.

6.0

MIN.

4.5

MIN.

FRONT

Neighboring

4.0

MIN.

Front Setback is kept at a normal distance upon entrance of the Cul De Sac.

10.0

LIMIT OF SUBSTRUCTURE WORKS

2.5

MIN.

4.0

MIN.

REAR

SIDE

BUILDING ZONE

MIN.

Plot

EAVES

6.0

Front setback is at 10.0 m allowing for a widening neighborhood profile towards the water edge.

Neighboring Plot

EAVES

Front Setback widens towards the end of the Cul De Sac to create a wider vista and a more generous urban profile towards the water.

13.1

64.35%

MAX. BUILDING HEIGHT

Max Site Coverage

(STREET SIDE)

1980.60 m2

FRONT BOUNDARY

Plot Area

1.5

2049.67 m2

3.5

Plot Area

ROOF ZONE

All dimensions are in metres.

Plot 87

MAX.

Plot 86

3.0-4.0

CUL DE SAC ZONE - MIDDLE PLOT SAMPLE 2

3.5-5.0

CUL DE SAC ZONE - MIDDLE PLOT SAMPLE 1

REAR BOUNDARY

D4.0 Development Control Regulations

(TO NEIGHBORING PLOT)

D4.0 Development Control Regulations

SIDE

31 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 32

TYPICAL PLOT CUL DE SAC-MIDDLE PLOT

30m

D4.0 Development Control Regulations CUL DE SAC ZONE - WATER EDGE PLOT

oring P

Plot 89

BuildablePlot ZoneArea @ 2 Levels 3456.12 m2 = 3474.26 M2 Max FARSite Coverage @ 49.74% 0.70 Max GFA= 1728.06 M2 2431.98 m2 Buildable Zone @ 2 Levels Remarks = 3456.12 M2 Proposed Buildable Zone is Allowable FAR @ .70 , Max GFA more than the Max GFA. 42.11% = 2431.98 M2 Proposed Buildable Zone is 42.11% more than the Max GFA. LEFT BOUNDARY

REAR

EAVES

7.0

LOWER GARDEN ZONE

EAV

1.5

Foreshore

Buildable Zone

5.0

FORESHORE

FIRST FLOOR

NEIGHBORING PLOT

GROUND FLOOR

Typical Section for Cul De Sac Water Edge Plots.

PARK

Water Body

R TO

REFE

TYPICAL PLOT

BOAT

30m

All dimensions are in metres.

33 | DEVELOPMENT CONTROL REGULATIONS 2014

PLOT 101 CUL DE SAC - WATER EDGE

All dimensions are in metres.

CUL DE SAC - WATER EDGE

ETAIL

LIFT D

PRIVATE BERTH

LIMIT OF SUBSTRUCTURE WORKS

MAX.

2.4 BEACH LINE

Lower Garden

Water Edge (Beach)

1.5

2.4

5.S0HORE

Upper Garden

E SID

4.0

MAX.

FOR

EN 7.0 RD GA

8.G0ARDEN

.0 10MIN.

BUILDING ZONE

8.0

UPPER GARDEN ZONE (MIN.)

RIGHT FENCE

2.5

MIN.

LIMIT OF SUBSTRUCTURE WORKS

89 101

ring Plo

4.0

MIN.

Neighb o

8.5

MIN.

ROOF ZONE

10.0

13.1

1728.06 m2

Plot 101

MAX. BUILDING HEIGHT

Buildable Footprint

(NEIGHBORING PLOT)

49.74%

RIGHT BOUNDARY

Max Site Coverage

1.5

3474.26 m2

MAX.

Plot Area

9.0

lot

3.5 - 5.0m.3 - 4.0m. 3.5

2.5

MIN.

4.0

oring P

EAVES

FRONT Mushtarak

Neighb

1.2

SIDE

EAVES

MIN.

lot

(SEASIDE - SOFT EDGE)

Neighb

D4.0 Development Control Regulations

These diagrams are to indicate the Building Zone and Setback Dimensions for Cul De Sac Zone - Water Edge Plot. The Successful Purchasers are to refer to the Boundary, Setback and Berth Limit Diagram for a detailed definition of his plot and the adjacent area.

DEVELOPMENT CONTROL REGULATIONS 2014 | 34

Buildable Zone @ 2 Levels

2624.34 m2

Masx FAR

0.75

Max FAR

0.75

Max GFA

803.76 m2

Max GFA

1645.79 m2

Remarks

Proposed Buildable Zone is 41.13% more than the Max GFA.

Remarks

Proposed Buildable Zone is 59.46% more than the Max GFA.

EAVES

FRONT

1.5

FIRST FLOOR

MAX.

1134.32 m2

13.1

Buildable Zone @ 2 Levels

MAX. BUILDING HEIGHT

1312.17 m2

2.4

Buildable Footprint

(MAIN STREET)

567.16 m2

GROUND FLOOR

LIMIT OF SUBSTRUCTURE WORKS

Buildable Footprint

3.5

59.80%

ROOF ZONE

Max Site Coverage

MAX.

52.92%

3.0-4.0

Max Site Coverage

MIN.

MAX.

2194.39 m2

3.5-5.0

Plot Area

9.0

1071.68 m2

4.5

LIMIT OF SUBSTRUCTURE WORKS

MIN.

4.5

6.0

EAVES

SIDE

MIN.

Plot Area

(TO NEIGHBORING PLOT)

2.5

MIN.

REAR BOUNDARY

SIDE 4.0

MIN.

6.0

2.5

2.4

2.5

MIN.

18 23

2.5

MIN.

Neighborin g Plot

MIN.

BUILDING ZONE

MIN.

Plot 118

Plot 18 MIN.

EAVES

Neighborin g Plot

4.0

MAX.

g Plot

4.0

EAVES

LOOP ZONE - SOUTH ISLAND LOOP PLOT SAMPLE

LOOP ZONE - NORTH ISLAND LOOP PLOT SAMPLE

Neighborin

REAR

D4.0 Development Control Regulations

FRONT BOUNDARY

D4.0 Development Control Regulations

SIDEWALK

6.0

STREET

Residential Street

Typical Section for North Island Loop Plots.

Buildable Zone

PARK

SOUTH ISLAND LOOP

13.1

MAX.

9.0

FIRST FLOOR

LIMIT OF SUBSTRUCTURE WORKS

GROUND FLOOR

LIMIT OF SUBSTRUCTURE WORKS

TYPICAL PLOT

These diagrams are to indicate the Building Zone and Setback Dimensions for North Island Loop Plot and South Island Loop Plot The Successful Purchasers are to refer to the Boundary, Setback and Berth Limit Diagram for a detailed definition of his plot and the adjacent area.

1.5

0 MAX. BUILDING HEIGHT

3.5

ROOF ZONE

3.0-4.0

1.5

MAX.

Buildable Zone

All dimensions are in metres.

1.5

MAX.

4.IN0.

2.IN5.

Plot

(TO NEIGHBORING PLOT)

S EAVE

REAR BOUNDARY

eet

Str

SIDE

MIN.

2.4

tial

den

si Re

ring ighbo

MAIN AVENUE + CUL DE SAC GATEWAY

8.5

2.4

T ON FR

EAVE

MIN

MIN.

PROVISIONAL PEDESTRIAN ACCESS TO PARK

118 133

PLOT 23

10.0

2.5

MIN

0 10M.IN. 8.5 .

BUILDING ZONE

MIN.

MAX.

4.0

(MAIN STREET)

4.IN0. M 2.5.

EAVE

FRONT BOUNDARY

All dimensions are in metres.

3.5-5.0

REA

4.IN0.

hborin

Neig

NORTH ISLAND LOOP

2.IN5.

TYPICAL PLOT

SIDE

t g Plo

SIDEWALK

6.0

STREET

Typical Section for South Island Loop Plots. 0

All dimensions are in metres.

PLOT 133 SOUTH LOOP

35 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 36

D4.0 Development Control Regulations

D4.0 Development Control Regulations LOOP ZONE - SOUTH ISLAND LOOP PLOT SAMPLE Plot 10

Max GFA

1645.79 m2

Remarks

Proposed Buildable Zone is 59.46% more than the Max GFA. 7.0

LOWER GARDEN ZONE

ROOF ZONE

3.0-4.0

1.5

3.5

MAX.

1.5 FIRST FLOOR

5.0

FORESHORE

RIGHT FENCE

2.4

GROUND FLOOR

LIMIT OF SUBSTRUCTURE WORKS

LAGOON BEACH

UPPER

DEN

6.0

MAX.

GARDEN

8.0

Buildable Zone

EAVES

7.0

R GAR

3.5-5.0

Water Body

Lower Garden

LOWE

HORE

9.0

2.5

1.5

(SEASIDE - SOFT EDGE)

Foreshore

MIN.

EAVES

5.0

REAR BOUNDARY

4.0 MIN.

FORES

BUILDING ZONE

8.0

UPPER GARDEN ZONE (MIN.)

13.1

0.75

MAX. BUILDING HEIGHT

Max FAR

(STREET SIDE)

2624.34 m2

FRONT BOUNDARY

Buildable Zone @ 2 Levels

2.4

10 13

2.5

MIN.

1312.17 m2

4.5

MIN.

4.0

MIN.

Buildable Footprint

SIDE

6.0

59.80%

MIN.

EAVE

FRONT

Max Site Coverage

LIMIT OF SUBSTRUCTURE WORKS

Street

2194.39 m2

1.2

Residential

Plot Area

SIDEWALK

6.0

STREET

Typical Section for North Island Water Front Plots.

Upper Garden

REAR

All dimensions are in metres.

Water Edge (Swimming Lagoon Beach) These diagrams are to indicate the Building Zone and Setback Dimensions for North Island Water Front Plot. The Successful Purchasers are to refer to the Boundary, Setback and Berth Limit Diagram for a detailed definition of his plot and the adjacent area.

TYPICAL PLOT

PLOT 13

NORTH ISLAND WATER FRONT

All dimensions are in metres.

37 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 38

D4.0 Development Control Regulations

SOUTH ISLAND WATER FRONT PLOT SAMPLE Plot 65

8.G0ARDEN

The water edge line as shown in this plan is indicative only. Please refer to the Plot Regulation Sheet for the actual water edge line.

8.5

8.0

BUILDING ZONE

UPPER GARDEN ZONE (MIN.)

MIN.

VE EA

Foreshore Lower Garden

3.5

MAX.

1.5 FIRST FLOOR

MAX.

5.0

All dimensions are in metres.

FORESHORE

EXISTING QUAY WALL

MAX.

1.2 2.4

MAX.

LIMIT OF SUBSTRUCTURE WORKS

Buildable Zone

2.4

PARK

1.5 9.0

1.5

3.0-4.0

(SEASIDE - HARD EDGE)

LEFT BOUNDARY

15.0

SIDE

Water Edge (Quay Wall)

MIN.

2.5

Residential Avenue

4.0

7.0

LOWER GARDEN ZONE

NEIGHBORING PLOT

2.4

UPP

13.1

65 73

LOWER GARDEN

MAX. BUILDING HEIGHT

7.0

RIGHT FENCE

Proposed Buildable Zone is 6.04% more than the Max GFA.

SHOR

(NEIGHBORING PLOT)

Remarks

5.0

FORE

RIGHT BOUNDARY

2355.61 m2

1.5

Max GFA

GROUND FLOOR

LIMIT OF SUBSTRUCTURE WORKS

0.70

Water Edge (Quay Wall)

ROOF ZONE

Max FAR

3.5-5.0

2497.90 m2

Buildable Zone @ 2 Levels

1248.95 m2

Buildable Footprint

2.5

37.11%

MI N.

Max Site Coverage

PRIVATE BERTH

4.0

3365.15m2

MI N.

Plot Area

TYPICAL PLOT SOUTH ISLAND WATER FRONT

30m

Typical Section for South Island Water Front Plots.

Upper Garden Water Body

0 These diagrams are to indicate the Building Zone and Setback Dimensions for South Island Water Front Plot. The Successful Purchasers are to refer to the Boundary, Setback and Berth Limit Diagram for a detailed definition of his plot and the adjacent area.

All dimensions are in metres.

PLOT 73

SOUTH ISLAND WATER FRONT

39 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 40

Figure D22 Typical Side Fence Elevation Towards Water Edge

D4.0 Development Control Regulations

Figure D23 Boundary, Setback, and Berth Limit Diagram - 1 of 14

Figure D24 Boundary, Setback, and Berth Limit Diagram- 2 of 14 Villa Plot Boundary Line

Villa Plot Boundary Line

Building Zone

Parks

Berthing Limits

Rock Revetment

Quay Wall

Beach

0 25 50 All dimensions are in meters.

Sw im mi ng La go on

Bo un da ry

All dimensions are in meters.

Designated Swimming

Designated Swimming Lagoon

Swimming Lagoon boundary

41 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 42

D4.0 Development Control Regulations

Figure D25 Boundary, Setback, and Berth Limit Diagram - 3 of 14

Figure D26 Boundary, Setback, and Berth Limit Diagram - 4 of 14

Villa Plot Boundary Line

Building Zone

Parks

Berthing Limits

Rock Revetment

Quay Wall

Beach

0 25 50 All dimensions are in meters.

43 | DEVELOPMENT CONTROL REGULATIONS 2014

Designated Swimming Lagoon

All dimensions are in meters.

DEVELOPMENT CONTROL REGULATIONS 2014 | 44

D4.0 Development Control Regulations

Figure D27 Boundary, Setback, and Berth Limit Diagram - 5 of 14

Figure D28 Boundary, Setback, and Berth Limit Diagram - 6 of 14

Villa Plot Boundary Line

Designated Swimming Lagoon

Building Zone

Parks

Berthing Limits

Rock Revetment

Quay Wall

Beach

0 25 50 All dimensions are in meters.

45 | DEVELOPMENT CONTROL REGULATIONS 2014

All dimensions are in meters.

DEVELOPMENT CONTROL REGULATIONS 2014 | 46

D4.0 Development Control Regulations

Figure D29 Boundary, Setback, and Berth Limit Diagram - 7 of 14

Figure D30 Boundary, Setback, and Berth Limit Diagram - 8 of 14

Villa Plot Boundary Line

Building Zone

Parks

Berthing Limits

Rock Revetment

Quay Wall

Beach

0 25 50 All dimensions are in meters.

47 | DEVELOPMENT CONTROL REGULATIONS 2014

All dimensions are in meters.

DEVELOPMENT CONTROL REGULATIONS 2014 | 48

D4.0 Development Control Regulations

Figure D31 Boundary, Setback, and Berth Limit Diagram - 9 of 14

Figure D32 Boundary, Setback, and Berth Limit Diagram - 10 of 14

Villa Plot Boundary Line

Building Zone

Parks

Berthing Limits

Rock Revetment

Quay Wall

Beach

All dimensions are in meters.

49 | DEVELOPMENT CONTROL REGULATIONS 2014

All dimensions are in meters.

DEVELOPMENT CONTROL REGULATIONS 2014 | 50

D4.0 Development Control Regulations

Figure D33 Boundary, Setback, and Berth Limit Diagram - 11 of 14

Figure D34 Boundary, Setback, and Berth Limit Diagram - 12 of 14

Villa Plot Boundary Line

Building Zone

Parks

Berthing Limits

Rock Revetment

Quay Wall

Beach

0 25 50 All dimensions are in meters.

51 | DEVELOPMENT CONTROL REGULATIONS 2014

All dimensions are in meters.

DEVELOPMENT CONTROL REGULATIONS 2014 | 52

D4.0 Development Control Regulations

Figure D35 Boundary, Setback, and Berth Limit Diagram - 13 of 14

Figure D36 Boundary, Setback, and Berth Limit Diagram - 14 of 14

Villa Plot Boundary Line

Building Zone

Parks

Berthing Limits

Rock Revetment

Quay Wall

Beach

0 25 50 All dimensions are in meters.

53 | DEVELOPMENT CONTROL REGULATIONS 2014

All dimensions are in meters.

DEVELOPMENT CONTROL REGULATIONS 2014 | 54

D4.0 Development Control Regulations 4.6 FACADE STRATEGY 4.6.1

Facade Strategy

The selection of materials and color palette for Nareel Island are founded on establishing a rich combination of finishes and elements that will produce a distinctively modern community. These textures and tones are envisaged to institute a harmony between the villas whilst counting on individual creativity to finally create the aesthetic value and identity of the development. Sustainability is deeply encouraged so as to be in line with Abu Dhabi’s Estidama Pearl Community and Building requirements. This is achieved through minimum compliance by adhering to the Competent Authority’s prescribed minimum energy performance through envelope U-values, water use reduction through compliant water fixtures, and zero usage of prohibited hazardous materials.

D4.0 Development Control Regulations 4.7 MATERIALS AND COLOUR PALETTE 4.7.1

Villa Facade

The villa facade palette intends to capture a rich assembly of materials that project the upscale look of Nareel Island. The following materials comprise a look that is natural, light to warm and earthy. Dark tones shall be avoided or constrained to a small percentage of the facade. Materials with highly-reflective surfaces shall also be constrained. Bright, strong and vibrant colours are not permitted. All proposed external materials and colours shall be submitted together with villa Concept Design by the Successful Purchaser for Aldar’s No Objection.

•

Stone Stone cladding is by far the richest quality look that one can place on a building facade. Its natural look offers a high level of quality and texture.

Given the waterfront location of Nareel Island, the Successful Purchasers are encouraged to use building materials that are appropriate and durable to withstand salt sprays and other conditions of a coastal environment.

The preferred stone materials for Nareel Island villas shall include but not limited to the following:

•

Marble

Limestone

Travertine

Granite

Prefinished Precast Concrete Panels/ Precast Stone Prefinished precast concrete or precast stone are facade materials that contribute to a faster construction period whereby the facade design intent is achieved through off-site casting of panels that compose the building envelope. These panels and their desired look and texture may be finished off or on site, and then assembled on site. This material offers a range of finishes that also produce a rich palette.

55 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 56

D4.0 Development Control Regulations •

•

Glass Reinforced Concrete Panels (GRC) and Glass Reinforced Plastic (GRP) GRCs are a type of fibre-reinforced concrete that are mostly used for exterior facades. Its composition of high-strength glass fibres with a cementitious mix offer a high level of flexibility to achieve many desired patterns and shapes. Commonly used on top of a poured concrete wall of unit masonry wall, the panels are used as cladding to arrive at the design intent. Its flexibility also allows it to be a suitable and sturdy material for building screens and complicated patterns on facades.

•

D4.0 Development Control Regulations

Smooth/ Textured Plaster Finish The smooth/textured plaster finish is the most common of building finishes but ultimately one of the lower cost ones. This finish is available in different textures and finish. Directly applied on an initial layer of levelled cement plaster, this material may achieve varying sense of depth and sheen depending on the application method.

Engineered Wood

Any glass on fenestration on a Nareel Island villa shall be insulated and non-reflective both inside and outside.

Window design treatments (such as sills, framing, thermal and other technical specifications of glass and the like) shall comply with the requirements of the Estidama Villa Pearl Rating System to achieve a minimum of one (1) Pearl rating for the villa.

Any metal roofing, if selected for use in the villa design, shall be of exquisite quality and look. The use of composite aluminium materials, which are not suitable given the class of Nareel Island, are highly discouraged and therefore shall be avoided. The Successful Purchasers are encouraged to use materials that may help project the luxurious resort image of Nareel Island, and in the case of metal roof, these include natural metal panels such as copper or bronze.

The use of roof tiles, which are often associated with resort hotels and resort towns, are encouraged in Nareel Island. The selected roof tiles shall be unglazed, rich and rustic in look, and warm and earthy in colour. Cold colours such as grey are not permitted.

4.7.2 Villa Roof Like the materials for the villa façade, the materials that will cover the villa from the sun and rain shall also be carefully selected, and be submitted together with the villa Concept Design by the Successful Purchasers for Aldar’s No Objection.

•

Glass

•

Metal

Roof Tiles

Pergolas/ Trelisses

Engineered wood shall only be used sparingly as accents to the overall façade in Nareel Island villas.

The selection and quality of such engineered wood product, if used in the villa design, shall adhere to sustainable building standards requirements.

Ground-level pergolas, if proposed in the villa design, shall be built within the villa’s Building Zone and shall not encroach into the Setback Zone.

If a pergola is proposed to be located on a roof deck, its height shall be counted into the maximum overall building height, which is not permitted to exceed 13.1m as measured from the External Ground Floor level of +3.6 m NADD.

57 | DEVELOPMENT CONTROL REGULATIONS 2014

DEVELOPMENT CONTROL REGULATIONS 2014 | 58

D4.0 Development Control Regulations

D4.0 Development Control Regulations 10M SETBACK LINE

4.8 DRIVEWAYS

•

All front fence materials for Nareel Island villas shall adhere to the material palette as shown in this Guidelines, and shall be in harmony to the palette that Aldar will use in the island’s public realm.

Please refer to the Integrated Front Fence Elevation guideline.

In order to mitigate the potential harshness of a continuous fence wall that faces the public realm, a combination of materials is encouraged to a maximum of three (3) different finishes.

Further to a No Objection by Aldar to the Successful Purchaser’s amalgamation proposal, a special Boundary, Setback and Berth Limit Diagram will be issued by Aldar. Additional guidelines, such as additional setbacks and reduction of the maximum site coverage, may be required by Aldar so as to ensure the harmony of the amalgamated villa plot design with the rest of the villas on Nareel Island.

Side/ Rear Boundary Fence Where a side or rear fence is to be built adjacent to an undeveloped plot, the fence shall be finished to match the front fence.

Where a side or rear fence is to be built adjacent to a park, the fence shall be finished to match the front fence.

Park-facing fences are also allowed to have pedestrian gates, with a maximum width of 2.0 m, for easy access to the park by the villa residents. Such side gate design shall match the gate design of the front fence in terms of aesthetics.

59 | DEVELOPMENT CONTROL REGULATIONS 2014

ORIGINAL PLOT LINE

TO BE ISSUED BY ALDAR

MIN.

4.5

MIN.

2.5

MIN.

4.5 MIN.

EAVES

SIDE

REAR

Figure D39 Example of plots that may be amalgamated by a Successful Purchaser. TYPICAL PLOT 10

Figure D37 Special Boundary, Setback and Berth Limit Diagram (for water edge plots) will be issued by Aldar. Additional guidelines, such as additional setbacks and TYPICAL PLOT reduction of the maximum site coverage, may be required by Aldar. 0 5 10 20 30m LANDSIDE - SMALL PLOTS (MIDDLE & CORNER)

LANDSIDE - SMALL PLOTS (MIDDLE & CORNER)

AMALGAMATED BUILD ZONE

Mushtarak

PLOT 2 BUILD ZONE

SIDE

PLOT 1 BUILD ZONE

TO BE ISSUED BY ALDAR

SIDE

MIN.

Mushtarak

FRONT

2.5 MIN.

TO BE ISSUED BY ALDAR

MIN.

2.5

TO BE ISSUED BY ALDAR

MIN.

EAVES

Fence aesthetics are intended to form the background for a successful public realm, which is important for Nareel Island, given the luxurious class of the development.

Integrated Front Fence

EAVES

MIN.

•

FRONT

SIDE

FRONT

MIN.

4.7.4 Villa Boundary Fence

Residential Avenue

EAVES

SEWERAGE SERVICE PIPES

Figure D40 Driveway Location - Larger Plots.

10M

2.5

The balconies and eaves are not to project more than 1.5 m beyond the building envelope as prescribed in the Boundary, Setback and Berth Limit Diagram.

REAR

1 SERVICE RESERVATION

ROAD

FRONT FENCE PLAN

REFUSE STORAGE WITH DUAL ACCESS

WATER

SEWERAGE SERVICE PIPES

SMALL PLOT Figure D38 Driveway Location - Smaller Plots.

4.9 AMALGAMATION Aldar understands that there is a desire among Emirati families to live close to family members. In response to this, the master planning of Nareel Island has created clusters of villa plots that may be amalgamated by a Successful Purchaser. In such case where two (2) or more plots are amalgamated, all Guidelines in this document shall remain to be complied with. For example, the maximum permissible GFA for the amalgamated plot shall not exceed the combined total of the maximum GFA of each plot that is approved for amalgamation.

PROPERTY LINE

ELEC. & COMM. RM.

VEHICULAR ENTRANCE

SIDE

The total size of glazing area in a villa façade shall be limited to 15% of its proposed GFA (refer to the Resourceful Energy category of Estidama Requirements for Villas).

WATER

EAVES

The use of decorative elements like mashrabiyas are encouraged for privacy, character, as well as shading for the villa.

PEDESTRIAN ENTRANCE

ALLOW FOR EXTENSION FOR BIGGER PLOTS

GATE VALVE & WATER METER

PWR PANEL

PEDESTRIAN MAILBOX ENTRANCE

REFUSE STORAGE WITH DUAL ACCESS

EAVES

The windows of a villa are to be located such that they do not provide direct and close views into the windows of other dwellings (applicable if the neighbouring villa is the first to be built).

ELEC. & COMM. RM.

MIN.

MAILBOX

4.5

External building design elements such as recessed balconies and/ or vertical fins between adjacent balconies, fencing, vegetation and louvers, and pergolas which limit overlooking of lower dwellings and/or private open space, shall be used to increase the visual and acoustic privacy in a villa.

COMM. PANEL

SERVICE RESERVATION

MIN.

GATE VALVE & WATER METER

ROAD

The use of decorative elements like mashrabiyas are encouraged to provide privacy, character as well as shading for the villa. Such installation of shading devices will also reduce glare and the amount of direct incoming light into the villa.

TOILET

ALLOW FOR EXTENSION FOR BIGGER PLOTS

VEHICULAR ENTRANCE

MIN.

PROPERTY LINE

External building elements such as balconies and decks are to be designed with a minimum amount of areas that overlook the living areas and private open spaces of adjoining villas (applicable if the neighbouring villa is the first to be built).

GUARDHOUSE

TOILET

PWR PANEL

MIN.

The layout of all Nareel Island villas shall be designed in consideration of the privacy of Emirati families who will live inside.

2.5

This segment provides guides to planning and design elements that shall be incorporated to achieve a level of privacy whilst adding to the villa’s aesthetic value.

GUARDHOUSE

COMM. PANEL

SIDE

Though individual creativity is encouraged for villa designs within Nareel Island, there is however a sensitivity issue that shall be observed by the Successful Purchasers when it comes to providing privacy. The location and the master plan of Nareel Island give opportunities for great views, whether it is looking out into the sea or into the exquisite public realm. Great care is needed to establish its value by preserving the privacy of all families and residents of Nareel Island.

Each villa plot on Nareel Island will be provided with one (1) access driveway by Aldar. This access driveway, which Aldar will build as part of the Nareel Island public realm, shall not be relocated by the Successful Purchaser, who is required to locate his main gate to tie in with the access driveway. Any damage to the access driveway or to the adjacent public realm by the Successful Purchaser, including in the course of constructing his villa, shall be made good by the Successful Purchaser to the quality that is acceptable by Aldar.

Integrated Front Fence

EAVES

•

FOR SMALL PLOTS

6M SETBACK LINE FOR LARGE PLOTS

4.7.3 Fenestrations, Balconies and Terraces

30m

Examples of front fence design with rhythmic breaks that add depth and character to the neighbourhood’s public realm.

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D4.0 Development Control Regulations

Figure D41 Marina and Waterfront Plan

4.9.1 Boat Berthing The purpose of Nareel Island Private Berth Design Guidelines is to provide for the mooring of yachts and motorboats for Nareel Island villas, whilst maintaining the residential amenity of development and the safe operation of the adjacent boating channels and water bodies. The water bodies of Nareel Island are designated with different uses. There is the shared swimming lagoon, shared berths and private berth.

The shared swimming lagoon is designated as such to keep out motorized vessels and ensure that the lagoon is safe and clean for swimming, canoeing and other non-motorized water recreation. While the swimming lagoon is shared, residents should respect the privacy of other residents and should not use the beach behind another resident’s plot. A shared beach is designated adjacent to the community centre for all residents to use.

Aldar recognizes that pleasure boating is an important part of the waterfront housing lifestyle, and as such has allowed for the Successful Purchasers of selected waterfront villa plots to install a boat berthing facility behind his plot, subject to his submission of a design that Aldar has no objection to and is approved by the Competent Authorities. Aldar also recognizes that swimming and non-motorized water recreation is another important part of the waterfront housing lifestyle. Based on studies that Aldar has carried out on the top global waterfront housing developments, and based on recommendations by the experts, it is evident that the water areas for motorized boating cannot be mixed with that for swimming and other non-motorized water recreation. For this reason, no motorized vessel is allowed within the shared swimming lagoon, and no swimming should take place within the

Should anyone choose to swim outside the shared swimming lagoon, or inside the private berthing areas, one shall be doing this at one’s own risk. Aldar shall not be responsible for any accident that may occur to a swimmer outside the shared swimming lagoon.

Proposed Rock Revetment

Boat Berthing Types

Proposed Beach

Exiting Rock Revetment Quay Wall

There are various waterfront edge conditions, both existing and proposed, for Nareel Island. These include beach, rock revetment and quay wall. In addition, the wave and current conditions vary at different locations on the island – the Musaffah Channel in particular has the potential for significant vessel wakes as a result of it being adjacent to a high-traffic navigation channel. As such, four private berthing types have been designated for various villa plots in Nareel Island, corresponding to the different waterfront edge and water conditions.

Swimming Lagoon

Boat Berthing

D4.0 Development Control Regulations

Existing Beach Existing -3.5m Contour Line Existing -4.0m Contour Line Proposed Boat Lift Proposed Floating Pontoon Proposed Aldar’s Island-wide Affection Plan

The private berthing types that are permitted for Nareel Island, depending on the location, are as follows:

Type 1 - Boat Lift on Rock Revetment

Type 2 - Boat Lift on Quay Wall

Type 3 - Boat Lift on Beach

Type 4 - Floating Pontoon on Revetment

Berthing Limits

The Successful Purchaser is to submit the design of his private boat berthing for Aldar’s No Objection before he may proceed with the submission to the Competent Authorities. Aldar’s review of the Succesful Purchaser’s boat berthing design is necessary to safeguard the structural integrity of the existing sea walls and beaches, which are important to protect all waterfront lands on Nareel Island.

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100 150

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D4.0 Development Control Regulations

Figure D42 Private Boat Berthing Type 1 - Boat Lift on Rock Revetment

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D4.0 Development Control Regulations

Figure D43 Private Boat Berthing Type 2 - Boat Lift on Quay Wall

Figure D44 Private Boat Berthing Type 3 - Boat Lift on Beach

Figure D45 Private Boat Berthing Type 4 - Floating Pontoon on Revetment

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D4.0 Development Control Regulations • --

Design Guidelines Boat Lift Design Guidelines – Applicable to Boat Berthing Types 1, 2 and 3. --

The location of the jetty might impact on the amenity and private enjoyment of adjacent properties and impact on the safety and efficient operation of the waterways. Therefore, the following locational requirements are applicable:

The design vessel shall be no longer than 20m Length Overall (LOA). It is noted that boat lift manufacturers produce standard boat lifts of typically 10-12m or less with the limiting factor being boat weight. A maximum length of 20m is permitted for boat lifts in Nareel Island on the basis that the Successful Purchaser for the villa plot understands that his boat lift has to be custom-designed and built.

The fixed walkway dimension for the jetty shall be 2.0m wide and extended to reach the necessary water depth to accommodate the design vessel draft.

The water depth for the berthing shall be -4.0m NADD or as necessary to accommodate the design vessel.

The distance from the boat lift to the berth limit of adjacent villa plot shall be no less than 10m.

Locational Requirements

Example of Boat Lift Berthing Type.

The jetty must not encroach outside the berth limit as defined by the quay lines in the Boundary, Setback and Berth Limit Diagram.

No powercraft will be permitted to transit through or manoeuvre within the shared swimming lagoon.

The jetty is to accord with the general layout principles detailed in the appendix to this Guidelines.

Minor shade structures or other such covered additions are permissible on the jetty head, but must remain light and visually permeable in nature.

As a general guide, the shade structure should:

Be of simple construction;

Not include walls or other screening; and

Use colours, materials and finishes that coordinate architecturally with the jetty and the marine environment. For example, a small shade sail structure in a neutral colour is likely to be acceptable.

The design vessel shall be no longer than 20m Length Overall (LOA).

The floating dock dimensions shall be 20m in length and 3m wide.

Gangway dimensions shall be 10-15m in length and 2m wide. A fixed access platform and/or walkway shall be provided to extend the jetty to reach the necessary water depth to accommodate the design vessel draft.

Construction details and colours/tones of the jetty system shall be consistent throughout.

Non-navigational lighting provided to the jetty is to be nonintrusive in nature, must not shine on neighbouring properties and must not present a navigational hazard.

The water depth for the berthing shall be -4.0m NADD or as necessary to accommodate the design vessel.

The distance from the boat lift to the berth limit of adjacent villa plot shall be no less than 10m.

After dark, the mooring platform of the jetty should be lighted by two white lights, one at each outer side of the mooring platform.

The jetty design is not to be visually dominant. That is, the jetty is to be aesthetically pleasing and of minimal visual impact so that it does not detract from the architectural language and vistas created by nearby villas.

Jetties are to be provided with utility services (onshore power connection, lighting, telecommunications and water) capable of servicing the needs of the jetty, and the operational requirements of the moored vessel.

General Guidelines - Applicable to All Jetty Types Use

The use(s) of a jetty potentially impacts on the amenity, safety and enjoyment of the adjacent water, beach and nearby properties. Therefore, the following provisions apply:

Aesthetic Design Requirements

Floating Pontoon Design Guidelines – Applicable to Boat Berthing Type 4.

• --

D4.0 Development Control Regulations

-Example of Floating Pontoon Berthing Type.

The maximum permissible vessel size for all private berths on Nareel Island is 20 metres in length. Boats that exceed 20 metres in length are not permitted to be moored at any of the Nareel Island private berths due to space constraints between the waterfront plots.

Only one (1) jetty is permitted to be provided with a berth limit as defined by the quay lines in the Boundary, Setback and Berth Limit Diagram. Refer to the diagram on how the jetty should be placed and orientated.

No repair or maintenance of vessels is permitted within any water bodies of Nareel Island.

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Example of Dock Power Pedestal.

Utility Provision

Services that run along the length of the jetty to the jetty head should be attached to the underside of the jetty. The service conduits should be completely hidden from view and should maintain an acceptable clearance between the jetty and the water.

Fuel storage/replenishment, sewer, bilge and ballast waste management utilities and the like will not be approved.

Example of Utility provision.

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D4.0 Development Control Regulations --

D4.0 Development Control Regulations 4.10 SUSTAINABILITY

Safety Equipment/ Fire Management --

Two (2) Life Buoys are to be placed on each jetty with one on each side of the mooring platform.

A fire suppression system is to be provided that consists of an uninterrupted water supply, at least two (2) extinguishers and a fire alarm system, subject to approval of the Competent Authorities.

Water-side access ladders shall be provided for each jetty.

Vessels moored at the jetty must demonstrate compliant shipboard systems that preclude environmental degradation situations, such as via waste or bilge spillage.

Any earthworks that are associated with the jetty must not alter the ground level of the connecting beach, revetment or quay wall areas.

Estidama, which is the Arabic word for sustainability, is an initiative developed and promoted by the Abu Dhabi Urban Planning Council (UPC) to preserve and enrich Abu Dhabiâ&#x20AC;&#x2122;s physical and cultural identity, while creating an always-improving quality of life for its residents. Estidama is based on four equal pillars of sustainability: environmental, economic, social, and cultural.

Environmental Considerations

Earthworks

The jetty or any associated earthworks must not impact on the stability or structural integrity of the connecting beach, revetment or quay wall. A suitably qualified engineer is to certify the works upon completion.

Example of Fire suppression kit

Example of Water side access ladder.

Written description of the proposed jetty outlining the design, construction materials, utility services and proposed use(s) of the jetty.

Layout plan demonstrating the location of the proposed jetty relative to its associated plot(s) and any neighbouring plots, including plot boundaries and dimensions;

Plans and elevations demonstrating the:

Design, location and dimensions of the proposed jetty and all associated structures and services;

Topographic/bathymetric information underlay; and

Typical elevations and sections;

3-D renderings that demonstrate the proposed colours, materials and finishes;

A soil investigation report for the beach and sea bed.

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http://bit.ly/1t11fQW

Although there are no mandatory requirements from the UPC for private villa owners to follow Estidama, sustainability is encouraged in Nareel Island at all levels.

â&#x20AC;˘ Application Documentation Aldar requires the preparation of the jetty applications to be prepared by a qualified coastal engineering and marina consulting company. The following documents are required with the application:

To assist with Estidama implementation, the UPC has created the Estidama Villa Products Database (EVPD). EVPD is a database of products that have been determined to be compliant with the Pearl Villa Rating System (PVRS) requirements. It has been created to help villa owners, consultants, contractors, assessors and other relevant stakeholders to successfully implement the PVRS. This database can be found at the following link:

The Estidama Pearl Villa Rating System establishes directives and recommendations for villas to ensure that they are well integrated, resource efficient, reliable, and comfortable to inhabit. In other words, it promotes the development of sustainable villas, related operational savings and improves the overall quality of life. The Estidama PVRS guideline for Design and Construction can be found on the following link: http://bit.ly/1vKivHZ Example of bilge spillage that is not permitted and must be avoided in Nareel Island water bodies.

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