Dubai Municipality Department of Buildings & Housing
Building Code Regulations & Construction Specifications February 2004
Page 1 of 93
Index Sr
Description
1
Administrative Resolution No. (125) for 2001 endorsing the Building code Regulations & Construction Specifications Article (1) Name of the Regulation Article (2) Interpretation of the Regulation Article (3) Complementary Regulations Article (4) Definitions Article (5) Two Planning Limitations Article (6) Minimum Plot Area Article (7) Heights of Buildings Article (8) Minimum Permissible room area Article (9) Passengers / corridors in public buildings Article (10) Colonnades Article (11) Set backs Article (12) natural skylight openings and natural ventilation Article (13) Openings Article (14) Chute and yard Article (15) Lighting, mechanical ventilation and central air conditioning Article (16) Balconies and road projections Article (17) Pergolas / trellis Article (18) Basement floor Article (19) Mezzanine floor Article (20) The roof top Article (21) Staircases Article (22) Electricity-operated lifts Article (23) Ramps Article (24) Car parking Article (25) Technical requirements for car parking areas Article (26) Environmental requirements Article (27) Requirements for people with special needs Article (28) Utilities (electricity, telephone, domestic water, drainage, building services) Article (29) Fire protection and safety requirements Article (30) additional annexes attached to residential villas Article (31)Labour accommodation Article (32) Mosques Article (33) Public health requirements for buildings that house businesses such as restaurants, foodstuff, coffee shops,..etc. Article (34) Educational buildings Article (35) Health care buildings Article (36) Hotel buildings (hotels, motel, hotel apartments) Article (37) Technical requirements for hotel buildings
2
3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35
Page 2 of 93
Page
36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56
Article (38) Petrol dispensing stations Article (39) Industrial buildings (warehouses, workshops, factories,..etc.) Article (40) Loading / unloading bays Article (41) Swimming pools Article (42) Plumbing works Article (43) Conditions applicable to plumbing works Article (44) Sanitary ware fittings Article (45) Septic tanks and cesspools/cesspits Article (46) Rainwater drainage Article (47) Domestic water supply Article (48) Domestic water tanks Article (49) Storage of domestic cooking gas Article (50) Insulation material Article (51) Requirements for garbage rooms and containers Article (52) Dimensions of garbage rooms and containers Article (53) Structural requirements Article (54) Approved codes Article (55) Design and execution criteria Article (56) Concrete block structures Article (57) Soil tests and foundations (sub structures) Last page
Page 3 of 93
Building code regulations & construction Specifications
Page 4 of 93
Article (1) This regulation shall be called “Building Code Regulations & construction Specifications”. Article (2) Whenever any disputes arises in respect of the implementation of any of the articles of this regulation, or in case of any ambiguity in specification or standard criteria, the interpretation made by the competent authority acting through the Buildings Permits Committee shall be the finally approved interpretation of this ambiguous article or specification. Article (3) The following terms and conditions stipulated under these Regulations shall form an integral and complementary part of the technical terms and conditions applicable at the competent Department: -
Conditions and technical specifications for structural works.
-
Conditions and technical specifications for drainage works.
-
Conditions and technical specifications for road and car parking works.
-
Conditions and technical specifications stipulated under environmental protection legislation and occupational / industrial safety.
-
Conditions and technical specifications applicable to firms of foodstuff businesses.
-
Conditions and technical specifications applicable to hotel buildings and criteria for classification.
-
Conditions and technical specifications for protection from fire hazards.
-
Conditions and technical specifications for public health and safety.
-
Conditions and technical specifications stipulated under the legislation applicable to land classification and uses.
-
Conditions and technical specifications applicable to heat insulation as stipulated in the heat resistance regulations.
Any other conditions or technical specifications applicable at the competent department. Article (4) Page 5 of 93
In the implementation of provisions of this Regulation, and unless the context indicates otherwise, the following words and expressions shall have the meanings shown against each: The Emirate
:
The Emirate of Dubai
Municipality
:
Municipality of Dubai
Director General
:
Director General of Municipality
Competent Department
:
Department of Buildings and Housing
Department Concerned
:
The department from which the Competent Department seeks technical advice on a certain topic.
Client
:
Natural or corporate person in whose name the plot of land or building is registered whether in his/ its capacity as landlord or possessor or tenant the plot of land or building is registered whether in his/its capacity as landlord or possessor or tenant.
Buildings Permits Committee
:
The committee formed at the Competent Department by a resolution from the Director General in order to study applications for procurement of construction permits and to take appropriate decisions in connection therewith.
The Engineer
:
Natural or corporate person assigned to prepare the design or supervise the construction works or both, and licensed to practice the engineering consultations profession in the Emirate in accordance with enforceable legislation.
The Contractor
:
Natural or corporate person assigned to execute the construction works in the Emirates in accordance with enforceable legislation.
The Inspector
:
The engineer or supervisor employed by the Competent Department.
:
Every person using wheel chair or crutches or
People
with
Special
Needs
Page 6 of 93
(Handicapped)
is assisted in walking with artificial means, including the paralyzed person, the person without limbs, the blind, the deaf, old and sick persons who are unable to walk naturally.
Construction Permit
:
Permit issued by the Competent Department in order to authorize construction works to be executed on a specific plot of land in accordance with approved drawings and specifications.
Special Approvals
:
Approval granted by parties empowered by law to authorize exemption from applying one or more of the Articles of this Regulation or from any other legislation related to construction works.
Site
:
Plot of land.
Plot
:
Any plot or area of land defined by the length of its sides, its identification code reference, location and allocated for construction as per any drawing or town planning land allocation or any other means, provided that law permits its use as one unit for construction purpose.
Plot boundary Line
:
Boundary line for a Plot.
Plot Area
:
Total area of any Plot between its Boundary Lines.
Plot Plan
:
Site plan or affection plan issued by the Department of Planning & Surveying at the Municipality, showing the plot boundaries, dimensions, area and neighbors.
Road or Street
:
Public or private road carriage way allocated for vehicle or pedestrian use or both, as specified under the drawings annexed to the regulations for classification and functional use of lands in the Emirate.
Access Approach
:
Any public or private road corridor that can be used as a secondary access on foot to any Plot that it leads to without being shown as a Street or public Road in the Emirate’s general
Page 7 of 93
structural layout. Road Corridor’s Line
:
The official line that separates between the Road and any Plot that is situated thereon. It is also called the end line to the road corridor.
Plot’s Front Line
:
The Plot’s boundary line that overlooks the Road or the Access Approach Road if the Plot does not overlook the road as shown in the approved detailed drawings for classification of land uses.
Plot’s Side Line
:
Plot’s Rear Line
:
Any Plot’s boundary line other than the front or rear. Plot’s boundary line opposite its Front Line and as far as possible therefrom.
Centreline
:
The longitudinal line that cuts the Street or Access Approach Road or Road approved by Municipality.
Plot coverage
:
Horizontal area occupied by all main and annex buildings on the same Plot, calculated from the external surfaces of external walls or useful roofed balconies in the ground or upper floors, whichever have more projections. Non functional beautifying projections less than 1.5 feet shall not be included in calculating the coverage.
Boundary Wall or Fence
:
Artificial boundary wall constructed from any approved material(s) in order to surround a Plot of land, intended either for concealing view or for any other acceptable reason.
Neighbors
:
Any neighboring Plot, excluding Roads and passages.
Central Business Area
:
Dubai old area as defined on the map annexed to the Bylaws for Classification of Lawful Use of Plots.
Folkloric Buildings
:
Buildings comprising folkloric architectural elements, whether situated inside the historical area, with no demolition or variation works shall be authorized except after obtaining
Page 8 of 93
preliminary approval from the Department concerned. The Building
:
Any construction to be erected at a fixed site on the ground or to be fixed on a building that has a fixed site on the ground, whether the structure was from rock, concrete, steel, wood, or mud or any other material used for construction purpose. This shall include foundations, walls, roofs, projections, boundary walls and others.
Temporary Building
:
Any structure intended to be removed from its site upon expiry of the period specified for business or functional use for which purpose the building was constructed.
Main Building
:
Building used for the main or prime functional use of the Plot.
annexes
:
A building or structure attached to or independent from the Main Building and used for purposes considered to be secondary or complementary to the main functional use of the Building.
Building Height
:
Vertical distance measured from the level of platform kerbstone level of adjacent road, approved as datum for calculating level of ground floor tiles, up to the highest roof of the building. This shall not include any shed on the roof top or stair case roof or roof of mechanical equipment or services existing at the roof top level. In other words, it is the vertical distance calculated from finished ground level up to the highest point of the finished roof level of the building.
Building Extension
:
Extension of the external wall of the building and the ground level situated on one or more sides of the building overlooking a public raod.
Projection
:
Any projection that extends outside the vertical external wall of the floor underneath such part.
Page 9 of 93
Commercial Buildings
:
Buildings in which commercial business is permitted to be conducted in accordance with statutory classification of lands.
Authorized Functional Use
:
Any use of a plot or occupation of a building authorized in a certain area as per the statutory classification of the lands in the Emirate.
Main Functional Use
:
The main or prevailing functional use, either existing or proposed or authorized pursuant to special Approvals issued for any specific plot.
Secondary Functional Use
:
Secondary functional uses for the same plot of the main functional use, such as servants quarters, car parking space, and other secondary functional uses.
Commercial Centre
:
A group of shops or areas used for commercial purposes and have a total commercial area of not less than 10 thousand square feet that open to covered air conditioned halls or internal passages. Also any shops or showroom of a commercial exceeding 10 thousand square meters and used for retail sale of commodities and are visited by large number of people.
Hotel Building
:
Hotel or motel or hotel apartments.
Hotel
:
A building or independent part of a building comprising not less than ten bedrooms and providing accommodation and meals against monetary consideration. A bathroom shall be attached to each bedroom.
Hotel Apartments
:
A number, not less than 8, of furnished villas or apartments or studios, to be rented to guests on basis of daily or weekly or monthly or yearly rent.
Inn
:
Either a building or a totally independent part of a building comprising not less than ten bedrooms and providing accommodation and meals against a financial consideration, with percentage common bathrooms.
Page 10 of 93
Group Sharing Accommodation
:
A building used for accommodating a group of people who belong to one body (such as a university, boarding school, hospital, company, …etc.) and comprising more than one room.
Labour Accommodation
:
A building used for group accommodation for workers of a company or a firm, for which the services (toilets, bathrooms, sinks, showers) shall be common, and it includes a kitchen, common dining hall, separate rooms for supervisors at the rate of one supervisor’s room for each (40) labour.
Investment Villas
:
A compound comprising a number of attached or semi attached villas, with common open space and common recreational areas. Ownership shall not be split between more than one owner except if statutory setbacks shall exist between them.
Private Villa
:
Independent or semi attached building allocated for accommodating one single family in all its floors, with one entrance on the ground floor and an independent car parking space in addition to independent external open yards.
Arab Style House
:
Building allocated for accommodating one single family, to be constructed on the full area of the Plot without any setback on all side. All openings overlooking an internal yard of not less than (15 x 15) square feet and the house includes one (kitchen) space for preparation of meals and at least one bathroom and one car parking space.
Showroom
:
Any space allocated for conducting a commercial business such as displaying commodities for purpose of wholesale or retail sale and has a façade not less than (30) feet that overlooks the road.
Shop
:
any space of not less than (120) square feet allocated for conducting a commercial business such as displaying commodities for purpose of wholesale or retail sale.
Page 11 of 93
Office
:
Space allocated for office work and has an area of not less than (100) square feet.
Room
:
Space allocated for accommodation or any other purpose that requires people to stay either on permanent or temporary basis and has an area of not less 100 square feet.
Kitchen
:
Space allocated for purpose of preparation of meals and beverages and has an area of not less than (40) square feet. One kitchen only shall be permitted for each one single accommodation unit.
Pantry (kitchenette)
:
Space allocated for preparation of snacks and shall not serve in lieu of main kitchen in residential units.
Apartment (residential unit)
:
Part of a building allocated for accommodation purpose, comprising one or more rooms and a lobby / hall and has an area of not less than (100) square feet, designed and equipped for accommodating one or more persons. It includes one space only for preparing and cooking meals (kitchen) and at least one bathroom. It constitutes one independent leasing unit.
Studio
:
Part of a building allocated for accommodation purpose, comprising only one room designed for one or more persons and including space for preparing and cooking meals and one bathroom. It constitutes one independent leasing unit.
Guard Room
:
On room or unit or accommodation space situated on the same plot on which the main building is constructed or situated inside the building and allocated for accommodating the building guard. Its area shall not be less than (70) square feet.
Servants Quarters
:
One or more rooms adjacent / attached to or separate from each other, constructed on the same plot on which the main building is
Page 12 of 93
situated and is/are allocated for accommodating servant’s employed by the main building’s occupants. Area of the room shall not be less than 70 square feet. Store
:
Covered part of a building used as a storage area for material. Such space may be used for collecting and sorting material for purpose of shipping or storage without introducing any change in the chemical or physical characteristics of such material.
Open Yard Store
:
Uncovered area in which material commodities or vehicles are stored.
Garage
:
Building or structure or portions thereof used or allocated for vehicle parking or storage. It could be covered or uncovered.
Shed
:
Projected cover that extends outside the external wall of any building or a cover supported by a column in order to protect any door or window or passage from rain or from solar effect.
Staircase
:
Space inside the building within which the stairs are erected.
Pergola
:
Shed using non solid material comprising openings of not less than 50% of the total area. Normally used for architectural beautification or for improving weather conditions.
Garbage Room
:
A room or space approved by the Competent Authority, situated at the ground floor of the same building for use for interim collection of waste material in preparation for transportation outside the building for disposing thereof. Such room or space shall be within the boundaries of the building or the plot, as per approval of the Competent Department.
Balconies
:
Covered or uncovered projections outside the vertical walls adjacent thereto in the same building. Access thereto is provided from inside the building.
Page 13 of 93
or
Ornament Elements
:
Elements that are added to the building for purpose of beautification or for expressing a certain message or a symbol. These elements are not permitted to be used for commercial or residential purpose or as temporary or permanent balconies.
Lighting and Ventilation Openings
:
Openings which provide natural lighting or ventilation or both, for any part of the building. Such lighting openings shall be situated on the roof or any of the external walls.
Secondary (Cross) Ventilation
:
To be provided for the rooms which have depth in excess of three times its width, for purpose of providing ventilation and natural lighting for the inner parts of the rooms. This can be provided through an opening or a chute of an area not less than (5%) of the room area and width of not less than (4) feet.
Inner yard
:
Space open sky and surrounded by buildings on three or more sides and has rooms of one or more residential or office units overlooking it.
Chute
:
Space open to sky and surrounded by buildings on three or more sides. Only utilities would overlook it.
External Yard (pocket chute)
:
An inner chute or yard open to an Access Approach Road or Road and having its side that is parallel to the longitudinal centre line of the Access Road of a length of not less than (30) feet.
Service Duct
:
Closed space inside which exist the service pipes, installations and inspection access openings.
Percentage Coverage
:
Percentage resulting from dividing the plot coverage area by the total area of the Plot.
Setback
:
Horizontal distance extending from any front or side or rear line of any Plot and the nearest wall or (used) projection of the building constructed thereon.
Page 14 of 93
Total Floor Area
:
Total covered area in a Building or structure measured from the external sides of the building, inclusive of balconies, terraces and other projections as well as any other covered space such as car parking lots, circulation corridors, chutes, loading / unloading bays, service floors, swimming pools and any other structures on the Plot.
Floor Area Ratio
:
The outcome resulting from dividing the Total Floor Area of the Building or a number of Buildings by the total Plot area. In other words it is the percentage resulting from dividing the Total floor Area less (area of parking lots, access Roads, loading / unloading bays, Covered Way, swimming pools, basement floors allocated for parking and services, mechanical services floors, roof service floors, non-closed balconies and terraces) by the area of the Plot.
Area of Residential Units
:
The internal area of any residential unit including all parts that can be accessed from inside the unit and are used as residence for a number of persons.
Floor
:
Part of the Building situated in between the surface of any flooring and the surface of flooring right above it in the upper level.
Basement Floor (underground)
:
One of the floors in the Building, part of it of a height not less than half its height shall be underneath the road surveying level, and having a ceiling height not higher than (3.5) feet above the road surveying level for all buildings and (4.5) feet for private villas. The basement floor shall be considered a ground floor in measuring height or floor area ratio if its ceiling level is in excess of that above the approved road level for calculating the ground floor level as shown in Article (7) of these Regulations.
Ground Floor
:
The first floor of the Building which, for all buildings, has a flooring level above the
Page 15 of 93
pavement level by not less than (half a foot) and not more than (4) feet from the level of the road edge, and (5) feet for private residential villas. Mezzanine
:
Partial or full floor situated in between the ground and first floors (plan and elevation). Its functional use may either be complementary and belonging to the ground floor or independent functional use similar to typical floor or may be used for services.
Typical Floor
:
A floor similar to floor(s) above or below or both; and is normally situated above the ground floor.
Last/Top Floor
:
Top floor in the Building as per maximum heights specified in the map annexed to the regulations for classification and functional use of lands in the Emirate or as per Special approvals issued in this respect. It shall be situated right under the roof top.
Roof Top
:
Part of a full floor to be situated above the Last Floor of the Building and to be normally used for accommodating lift machine rooms, staircases, mechanical and electrical room, water tanks, some pergolas or swimming pools, gymnasiums and services associated therewith. It shall have a setback of not less than (5) feet from the Building limits on the roof and an area of not less than (50%) of the area of the Last Floor as per as per Article (20) of these Regulations.
Mechanical Services Floors
:
Floor allocated fully for accommodating mechanical and electrical equipment required for the Building. It shall be designed in such a way as to match the purpose of its use as per approval of the Buildings Licensing Committee. Neither part thereof shall be permitted to be used for any other purpose and shall not be included in calculating the floor ratio.
Floor Height
:
Distance between its flooring level and
Page 16 of 93
flooring level of the next floor. Net Height of a Floor
:
Net distance between the finished floor level of its flooring and the bottom surface of its flooring and the bottom surface of its exposed ceiling.
Finished Floor Level
:
Level of the finished floor at the centre line of all wall of any Building. In case of walls alongside side pavements, the Finished Floor Level shall be measured at the side pavements.
Floor Level
:
The height of the flooring of a specific floor above the Road or Access Approach Road level as compared to the surveying datum in case of non existence of a Road or Access Approach Road.
Datum Level
:
Level of the above surface of the tile of the first step of the access entrance situated on the Plot boundaries. It shall be (one) foot above the level of the Road edge.
Commercial Advertisement
:
Any identification or description or drawing or any other means to be fitted or erected or printed or written or drawn, either directly or indirectly, or any Building or structure or Plot, for purpose of drawing attention to any business or product or service or the like.
Article (5): Town Planning Limitations a.
No Building shall be permitted to be constructed on any Plot except if it was consistent with the map annexed to the Bylaws for Classification for Lawful Use of Plots as issued by the Department of Planning and Surveying at the Municipality. Based on such map, the number of floors of the Building, the functional use, its external setbacks, required parking space, percentage area permissible for construction and its floor area ratio, shall all be determined.
b.
While in the course of preparation of designs and façade architecture for various buildings, the Arab and Islamic cultural identity and local architectural patterns shall be taken into consideration, particularly as regards buildings to be constructed in folkloric areas.
Article (6): Minimum area of Plot Page 17 of 93
1.
5.
Except for some areas and special cases subject to requirements and approval of the Department of Planning and surveying at the Municipality, the minimum area of a Plot suitable for construction of a building shall be as follows: 2.
With the central business area in Deira and Bur Dubai (as per their boundaries specified in the general layout of the city), the minimum plot shall have an area of (1,050) square feet.
3.
Within the remaining areas in the Emirate, the minimum area shall be (1,600) square feet.
4.
The minimum distance that forms the front elevation of the Plot that overlooks a road or an access approach road shall be (30) feet.
In case of non regular plots whose areas are in excess of the minimum level referred to in the previous article, in order for the construction permit to be issued, the plot shall be able to accommodate a square shaped area of (30 x 30) square feet capable of being constructed thereupon. The Building Permits Committee may authorize construction on plots which do not satisfy the above conditions stipulated in this Article in case of submission of architectural designs suitable for the stipulated functional use that are not inconsistent with the general view.
Article (7): Heights of Buildings a.
The reference datum line for buildings shall be determined at the height of one foot above the edge of the road or roads which the plot overlooks. In case longitudinal slopes exist in the road, the required slope shall be built in the ground floor leveling such a way as to ensure preservation of the required datum level.
b.
The level of the ground floor flooring tiles shall not be in the excess of (4) feet above the level of the road edge except for residential areas in which such level shall not exceed (5) feet. In case the plot exists on one or two or more roads of different levels, the ground floor level shall not exceed (1.5) feet from the level of the high road edge or (4) feet from the level of the edge of the low road for all buildings whichever shall be highest, and (5) feet for residential villas above the level of the road on which their main entrance is situated.
c.
Building heights shall be measured from the approved level of the pavement kerbstone of the neighboring road in order to work out the level of the ground floor flooring tiles as per item (b) herein, as per details of the drawing for building heights in the city, except for buildings shall be subject to special decisions. In general terms, the maximum height of buildings shall be equivalent to the Page 18 of 93
number of floors as per the relevant area’s pattern multiplied by (13) feet on the understanding that the height per floor is (13) feet. In case the height exceeds the maximum height, the actual height shall be taken into consideration when calculating setbacks. d.
Height of boundary walls, fences and separation walls of residential buildings (including plantation hedges) shall not exceed (10) feet. Such boundary walls, fences and separation walls shall not be constructed outside the relevant plot boundaries.
e.
The net internal height of each floor measured form the flooring tile level up till its exposed bottom surface, shall be: 1.
For residential and office functional use: Minimum level : (9) feet Maximum level : (14) feet
2.
Commercial uses: 2.1
Shops and showrooms -
Ground Floor Minimum level: (10) feet. In case of additional half a mezzanine floor, it shall be (8) feet
2.2
-
Maximum level: (14) feet.
-
Full mezzanine Minimum level: (8) feet and (6) inches. Maximum level: (10) feet.
-
Half mezzanine Minimum level: (7) feet and (6) inches. Maximum level: (10) feet.
Commercial halls and shopping centres Minimum level : (14) feet Maximum level: (20) feet
3.
Industrial, storage, and workshop functional uses: Minimum level : (14) feet Maximum level: (20) feet Page 19 of 93
However, the above referred maximum limit can be exceeded in case certain special industrial projects require that. 4.
Covered car parking lots Minimum level : clear (8) feet net measured underneath beams and suspended service pipes / lines. Maximum level: (10) feet
5.
Schools and nurseries Minimum level : (10) feet. Maximum level: (14) feet
6.
Mosques Minimum level : (12) feet. Maximum level: As per design and area of mosque.
7.
Specialized Buildings As per special studies related thereto
f.
In case of buildings of a certain nature or a certain architectural design (such as showrooms, exhibition halls, movie houses, schools, shopping centres, industrial facilities,..etc.) above heights (item e) may be exceeded. In this respect, standard specifications endorsed by the Building Permits Committee and special requirements for each functional use shall apply. Care should be taken in coordinating heights of these Buildings with heights of neighboring Buildings.
g.
Following parts of Buildings that are allowed to exceed the height: 1.
Ornamental elements in general terms beautification and folkloric towers.
2.
Chimneys and smoke disposal ducts, elevators chutes, staircases, radio and television antennae, cooling towers, pergolas, helipads and parts of the roof parapet walls.
3.
Billboard towers, provided that they shall be consistent with terms and conditions applicable in this respect by the Department concerned.
4.
In case of trusses and domes, both the maximum building height and the maximum net internal height, may be exceeded in order to cope with structural and beauty requirements. Page 20 of 93
including minarets, domes,
h.
In respect of cases listed in the above Article, as a requirement for authorization of heights higher than maximum, the following shall be observed: 1.
No part of excess height of the Buildings which were permitted to exceed maximum height shall be used for residential or commercial purpose except for the billboard.
2.
Revised height shall not exceed the height required for the function as decided by the Buildings Permit Committee, and that it shall not cause under hazard to the civil aviation traffic or any damages to neighbors.
Article (8): Minimum areas for rooms Floor area or dimensions of any of the rooms of a Building shall following minimum levels: Minimum level of floor area a. Shop 120 square ft. b. Office 100 square ft. c. Residential room 100 square ft. d. Kitchen 40 square ft. e. Bathroom 30 square ft. f. Toilet 15 square ft.
not be less than the Minimum level of any side 8 feet 8 feet 9 feet 5 feet 5 feet 3 feet
However, in some of the service personnel rooms such as the servant’s and guard rooms, floor area may be 70 square ft. and the minimum length of any side shall be 7 feet. Article (9): Corridors a.
Minimum net width of public traffic corridors in Buildings shall be as follows: 1.
2.
3.
Residential and Office Buildings. 1.1
(6) feet for plots of area in excess of (2,500) square feet.
1.2
(5) feet for plots of area less than (2,500) square feet.
Labour Accommodation Buildings. 2.1
(6) feet in case of rooms on both sides of the corridor.
2.2
(4.5) feet in case of rooms situated only on one side of the corridor.
Commercial corridors / passages (10) feet Page 21 of 93
4.
Inter-classroom passages in educational buildings (schools, institutes and universities). 4.1
(10) feet in case of corridors on which classrooms open to both sides of the corridor.
4.2
(8) feet in case of corridors on which classrooms open to one side of the corridor.
5.
Buildings used for the public (other than those listed above) shall be as per the nature of use, subject to a minimum of (8) feet.
6.
Minimum width of internal corridors between rooms in residential flats and office shall not be less than 3 feet.
7.
Reducing width of corridors in building of smaller areas, may be authorized, provided that the plot configuration and dimensions would not allow provision of corridors as per above requirements.
8.
Kiosks may be authorized for posting in commercial passages, in which case, corridors of not less than (5) feet shall be provided on both sides of the kiosk, provided that such kiosks shall not be attached or connected to each other for more than 20 feet and that the distance in between them shall not be less than 6 feet.
9.
Minimum net height of corridors shall not be less than: 9.1
(8) feet for residential, office buildings and labour accommodation.
9.2
(10) feet for commercial buildings and educational institution corridors.
9.3
in buildings for specialized purposes, the minimum height of corridors shall depend upon the functional use, provided that it shall not be less than (8) feet.
Article (10): Colonnades In case of buildings overlooking roads, which are permitted to have colonnades on the facades, the following shall be observed: a.
Design of colonnades shall be in accordance with general style, shape and height, as determined by the Competent Department or in accordance with the format designed for that purpose.
b.
A beautifying projection, unused, shall be permitted inside the colonnades, subject to the following conditions: Page 22 of 93
1.
Ornamental elements shall not exceed (1) ft and (6) inches and shall be at a height of not less than (9) feet from the floor of the colonnade.
2.
Window sills, window ends and piers of columns shall not exceed (6) inches.
3.
Billboards approved for installation in the area shall be subject to regulations applicable in such respect in the Emirate.
c.
Colonnade openings shall be coordinated in a consistent manner.
d.
Colonnade shall be prepared for public pedestrians. No obstacles or blocking articles shall be permitted to block the clear passage. Continuity of colonnades in connected buildings shall be taken into consideration. Their levels shall be studied in order to serve public traffic.
Article (11): Setbacks a.
Building setbacks shall be defined in accordance with Planning requirements and Bylaws for Classification of Lawful Use of Plots in the Emirate.
b.
A setback shall be measured starting from the plot boundary on the neighbors’ side and from the centerline of the access approach road and neighboring roads.
c.
Except for all commercial buildings, setbacks shall apply effective from ground floor for all buildings.
d.
In commercial buildings, setback shall apply effective from the first floor above the commercial part and from the ground floor for the part beyond the commercial depth.
e.
In case the full ground floor is allocated for commercial use, setback shall be (10) feet in the ground floor on the side of the rear and side neighbors if such neighboring plots are not permitted for commercial use.
f.
Setback shall be waived on the side in which setback is required to be (5) feet or less than from the plot boundary line. Areas in which town Planning determines the setback at (5) feet shall be treated as exempted from the requirement.
g.
Setback shall be calculated on the assumption that the floor height is (10) feet, provided that the total height of the building effective from the pavement surface up to roof top, shall not exceed (number of floors x 13 feet). In case the overall height of the Building exceeds that, the actual height shall be used for calculating the required setbacks. Page 23 of 93
h.
The level used for Services shall not be included in working out the overall height for the purpose of calculating setbacks.
i.
No construction works shall be permitted in setbacks, except for electric transformers, pergolas and uncovered car parking area.
j.
Except for projections permitted under Article 16 herein, and as per Town Planning requirements, no beautifying or used projections shall be permitted in setbacks.
k.
In plots situated in business area, external chute / pocket may be provided on the side of the access approach road in lieu of the required setback, provided that it shall have a depth that satisfies the required setback and its length alongside the access approach passage shall not be less than (30) feet. Such plots shall be allowed to have no setback if no external opening shall be provided for the rooms and offices.
l.
Maximum setback required for any building shall be (25) feet, regardless of the overall height of the building.
m.
Minimum setback for all buildings, regardless of their height on the side of the ……., shall not be less than (10) feet.
n.
Internal setbacks between any two main buildings within one single plot shall not be less than the total setbacks for the two buildings on the neighbors’ sides, except for industrial buildings in which the setback shall be (10) feet and internal setback between a main building and any annex inside one single plot, shall not be less than (10) feet.
Article (12): Natural lighting and ventilation openings a.
It shall be treated as an opening for natural lighting for ventilation, any portion of a window that can be opened or any door designed in such a way as to keep it open. In all cases, the said opening shall, in its full area, lead into the outside air. For such reason, any opening connected to a piece of equipment (an air conditioning equipment) shall not be considered a natural ventilation opening for the purpose of this Article.
b.
For all rooms, halls, lobbies, corridors, staircases, kitchens, bathrooms in any building, natural lighting and ventilation stipulated in the following Article, as well as secondary ventilation, shall be provided. In case the room’s length exceeds three times its width, cross ventilation shall be provided.
c.
In case of a need for providing lighting and ventilation of any access entrance or corridor, through rooms adjacent thereto, its area shall have to be added to the area Page 24 of 93
of such rooms when calculating the quantity of ventilation requirements. d.
Natural lighting and ventilation may be replaced by artificial lighting and ventilation for toilets, bathrooms, pantries of area less than minimum area for kitchens, corridors, halls and rooms some specialized projects that require the alternative, provided that the approval of the competent department shall be obtained and requirements for mechanical lighting and ventilation shall be fulfilled.
e.
Lighting intensity in the various parts of a building shall satisfy the requirement stipulated in the approved standard specifications. Internal air in the building shall, in terms of quantity and quality, satisfy the environment and public health requirements applicable in the UAE.
f.
Kitchens may form part of the space of the living area, provided that ventilation for the living area shall be provided through the part opposite the kitchen in accordance with these specifications, and mechanical ventilation shall be provided for the kitchen as per conditions to be laid down by the competent department.
g.
No lighting and ventilation openings overlooking neighbors shall be permitted, except after satisfying the required setbacks in accordance with Article (11) herein.
Article (13): Openings a.
b.
Windows 1.
Each room, residential or otherwise, and each staircase chute or kitchen or hall or corridor, shall be provided with an opening for lighting and ventilation of not less than an overall area of 10% of the overall room, 5% of the service area (kitchens, bathrooms, toilets, stores, staircases).
2.
Lighting and ventilations openings, in the same percentages stapled in the above item, my be cut in the roof, provided that such openings shall lead directly into the external air and the part in which such openings shall be cut, shall not be allocated for bedrooms, and a mechanical opening device be fitted on such openings at a level of 3 feet above the floor.
3.
The main staircase of the building shall be provided with lighting and ventilation openings n each floor level effective from the first floor upwards until the highest level.
4.
Natural lighting and ventilation openings of not less than 5% of the floor area, shall be provided in the warehouses and workshops. Warehouse gate / door openings shall form part of these lighting and ventilation openings.
Doors Page 25 of 93
The minimum door width shall be as follows:
c.
1.
Bedrooms and offices : 3 feet
2.
Kitchens : 2 feet and 8 inches
3.
Bathrooms : 2 feet and 4 inches
4.
Commercial outlets : 3 feet and 4 inches within a show glass
5.
Workshops and warehouses : 10 feet
6.
Staircases : 3 feet and 4 inches
The following shall be observed when considering openings in buildings: The minimum door width shall be as follows: 1.
Protection (such as balustrade or parapet walls or similar) shall be provide in balconies, terraces, roofs and at points of different levels or heights in excess of 3 feet.
2.
External doors in typical floors shall not open directly to the outside air or stair steps.
3.
Height of window sills shall not be less than 3 feet, except in case of existence of balconies or terraces outside such windows, or if safety protection (balustrades) of height not less than 3 feet shall be provided.
4.
The engineer shall study the height of the safety protection measures in order to match the height of the windows and balconies.
Article (14): Chutes and yards a.
Natural lighting and ventilation requirements for functional uses overlooking the chute, shall be as follows: 1.
Bathrooms: Area of the chute shall not be less than 9 square feet and its width shall not be less than 3 feet. Requirement for natural lighting and ventilation may be waived in case an integral system for lighting and mechanical ventilation shall be provided as per approved specifications available at the competent department. Natural lighting requirements may be waived if the necessary artificial lighting shall be provided as per approved specifications applicable at the competent department. Page 26 of 93
b.
2.
Closed kitchens: Dimensions of the chute shall not be less than 10 x 10 square feet, regardless of the building’s height, provided that mechanical ventilation shall be provided as per approved specifications applicable at the competent department if the building height exceeds a ground plus 7 typical floors.
3.
Open kitchens: Open kitchens occupying part of the space of the living area shall be permitted without the need of ventilation chutes for such kitchens, for all building heights, provided that location of such kitchens shall be opposite the main ventilation openings of such living areas, and mechanical ventilation shall be provided as per approved specifications applicable at the competent department.
4.
Pantry: Except for residential flats in which such category of pantries shall not be permitted, the area of chute shall not be less than 9 square feet, 3 feet for the length of any of its sides, and mechanical ventilation shall be provided as per approved specifications applicable at the competent department.
Internal yard area may differ according to room or office space which overlooking to it as follows: 1.
If all the rooms and office spaces took its lighting and ventilation for the same yard, then the yard area should not be less than the square of half of the total building height from the floor of the first floor and with minimum 15 feet length to one of its sides or 225 square feet area.
2.
c.
If some of room and office space took its lighting and ventilation from the same yard and the other room and offices space have opened to, sikka, yard, or legal setback road, then the yard area should be not less than the square of one third of the building height and with minimum 10 feet length to one of its sides and with total area not less than 100 square feet. 3. In case of one kitchen in each floor or kitchens from residential units or more, or one room or rooms (maid’s rooms are excluded from a residential unit or more or official units have looking to a road, yard, sikka or setback, then the yard area should not be less than the multiple of half the height and one third of the same height of the floors where these rooms are located starting from the floor of the first floor of these rooms and with minimum area of (10 x 15) feet. 4. When the apartments which have an area of more than 1600 square feet, the natural lighting and ventilation can be provided through chutes having a size of (10 x 10) feet with disregard to the building height, mechanical ventilation as per the specifications and conditions of the related departments to be provided if the building height exceeded more than G+7 of or from any other chutes without effecting its dimentions. In Arab style house, dimensions of the yard shall not be less than 15 x 15 feet.
d.
Each internal chute or yard, regardless of each area, shall be provided with a Page 27 of 93
suitable access at its ground level in order to permit and ensure cleaning and maintenance. Small chutes of 4 x 6 feet and less than that shall be provided with a monkey ladder to be erected on one side for use in maintenance. e.
Each internal chute or yard shall be provided with rainwater drainage facilities.
f.
All internal chutes and yards shall be open to sky. In case of any roof or construction at high level thereon, the following conditions and requirements shall be observed: 1.
If the roof is transparent or semi transparent, side openings leading to outside air shall be provided and the total area of such openings shall not be less than the area of the yard or chute.
2.
If the roof is not transparent, side openings leading to outside air shall be provided and the total are of such openings shall not be less than one and a half times the area of the yard or chute.
3.
The roof may extend to be more than the area of the chute or the yard, provided the projection distance shall not exceed the opening existing on its sides.
4.
Such openings shall be provided with appropriate opening and closing mechanisms.
Article (15): Mechanical ventilation, lighting and central air conditioning a.
In case it is not possible the natural ventilation and lightings in some buildings such as movie houses, halls, shopping centres, restaurants, specialized buildings and public and private buildings, these requirements may be replaced with artificial ventilation and lighting, provided that the following shall be observed: 1.
Such buildings shall be provided with central air conditioning and electrical lighting in all parts of the building.
2.
Ventilation and air conditioning shall comply with requirements and standard specifications applicable at competent department.
3.
The engineer shall be responsible for the calculations for the lighting capacity, air conditioning and mechanical ventilation as per requirements and standard specifications applicable at competent department. Details of such calculations shall be entered on the drawings and on the outside cover of the workshop drawings.
4.
Area and specifications of the chutes on which kitchens with mechanical ventilation overlooks, shall be in accordance with contents of the above Page 28 of 93
Article that relates to the conditions for ventilation of functional uses that overlook the chute and the internal yard. 5.
Specifications and conditions listed under the thermal insulation bylaws approved by the competent department, shall be complied with in the calculations of ventilation, air conditioning and lighting.
Article (16): Balconies and road projections a.
b.
A balcony projection shall be permitted either along the whole or part of the building façade constructed on the plot that overlooks a road, subject to the following requirements: 1.
The balcony will be on the first floor upwards.
2.
The minimum clear height of the balcony above the finished kerbstone level shall not be less than 10 feet.
3.
The balcony shall be at least (3) feet away from the next door neighbor’s boundary line.
4.
No balcony projection shall be allowed if it overlooks an access road or a road of less than (20) feet width neither would it be allowed within the minimum limits of chutes, yards and setbacks.
5.
No structural projection shall be allowed outside the plot boundary limits, either in retaining walls, or footings, sub-structures and/or boundary walls.
Balconies projecting outside the boundary line of the plot, may be permitted to be closed in order to be annexed to the internal space, subject to the following requirements: 1.
Road width shall not be less than (30) feet.
2.
Part to be closed or annexed to inner space shall not exceed (50%) of he area of the facade.
3.
Area of the rooms excluding the area of the balcony shall not be less than the minimum permissible area of rooms.
4.
No additional projections shall be permitted on the balcony part that would be closed or annexed to internal space, e3xcept if the dimension of projection permits that.
5.
Projection shall be situated in the first floor upwards. Page 29 of 93
6. c.
Facade architecture would be rendered distinguished.
Projection shall be allowed on the building facade subject to the following: 1.
(6) ft projection if the road width is (60) feet and above.
2.
(5) ft projection if the road width is (50) feet and above.
3.
(4) ft projection if the road width is (40) feet and above.
4.
(3) ft projection if the road width is (30) feet and above.
5.
Beautifying unused projection of (1) ft and (6) inches if the road width is (20) feet and above.
6.
Beautifying unused projection of (1) ft if the road width is less than (20) feet.
7.
Beautifying unused projection of (3) ft for the providing support to roof top tent in case of residential villas.
8.
Beautifying unused projection of a maximum of (1) ft in setbacks of residential villas for the providing support to roof top tent in case of residential villas, provided that these shall be higher than the window sill level.
9.
Beautifying unused projection inside colonnades in accordance with Article (8) ft inside courtyards and chutes, dimensions of which exceed (15 x15) feet.
10. Beautifying unused projection inside colonnades in accordance with Article (10) of these regulations. Article (17): Pergolas a.
Pergolas are permitted around buildings in the unbuilt areas in the plot and in setbacks. Percentage clear area therein shall not be less than (50%) of its total area. Height of the pergola shall not exceed (10) feet.
b.
Pergolas are permitted for covering swimming pools on the roof provided that their setbacks shall not be less than (5) feet from the building boundary line, their projection shall not exceed (5) feet from the boundary line of the swimming pool and their height shall not exceed (10) feet above the swimming pool level.
Article (18): Basement floor below ground level Basement floor shall be subject to following requirements: Page 30 of 93
a.
Minimum height of the basement’s ceiling shall not exceed (3) feet and (6) inches measured from the road surface in case of buildings and (4) feet and (6) inches in case of residential villas.
b.
Basement shall be connected by a staircase to the inside of the building, and a secondary exit shall be provided for emergency.
c.
Provide an opening for natural ventilation and lighting in the basement as per requirements outlined in Article (14) and (15) herein.
d.
Basement floor shall not be used independently from the main building.
e.
Basement floor shall not be used for residential of office or commercial purposes. Its uses shall be limited to the following: 1.
Car parking and services for the building (electric room, telephone, pumps and the like).
2.
Services related to tenants (laundry room, laundry drier, swimming pool, SPA health club and services associated therewith, children’s play area and gymnasium).
f.
No projections outside the plot boundaries shall be allowed from basement or from its foundations.
g.
When putting up retaining walls to support excavations, care shall be taken not to use the neighboring plots except after obtaining the approval in writing of both the landlord and the competent department. Such wall shall not protrude outside the plot boundary into the road or the access road except after submission of their proposed design for approval of department concerned and from other authorities.
h.
While in the course of excavating, concreting, dewatering and casting piling works for basement floor, care shall be taken to ensure all safety precautions be taken for the neighboring construction works.
Article (19): Mezzanine floor a.
Mezzanine floor shall be permitted for 100% of the ground floor area in the plots in which a mezzanine floor is allowed as per Bylaws for Classification of Lawful Use of Plots.
b.
Mezzanine floor shall be permitted to be used independently for the same purpose applicable to the typical floor in the same building (offices, residential) or for accommodating building services, in which case these functional uses shall be treated exactly as typical floors in terms of construction and Planning requirements. Page 31 of 93
c.
Mezzanine floor shall be permitted to be commercially used in a (100%) independent manner in case ground and mezzanine are used as a shopping centre, in which case spaces in both shall be interconnected together and an electricity operated escalator shall be installed or a glass paneled lift / elevator adequate to accommodate not less than (10) persons for each lift / elevator.
d.
Mezzanine floor shall be permitted to be used (100%) independently in case it is used as parking space for cars, or as extension to the main function if the whole building is used for one common purpose.
e.
No second mezzanine shall be permitted within the ground floor space if the original mezzanine floor had been detached and independently used.
f.
No balconies or terraces or projections shall be permitted the mezzanine floor.
Article (20): The roof top a.
It shall be permitted to add the roof top floor in all buildings except residential villas, industrial buildings and labour accommodation.
b.
The roof top floor shall be allocated for lift machine room, water tanks, pump room, electrical room, telephone exchange room, pergolas and swimming pool. Gymnasium and associated services only for serving the building tenants shall also be allowed if the plot area exceeds 2,500 square feet. In all cases, the construction areas shall not exceed (10%) of the total area of typical floors, subject to a maximum ceiling limit of (10,000) square feet and a setback of not less than (5) feet from the building boundary line. Swimming pool shall be exempted from setback condition and shall not be included in calculating the percentage construction.
c.
Construction of a swimming pool of the roof top with pergolas shall be permitted. It shall not form part of the (10%) stipulated in the above sub-Article of this Article.
d.
Height (depth ??) of swimming pool shall not exceed (8) feet from the surface level. Height of the gymnasium shall not exceed (12) feet.
e.
Lift travel distance may be extended to reach the roof top.
f.
No structures shall be erected above the level of the roof top ceiling, or above the swimming pool. Lift equipment room, staircase, water tanks, air conditioning equipment and items listed under item (g), Article (7) herein. In all cases location of such equipment and tanks shall be determined on the roof. Page 32 of 93
Detailed workshop drawing for the architectural solutions of the facades, in order to create eye sore to the viewer, shall be submitted. g.
Billboards and large signboards shall be permitted on the roof subject to requirements of the advertising bylaws applicable in the Emirate.
h.
Structures put up on the roof top shall not be used for any commercial business whatever its nature might be. Functional use shall be limited to the building occupants.
Article (21): Staircases a.
Every building consisting of more than one floor, and the area of its floor does not exceed (5,000) square feet or (15,000) square feet for the whole building, shall have one main staircase as a minimum requirement. In case the area falls between (5,000) and (10,000) square feet for the single floor or between (15,000) and (30,000) square feet for the whole building, an additional staircase shall be introduced for each equal addition in the area.
b.
Net width of the stairs shall be estimated as per calculations of the exit width. In all cases it shall not be less than (3.5) feet in residential buildings and (50 feet in buildings for use by the public. The flight width shall not be less than the width of the staircase itself.
c.
The maximum number of stairs in one single flight shall not exceed (14) steps and the maximum height of each step shall be (7) inches and its depth (width) shall not be less than (11) inches. Dimensions of the staircase shall be determined in accordance with following equation: Double the height of the step + depth (width) of each step = (2) feet up to (2) feet and (6) inches. Circular stairs and stairs of special design shall be treated as exemption to that.
d.
Steps shall have equal height and width.
e.
The minimum net height (???) above any step shall be (8) feet.
f.
The main staircase in the residential, commercial and public buildings shall be made of fire resistant material (except for villas). Natural ventilation and lighting shall be provided in an adequate manner in staircases through windows that open directly to the outside sky or to the chute. Staircase for towers in excess of (10) floors shall be exempted from the requirement for natural ventilation and lighting, provided that the mechanical ventilation and artificial lighting shall be provided as per the requirements of the safety and fire fighting regulations.
g.
As safety barrier (balustrade) shall be provide on the free end of the stairs, of a Page 33 of 93
height not less than (3) feet. Width of balustrade openings shall not be in excess of (5) inches. If the width of stairs is in excess of (7) feet, an additional partition shall be fitted in the middle (could be one or more additional partitions). h.
When selecting location of staircase, the following shall be observed: 1.
Easy accessible from any point in the building. Location shall be as near as possible to the road or access approach road.
2.
Distance between the door to the staircase and the farthest point in the same floor shall not exceed (90) feet in normal buildings. For such purpose, the distance shall be measured along the actual path.
i.
In case staircase situated right next to the entrance door, the distance between them shall not be less than (3) feet in order to prevent persons from possible falling over.
j.
In case staircase situated right next to the entrance door, the distance between them shall not be less than (3) feet in order to prevent persons from possible falling over.
k.
In case emergency staircase, following additional requirements shall be fulfilled:
l.
1.
A fire resistant wall to separate the staircase from the building. A self-closing smoke sealed door rated up to one hour resistant in accordance with safety and fire fighting specifications.
2.
Adequate natural lighting and ventilation shall be provided in the emergency staircase. Natural ventilation openings of not less than (4.5) square feet area to be provided in each floor.
Emergency escape exits in all buildings shall be clearly labeled in order to identify their locations. They shall satisfy the following requirements:
1. 2. 3. 4. 5.
Maximum of (200) persons Maximum of (300) persons Maximum of (500) persons Maximum of (750) persons Maximum of (1000) persons
Minimum No. of Exits 2 2 2 3 4
Minimum net stairs width 3 ft and 6 inches 4 ft 5 ft 5 ft 5 ft
m.
The number of emergency exit stairs in any one flight shall not exceed (20) and shall not be less than (3). Height of each step shall not exceed (8) inches.
n.
All safety and fire hazard prevention measures, endorsed by the competent Page 34 of 93
department, shall be observed in design of stairs of all categories. Article (22): Electrically operated lifts / elevators a.
Multi storey buildings shall be provided with electrically operated lifts subject to the following requirements: 1.
Buildings in excess of three floors in height shall be provided with lifts of adequate capacity as per standard technical specifications. All safety and fire hazard prevention measures, endorsed by the competent department, shall be complied with.
2.
In public buildings, lifts or electricity operated escalators adequate capacity shall be provided, subject to compliance with safety and fire hazard prevention measures, as endorsed by the competent department.
3.
In shopping centres of more than one storey height, electrically operated lifts with glass panels, of capacity not less than (10) persons for each lift, or electrically operated escalators shall be provided, as per approved standard specifications and as approved by the Building Permits Committee.
b.
The number and capacity of lifts in a building shall be proportional to the number and areas of the floor and horizontal and vertical dimensions.
c.
The location of lifts shall be selected in such a way as to make them easily accessible from any point in the building. They shall be placed in exposed locations near to one of the staircases.
d.
Lift equipment room which will be erected on the roof of the building shall satisfy the following requirements:
e.
1.
Room dimensions shall be in accordance with standard specifications of the lift manufacturing company.
2.
The room shall be provided with a good air conditioning system.
3.
The room shall be provided with a lockable door. All other openings in the room shall be lockable.
4.
All operation wires and cables shall be concealed and made from anti rust material.
5.
All movable rolls and components shall be provided with a cover..
The lift we shall satisfy the following requirements: Page 35 of 93
1.
Dimensions of the lift well shall be in accordance with technical specifications of the manufacturing company of the selected lifts.
2.
Water proofing insulation shall be used in order to treat parts exposed to water due to water leakage.
f.
Lifts shall be provided with both an electrical locking system and alarm system that goes off when the maximum capacity is exceeded. Lifts shall also be provided with emergency landing system. Adequate mechanical ventilation shall be provided, in addition to an appropriate internal lighting. Requirements for lists, as listed under environmental and vocational safety legislations, applicable in the Emirate, shall be complied with.
g.
Directional and warning labels shall be fitted inside the lift for banning smoking while inside the lift, and showing total weight permissible. Notice label shall be fitted next to each door warning passengers against the use of lift in case of fire.
h.
All lifts shall be subject to periodical inspection in order to ensure their suitability for operation. The landlord shall obtain an annual certificate indicating degree of suitability, issued by a company to be approved by department concerned.
Article (23): Ramps / Slopes a.
Ramps may be included in calculating exits required for leaving the building in case of emergency.
b.
Slopes of ramps allocated for cars shall not exceed (1:10). The competent department may change the said maximum ratio to (1:8) shall there be justifiable grounds for that, subject to the approval of the Building Permits Committee.
c.
Flooring of such ramps shall be of non polished surface or provided with anti slippery treatment. Corners of columns and walls adjacent thereto shall be covered with protective rubber angles. Ramps shall be free from any projections or obstacles that may obstruct safe movement or use thereof.
d.
Ramp dimensions shall comply with requirements of Article (25) herein in respect of internal roads and width of access entries and exits.
e.
Ramps shall be provided with adequately size mirrors that would allow back viewing in sharp turns and locations of change directions and in areas where there is no adequate visibility.
f.
Net clear height above any point on the ramp shall not be less than (8) feet, to be measured in a vertical direction above the ramp.
g.
Natural or artificial lighting and natural or mechanical ventilation shall be Page 36 of 93
provided in accordance with standard specifications for all parts of the ramp. All rain water drainage installations, as necessary, shall be provided. Article (24): Car parking areas a.
Areas allocated for car parking (covered or uncovered) shall be provided within the plot area on which the building shall be constructed.
b.
The number, dimensions, specifications and design of parking slots shall be in accordance with standard specifications stipulated in Article (25) herein.
c.
No amendments shall be introduced on the number, dimensions, specifications and design of car parking area as approved under the relevant building permit, except after obtaining the approval of the competent department. Both the contractor and the consultant engineer shall be liable for incorporating any variations that has not been approved in advance by the competent department even if such variations were acceptable both technically and from engineering point of view. Further, the landlord shall be liable for any variations incorporated after the date of issue of the relevant building permit, shall such variation not be approved in advance by the competent department.
d.
The competent department may request that a study on traffic effects be conducted in case of projects that may substantially affect the traffic circulation (such as projects that are executed pursuant to special approval, specialized projects, shopping centres and large compounds / complexes).
e.
Existence of car parking lots in the vicinity of any plot shall not exempt such plot from satisfying the car parking requirements as specified in accordance with provisions of these regulations.
f.
Locations of car parking entrances and exits, as required by the competent department and as per Town Planning requirements, shall be complied with in case such locations are existent on Town Planning drawings.
g.
Car parking entrances and exits shall not be situated on pedestrian passages, nor on areas allocated for public parking or public benefit, except if access entrance thereto from the road was not possible or if technical justification grounds exist, subject to the approval by the department concerned.
h.
The maximum ceiling height for the basement, as specified under these regulations may be permitted to be exceeded in case the basement and ground floors are allocated for car parking, provided that the ground floor height shall not exceed the maximum height specified herein.
i.
Drawings for road works, as attached to the submission for procurement of a building permit, shall as a minimum include the following drawings: Page 37 of 93
1.
Setting out plans indicating roads, passages, access approach roads, pavements and neighbors surrounding the plot as well as surveying levels for access roads, plot and neighbors’ surveying levels, datum levels, car entrances and exits, direction of traffic in the roads surrounding the plot, any traffic directional boards or intersections, or rod curves or obstacles that may affect the car entrance and exits; also any street lighting poles.
2.
Car parking drawings for all floors.
3.
Traffic conditions, specifications, directions and necessary means of control.
4.
Any other details that may be required by the department concerned.
5.
Calculations for car parking lots.
6.
Studies on effects on traffic circulation density.
j.
If ramps cannot be used for access to all parking floors, electrically operated lifts may be used for lifting cars, provided that prior approval of the department concerned shall be obtained and both ground and first floors be allocated in full for car parking.
k.
Natural and appropriate lighting and ventilation shall be provided. Shall this be impossible, an electrical lighting system and an efficient mechanical ventilation system shall be provided in accordance with standard specifications approved by the competent department.
l.
The ends of access and exit ramps shall be provided with rain water drainage facilities. Floor drainage and proper slopes shall be provided in flooring of parking floors.
m.
In case it is found out after the building permit has already been issued, that there a conflict with the neighbors’ access entrances and exits, or with the traffic circulation or the surrounding roads, the competent department shall have the right to require relocation of the access entrance and exits in such a way as to conform with the existing status quo without any liability on the part of the Municipality as a result of such variation.
n.
Car parking flooring shall be finished with an easy cleaning concrete layer.
o.
Drawings to be submitted to the competent department showing method of protection of excavation works, for departmental approval in case excavation works exist at the boundaries pf the plot on neighbors’ side. Said drawings to be submitted to the department concerned in case excavation works exist at the plot boundaries on the road and access road sides. Page 38 of 93
p.
Drawings shall be submitted for approval by the department concerned, detailing the external pavements surrounding the plot, and indicating dimensions, datum surveying levels. The access approach road and passages surrounding the building shall be properly finished to half their level, up to the level that exceeds the road level by (6) inches. Tiles to be used for pavements shall be subject to the approval of the competent department.
Article (25): Technical conditions to be fulfilled by car parking lots a.
The various floors allocated for car parking lots shall be provided with floor markings. Traffic directions to be fitted in prominent locations in order to indicate the access entry and exit direction as well as the traffic circulation inside the parking area. Mirrors for back viewing shall also be fitted in the locations where visibility is not adequate.
b.
Car parking lots shall be provided with concrete blocks to restrict further forward movement of the wheel beyond the front border line of such lots.
c.
All corners of columns and walls adjacent to car parking lots shall be covered with protective rubber angles to safeguard against possible accidental chipping during car movements. This shall not be required in case these are pavements that prevent them from being directly exposed to accidents during car movements.
d.
Location and number of parking lots shall be fixed as per drawings approved by the competent department. 1.
Residential buildings 1.1
Residential villas One parking lot for each residential villa or Arab style house.
1.2
Residential flats • • • •
2.
One parking lot for each flat of an area of (1,600) square feet or less. Two parking lots for each flat of an area of more than (1,600) square feet. One parking lot for each studio. 1.2 parking lots for each flat in the areas of special town planning system.
Offices One parking lot for each (750) square feet of total office area. Page 39 of 93
3.
Commercial use 3.1
One parking lot for each (750) square feet of total commercial area (sales outlets, shops, showrooms, …etc.).
3.2
One parking lot for each (500) square feet of total commercial area in shopping centres or wherever electrically operated escalators exist.
4.
Buildings fully used for shopping centres or equivalent retail outlets and have an area in excess of (10,000) square feet. Car parking lots to be provided in front thereof of a percentage not less than (30%) of total required number of car parking lots. Alternatively, this may be replaced with parking lots in the full ground floor area.
5.
Hotels
6.
5.1
One parking lot for every (5) hotel rooms.
5.2
One parking lot for every (500) square feet of restaurant areas.
5.3
One parking lot for every (500) square metres of the halls and lobbies.
5.4
One parking lot for every two hotel suites.
5.5
One parking lot for every (500) square feet of hotel offices and sales outlets / shops.
5.6
One parking lot for every hotel apartment of (1,600) square feet area or less and two car parking lots for apartment in excess of (1,600) square feet.
5.7
One parking lot for every hotel room in case it includes an attached kitchen or pantry.
Schools and educational buildings 6.1
One parking lot for every classroom.
6.2
One parking lot for every (500) square feet of administrative space.
6.3
One parking space for a school bus for every (3) classrooms.
Old schools existing prior to 1990 which have public external parking lots shall be treated as exception to this regulation in case of any variation or expansion, subject to study of all aspects and obtaining the approval of the competent department. Page 40 of 93
7.
Mosques As per terms and conditions applicable to mosques.
8.
Group accommodation As per requirements of Town Planning.
9.
Movie houses and theatre buildings One parking lot for every three (3) seats.
10. Ball rooms, public functions and marriage ceremony halls As per requirements of Town Planning. 11. Recreational functions, accommodations
specialized
purpose
buildings
and
labour
As per the outcome of studies of each individual project. e.
Plots situated at the central business area ( Old Dubai city) as per classification of usage map, shall be exempted from the car parking requirements, except for following cases: 1.
In case of the increase in number of floors beyond the number permissible under the regulations applicable to the relevant area, pursuant to per any special approval, car parking lots shall be provided for the number of additional floors in excess of those permitted as per Building Code Regulations, subject to specifications applicable to car parking lots in other areas.
2.
In case of a commercial centre, car parking lots shall be provided only for the area of the shopping centre in accordance with terms and requirements of the parking lots of commercial centres.
f.
In case a plot of land is situated in two roads; one of them a main road and the other is a branch, entry to and exit from car parking lots shall be situated only on the branch road or as specified by the competent department.
g.
When location of car parking entries and exits are being determined, the following shall be observed: 1.
That separate individual entries and exits (ramps) be arranged in order to lead to each of the parking levels. The competent department may approve Page 41 of 93
replacement with electrically operated lifts in case technical grounds justify that.
h.
i.
2.
Location of car parking entry or exit to be at least (50) feet apart from the limit of the chamfered angle of plot. However, the competent department may reduce such distance down to (30) feet in case technical grounds justify that.
3.
Location of car parking entry or exit shall be far away from traffic intersections by an adequate distance to be approved by the Building Permits Committee. In case of individual roads forming T junction, location of car parking entry or exit shall not be opposite such intersection.
4.
Not to constitute any conflict with location of car parking entry of exit belonging to existing neighboring buildings.
5.
Location of car parking entry or exit shall be selected in such a way as to ensure non interference with traffic in the roads surrounding the car parking lot. This can be realized by positioning such entries and exits as far as possible from the road intersections and highways.
The minimum width of car parking entry and internal roads shall be: 1.
(10) feet in case one way traffic
2.
(20) feet in case of two way traffic
3.
In case of small plots or plots with exceptionally difficult technical circumstances, the competent department may accept one (10) feet passage for both entry and exit of cars after providing traffic signals and traffic electronic control system and fulfilling all requirements of the competent department in coordination with the department concerned.
The minimum dimensions for light duty car parking lots and minimum width of traffic passages in light duty car parking lots, shall be: 1.
In case of car parking lots situated parallel to the road Minimum car parking lot dimensions shall be (8.2 x 20 ft) and minimum road width shall be (10) feet.
2.
In case of car parking lots situated at (45 degree) angle to the road direction Minimum car parking lot dimensions shall be (8.2 x 18.5 ft) and minimum road width shall be (10.66) feet.
3.
In case of car parking lots situated at (60 degree) angle to the road direction Page 42 of 93
Minimum car parking lot dimensions shall be (8.2 x 19.2 ft) and minimum road width shall be (12.3) feet. 4.
In case of car parking lots situated at (90 degree) angle to the road direction Minimum car parking lot dimensions shall be (18 x 18.5 ft) and minimum road width shall be (18) feet.
j.
The competent department may decrease the depth of car parking lots by not more than (1.3) feet in case of technical force majeure that necessitate that, provided that this shall be approved by the Building Permits Committee.
k.
The minimum height for car parking lots shall be (8) feet and maximum height shall be (10) feet except car parking lots were occupying part of a floor in which another activity is being existent, in which case the floor height shall be unified at the maximum height permissible for such floor.
Article (26): Environmental requirement conditions a.
The various environmental effects (such as atmospheric conditions, solar effects, nature of ground, neighbors, noise pollution level, environmental pollution and other environmental effects) shall be taken into consideration in designing various buildings. The same shall also apply to the contents of the approved heat insulation bylaws.
b.
The consulting engineer shall obtain the approval of the Environmental Protection Department at the Municipality for projects that includes functional uses that may cause, directly or indirectly, an environmental pollution, whatever its category might be. He shall be liable for the implementation of all environmental protection requirements, as approved by the competent department.
c.
The Competent Department shall have the right to request that the effect on environment be taken into consideration. This shall include the right to incorporate any amendment or cancel any construction permit in case it finds out that the building or its functional use imposes environmental hazards.
d.
Heat insulation and acoustic sound insulation material should be used in roofs and walls in order to rationalize the energy consumption and resist environmental deterioration in accordance with technical specifications relating to heat insulation, as approved by the competent department.
e.
The engineering consultant shall study the direction of solar effects and take advantage of the architectural elements in order to limit the negative effects thereof. He should also study the directions of the prevailing wind and endeavour to take advantage thereof in favour of the building. Page 43 of 93
f.
The engineering consultant shall endeavour to select materials that does not adversely affect the environment and public health or tarnish the general image of the city such as temporary structures, whether during their use or even thereafter, all as stipulated by the competent department.
g.
The engineering consultant shall endeavour to take into consideration public health requirements, both inside and outside the building, in terms of study of ventilation, lighting, sun rays and shades, selection of material and paints and the like.
h.
The engineering consultant shall endeavour to use the approved pesticides for fighting insects, including termites in the ground floor flooring and wherever this might be required.
i.
While designs, the engineering consultant shall observe privacy requirements of occupants of buildings. Fences and boundary walls of appropriate heights and designs, approved by the competent department, shall be put up in order to separate between the different plots.
j.
The engineering consultant shall observe the environmental preservation legislation applicable in the Emirate as regards anything that has to do with recirculation with drainage water, disposing thereof, control on degree of air pollution, vocational health, swimming pools, degree of safety of children’s play equipment available in various buildings, fighting noise pollutions and requirements of natural reserves.
k.
No variation, removal or demolition of buildings shall be permitted nor cutting of any trees existing within the plot boundaries except after obtaining the approval in writing from the Department of Gardens and Parks at the Municipality.
l.
The maximum noise level resulting from any machinery or equipments or works shall not exceed 55 Db during the period from 7:00 AM to 8:00 PM and not to exceed 45 Db during the period from 8:00 PM to 7:00 AM.
m.
No variation, removal or demolition of ancient antique buildings and architectural elements shall be permitted. The department concerned should be referred to prior to execution of any construction or demolition works in such buildings. Approval of the competent department shall also be obtained.
n.
The engineering consultant shall stop the execution works and notify the Municipality immediately upon discovery of any archeological sites or upon or upon any damage occurring to public utility lines or services or roads or any harmful effect on the environment.
o.
The engineering consultant shall ensure fulfillment of requirements for limiting the harmful environmental effects throughout the execution phases on site, with Page 44 of 93
particular reference to the following: 1.
Compliance with working hours as defined by the competent authorities.
2.
No work shall be allowed to proceed at the sites of work after 8:00 PM. Work shall not start before 6:00 AM in the populated areas. The department concerned may grant permits to operate outside such hours should there be reasons to warrant that.
3.
Take action as appropriate and as necessary in order to curb and restrict noise level produced by machinery and earth moving equipment operating at the site of works in order to ensure operation within permissible noise level.
4.
Take action as appropriate and as necessary in order to limit emission of dust and debris by adopting following practices: 4.1
Watering dust when there is a chance for dust to be scattered
4.2
Covering the areas of vehicle movements using appropriate material or continuously watering it in order to prevent dust form flying.
4.3
Prohibiting directly dumping debris from high level without using protective barriers.
4.4
Taking appropriate precautions during transportation and offloading of building material.
5.
Take action, as necessary and as appropriate, in order to restrict smoke and dust which results from machinery and equipment used at the site of works and ensure that permissible limits shall not be exceeded.
6.
Take action as necessary; at the site of works in order maintain state of cleanliness and safety of environment, neighboring buildings, roads, service installations, pavements, and plantation.
7.
Delivery and storage of building material at the site of works should be in such a way as to match the site area and maintain a nice overall image. Storage of chemicals and petroleum products shall be effected at restricted locations that should be situated far from day-to-day traffic. Such material shall be under ongoing and regular control and its quantity shall be limited to small quantities.
8.
Appropriate measures shall be taken and necessary programmes shall be laid down in order to collect, sort out and store waste material and debris at the site of works; and thereafter to be transported to dumps in order to prevent from excess waste accumulating at the site or from pollution to the environment. Page 45 of 93
p.
q.
Following technical specifications shall be complied with in respect of heat insulation: 1.
Heat conductivity factor (u) for surfaces and walls shall not exceed corresponding figures as listed under the heat insulation regulations approved by the competent department.
2.
Glass of various categories (regular, double, reflective) shall be used in all windows depending on their intended functional uses as stipulated under the heat insulation regulations approved by the competent department.
3.
The heat insulations regulations approved by the competent department, shall be used for application and guidance, in respect of all details of heat insulation works.
Building of heights in excess of (ground + first) and having large glass panels in the elevations shall be provided with equipment, and arrangements for external cleaning of glass as per requirements stipulated by the Building Permits Committee.
Article (27): Requirements of people with special needs a.
In public buildings such as bazaars, shopping centres , mosques, theaters, movie houses, sports courts, public parks and government buildings visited by members of the public, the following shall be provided as minimum requirements: 1. Ramps at slope ratio of no more than (1) to (2) at the pavements, external staircase, and points of change of levels both inside and outside the buildings. 2. Car parking lots for handicapped at the rate of (1.3%) of total overall number car parking lots, subject to a maximum limit of (10) parking lots. For purpose of calculating such percentage, the fraction shall be treated as one space. Necessary guidance marks and labels shall be put. 3. Car parking lots to be as near as possible to lifts or main entrances. Distance shall not exceed (196) feet. Dimensions of car parking lots to be as per design parameters approved by and applicable at the department. 4. Provide adequate space for loading / offloading at the main entrances as per design parameters approved for handicapped people. 5. Passage to be clear and free from obstacles from the parking lots to limits or main entrance of buildings.
Page 46 of 93
6. Provide special toilet for handicapped people as per Article (44) hereof and subject to design parameters approved by and applicable at the competent department. Direction labels to be fitted wherever necessary. 7. One of the limits shall have capacity, dimensions and fixtures as per recognized international standards for people with special needs as per stipulations by the Buildings Permit Committee. 8. Corridors / passages shall have adequate width that suits people with special needs as per recognised international standards. Access to all internal and external components shall be provided without any obstacles that restrict movement. 9. In shopping centers comprising more than one floor, at least one lift designed to the recognised international standards for people with special needs shall be provided. Electrically operated escalators shall not suffice for a replacement to this lift except if such escalators were provided with features necessary for people with special needs. 10. Safety and security requirement to be provided for the various categories of people with special needs. b. In investment buildings of an overall area in excess of (50,000) square feet, the following shall be provided. 1.
Ramps shall a slope ratio of no more that (1) to (12) at the pavements, external staircases, and points of change of levels both inside and outside the building.
2.
One of the lifts and corridors/ passage in different floors and external circulation passages, as well as passage in the car parking lots shall have capacity, dimensions and fixtures as per international standards recognized for people with special needs.
3.
Car parking lots for handicapped at the rate of (1%) of total overall number of car parking lots, subject to a maximum ceiling limit of (5) parking lots. For purpose of calculating such percentage, the fraction shall be treated as one space.
4.
Car parking lots shall have adequate width that suits people with special needs as per recognised international standards. Car parking lots to be as near as possible to lifts of main entrance of the building.
5.
Provide directional arrows, signs and labels wherever necessary as per recognized international standards.
6.
Passage for people with special needs to be clear and free from obstacles as stimulated by recognized international standards. Page 47 of 93
c. In hotels classified as (3) stars and above, the following services shall be provided as a minimum for people with special needs. 1. One hotel room in the first floor if the number of hotel rooms and suites is less than (100), and two hotel rooms if the number exceed (100) 2. The said room shall be in accordance with international standards recognised for people with special needs in terms of room dimension, door, clear area around the bed, no less than (5) feet diameter for the manoeuvring area in the middle of the room, automatic opening of the window, design of desk table, wardrobe, lighting switches, alarm bell, and chair. 3. Room to be provided with bathroom in accordance with international standards recognized for people with special needs in terms of toilet seat, bath tub, sink, clear area around each of those fittings, cabinets, mirror, category of flooring, dimensions and movement of doors, location of elements complementary thereto in the bathroom, and location of support and assistance handles. 4. Room to have an emergency exit leading directly outside the building or to a balcony. Means of safely and security shall be provided for various categories of people with special needs in hotel. 5. One of the lefts to have specification that satisfy the international standards recognized for people with special needs in terms of dimensions, location and height of control board, period of door opening at each stop and internal balustrade. 6. Car parking lots for handicapped at the rate of one out of every (75) car parking lots, subject to a maximum ceiling limit of (5) parking lots. Car parking lots to be as near as possible to lifts or main entrance and shall be provided with signs and labels as necessary. Dimensions of car parking lots to be as per international standards recognised for people with special needs. 7. Provide adequate space for loading / offloading at the main entrances as per design parameters approved for handicapped people. 8. Ramps to be provided at a slope ratio of no more that (1 : 12) at the pavements and external staircases and points of change of levels both within and outside the building. Alarming and alerting signs and labels shall be provided. 9. Passage to be clear and free from obstacles from the parking lots to lift or main entrance of the hotel. Passages to have adequate width in order to permit movement of people with special needs as per approved standards. Access to all internal and external components shall be possible through all doors without any restrictions or limitation. Page 48 of 93
d. Ramps and passages allocated for use by people with special needs shall satisfy the following requirements. 1. Pavement ramps shall be part of the pavement itself 2. In case of two successive ramps, a straight levelled area should separate them, dimensions of which shall be in accordance with standards approved by the competent department. 3. All ramps, corridors, passages and staircases shall be provided with alerting signs and labels at the beginning and ending and at the points of arrival at car routes. 4. Slope of ramp shall not exceed (1 to 12). 5. No car parking lots shall be located in front or ramps. 6. Ramps shall be in the direction of movement of pedestrians on the pavements. 7. Top surface of the ramp shall be levelled and free from hotels that may hinder movement. 8. In case height exceeds (1) foot and (8) inches, sides of the ramps shall be provided with solid balustrades. 9. Drainage manholes and openings shall not be situated on ramps and corridors allocated for people with special needs. 10. Width of the ramp shall not be less than (4) feet. 11. Corridors and ramps shall be provided with sold barriers that prevent from falling over at points of change of direction. 12. Ramp balustrades and staircases allocated for use by people with special needs shall extend for one foot beyond the points of end and beginning or each ramp and staircase and also round the corners. Article (28) : Utilities (electrical work power telephone domestic water supply, drainage, building services) a.
The consulting engineer shall contact the local services departments in the Emirate in order to obtain the requirements to be fulfilled by the building (electrical room, and other services). Also in order to identify location of the inlet and exit ducts prior to laying down designs in their final form.
b.
Electrical rooms in building shall satisfy the following requirements. Page 49 of 93
1.
Propose location and dimensions of the electrical room shall be subject to approval by Dubai Electricity and Water Authority.
2.
Meters room shall have anti-fire (fire resistant) doors and shall be provided with ventilation openings. An extract fan shall be fitted in one of its walls.
3.
Safety against fire hazards.
4.
Electrical transformer room may be situated in the setback space as such transformer provides a public service to the buildings in the area.
c.
Number of electricity and water meters for residential units shall not exceed one each for every individual residential, commercial or office unit as per approved drawing. No. additional meters shall be authorized in building, residential villas, gymnasium, or when buildings are detached, except after obtaining the approval of the competent department. The same shall apply in case of detaching the first floor from the ground floor in residential villas comprising two floors.
d.
All building components shall be provided with electrical, telephone installations and television receiving arrangements. All other service requirements such as electrical rooms, telephone room, internal and external installations shall be provided in accordance with specifications and conditions applicable at the competent local department in the Emirate. Service components shall not include telephone and television receiving installations.
e.
Material and workmanship used for service utilities shall be in accordance with specifications approved and applicable at the relevant services department.
f.
Guidance signboard shall be fitted in the prominent location near to the lifts in the building entrance. This shall apply to all multi storey buildings in which the number of flats or offices exceeds (10) flats or offices.
g.
Locations of signboards shall be defined for all shops, showrooms and business activities. Width of signboards shall not be less than (3) feet. Design of signboards shall be subject to relevant terms and conditions stipulated in the enforceable regulations.
h.
No signboard or any writing of commercial advertisement shall be posted on a building or within the boundaries shall of a plot land except after obtaining a permit to this effect from the competent department.
i.
When any equipment or services of water tanks of television receiving dishes are installed, care shall be taken in order to apply then necessary architectural Page 50 of 93
solutions that would conceal them and maintain a presentable overall image for the building. j.
While designing residential flats, space shall be or appropriate arrangements shall be provided for hanging and drying laundry in such a way as to prevent exposure and tarnishing of the overall image of the building.
k.
Architectural solutions should be introduced in the elevations / facades in order to conceal the air conditioning equipment from public eye. The distance between any air conditioning unit and the neighbours boundary shall not be less than (3) feet.
l.
All terms and conditions listed under the approved heat insulation regulations shall be observed while in the course of preparing designs and studies and also in executions of different buildings.
Article ( 29 ) Requirements for protection from fire hazards. a.
All buildings should satisfy the fire safety, fire alarm, fire fighting as per regulations applicable at the competent department.
b.
The responsibility for instillation and maintaining fire alarm and fire fighting equipment inside the buildings lies with landlords. The tenant shale be responsible for removing obstacles from the access to emergency exits and for maintaining g the ire alarm and fire fighting equipment inside the part leased to him. It is necessary to ensure serviceability of such equipment and that they are connected to the electrical soupy all the time.
c.
No barriers of obstacles shall be fitted direct on the external windows of the elevations situated above the ground floor, unless they were easy to open.
d.
Requirement for general safety of buildings, as stipulated under the public safety, health and environmental protection as well as fire safety regulations applicable in the Emirate, shall be observed.
e.
The minimum number and dimensions of entrance and exit doors shall be decided as per the number of floors, total floor area, functional use of the building and criteria approved by the competent department. Doors for staircases, apartments and offices and all door furniture, hinges, handles, …etc. shall be fire resistant as per rates approved by the competent department. Door shall also be smoke proof and self closing.
f.
g.
All staircases shall be provided with normal and emergency ventilation and lighting as per standard specifications approved by the competent department. Page 51 of 93
h.
All buildings shall be provided with directional arrows, labels and self illuminating signboards in all corridors and internal passages within the building and inner halls in order to clearly point to directions of staircases, lifts, location of emergency exists in the building.
i.
All buildings higher than 20 floors shall be provided with a helicopter pad as per standard specifications approved by the complement department.
j.
All passages leading to emergency exits shall be free from obstacles at all times.
Article ( 30 ) additional annexes in villas a.
Additional annexes belonging to residential villas shall be permitted provided that their height shall be limited to ground floor only and without setback from the plot boundary. Such annexes shall be used fro various functions such as car parking, servants quarters, external kitchen and / or majlis. Following be observed.
1. Maximum height shall not exceed (14) feet on the neighbours side and (15) feet on the road side passage sides. In case of some special functional users, the maximum height may be exceeded but this is shall be subject to approval by the competent department should there be technical justifications for that. 2. A setback of not less than (10) feet between annexes and the main villa building. 3. Annexes configuration be in a from of a row situated adjacent to the boundary wall or an adequate setback be allowed in order to provide natural lighting and ventilation to the elements that overlook the boundary or in order allow air conditioners to be fitted all as per final decision by the Building Permits Committee. b.
In case annexes are built without a setback, air conditioners shall have to be split type that can be fitted inside.
c.
A car parking area shall be permitted adjacent to the neighbours and the villa with no setback on the road side.
d.
Functional use of annexes shall be limited to providing services to the main building. They shall not be used as a separate unit or for any independent commercial purpose. Roofs of such annexes may be used only for water tanks and air conditioning equipment and not for any other use. No main staircases shall be allowed for annexes adjacent to neighbours.
Page 52 of 93
e.
In case annexes are connected to the main building as one unit, the stipulated setback requirements shall apply starting form the external boundaries of the combined building.
f.
Annexes may be connected to the main building by a covered passage of a width not exceeding (10) feet. Height of the passage shall not exceed that of the annex.
g.
Area of additional annexes shall not exceed (60%) of the area of main villa. Such percentage may be exceeded subject to approval by the competent department should there be technical justifications for that.
Article ( 31 ) Labour accommodation Labour accommodation compounds / complexes shall be allowed on plots allocated for such purpose as per Town planning mat annexes to the regulations for classification and functional use of lands in the Emirate and subject to following conditions. a.
Area allocated for each person in the rooms that comprise the labour accommodation shall be (30) square feet. Number of toilets allocated to them shall be at the rate of one toilet, sink, and shower for each ten persons. For purpose of calculation, the total number of persons shall be worked out on basis of round figure in each room.
b.
Construction shall be permitted to extend up to the plot boundary without any setback either on the road or the passage unless otherwise stated in the regulations for classification and functional use of lands in the Emirate.
c.
Number of floors and setbacks shall be as per the drawing annexed of the regulations for classification and functional use of lands in the Emirate. The inner setback between buildings shall not be less than (20) feet. The minimum area for the inner yard shall be (20 x 20) square feet.
d. e.
The minimum percentage construction for the first phase of constructions shall be adequate enough to accommodate (50%) of the total number of labour as per documents relating to the plot allocation.
f.
Doors of rooms shall not open directly on the road or of the passage. Main entrance shall be situated inside the plot.
g.
First floor passages shall be permitted to project by (4.5) feet within the setback between building and outside setbacks. Such passagfes shall not be closed at the projection.
Page 53 of 93
h.
In case of use of metal ceilings or of any material other than reinforced concrete, they shall be concealed by inner false ceilings and heat insulation material as per specifications endorsed by the competent department.
i.
Rooms with separate (non consolidated) services may be constructed for supervisors at the rate of one room for each (40) labour.
j.
One or more pantries for food preparation may be providing. Dining halls shall be provided in numbers matching the number of labour. Capacity shall be adequate to accommodated at least one third of the total labour at one time. Design and fixtures of both the kitchen and dining hall shall be as per public health conditions stipulated under the public health and vocational safety regulations applicable in the Emirate.
k.
A garbage room or an open collection point shall be provided for garbage containers within the plot boundaries ad per terms and conditions of the garbage rooms stipulated under these regulations. Such collection point shall be situated in the front setback on the road side.
Article ( 32 ) Mosques a.
When designing mosques, the following services shall be provided as per the size of mosque, location and under of worshippers. ********* Table ******.
b.
Mosques situated in the central business district shall be exempted from the requirement for provision of a car parking space. The competent department may take a second look into the number of parking space allocated for mosques in case of existing public parking spaces allocated for the mosque or in case of small plot allocated to the said mosque.
c.
Number of worshippers shall be calculated on basis of (8) square meters for each such person. This shall not include those who pray outside the mosques space.
d.
Following requirements shall be observed in case or mosques. 1. Design, execution and supervision shall be taken up by Muslims of good experience in Islamic architecture and building construction. Director of the consultants office assigned to handle such project shall have to be a Muslim. The same shall apply to engineers in charge of design and supervision of execution. 2. The mosque's design shall be preferably be rectangular in shape. The larger side shall be opposite the prayer niche / kibble ( the point towards which Muslims turn their faces in prayer ). In is preferable not to any openings on the side that includes the sanctuary. It is also preferable not to Page 54 of 93
have any columns in the mosque's inner space in order to maintain consistency of rows. 3. A library and praying area for women may be annexed to the mosque as well, as a store and rooms for memorizing and reciting. Qur'an. The number shall be determined in order to match the number of worshippers in the mosque and the outcome of the study conducted by the Committee. Access entrances for gentlemen should be separate from those allocated for women. 4. Mosques shall generally including yards (yards open to sky as part of the mosques). Space should be allocated for fitting a water cooler and covered area for safe keeping of shoes for worshipping. 5. Toilets and ablution facilities should preferably be detached from the mosque building itself and should have a separate access entrance. As per the Islamic doctrine, such facilities should not be facing the praying niche (kibla). They should preferably be located in the south east corner. WCs are to be of the original design, except for one which may be of western design. 6. Ablution facility is a vital necessity for a mosque. 7. An external boundary wall of a suitable height should preferably surround the mosque. Half the height should be solid and the other half should be a see trough design. 8. No ornaments or paintings shall be used if they are inconsistent with Islamic doctrine. 9. Both external and internal finishing material shale be appropriate for be prestigious nature of the mosque. 10. Signboards shall be erected in order to direct worshippers to the various entrances, identify directions of circulations and the mosque's service facilities. e.
It is recommended that mosques situated near to public bazaars and in rural areas as well large central mosques and those situated on express ways, in public parks and recitation areas, be provided with a praying area for women, minimum facilities for women should be: 1. WCs 2. Sinks 3. Ablution facility
(2) Nos. (2) Nos. (3) Nos. Page 55 of 93
Praying areas situated on expressway may have only half the numbers shown above. f.
Shopping malls of areas in excess of 100,000 square feet should be provided with praying area for men and another one for women. Minimum number of associated service facilities should be provided for each.
g.
Design and capacity of air conditioning system should take into consideration the maximum number of worshippers, volume, space dimensions, mosque configuration. Lighting intensity and homogeneity should be taken into consideration when designing lighting fittings. Sound system and acoustic characteristics should be studied by specialized parties.
h.
Design and dimensions of mosque should be in accordance with approved standard dimensions applicable at the competent department. Mosque design should take into consideration the requirements of the Islamic doctrine.
i.
Design of mosque minarets should be in accordance with approved architectural style applicable ate the competent department.
j.
Approval of any other authority should be obtained as required by the competent department whether at the time of construction of a mosque or at the time of its renovation or variation or expansion.
k.
Traffic circulation in and out of the mosque for both male and female worshippers should be studied taking into consideration full segregation and the ease of use of ablution for both sexes without any interference.
Article ( 33 ) Public health requirements for restaurants, foodstuff and beverage sales outlets a.
Design of restaurants, foodstuff and beverage sales outlets (restaurants, coffee shops, juice serving outlets, grocery shops, farm and fruit slate outlets, sweet refreshment, four mills, roasters, frozen and chilled cold stores for foodstuff storage, bakeries and pastries, retail supermarkets, sea food sales outlets and the like) should be in accordance with public health requirements as laid down by the department concerned. The compiling consultant should refer to such requirement when compiling the relevant specifications.
b.
Fishing material for flooring, walls, ceilings for restaurants, foodstuff and beverage serving outlets should be of smooth polished / glazed surface easy to clean, non absorbent of water, fire resistant, of light colour, non toxic and free of crakes. Floors shall have appropriate slopes (pitch down) in order to facilitate flow of water during cleaning. Wall corners and corners between Page 56 of 93
walls and floors should be properly sealed in order to facilitate the cleaning process. c.
Ventilation and lighting should be provided for all internal space in accordance with these regulators.
d.
Rocks, electrical equipment wash basins, stores, chimneys, working benches shall be provided. Also pest and rodent controls shall be fitted on windows, doors and access entrances. All other public health requisites to be provided in accordance with public health requirements as stipulated by the competent department.
e.
Restaurants, foodstuff and beverage sales outlets shall be provided with the necessary pluming installations in conformity with standard specifications for such works.
f.
The minimum area of the kitchen and food preparation area in outlets listed under sub-Article (a) herein shall be: Activity
Minimum area of kitchen or preparation area
Restaurants
(300) square feet or (40%) of the restaurant floor area whichever is grater (200) square feet (100) square feet (100) square feet
Cafeterias Coffee shop Fresh juice sales outlet
Folklore and low cost (250) square feet sweet outlets Preparation and serving of (250) square feet sea food meals Ball rooms (500) square feet g.
In order to maintain a presentable image for buildings, chimneys for bakeries. Restaurants and roasters shale be fitted on the passage side or through the building shafts. Chimneys shall rise for a height of not less than (6) feet and (8) inches above the roof level and should be equipped with environmental protection filtering kit in order not to cause hazardous effects on the neighbours and / or ruin the general image.
h.
Cold stores and freezers shall be provided with a thermometer for taking temperature readings. Such thermometer shall be fitted in such a way as to allow taking readings from outside. Doors should open both from inside and outside. Page 57 of 93
e. Area of the outlet shall not be less than the following: Activity
Minimum area
Vegetable and fruit sales outlets Meat shop Refreshment sales outlet Floor mills Roasters Retails supermarkets
(300) square feet (150) square feet (100) square feet (100) square feet (250) square feet (2000) square feet, out of which (500) square feet used as stores / warehouse (120) square feet (300) square feet Two rooms and reception lobby of (130) square feet area for each plus a toilet
Grocery shops Pharmacies Medical clinics
Article ( 34 ) Educational buildings The following conditions shall from minimum requirements to be fulfilled in all categories of educational buildings. a.
Schools 1.
School building location shall be situated in one of the areas in which such functional use is allowed. Please refer to the approved detailed drawing for classification of lawful land uses.
2.
School building design shall be in accordance with approved international specifications and as per conditions applicable at the Ministry of Education listed under these regulations.
3.
Toilets shall be provided for students at the rate of one toilet and washbasin for each classroom. Water coolers shall be distributed in various locations inside the different parts and wings of school building and in shaded of the open yards.
4.
Toilets shall be provided for teachers and staff at the rate of one toilet and washbasin for each (10) classrooms.
5.
All parts of the school building shall satisfy public health requirements listed under public health legislation as applicable in the Emirate. Page 58 of 93
6.
Natural ventilation and lighting plus air conditioning shall be provided in all parts of the school building as per approved standard specifications, particularly for classrooms, laboratories and halls.
7.
Direction of lighting should be selected so that in would be on the left side of students and not directly opposite the teaching board.
8.
Provide racks and cabinets inside classrooms and laboratories to suit the number of students. Classrooms to be provided with appropriate curtains.
9.
Classrooms, yards canteens and toilets for males and females to be segregated.
10.
School to include a library of an area that matches the number of students.
11.
School to include rooms for management staff, teachers, administrators and supervisors. Room areas to match the number of students enrolled at the school.
12.
School to include laboratories, computer rooms and activity areas with sizes and numbers to match the numbers of students enrolled at the relevant school. Laboratories shall be situated as far as possible from the classrooms.
13.
School to include at least one canteen conforming with public health standards as determined by the public health legislation applicable in the Emirate.
14.
School to include a healthcare clinic comprising at least one room for the school physician, and another one for the nurse. Attached to such room, another room for patients examination and a detached toilet. Areas to conform with public health standards as determined by the public health legislation applicable in the Emirate.
15.
Provide a yard for the students of an area not less than double the area allocated to classrooms. Also provide as mast for the flag. Part of such yard should be covered.
16.
School building to include sports courts as necessary in accordance with terms and conditions applicable at the Ministry of Education. School building to include a hall for free activities (multi-purpose hall). Page 59 of 93
b.
17.
All laboratories to be provided with powerful ventilation in order to extract fumes or with gas chambers in order to be use for chemical experiments.
18.
Cars and buses shall not be permitted access into the student's yards. Entrance and exit of such vehicles should be totally separate from the student's circulation.
19.
Provide car parking space as per Article (25) of this regulating. Also an area for parking of school buses which area should be proportional to the number of students. Complete segregation shall be maintained between vehicle traffic and sports courts, yards and pedestrian circulation.
Primary schools ( infants schools) 1. Primary school building location shall be situated in one of the areas in which such functional use is allowed. Please refer to the approved detailed drawing for classification of lawful land users. 2. Primary school building design shall be in accordance with approved international standard specifications and as per conditions applicable at the Ministry of Education listed under these regulations. 3. Toilets shall be provided for children at the rate of one toilet and washbasin for each classroom. Sizes of sanitary ware fittings shall be suitable for children in accordance with approved intentional standard specifications. 4. Natural ventilation and lighting plus air conditioning shall be provided in all parts of the primary school building as per approved standard specifications. All windows to be provided with appropriate curtains. 5. All parts of the primary school building shall satisfy public health requirements listed under public health legislation as applicable in the Emirate. 6. requirement Provide a playground of an area not less than double the area allocated to classrooms. At least one third of such yard shall be covered. Part of such yard shall be planted with trees and flowers. Toys and recreational facilities shall be provided for children. Such facilities shall be maintained and inspected on regular basis. Page 60 of 93
7. The primary school shall be provided with at least one canteen. 8. Toilets shall be provided for teachers and staff at the rate of children's and staff rate of one toilet and washbasin for each (10) classrooms. 9. Cars and buses shall not be permitted access into the children's yards. Entrance and exit of such vehicles should be totally separate form the children's circulation. 10. Provide car parking space as per Article (25) of this regulation. Also an area for parking or primary school buses which area should be proportional to the number of children Complete segregation shall be maintained between vehicle traffic and sports courts, yard and pedestrian circulation. 11. Primary school building to include a healthcare clinic comprising at least on room and separate toilet. The clinic shall be provided with the important medical equipment and first aid kits necessary for the children. Its area shall satisfy public health requirements listed under public health legislation as applicable in the Emirate. 12. Primary school building to include rooms for management staff, teachers, administrators and supervisors. Room areas to match the number of children enrolled at the primary school. 13. Primary school building shall be used exclusively for such propose and shall not include any other educational phases. Classrooms shall be situated only at the ground floor level. This requirement may be waived in case of technical reasons that the competent department. 14. One of the primary school halls shall be allocated for free activities. b.
Nurseries / Kindergartens\
1.
Nursery building location shall be situated in one of the areas in which such functional use is allowed. Please refer to the approved detailed drawing for classification on lawful land uses.
2.
Nursery building design shall be in accordance with approved international standard specifications and as per conditions applicable at the Ministry of Education listed under these regulations.
3.
Nursery building shall satisfy public health requirements listed under public health legislation as applicable in the Emirate. Page 61 of 93
4.
Natural ventilation and lighting plus air conditioning shall be provided in all parts of the nursery building as per approved standard specifications. All windows to be provided with appropriate curtains.
5.
Toilet shall be provided at the rate of one toilet for earth two children rooms.
6.
Provide a large shaded playground Ground to be sand with trees covering the area. Area to be adequate for the number of children enrolled.
7.
Distance apart between beds in the nursery rooms shall not be lees than 3 feet and 4 inches.
8.
Provide car parking space as per Article (25) of this regulation. Also an area for parking of nursery buses which area should be proportional to the number of children. Complete segregations shall be maintained between vehicle traffic and sports courts, yards and pedestrian circulation.
9.
Nursery shall be located either on the ground of first floor. It shall include clear areas that can be used for children's physical activities. This requirement may be waived in case of technical reasons that the complete department.
10.
Nursery building to include a healthcare clinic to be provide with the important medical equipment and first aid kits necessary for the children.
Article (35) Healthcare buildings The following requirements should be satisfied as a minimum for obtaining a construction permit for each category of the following healthcare buildings. a.
Hospitals 1.
Hospital shall be situated in the areas in which such functional use is allowed. Please refer to the approved detailed drawing for classification of lawful land uses.
2.
Obtaining the approval of the Department of Health and Medical Services is an essential requirement for procurement of a construction permit.
3.
Design and execution of the hospital shall proceed in accordance with internationally recognized standards for hospitals. Page 62 of 93
b.
4.
Areas of various elements and components, their inter relationship with each other, width of corridors, doors, electrical, mechanical and plumbing installations required and materials proposed to be use d shall all be studies in such a way as to be consistent with dimensions and specifications of medical equipment used.
5.
Drawing for interior decoration and furnishings shall be prepared showing details and categories of medical equipment use in the various hospital departments.
6.
Natural ventilation and lighting shall be provided for patient's rooms, waiting rooms, offices and halls. , mechanical ventilation shall be provided in accordance with approved international standard specification, for areas that have inadequate natural ventilation.
7.
Lighting intensity (for natural or industrial) in all parts of the hospital shall be in accordance with approved international standard specifications.
8.
Rooms for in-patients shall be situated as far as possible form roads and car parking lots. Partition walls shall be acoustically insulated in order to prevent wound transmission form one room to another.
9.
The hospital shall be provided with standby electrical generator.
10.
Car parking lots to be provided as per requirement of Town Planning which were defined upon plot allocation.
11.
Provide garbage room and mechanism for garbage disposal according to studies to be conducted for such purpose and subsequent to approval by the competent department. Medical clinics / practices 1.
Medical clinics / pharmacies shall be situated in the areas in when such functional use is allowed. Please refer to the approved detailed drawing for classification of lawful land uses.
2.
Obtaining the approval of the Department of Health and Medical Services is an essential requirement for procurement of a construction of interior decoration permit.
3.
Area of the medical clinic / practice shall not be less than two rooms and a reception lobby. Area of each room shall not be lee than (130) square feet.
4.
Medical clinic / practice shall have at lest one toilet. Page 63 of 93
c.
b.
5.
A separate room shall be allocated for medical examination, another separate room for waiting of males and a third for females.
6.
Flooring material shall be smooth and easy to wash.
Pharmacies 1.
Area of the pharmacy shall not be less than (300) square meters. Location shall be in an area in which commercial applications are permitted.
2.
Ceiling level shall not be less than 9 feet.
3.
Distance between any other existing pharmacy and the new one shall not be less than 200 mt. Location shall be on a main paved road.
4.
Flooring material shall be smooth and easy to wash.
Physical fitness gymnasiums, massage and slimming centres 1. Appropriate public health condition shall be satisfied in terms of natural lighting and ventilation. 2. Building to be provided with domestic water supply, wash basins, toilets and showers (segregated for different sexes). Numbers off to depend on the area of the Center. 3. Isolated space and small changing rooms to be allocated for changing segregated for different sexes as appropriate. 4. A resting space away form air current shall be allocated for taking rest after leaving the steam rooms and sauna bath. 5. Steam production equipment for steam room shall be totally isolated independently from the bathroom. 6. No wall-mounted physical exercise equipment shall be permitted if they cause stresses to develop in the walls. Only equipment that causes minor stress shall e be allowed provide that method of fixing to that wall shall be safe. 7. Sports gymnasiums which produce noises of vibrations (such as karate, weight lifting gymnasiums and the like) shall be situated ate the ground or mezzanine floor level. Flooring and walls shall be acoustically insulated.
Page 64 of 93
Article (36) (Hotel building ( hotels, motels , hotel apartments) a.
Hotel building, in all their categories, shall be situated in the areas in which such functional use is allowed. Please refer to the approved detailed drawing for classification of lawful land uses.
b.
As per bylaws No. (1) for 1998 in connection with licensing and classification of hotels, motels and hotel apartments, obtaining the approval of the Department of Tourism and Commercial Marketing in an essential requirement for procurement of a construction permit for any hotel.
c.
Prior to proceeding with design of any hotel building he Consultant Engineer shall refer to bylaws issued by the Department of Tourism and Commercial Marketing in connection criteria applicable to classification of hotels.
d.
Provide car parking space as per Article (25) of these regulations.
e.
The number of rooms shall not be less than (10) in case of hotels and motels and (8) apartments or villas or studios for hotel apartments.
f.
Number of single hotel rooms shall not be less than (50%) of the total hotel rooms.
Article (37) Technical conditions for hotel buildings a.
Reception counter, store room for valuables and store room for luggage shall be provided in the ground floor.
b.
A lobby for reception or waiting of lounge area of adequate area shall be provided.
c.
Dining hall of coffee shop with attached food preparation pantry of kitchen shall be provided for hotels and motels only.
d.
A small store to be provided in each typical floor for servicing rooms.
e.
Lift to serve all bedrooms in case the number of floors exceeds a ground plus two fools.
f.
In the reception hall of hotels and motels, one set of public toilets shall be provided for males and another one for females. These are intended for serving the needs of guests ate the reception lobby and waiting area. Page 65 of 93
Each set of toilets shall include wash basins, western toilet with toilet seat and cover and a bidet or hose washer. A door should separate the wash basin from the toilet. Each toilet shall be provided with hot and cold running water. In case the dining hall is located at the same level as the reception hall, only one set of toilets for males and another one females may suffice for serving both halls, provided that each set shall include two wash basins, two toilets and tow bidets or two hose washers. Each toilet should be separated from the other and from the two wash basins. g.
h.
In hotels the minimum lobby) shall be. 1. Single room 2. Double room 3. Room for 3 persons
net room area (excluding bathroom and entrance (97) square feet (118) square feet (140) square feet.
Each bedroom shall have an attached bathroom. Such bathroom shall include a shower of bath tub with handle and a shower western style toilet with toilet seat and cover oriental style hose bidet, wash basin, hot and cold running water and socket for electrically operated shaving razor fitted near to the mirror Number of bathrooms shall not be less than following minimum percentages. 1. (25%) for rooms with bathrooms attached thereto. 2. (75%) of rooms with common bathrooms at the rate of at least one bathroom for each two rooms.
i.
In the hotel apartments the minimum net area of bedrooms (excluding bathroom and entrance lobby) shall be: 1. Bedroom 2. Studio
(130) square feet (183) square feet.
j.
In the hotel apartments and bathroom shale be provided to include a shower of bath tub with a handle and shower, western style toilet with toilet seat and cover, oriental style hose bidet, wash basin socket for electrically operated shaving razor fitted to the mirror and hot and cold running western water.
k.
Adequate lighting should be provided at the main entrance, corridors, staircases rooms and halls.
l.
Air conditioning should be provided for all rooms. Halls restaurants and entrance lobbies.
m.
Safety and security measures shall be provided as per terms and conditions applicable at the competent department. Page 66 of 93
n.
Self illuminating directive boards shall be fitted in all corridors. Staircases, halls, entrances lobbies, public areas, in order to direct the persons to the emergency exits in case of Fire. No materials. Or articles of obstacles shall be permitted to be put in such a way as to prevent persons from reaching emergency exit doors.
o.
Fire extinguishers shall be fitted in a clearly visible, easy accessible location. Directive signboard pointing thereto shall be fitted. No materials of articles of obstacles shall be permitted to be put in such a way as to prevent from using such extinguishers.
p.
Signboards/labels shall be fitted behind each guest door showing locations of staircases and a sketch showing how to reach them in order to ensure safe evacuating in case of fire hazard.
Article (38) Petrol filling, stations. a.
Petrol filling stations shall be situated in the areas in which such functional use is allowed. Please refer to the mat annexed to the "Bylaws for classification of lawful land uses in Dubai Emirate.
b.
Plot allocated for petrol stations shall not be permitted to be used for any other uses expect for secondary functional uses such as vehicle servicing sales outlet for refreshments and fast food ( Mini Mart and the like) of not more than 1,600 square feet.
c.
Car parking space shall be provided at the rate of one care parking space for 750 square feet of the area of Mini Mart and other services that need such space. Such parking spaces shall not create on obstacle for traffic movement inside the petrol station.
d.
Construction shall be permitted right up to the border line of the plot on the road and passage sides. A setback of 10 feet shall be observed on the neighbours’ side(s).
e.
Safety and security measures as applicable at the competent department, shall be taken for all structures.
f.
Height of sales outlet and annexes shall not exceed 14 feet.
g.
A maximum of two (2) rooms shall be permitted for use as labour accommodation at all petrol stations situated within the borders of the city. A maximum of three (3) rooms shall be permitted for petrol stations situated outside the city boundaries.
Page 67 of 93
h.
Public toilets for men and women, separate form those allocated to the stations workers shall be provided for use by the public. Each set shall comprise not less than two toilets one for men and the other for women, complete with wash basins for each.
i.
Car washing and car servicing facility shall be provided with water supply, filtering and drainage installations. Such facilities shall include sand collection chamber, oil trap and pumps for ensuring water filtration before water reaches the septic tanks or the public drainage network.
j.
Consultant Engineer shall furnish a general site drawing for the petrol station indicating following. 1. Proposed approach access and exit to and from the petrol filling station. These should match the average speed on the road on which the station is situated and the radius of the entrance circle. 2. All existing road elements over a distance of 500 meters before and after the stations location such as traffic signboards lighting poles, trees, inspection chambers, pump rooms, and electrical sub-stations. 3. Direction of traffic, number of road lanes and declared permissible speed on such road.
Article ( 39 ) Industrial structures ( warehouses, workshops, factories. Etc. a.
Industrial premises shall be situated in the areas in which such functional use in allowed. Please refer to the map annexed to the "Bylaws for classification of lawful land uses in Dubai Emirate".
b.
Except for plots that are subject to a specials legislative scheme, construction shall be permitted to proceed up to borders of the plot without a setback on the road and passage sides. As for the neighbours’ side(s), a setback of not less than (10) ten feet shall be compulsory.
c.
An attached services annex may be constructed without setback on the neighbours side provided that it shall take the configuration of a stripe and inner height thereof shall not exceed (10) feet.
d.
Warehouse and workshop entrances should into the loading / offloading areas as stipulated under. Article (40) of these regulations. No doors shall open directly on the roads and Page 68 of 93
passages, except for emergency exits. Entrance door width shall not exceed (5) feet. e.
Natural ventilation and illumination shall be provided at a percentage of not less than (5%) of the floor for any warehouse of workshop of factory.
f.
Net inner height for any warehouse of workshop or factory shall not be less than (14) feet. Maximum inner height shall not exceed (20) feet except for functional uses that require excessive heights.
g.
Warehouses or workshops or other industrial facilities shall be provided with toilets as stipulated under Article (44) of these Regulations.
h.
Percentage area for construction of warehouses shall not be less than (30%) of the plot area. For workshops, construction sites, transport companies site such percentage shall be (10%) and for industrial facilities (35%) unless otherwise sated under the decision of allocation of plot of if there relevant functional use requires otherwise.
i.
Mezzanine level, either on the full area of part thereof, shall be permitted inside ware houses, workshops and industrial facilities, provided that it shall have a functional use that in interconnected with that of the ground floor and its access entrance shall be from the ground floor itself. No independent access entrance shall be provided for mezzanine floors.
j.
Heights of ground and mezzanine floors shall be accordance with Article (7) of these Regulations in respect of commercial functional use.
k.
Branch officers for serving the industrial business to be conducted on the plot, shall be permitted, provided that area of such offices shall not exceed (10%) of the construction area. Such percentages may be increased in case the nature of functional use requires that, as determined space for such offices shall be provided at the rate of one car parking space for each (750) square feet of the area.
l.
Percentage construction, building heights, area of offices for large industrial facilities and functional uses of special nature shall be determined in accordance with the nature of use and Town Planning requirement stipulated upon allocation of plot. Page 69 of 93
m.
Environmental protection requirements stipulated under Article (26) herein, shall apply in case of functional uses which include stronger or use material hazardous to the environment.
n.
Height of window still of ground floor windows looking on roads of passages shall not be less than (6) feet in case construction extends up to the border limit of the plot without any setback.
o.
No trading business and no showrooms shall be permitted in industrial buildings.
p.
Except for plots which are subject to a special legislation scheme, boundary walls of (6) feet height shall be put up around the border line of the plot on sides. Such boundary wall shall be painted in a colour that does not constitute an eye sore or tarnish the general image. Main entrance gate in the boundary wall shall have a width not less than (14) feet. The competent department may authorize special architectural design for the front boundary walls.
q.
Internal setback between building or structures shall not be less than (10) feet.
Article (40). Loading and offloading areas. a. Loading and offloading bays shall be provided in every industrial facility and commercial centre. Minimum areas thereof shall be as follows. 1.
(25) ft wide x (20) ft depth for only one warehouse or workshop.
2.
(20) ft wide x (30) ft depth for two warehouses of workshop.
3.
(30) ft wide x (30) ft depth for there or more warehouses or workshops.
b. Articles (24) and (25) in respect of entrance access and exit to and from car parking lots shall apply to the Loading and offloading bays. c. Loading and offloading bay shall be either to sky or covered. In case it is covered the minimum entrance and ceiling height shall not be less than (14) ft. Page 70 of 93
Article (41) Swimming pools a. No swimming pools shall be built except after obtaining a construction permit from the competent department. b. Provisions of environment protection control applicable in the Emirate shall be fully observation as regards construction and operation of swimming pools, with particular reference to obtaining the preliminary approval of the Department of Environmental Control at the Municipality as a condition for licensing of swimming pool. The competent department may exempt swimming pools. I residential buildings from some of these conditions. c. Subject to any other conditions or requirements stipulated under the environment protection and public health legislations, the swimming pools shall have to satisfy all safety and public health requirements with particular reference to the following. 1.
System for filtering and sterilizations of water.
2.
Applying cleaning and sterilization.
3.
Other control measure for safety and public health to be taken during the design phase and at the time of operation.
d. Swimming pools shall be provided with ladder / stairs as per following condition: 1.
A ladder shall be provided as a necessary if depth more than (2) feet.
2.
Provide at least (1) ladder for every (100) feet of the total periphery of the pool.
3.
Swimming pool ladder shall be corrosion resistant, and shall be provided with non-slippery stepping surfaces with at least (4) inches clearance from the wall.
4.
In case of providing recessed steps in the wall the surface thereof shall be non-slippery, with self discharge. Minimum width of step shall be (6) inches and minimum height of step shall be (1) foot and (2) inches.
5.
Swimming pool shall be provided with a side balustrade that extends around the water surface on both sides of the ladder of the recessed wall steps.
6.
Swimming pools with steps only may be permitted in case the depth is shallow and does not exceed (3) feet and (4) inches. Page 71 of 93
e. Swimming pools shall be provided with showers and fool baths at the rate of (1) for each (82) feet of the pool periphery, subject to a minimum of (1) each. Pools shall be provided with toilets and changing rooms in such way as to match the pool periphery. f. Diving towers and boards shall satisfy the following requirements. 1. A clear head height above the diving board. Of a least (16) feet for head movement. 2.
Diving boards shall be fully covered by anti slippery material.
3.
Minimum water depth underneath a diving board fitted at (3.3) feet of less above water surface shall be at lest (8.2) feet. Depth of water underneath shall increases at the rate of (1) foot for each (3.3) feet of height or any part thereof.
4.
A horizontal spacing at least (10) feet shall separate between the diving boards and between any diving board and the side wall of the pool.
g. Swimming pools shall be provided with adequate lighting both above and underneath the water surface in such a way as to provide adequate lighting for the overall area of the pool including the bottom without causing ay reflections of glare or electrical shocks or bodily injuries. h. Every electrical circuit shall be provided with earth leakage circuit breaker. i. Swimming pools shall be surrounded on all sides by non slippery surfaces with (1 to 40) ramp slope directing water away from the pool. Such surfaces shall be provided with water drainage facilities. j. Signboards showing water depth shall be fitted whether on surface edge or on the pool wall at the maximum and minimum depth and at the point of change of slope. k. Swimming pools shall be provided with drainage network, strainers, and filters for impurities, clearing, and rescue and safety equipment in accordance with approved environmental protection conditions. l. A high level chair shall be fitted for the life guard and appropriate place shall be arranged for directive signboards for the pool users. Article (42) Plumbing works Page 72 of 93
a. No plumbing works shall proceed on side except after obtaining a construction permit from the competent department. b.
Material selected in the deign for plumbing works shall conform with standard specification s land down by the competent department.
c. Under no circumstances shall the drainage of private building be connected to the public drainage network without notifying the Municipality. Only the department concerned may perform such connection. d. No amendment or variation shall be introduced on the drainage design after the issuing of the relevant construction permit, except after obtaining the appropriate authorization, even if such variations were technically acceptable. e. The approval of the competent department for connecting the drainage lines of building to the general network, as shown on the drawings submitted for construction permit, shall be considered only a preliminary approval and shall not be binding on the Municipality should such connection thereafter prove tot be difficult or impossible. The competent department may request that variations be introduced on the building's system in such cases in order that hook up connection to the main network may be done-properly in respect of technical and engineering aspects. Article (43) Terms and conditions of plumbing works. a.
The following documents and drawings shall be submitted as minimum plumbing works requirements when applying for constriction permit. 1.
Receipt for payment of drainage connection fees in case a public network exists and the F.I.C. document showing the connection location on such network.
2.
Drawing showing specification, terms and conditions applicable to drainage as per instructions of the competent department, duly signed by the Consultant Engineer.
3.
Setting out plan indicating the public drainage lines ( if any passing through the area in the vicinity of the relevant plot and the external drainage lines, inspection chambers within the plot boundaries, final inspection chamber, FIC. Location, public drainage lines and their levels septic tank and absorption hole in case of non existence of a public drainage network.
Page 73 of 93
4.
Plumbing and domestic water supply drawings for all floors of the building.
5.
Any other documents or details that may be required by the competent department
b.
Surface of the sanitary ware fittings such as toilets, urinals, wash basins, shall be of the gazed type, easily washable, and non absorbent. Such fittings shall be designed in such way as to prevent settlement of residuals through a valve protected against vaporization and dryness of its water. Toilet flushing boxes and urinals should have an effective design capable of flushing of all waste material and heavy duty and durable enough to take the operation load in case of public places.
c.
In tower building of less than (20) storey height, drainage connecting of the ground floor shall be hooked up separately and directly to be inspection chamber. It shall not be hooked up to the same vertical ducts that belong to the higher floors.
d.
In tower buildings of more than (20) storey height drainage connection of both the ground and first floors shall be hooked up separately and directly to the inspection chamber. They shall not be hooked up to the same vertical ducts that belong to the higher floors.
e.
Internal drainage system of buildings shall be provided with ventilating pipes as appropriate. Size of such pipes shall be adequate enough for the application. Under no circumstances, their inner diameter shall be less than (2) inches in case of inner connections and (3) inches in case of vertical ducts. They shall be fitted vertically and lifted up to a height of not less than 3 feet and 4 inches above the highest opening in the building and a horizontals distance of not less than (6) feet and (8) inches. They competent department may request a further elevating of ventilating pipe or relocation far from the opening in excess of above minimum figures should there be any technical grounds that justify such request. Ends of such pipes shall be plugged by covers designed for such purpose.
f.
Drainage water of bides shall not be hooked up the drainage pipe leading to the floor drainage or the regular drainage risers. They shall be hooked up directly to the working (??) Ducts or to the inspection chambers through a deep water valve.
g.
Working and regular drainage pipes buried under ground shall be made up of robust material. They diameters and pitch down slopes shall be in accordance with specifications to be issued by the competent department. Pipe connections shall be air tight free from any leakage or any obstacle inside the pipes. Pipe material shall be capable of taking a minimum pressure of 10 feet Page 74 of 93
of water. Such pipes shall be spread around in such a way as to suit the prevailing conditions and loading on the soil and as per the relevant pipe manufacturer. h.
An inspection chamber shall be fitted at each point where the direction of drainage pipes shall change or at which the degree of slope shall change or at connection point between a branch and a main line. Distance between two successive inspection holes shall not exceed (50) feet. Inspection chambers shall be competent department.
i.
No inspection holes shall be dug inside roofed building except in chutes, corridors, service rooms, car sheds and adequately ventilated corridors. Such holes shall be of the dry type. Drainage pipes which extend underneath flooring and inside walls shall be protected from any external works or against settlement of floors. Such installations shall be provided with inspection / service doors at distances not exceeding (24) feet.
j.
All inspection holes shall be dug within the boundaries of the plot. During making the design and selecting locations of inspection holes, care should be taken to select the appropriate location of the last inspection chamber in terms of easiness of connection to the public drainage network and fulfilment of requirement of the department concerned.
k.
All basement levels shall be provided with appropriate means and ways for drainage and filtration of water such as sand separation rooms, pumps, grease traps,…etc. In case grease traps are not required in the current proposed design arrangements shall be made in order to allow fitting them whenever required.
l.
Drainage pipes and ducts shall not pass through columns, beams, foundations and electrical rooms except if the competent department permits that in which case pipes shall pass through pre-arranged openings to be shaped in advance prior to pouring concrete. Pipes shall also be provided with the necessary flexible joints.
m.
In case a large quantity of grease is discharged into the public network form restaurants or kitchens and like a grease and oil valve of design approved by the department concerned shall be fitted.
n.
Commercial and industrial waste shall not be drained into the public drainage network except with the appropriate. Such approval facilities for preliminary processing of such waste shall have been provided. Heater water at temperature exceeding (37) degrees. Celsius shall not be drained into the public drainage network except after cooling it.
Page 75 of 93
Article (44) Plumbing utilities a.
Following are the minimum plumbing utilities to be provided in building, subject to a percentage of (75%) of toilets in public building to be of the oriental toilet design. 1.
Residential units Each residential unit in a building shall be provided with the necessary plumbing utilities such as bathrooms, toilets and kitchen. At least one bathroom shall not have access through any residential room.
2.
Studio apartments Each studio apartment in the building shall be provided with the necessary plumbing utilities such as bathrooms, toilets and space for preparing meals.
3.
Offices, shops and showrooms. 3.1
Offices
One attached toilet shall be provided for each office or one toilet for each (2,000) square feet of the open space offices in case of common toilets. 3.2
Shops and showrooms.
At least one toilet shall be provided for the commercial space of an area from ( 1 to 3,000) square feet and two toilets ( one for gents and one for ladies) for a commercial are from (3,0001) to (10,000) square feet. For any area in excess of that, an additional toilet for gents and an additional toilet, for ladies shall be added for each additional (10,000) square feet. 4.
Commercial centers and public recreational buildings. 4.1 At least (3) Nos. gents toilets and (2) Nos. ladies shall be provided for any commercial or recreational area for (1) to (10,000) square feet in area. For any area in excess of that, one additional gents toilet and one additional toilet for ladies shall be added for each additional (5,000) square feet. Toilets for ladies shall be equal to half the number of gents’ toilets.
Page 76 of 93
4.2
5.
At least one additional gents toilet and ladies toilet for people with special needs shall be provided in case the commercial or recreational area exceeds (20,000) square feet.
Labour accommodation. 5.1. Plumbing utilities shale provided in accordance with Article (31) of these Regulations. 5.2. Toilets shall be separated form wash basins and foot bath in case of consolidated services.
6.
Nurseries and schools. Plumbing utilities shall be provided in accordance with Article (34) of these Regulations.
7.
Warehouses and workshop. One toilet and one wash basin to be provided for each warehouse of workshop. In case of consolidated services, one toilet and one wash basin shall be provided for each (5,000) square feet the first ten thousand square feet of the total area of the building, thereafter one toilet and one wash basin for each (15,000) square feet that followings the first ten thousand. Wash basins shall be fitted outside of toilets.
8. Hotels hotel restaurants and motels. Plumbing utilities shall be provided in accordance with Article (37) of these Regulations. 9. Mosques. Plumbing utilities shall be provided in accordance with Article (32) of these Regulations. 10.
Other specializes buildings Plumbing utilities shall be provided in accordance with approved intentional specification and dimensions.
Article (45) Septic tanks and absorption holes.
Page 77 of 93
In case of non-existence of a public drainage network in the where a building in proposed to be constructed building shall be provided by septic tank or drainage as per following provisions. a.
All such tanks shall be situated within the plot boundaries.
b.
To be accessible from the road or passage and far from the main building and the neighbours. Easily accessible for cleaning evacuations and maintenance. Locations shall be subject to approval by the competent department. Such tanks should be capable of being connected in future with the public drainage network.
c.
Such tanks shall be made of reinforced concrete in order to take the load of vehicle traffic if necessary.
d.
Tanks shall have an opening of adequate size with a heavy duty lockable cover.
e.
Such tanks shall have not rise above the finished ground level of the site in which it is situated.
f.
Such tanks shall have adequate capacity. Capacity shall be calculated on basis of daily personal consumptions as per standard tables.
g.
Tanks to be situated as a distance not less than (3) feet and (4) inches from near by buildings and boundary walls if such tanks were make of non penetrating reinforced concrete., and (10) feet in case of block work. Depth thereof shall not be less than (5) feet from the level of bottom surface of the pipe connected to the hole inlet.
h.
In the areas of high level underground water or where the rate of water absorption in the soil is not adequate, tanks for collection of drainage water shall be used for collection and thereafter transportations to points be determined by the department concerned.
i.
Design of septic tank and absorption hole shall be in accordance with approved standard specification. Septic tank shall be provided with ventilation pipe as per requirements of the competent department. All the tank openings shall be covered in such a way as to prevent insects from entering.
j.
Except for residential buildings, grease and oil traps shall be provided for kitchens and meal preparations pantries.
Page 78 of 93
Article (46) Drainage of rain water a.
Appropriate means of collection and disposal of rainwater shall be adopted in such a way as to prevent from leak into the building.
b.
Finishing of any exposed roof of any building shall allow for a slope of not less than (1 to 50) and not more than (1 to 70) in order for water to flow either towards a suitable collection gutter or an exit that leads to drainage pipe or appropriate waterspout.
c.
Rain water collection ducts, exits a drainage pipes shall be given a pitch down / a slope of not less than (1 to 90) and to be made of robust material, complete with water proof joints of adequate sizes and fitted in a safe and reliable manner.
d.
Rainwater shall not be drainage into the drainage pipes or septic tanks or absorption holes or into neighbours’ premises. Such rainwater shall be drained on the surface directly into the road or the passage. In co-ordination with the department concerned, rainwater may be drained directly into the public rainwater network or into the absorption holes.
e.
Residual / waste water shall not be drained into the rainwater drainage network whatever the reasons might be.
Article (47) Domestic water supply a.
Specification of material used, design of network and workmanship of all domestic water supply installation, shall conform with specification laid down by Dubai Electricity and Water Authority.
b.
Each building or premises shall be connected to the public domestic water supply network, unless any other alterative water supply, source duly approved by the competent department, shall have been adopted.
Article (48) Domestic water tanks a.
Domestic water tanks shall be manufactured of material that does not rust nor corrode. Such material shall not adversely affect the nature or chemical characteristics of water and shall not cause any change in the colour or taste or odour of water. They shall not be affected by either temperature or humidity. Such material shall not penetrate lighting and shall not cause any harmful effect on the human health.
Page 79 of 93
b.
Domestic water supply tanks shall be provided with lockable inspection openings of adequate size of cleaning. They shall be of the double seal type specially designed for tanks. Dimensions of such openings shall be adequate enough in order to allow a person to gain access into the tank for clearing. Openings shall be located away from the direct day to day movements and sources of contaminations. Inspection opening shall be positioned higher than the floor level.
c.
Design of tank shall take into consideration that the tank be free from sharp corners that may accumulate dirt or microbes or prevent from periodical cleaning.
d.
Tanks shall be provided with openings for incoming water supply and for draining of cleaning water. Also openings for ventilation. Such openings shall be of adequate size that matches size of the tank. Distribution openings to be positioned at a height not lees than 2.4 inches from the level of the bottom of the tank and the cleaning water drainage openings at the bottom of the tank. Openings for filling the tank and ventilations opening shall be positioned at the top part of the tank. Such openings shall be provided with values in order to control the flow from and into the tank. Ventilation pipe shall be designed in such a way as to prevent entry of any material or inspects that may contaminate the tank. All such openings and connections thereto shall be manufactured of anti rust material without having any hazardous effect on human health.
e.
Water supply tanks shall be positioned in a clean area for from any source of contamination. They shall be elevated on supports up to a height of not less than 8 inches from the floor level. The tank shall be fitted in such a way as not to harmful affect the roofing coatings of the roof. In is preferable to install the tank in a shaded area. It should not cause an eye soar not prevent free movement on the roof.
f.
Water tank shall be cleaned at least once every six months. Material used for cleaning shall not include toxic material or any material harmful to public health. Cleaning process shall conform with public health requirements.
g.
Locations of water tanks shall be chosen as far possible from drainage network lines, inspection chamber, septic tanks and absorption holes. In all cases drainage pipe line shall not be permitted to run above or next to domestic water tanks in case such tanks are fitted underground.
h.
Capacity of domestic water supply tanks be calculated on basis of actual demand of the building occupants and as stipulated by the competent department.
Page 80 of 93
i.
The Inspector shall have access to any part of the building in order to conduct inspection on water supply tanks in order to ensure compliance with public health conditions and technical specifications.
Article (49) Storage of domestic cooking gas cylinders The following minimum requirement conditions shall be fulfilled by the space used for storage of domestic cooking gas cylinders. a.
Storage or safe keeping of domestic cooking gas cylinders shall be limited to covered spaces with adequate ventilation. Such space shall be chosen outside the kitchen or the residential quarters.
b.
Storage space for cooking gas cylinders in case of pubic buildings shall be adequately ventilated and easily accessible in order to replace empty cylinders. Such space shall be capable of being isolated in order to flight fire should there be any hazard.
c.
All cooking gas piping installations shall be erected n accordance with specifications approved by the competent department.
d.
In case a central store for cooking gas cylinders is situated in a building, the landlord shall conduct an annual inspection to all gas pipes and connections leading to residential units in order to ensure that such installations are safe and sound and are free from any leakage.
e.
All cooking gas stores shall be provided with fire fighting and fire alarm systems in accordance with specifications and conditions lain down by the competent department. Fire fighting equipment shall be maintained on regular basis.
f.
Inflammable material such as vehicle tyres, cardboard and paper shall not be stored along with cooking gas cylinders.
Article (50) Insulation material Water proofing and heat resistant material shall be subject to the following conditions: a.
Bathroom, toilets and kitchen flooring shall be provided with insulation material.
b.
Water proofing and heat resistant shall be fitted on the roof top in order to protect it from water leak and solar effects. Page 81 of 93
c.
Insulation layers shall be put around the building sub-structures up to (1) foot height above nature ground level.
d.
All categories of metals that can become rusty shall be protected by insulation and paint. They shall be maintained on regular basis, with particular reference to drainage and water supply pipes.
e.
Terms and conditions listed user the approved heat insulation regulations issued by the competent shall be complied with in the design, execution and calculation of buildings thermal and electrical engineering works. These shall include (ceilings walls, windows, doors, building orientation, landscaping and plantations, electrical lighting mechanical ventilation, air conditioning,..etc).
Article (51) Terms and conditions of garbage / waste collections rooms a.
Buildings, residential complexes, industrial, educational, healthcare, recreational, and touristic premises shall be provided with garbage collection room situated with the borders of the relevant plot and inside the boundary wall. A room in the ground floor or same building may be allocated for such purpose and be used for collecting garbage prior to disposal thereof outside the building.
b.
Garbage room shall satisfy the following requirements: 1. Location shall either be near to the road or the passage in the absence of a road in order to facilitate process of removal of garbage and its transportations to be garbage collection vehicles. 2. Dimensions of the entrance shall be adequate to permit the easy entry and exit of garbage containers. Entrances shall be provided with ramps with ramps of appropriate slope for such purpose. 3. Dimensions and area of rooms and garbage collection points shall be as stipulated in Article (52) of these Regulations. 4. Flooring and full height of grange rooms shall covered with ceramic tiles in order to facilitate cleaning. 5. To be provided with water directs from the water supply network or form the high level tank. 6. To be connected to the drainage pipes of the building. 7. To have adequate lighting and be provided with an efficient ventilation system. Page 82 of 93
8. All windows to be air tight and protected by a metal mesh wire screen in order to prevent insects and rodents from getting into the room. 9. Collection room door shall be made of anti rust metal (aluminium) and shall be provided with ventilation louvers or any mechanical ventilation. Doors shall open outside. 10. Garbage container / collection room shall be situated in the ground floor. Its finished floor level shall not be lower than the datum surveying line. Room entrance shall be directly looking shall be covered with washable ceramic tiles and shall be provided with water supply point. c.
The building shall be provided with a garbage chute in case the building height exceeds three floors above the ground floor and building area exceeds 2,500 square feet. Mezzanine floor shall not be included as a floor in case its functional use is interconnected with ground floor.
d.
In case of plots of less area than (5,000) square feet, the garbage chute may be replaced with shall garbage collections rooms of size 4 x 6 square feet in each floor in additions to main garbage rooms in the ground floor. Width of door entrance of such small rooms shall not be less than 3 feet. Such door shall be open outside and shall be provided with automatic door closer. Mechanical ventilations shall be provided for these rooms. No ventilation louvers shall be permitted.
e.
Diameter of the garbage chute for collecting garbage from floors to Collation shall not be less than (2) feet. A small chamber of (3 ft x 3 ft) area shall be included in each floor in order to provided access to the garbage chute. Width of entrance door to such room shall not be less 2 feet and 8 inches. Its door shall open outside. An automatic door closing mechanism shall be fitted.
f.
In case of buildings where the garbage chute is not a requirement, if the floor area exceeds (10,000) square feet, small rooms of (4ft x 6ft) area shall be provided in every floor for collection of garages. Width of such door shall not be less than (3) feet and shall open outside. An automatic door closing mechanism shall be fitted. Room shall be provided with mechanical ventilation. No ventilation door louvers shall be permitted.
g.
Garbage chute may be replaced with service lift to be fitted in a location isolated form main passenger lifts. Small collection rooms of an area equal to the lifts area shall be provided in each floor. The lift shall be located close to the main garbage collection room of the building.
h.
The building landlord or his authorized representative shall be responsible for the overall state of cleanliness both within the building and in the external Page 83 of 93
areas that surround it up o the boundaries of the public road. Also for transportation and delivery of garbage containers from the garbage room to the nearest road at the times specified for that plus returning such containers back to the garbage rooms after evacuation. i.
Regular compactors shall not suffice in lieu of the number of containers or the area of the garbage collection room.
j.
If the location of the chute is far from the roads surrounding the plot, the garbage collection room shall be located near to the road or the passage in case of non existence of a road.
k.
Active chemical waste material, toxic material or liquids and / or any other hazardous material shall not be put inside the garbage containers.
l.
In order to contribute to the environmental protection efforts, garbage should be recalculated. For such purpose, garbage containers shall be classified ad per the category of garbage (paper, glassware,.. etc.).
Article (52) Dimensions of garbage collections rooms a.
In the buildings of less area than 2,000 square feet, a garbage room of (4ft x 6ft ) shall be required only in the ground floor. Such room shall be provided with mechanical ventilation. Width of the room door shall not be less than 3 feet. An automatic door closing mechanism shall be fitted.
b.
In the building or more area than 2,000 square feet, garbage rooms shall be provided as per following details. 1. Up to 100 kg of garbage.
Rooms that accommodates one container of 1.1 cubic mt capacity.
2. Up to 250 kg of garbage
Room that accommodates one container of 2.5 cubic mt capacity or two containers of 1.1 cubic mt capacity each
3.
Up to 500 kg of garbage
Room that accommodates tow containers of 2.5 cubic mt capacity each
4.
Up to 750 kg of garbage
Room that accommodates three containers of 2.5 cubic mt capacity each
5. Up to 1,000 kg of garbage
Room that accommodates four containers of 2.5 cubic mt capacity each
Page 84 of 93
6.
c.
More than 1,000 kg of garbage
Number of garbage collection rooms shall be determined by studying each case Alternatively the same above rates shall apply to half the quantity in excess of 1,000 kgs.
Quantity of garbage shall be calculated in accordance with following rates: 1. Residential use at the rate of 12 kg for each 1,000 square feet of the foundation area. 2. Commercial use, at the rate of 12 kg for each 1,000 square feet of the functional area. 3. Office use, at the rate of 5 kg for each 1,000 square feet of the functional area. 4. Hotels, at the rate of 3 kg for each room, 5 kgs for each suite. The remaining elements shall depend on the type of business activity.
d.
In order to determine the area of garbage collection rooms, the following dimensions shall be endorsed: 1. Garbage collection rooms shall accommodate all the required containers as per their standard size as follows. 1.1
Dimension of 2.5 cubic meter container shall be (4.17 feet x 4.46 feet) or (188 cm x 136)
1.2
Dimension of 2.5 cubic meter container shall be (4.86 feet x 6.70 feet) or (148 cm x 204)
2. A clearance of (1) foot shall be left between the containers and the walls of the garbage room. 3. A clearance of (1) foot shall be left in between containers on all sides. 4. A clearance of (2) feet shall be left between the container and the front facade of the room in which the door that leads to the garbage room is situated. 5. Width of the inner passage of the garbage room shall not be less than (4) feet. Page 85 of 93
e.
Width of the garbage room door shall be adequate enough to allow the easy entry and exit of container. Such width shall not be less than a minimum of (6) feet.
f.
Height of the garbage room shall not be less than (8) feet as a minimum.
g.
Dimensions and door of the garbage shall depend on the method of movement of containers inside it and accessibility to all containers for moving them towards the door.
h.
In hotels and specialized premises, a hydraulic compressor may be provided after special study shall have been submitted and the department concerned shall have been obtained provided that its size shall not be less than required.
i.
In educational institution building, a collections complex for garbage containers shall be provided. Its space shall be adequate for two containers of 2.5 cubic meters, one to be allocated for papers and the other for other waste material.
j.
In healthcare institution buildings a collection complex for garbage containers shall be provided. Its space shall be adequate for tow containers or 2.5 cubic meters in additional to container necessary for patient rooms, offices and administrative areas. Capacity to be calculated on basis of 12 kg for each 1,000 square ft of the net area.
k.
In labour accommodation buildings. A collection complex adequate enough to accommodate the required garbage containers. It space shall be adequate for one containers of 2.5 cubic metres for each 10,000 square ft of the total building area subject to a minimum of one container.
l.
In industrial building (warehouses or light duty workshops) a collection complex not less than (10ft x 10ft) with washable floor tiles and water supply outlet for washing. Space shall be adequate enough to accommodate the required garbage container at the rate of one container of 2.5 cubic meters for each 20,000 square ft of the total building area. In heavy industrial building, specialized industries, sports clubs, garbage rooms and category and number of garbage rooms shall be determined according to relevant studies to be proved by the competent department
m.
In residential villas, the following shall be taken into consideration: 1. In compound comprising investment villas, consolidated garbage rooms shall be provided as per specifications outlined in Article (51) herein and the following table.
Page 86 of 93
No. of villas
Container capacity
No. of containers
1 – 10
2.5 cubic mt
1
11 – 20
2.5 cubic mt
2
21 - 30
2.5 cubic mt
3
31 - 40
2.5 cubic mt
4
2. In case the number of villas in one compound exceeds 40 villas, 1 No. container of 2.5 cubic mt shall be provided for each ten. A study for the garbage collection procedure including transportation to a collection area provided with compacting containers may be submitted for submitted for approval by the department concerned. 3. In case increase in the number of containers in one compound above the number stipulated in this Article, the number of garbage collection rooms shall be increased to more than one room. n.
Category and capacity of containers in industrial areas labour accommodation areas and in some specialized projects may be replaced with other categories as approved by the department concerns.
Article (53) Structural conditions. a. Structural design of the buildings shall be done by a qualified structural engineer licensed to practice the profession and approved by the competent department. b. Requirements to ensure efficiency and reliability of buildings. Building and all their components and well as material used therein, thereof in shall have to satisfy the minimum safety standards and long life tune assurance against following factors: 1. The most dangerous stresses and loads or combinations thereof in respect of effects on the building including combinations of stresses and loads that cause serial and successive collapsing. 2. Any other effects including corrosion of steel which the building may be subjected to. Page 87 of 93
Article (54) Approved Codes. Buildings and structures shall be designed in accordance with standard codes applicable in England and listed hereunder, or other codes approved by the competent department or any updates thereof satisfy the requirements of this Regulation. a.
Load codes 1.
Dead and live loads affecting buildings. British standard (BS) code N0. 6399, part one "General" 1996, subject to following exceptions.
2.
1.1
Live load on mezzanine floor shall not be less than (5 KN/square mt) in commercial and industrial buildings.
1.2
Live load shall not be less than 3.5 KN / square mt in car parking buildings and car parking levels in other buildings.
1.3
Live load in design of flat slabs sand post tensioning slaps shall not be less than 3 KN / square mt in all buildings that may be exposed to live load less than such figure. Wall loads shall also be added to the live loads.
Wind effect / loads British standard (BS) code No. 6399, part two "General" 1995, or British standard (BS) code No. 3, Chapter Five, part two, 1972. In should be noted that design wind speed in Dubai in 45 mt/ second.
3.
Live loads on roofs
British standard code No. BS 6399, part three, 1988. Dynamic effects and concentration of loads resulting from air-conditioning equipment water tanks sand collection, landing of helicopters shall all be taken into consideration. 4
Earthquake loads 4.1 American UBC Building Code, Chapter sixteen, divisions from III to V, 1997, taking into consideration following factors in calculating the horizontal forces equivalent to effects of earthquakes. 4.2 Soil factor to be sleeted on basis of (Se) factor for coastal areas, areas in which the underground water level is high sandy soil. Page 88 of 93
c. Design codes 1. Foundations / sub-structures BS 8004: 1997. 2. Reinforced concrete structures of pre-stressed concrete or regular concrete. BS N0. (8110) 2.1 BS 8110, part one : 1997 2.2 BS 8110 part, 3 1985 3.
Steel structures BS 449 Part. Tow 1969 or BS 5950 3.1 3.2 3.3 3.4 4.
BS 5950 part 1, 1985 BS 5950 part 2, 1985 BS 5950 part 4, 1982 BS 5950 part 5, 1987
Complex steel structures British standard CP 117, part 1 : 1965
5.
Concrete block structures British standard 5628, part one, 1978 / 1985, as read with part three of same code for 1985 plus local orders issued by Municipality in respect of concrete blocks.
6.
Aluminum structures British standards Code CP 18 : 1969
7.
Timber structures BS 5628 part 2 : 1969 and BS 5268 part 3 : 1985
c. Other design codes
Page 89 of 93
Structural designs may be prepared by referring to building codes other than British codes, provided that approval of competent department shall have been obtained. Article (55) Design and execution criteria a.
b.
In order to prevent serial successive collapsing of all building of 5 or more floors (inclusive of basements) the following shall be taken into consideration: 1.
Main and sensitive elements in the structural shall be designed in order to take an exceptional external force of 34 Kilo Newton / square mt acting alternatively on all sides of such element, in addition to other loads to which such element is exposed.
2.
All structural elements shall be designed in order to allow containing any collapsing immediately when it takes place, within 70 square mt or 15% of the floor area whichever is less for the relevant floor, the one right above it and the right below it).
Requirements under item ( a ) in this Article may be fulfilled for five floor buildings or higher, at the time of construction after talkind into consideration the code regulations in connection with tie beams inside the building or misuse of the building or in case of accidents, and after complying with the following. 1.
BS 8110, clause 2.2.2.2 part 1: 1997 and clause 2=6 part 2 : 1985 for concrete structures and per-stressed concrete.
2.
BS 5950, clause 2.4.5.3, part 1 : 1990 steel structures.
3.
BS 5628, clause 37 , part 1 : 1985.
Compliance with above clauses reduces the structures ability to collapse. c.
Article earthquake design For purpose of realizing requirements listed under sub-article (a) of this Article, design of buildings of 5 or more floor heights shall take into consideration earthquake stresses as stipulated under Article 2.1 d.
d. Design for anti horizontal force In case of design for horizontal force, design should be bases on a larger force / stress than the earthquake force, wind effect, horizontal force defined under Page 90 of 93
article (2.4.1.3.) or British standard specifications 8110, part 1 : 1997 , However specifications of reinforcement steel should conform with requirements for earthquake stresses. Article (56) Concrete block structures a.
Walls shall be constructed of regular concrete blocks put together in rows using cement mortal. Specifications of blocks shall satisfy requirements stipulated under the legislation and circulars passed by Municipality. Light weight hallow blocks shall not be used in case of bearing type walls. However, when such blocks are used for layer of plaster or water proof paint. Block work shall comply with British standard specification BS 5628, part 1 : 1978/1985. Loading capacity of the block work used for bearing type walls shall match the thickness of such walls as follows. 1.
When solid blocks are used for wall bearing type, loading/bearing capacity shall not be less than 9 Newton/mm for all different wall thicknesses. 2
2.
When hollow blocks are used for wall bearing type (for building heights not exceeding two floors) loading / bearing capacity shall not be less than 6 Newton/mm2 and wall thickness shall not be less than 8 inches.
3.
Wall bearing type to 6 inch or less thickness shall not be constructed except by the use of solid blocks.
4.
Blockwork of less than 6 inch thickness shall not be used for single wall bearing type. However, it may be used of double walls together with tie elements in between. Bearing capacity referred to above, represent the average figure for bearing capacity for 10 blocks to be selected in accordance with BS 6073, part 2.
5.
b.
Cement mortar Cement mortal used in construction of walls shale be equivalent in strength to at least 1:1:6 (Portland cement, limestone, fine sand) as proportions of dry material by volume or as per proportions stipulated under British Standard Specification BS 5628 part 1 : 1978 / 1985 for mortar classified as grade 3, while ensuring conformity between the cement mortar, blocks and location.
c.
Blockwork tie elements.
Page 91 of 93
BS 1243, 1978 for specifications of metal tie elements used in the double walls, unless such wall are exposed to severe environmental conditions, in which case stainless steel shall be used as per BS 5628, part 3 (1985). d.
Wall bearing type Wall bearing blockwork shall be securely tied at both ends by a lateral support wall or by a concrete column. Such supports shall have adequate measurements in order to provide support to the full height of the bearing type wall.
e.
Deep cutting or chopping in the blockwork shall not exceed one third of the wall thickness. Horizontal chopping of walls shall not exceed one sixth of the wall. Care shall be taken in order to ensure that such cutting / chopping shall not affect the wall balance.
Article ( 57 ) Soil and foundation tests Following shall be taken into consideration while designating foundations (except for one floor height buildings). a.
b.
Conducting soil investigation tests at the site of works by a soil investigation laboratory licensed to operate in the Emirate of Dubai. Following technical aspects shall be studied. 1.
Category and characteristics of the relevant soil.
2.
Engineering recommendations as regards bearing capacity of the soil and anticipated settlement.
3.
Level, characteristics and ingredients of underground water.
4.
Effect of soil and underground water on the extent of steel corrosion and rust.
5.
Effect of tide on balancing of sub-structures and foundations.
6.
Requirements for propping / supporting of excavations sides.
7.
Recommendations as regards type of foundations.
Location of test holes shall be defined on the site map. Axes shall also be defined in accordance with Municipality datum surveying levels. Page 92 of 93
c.
Recommendation as regards specifications of concrete and cement that suit thesite soil (BS 5328 part 1 : 1997 and CIRIA special publication No. 31.). Fracturing strength of reinforced concrete shall not be less than 30 Newton/mm2.
d.
Foundations shall be constructed within the border lines of the plot. Footing shall not be projecting outside the plot boundaries. Depth of foundations shall neo be less than 3 feet below ground level in order to project the footings from soil slipping and changes in humidity resulting from atmospheric heat effects.
e.
Provide a system for draining of underground water (if necessary) in order to prevent water from leaking into the building interior.
f.
If case of excavation works for basement floors or otherwise, provide a protection system for propping the sides of the excavation. Such side protection props may be permitted outside the plot boundaries on the street or passage side only after obtaining the consent of the department concerned. Design and execution of excavation protection props shall be safely secured in such a way as not adversely affect neighbouring buildings and services.
g.
No hammering shall be used to drive piles. No vibrator (vibro compaction) shall be used in order to strengthen the soil. Should such practice be required for foundations, a pre-requisite consent shall be obtained form the competent department.
Qassim Sultan Al Banna Director General of Municipality
Page 93 of 93
