Teejan

TEEJAN D U B A I

L A N D

architects engineers designers planners

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VISION 1. Client Vision 2. Project Vision

THE EXISTING LANDSCAPE & SWOT ANALYSIS

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Site Strengths Location Services Opportunities to Explore

5. Weaknesses and Threats 6. Enabling and Mitigating Strategies

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Concep Master Plan Approaches Flexibility Unity of Urban Forms External Access Connectivity to Open Space Road Network Hierarchy

7. Public Amenities 8. Open Space Strategy and Network 9. Functional Layout 10. Phased Implementation 11. Mix of Typologies in Neighborhoods

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Access Connectivity Road Layout Open Space Activity Nodes View Corridors

7. Unit Typologies 8. Phasing 9. Land Use Plan 10. Illustrative Master Plan

MASTER PLAN APPROACH

CONTINUOUS OPEN SPACE

CENTRAL CORES 1.

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Access Connectivity Road Layout Open Space Activity Nodes View Corridors

7. Unit Typologies 8. Phasing 9. Land Use Plan 10. Illustrative Master Plan

ORTHOGONAL GRID 1.

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Access Connectivity Road Layout Open Space Activity Nodes View Corridors

7. Unit Typologies 8. Phasing 9. Land Use Plan 10. Illustrative Master Plan

REFERENCES

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VISION

REMRAAM - DUBAI PROPERTIES

CLIENT VISION Developing communities that meet the needs of a growing population are central to Dubai Properties (DP) corporate responsibilities. DP is known for delivering integrated, end-to-end project development solutions for Dubai Properties Group (DPG) from design and development, to sales and handovers. Under its portfolio, DP is the developer of retail, commercial, residential and mixed use projects for DPG. Since 2004, the DP has commenced quality projects – The Villa, Jumeirah Beach Residence, and Mudon among others - that have been closely associated to Dubai’s urban transformation. DP continues to deliver quality projects that define its role as a premier developer in the UAE. For the project site earmarked for a medium density residential community, DP has communicated its plan to NAGA consultants to develop a selection of villas, townhouses, and apartment units supported by community facilities, parks, and road network. The development will highlight the following physical strengths:

MASTER PLAN

MASTER PLAN

PRODUCT

FLEXIBILITY

UNITY

SALEABILITY

Key to the viability of the project are typology selection, development and design flexibility, lifestyle enhancement, and innovative planning.

In the context of Dubai’s residential market, familiarity with target end users is important in defining product typologies. At the same time, a level of flexibility for master plans to adapt to changes in market demands is a desirable feature.

The means to achieve this – plot size revisions, road extensions, phasing of development – are varied and are a challenge for master plan.

Enjoyment, like praise, is one of the most beneficially healing and naturally occurring states.

THE PROJECT VISION In planning and designing residential communities, the master planners has set a benchmark that aims to promote a high quality of living at par with Dubai’s progress.

The master planners has envisioned a community where its expat residents (approximately 91% of Dubai resident population) can experience a high quality of living. By integrating the public realm as a domain of enriching daily experiences, the community attains vitality through well-connected open spaces.

Arranged in clusters of neighborhoods, a progressive and phased development that allows flexibility and sensitivity to market demands is the best response to the cyclic nature of the real estate industry

PARKS

PUBLIC PLACES

PUBLIC REALM

STREET SCAPES

COASTAL AREAS

INTEGRATING PUBLIC REALM The public realm includes all exterior places, linkages and built form elements that are physically and/or visually ccessible regardless of ownership. These elements can include, but are not limited to, streets, pedestrian ways, bikeways, bridges, plazas, nodes, squares, transportation hubs, gateways, parks, waterfronts, natural features, view corridors, landmarks and building interfaces.

COMMUNITY LIFESTYLE ENHANCEMENT The expat community of Dubai has grown exponentially and with its growth, a demand for quality lifestyle that suits their aspirations. While high density accommodations have partially satisfied the need, a growing segment of residents with families have started to opt for low to medium density housing that is affordable and secured. In addition, the appeal for expat residents to purchase and own properties and live in secured gated communities with neighborhood character remains one of the attractive features of Dubai’s real estate market.

MASTER PLAN

LIFESTYLE ENHANCEMENT

THE PUBLIC REALM

CONNECTIVITY Each component of the community – residential zones, streets, parks, public amenities, and utilities - is fundamental to the overall operation.

The master plan aims to promote a connectivity of residents to all of these land uses with a particular focus on parks and open spaces. The connection, while obviously important, is elaborated on through unique design strategies.

The treatment and access to open spaces of individual families is often overlooked by the emphasis to regulatory compliance. And while compliance is equally important, the master planners proposes an experiential approach to open spaces. By introducing access as an enriching experience, residents learn to appreciate the essential roles of opens spaces in their respective daily lifestyles.

PROJECT SUSTAINABILITY & FLEXIBILITY Dubai remains one of the most active real estate industries in the region serving as the benchmark of real estate activities . In 2014, residential sector appears to have attained market price adjustments and are in the path to more sustainable growth. In addition, off-plan options where buyers buy properties before or during construction when prices are low with 10% deposit – have impacted on existing stocks across all sectors. In order to capture this market and to address market corrections, the master plan needs to incorporate sustainability and flexibility not only through master planning but through architectural designs as well.

Phased and modular implementation with flexibility of planning is an important feature in today’s real estate market.

Clustered layouts increase flexibility of master plans while reducing costs for roads and utilities.

THE EXISTING LANDSCAPE AND SWOT ANALYSIS

THE EXISTING LANDSCAPE and SWOT Analysis URBAN PLANNING CONTEXT The Dubai 2020 Masterplan envisions compact city growth development approach. It envisions the integration of several parameters including committed land for mega projects, on-going projects, conservation areas, natural environment, infrastructure & mobility networks, aviation restrictions, urbanization parameters, and metropolitan growth scenarios among others to arrive at the proposed masterplan.

By promoting urban metropolitan areas and compact city growth, urban nodes which cover the project site are being developed with the existing urban fabric.

Delineation of Metropolitan Area places “development pressure� for limited finite land resources.

OPPORTUNITIES TO EXPLORE Several opportunities exist that underscore the site’s potentials. Aside from large land area, the site is included in Dubai’s 2020 master plan projection for metropolitan development. For residential use, several location advantages exist including the existence of an extensive educational center for higher studies, residential communities, and retail establishments.

The confluence of academic institutions of higher learning, offices, retail, and residential uses create a synergy for a knowledgebased residential development. The plan requirements generally relate to addressing the lifestyle needs of a knowledge-based community whose distinct needs for knowledge propagation alongside rest, relaxation, and recreation cannot be underestimated.

With improved road access, RTA’s road expansion projects and TOD programs, the potentials for developing the site with standard road services is a step towards the promotion of a high quality of life. The cyclic nature of the real estate market however needs to be addressed with foresight and a deliberate preference for flexibility in implementation and diversity of products.

Globally, planners have aspired for “green�

communities

through

a

variety of ways including compliance to

technical

construction

requirements. For master planning, the master planner proposes to provide an experiential dimension to promote respect and protection of the outdoor environment. By providing a visual connection and an active use through direct access, the master plan can be positioned as a strategic medium to enhance the value of usable green spaces.

WEAKNESSES & THREATS The reliance on a single access corridor (Emirates Road) has development impacts with limited access options. The obvious downside is the possibility of traffic grid lock to diminish the site as a viable and preferred place for living. Physical separation of the two sites also present challenges to an integrated master plan.

Although strategically positioned near the junction of two very important road corridors, there is a notable dearth of a major gateway development that defines the site. Related to this, the absence of views and vistas such as the Burj Khalifa adds to the necessity to develop an alternative strategy to promote the site on its own strengths and features. The absence of nearby parks and greens for public gathering is also noted.

The consultants are well-aware of the bust cycle of the construction industry when built products create an excess of supply in the real estate market. Prohibitive construction and land development costs are important issues that influence product pricing and subsequently market demand.

In master planning residential communities, the challenges are the avoidance of creating “disconnected� communities as a result of addressing mobility needs of motor vehicles. Road have become determinants of community form and daily living. While necessary, arguments between prioritizing traffic flow versus enhancing pedestrians’ needs have their positives and negatives.

SINGLE ROAD ACCESS

DIVIDED PROPERTIES

LACK OF LANDMARK FEATURE

LIMITED VIEWS

ENABLING & MITIGATING STRATEGIES The master plan criteria is to adhere to enabling strategies that will promote the site as a preferred residential address. The master plan strategies incorporate:

QUALITY with a focus on improving neighborhood lifestyle through interactive public realms (open space integration)

COMMUNITY to nurture self-sufficiency, self-reliance and neighborhood building

FLEXIBILITY to meet emerging trends and market demands of knowledge-based communities and project typology;

MOBILITY by promoting TOD concepts;

DIVERSITY of products for wider market coverage;

CONNECTIVITY to explore intra-access alternatives and improve access;

RESILIENCY through phased developments to capitalize the boom and mitigate bust cycles;

IDENTITY by presenting clear product distinction and avoid stereotypical association;

INTERACTIVITY to strengthen authority and utility providers support on one hand and to enhance neighbor relations on the other;

CENTRALITY of the open space as a community centerpiece;

UNITY of community form (organic, grid, branch)

OPEN SPACE CONNECTIVITY to impress the outdoor as a lifestyle enhancer

MASTER PLAN APPROACH

CONCEPT MASTERPLAN APPROACHES Intensifying use of public realm can be achieved through a deliberate planning that brings public realm at a convenient access as a common space shared with neighbors.

No open spaces

Introduce open spaces

Activated community

As a response to the market cycles, the master plan will be implemented in a phased and timely manner that permits changes in demand, scale, and product typologies.

Responsive to market demands

Responsive to real state cycle

ACTIVATE THE PUBLIC REALM

Sustainable and flexible

FLEXIBLE DEVELOPMENT & MARKET RESPONSIVE

INTEGRATE THE OPEN SPACE Segregated living & open spaces

ENGAGE, ENHANCE, EXPERIENCE Engage neighbors

As a lifestyle facet, the open space will be planned as a space that addresses the social need for neighborhood interactions and security.

Integrated open spaces

Foster social interactions, safety & security

In the area of end-user needs, the master plan aims to engage and enhance the lifestyle of its residents through choices of living experiences.

Enhance lifestyles

Experience choice of lifestyle

PLANNING CRITERIA After meetings with the client, a set of planning criteria were set aside by the consultants to provide a conceptual framework for the master planning exercise.

Residential

FLEXIBILITY

An important element in the master plan formulation is FLEXIBILITY.

With an understanding of the sensitivity of construction activities

across all sectors in Dubai, the client has requested from the consultants

that the master plan have an inherent capability to be flexible.

Market demands in Dubai with respect to housing needs have been noted to be changing since the global financial crises in 2008. In order to address the

Public Amenities

FUNCTIONAL LAYOUT The relationship of different land uses result in the functionality of the master plan. With the client needs for flexibility and unity, the master plan should retain the functional relationships of the different land uses.

Open Space

concern, the master plan for example must allow for plot sizes to change without compromising the overall concept. The ability of master plan to adopt to new plot sizes and typologies within a reasonable limit as determined by road capacities

Retail

Utilities

and utility demands will be a critical element in

Roads

CENTRAL CORE

CONTINUOUS OPEN SPACE

ORTHOGONAL GRID

UNITY OF URBAN FORMS The second feature of the master plan is UNITY. As a physical plan, UNITY refers to the overall layout of the master plan as determined by road network, plot layouts, and open spaces, public amenities, and utility plots. With a large land inventory for the project, the cohesiveness of the master plan in terms of variety of plot typologies, road widths, open areas locations among other features are important to promote residential character and lifestyle enhancement.

PUBLIC AMENITIES The physical environment, when planned and designed, can nurture neighborhood activities in dynamic ways. Mandatory provisions of public amenities are necessary to promote neighborhood relations. The required amenities – places of worship, daycare centers, schools, parks, retail areas – help enhance the lifestyles of communities.

CONNECTIVITY TO OPEN SPACES The basic strategy for lifestyle enhancement is an active integration of public realm into the community. A direct physical connection of residential plots to green spaces as extended backyards adds to the neighborhood lifestyle by promoting active or even passive recreational activities. By actively engaging the use of open spaces, community character can be enhanced through fostering neighborly interactions and activities.

OPEN SPACE STRATEGY & NETWORK One of the lifestyle enhancement strategies is to engage residents and their families with the physical environment by providing adequate open spaces for leisure. Critical to this objective is the arrangement and location of open spaces as an organized network. As a well-connected space, parks and pocket greens enhance outdoor activities, interactions, and healthy lifestyles.

ROAD NETWORK HIERARCHY

PHASED IMPLEMENTATION

A well-structured road network serves as the backbone of land

The phased implementation of the master plan adds to the viability

development projects. By observing a hierarchy of roads, functional

of development by addressing market needs and managing costs

movements of vehicles and of people are improved. Provisions for

in a sustainable manner. Flexibility in implementation together with

adequate access points help ensure ingress and egress routes are

functional operation of the required land uses will sustain the community

not congested while permitting emergency operations.

as it evolves with the master plan vision.

EXTERNAL ACCESS Access is equally important to location. Access refers to vehicular access to and from the site requiring the adequate number of access points (entrances) and their locations. It is expected that being a gated community, public transport access will be controlled. In promoting TOD concept of the RTA, the provision of bus stops needs to be coordinated with the RTA.

CONNECTIVITY TO OPEN SPACES

FLEXIBILITY OF PRODUCT TYPOLOGIES

FLEXIBILITY EXTERNAL ACCESS

OPEN SPACE CONTINUITY CENTRAL CORE

OPEN SPACE CONTINUITY ORTHOGONAL GRID

OPEN SPACE CONNECTIVITY CONTINUOUS OPEN SPACE

ROAD HIERARCHY CENTRAL CORE

ROAD HIERARCHY ORTHOGONAL GRID

ROAD HIERARCHY CONTINUOUS OPEN SPACEE

MIX OF TYPOLOGIES IN NEIGHBORHOOD By designing for different typologies, varied lifestyles come together in the community. By choosing variety over homogeneous neighborhoods, a healthy mix of social characters and activities are being promoted. Gated neighborhoods need not be stereotyped as bland or sterile communities with the introduction of different housing typologies.

CONTINUOUS OPEN SPACE

NTS ME RT U SE PA HO N DUPLEX OM

4 BEDROOM DUPLEX

APART MENTS

OPEN SPACE

X

APARTMENTS

A

DUPLE

TOWNHOUSE

OPEN SPACE

O

ORTHOGONAL GRID

OM

3 BEDROOM DUPLEX

4 BEDR

DR

O

4 BEDROOM DUPLEX

3 BE

TO

W

OPEN SPACE

CENTRAL CORE

3 BEDROOM DUPLEX

TOWN HOUSE

CONTINUOUS OPEN SPACE

CONTINUOUS OPEN SPACE SYNERGY OF LIFESTYLE & OUTDOORS The present challenge in many developments is the disconnection between neighborhoods within a community as a result of an emphasis on road functionality. Often, roads provide the main means of mobility for pedestrians and, as a result, take precedence over the functional roles of parks in improving communities. By positioning parks as an equal and better choice for mobility, a great opportunity exists to enhance the lifestyle of residents by creating an illusion of the outdoors as an accessible space like an extension of a plot.

The proposed layout addresses the disconnection of residents to the outdoors and by extension to the natural world. By creating the illusion of integrating the outdoors simply by extending backyards into the open spaces, a more dynamic neighborhood is achieved. Inspired by the organic structure of the leaf, the master plan concept presents a central open space as a unifying spine from where open space corridors emanate from. Similar to the leaf physiology, the leaf spine is the repository of a plant’s vitality. In the same analogy, the layout promotes open space corridors as shapers of neighborhood form and activities. As a “premium” land use, the open space corridors are located at the core of the master plan and proximity to it is a luxury. By repositioning the open space (i.e. landscaped areas) as a continuous green corridor, a synergy between activities and the outdoors is actively promoted.

In this concept, an organically shaped linear green spine is centrally positioned along the central axis of the plot as a means to “engage, enhance, and experience” the outdoors in a more intimate level. This meandering green spine is connected intermittently along its length to a series of smaller green corridors that extend to sub-neighborhoods as backyard greens. The central location of the green “forces” the main road network to take a subservient role in the overall plan. The road network is planned to loop around the central green to serve the different plots. The ecological strategies range from promoting native plant species, protecting habitats, and creating ecological areas within public amenity spaces. The plan aims to balance human requirements of the public realm with those of biodiversity.

PROJECT NARRATIVE NATURAL MORPHOLOGY

LANDSCAPE TOPOGRAPHY suggest extraordinary scenery and

EVER CHANGING ASPECTS OF NATURE

TOPOGRAPHY PATTERNS = NATURE = FLEXIBILITY

LANDSCAPE is no longer a static place but the expression of a

DYNAMIC FIELD OF FORCES

ACCESS

CONNECTIVITY

Access points to and from the site is important for functional traffic flows during peak hours.

Connectivity refers to the ability of both pedestrians and motor vehicles to move within the

Main access points are from Emirates Road (E611) however secondary access points are

site. The proposal proposes to separate pedestrian movement from vehicles by providing a

possible to existing and proposed roads around the development; these may include Road 64

backyard connection of plots to the central greens. By planning for a fully-connected central

from the northeast, Road 132 between the 2 plots, service roads from The Villa development

green, residents can experience walking or cycling to all parts of the development. On the

from the northwest.

other hand, motor vehicles can move separate from pedestrian movements ensuring safer environments.

ROAD LAYOUT / ROAD NETWORK

OPEN SPACE

The road network is planned to provide efficient access to all the plots through collector

For open spaces, the main feature of the concept master plan is a fully-connected green

roads and looped local access roads. A dual collector road is proposed to enclose the central

network which allows the freedom for pedestrians to circulate in all parts of the development

green in contiguous form and provide branching loop roads to access the outlying plots.

while within the safe confines of the park environment. Public facilities are within reach as

The meandering road pattern is possible with single detached villas and attached duplexes.

well since these are all located within or near the central open space.

More rigid road geometry is found at the peripheral areas where townhouses are located. An important feature is the intent to separate pedestrian and vehicular flows.

ACTIVITY NODES

VIEW CORRIDORS

The central spine and extension green corridors will incorporate public amenities throughout

By maintaining a contiguous green spine, there are several view corridors within the

the community and within convenient locations within each neighborhood. By strategically

development that extend distantly. Even within sub-neighborhoods, the green extensions

locating these public amenities, activity nodes are established further animating the character

provide view corridors for peripheral neighborhoods of townhouses.

of the adjacent open space.

UNIT TYPOLOGIES & LOCATION The master plan promotes mixed neighborhoods that are inclusive of different lifestyles.

Each neighborhood introduces a mix of villas, duplexes, and townhouses that contribute to vibrant social environments. Premium plots are planned along the main green spine with other plots are located along the peripheral areas. With the introduction of backyard greens, a very high level of flexibility allows plot depths to change to respond to market changes without affecting road layouts. The layout introduces a high level of flexibility to promote a particular typology that is preferred by the market.

PHASING The layout promotes a phased development through clustering. Looped roads enhance the autonomy of each neighborhood allowing their operation while other clusters are under construction.

PLAN FEATURES Well defined continuous green spine/open space connects the entire development Way-finding can be faciliated by the continuous green space both for pedestrian and vehicular navigation The continuous spine can act as an outdoor mall where all amenities are connected throughout Very flexible for partitioning into variable phases/zones

ILLUSTRATIVE MASTER PLAN CONTINUOUS OPEN SPACE

CENTRAL CORES

A CENTRAL CORE OPEN SPACE DESTINATION Communities have a focal point that defines neighborhood character. True to the nature of society and of humans, urban spaces are replete with central spaces which are venues of social activity and vitality.

The circular cross-section of a tree core becomes the inspired symbol of the second concept. Concentric layers radiating from the central core typify the layers of open spaces and residential typologies. The master plan concept is inward-looking with premium plots clustered around the inner open space core. Similarly, peripheral areas have residential plots clustered around open spaces and are connected to the inner core through streets or green corridors.

A series of green cores are planned to become activity nodes throughout the development. These cores are planned as separate nodes that enable each to serve the immediate neighborhoods effectively. Sub-neighborhoods have their neighborhood centers as well. Each neighborhood becomes a destination node with its own character and vibrancy.

By positioning the green parks as concentric corridors within residential blocks, a continuous path of a curving green corridor becomes a regular feature of the plan. Positioned in between backyards as a consistent defined space throughout the community, the green space serves as a secured and familiar public realm of each block. As a result, each concentric park attains unique neighborhood character and become destination points by themselves.

PROJECT NARRATIVE

One touch of nature makes the whole world kin.

William Shakespeare.

ORGANIC NATURAL PATTERNS = FLEXIBILITY

LANDSCAPE is no longer a static place but the expression of a

DYNAMIC FIELD OF FORCES

ACCESS

CONNECTIVITY

The main access points are provided along Emirates Road where direct links to Dubai’s road

The layout provides separate cores of open spaces to serve individual neighborhoods. The

network is provided. However, intermediate access points are possible when the adjoining

open space hierarchy is arranged in concentric circles of green corridors with back-facing

road branches from Emirate Road are constructed. The master plan option takes this

plots. Connectivity to the open space cores is achieved by radial corridors. In this proposal,

possibility in consideration.

connectivity is limited within sub-neighborhoods which, as a unit of the entire community, have its own character.

ROAD LAYOUT / ROAD NETWORK

OPEN SPACE

The road layout is a combination of concentric, radial, and peripheral roads. A main spine

The layout provides main green open spaces in the central cores (nodes) and local green

road serves the entire development in a curvilinear layout creating clusters of neighborhoods

spaces along the concentric strips. As a standard feature, each plot has an extended back

on both sides; each cluster has its own concentric road network.

yard in the form of concentric green strips which is shared with the opposite plot. The narrow strip of green space fosters a sense of privacy and ‘ownership’ of the adjoining strip which helps promote security and neighbor relations.

ACTIVITY NODES

VIEW CORRIDORS

By locating public amenities in the dispersed core areas of the green spaces, activity nodes

With a unique concentric layout, the view corridors offer a combination of direct radial

are established throughout the neighborhood. As generators of community activities, the

views and curving vistas with different experiences. The direct radial views with a defined

nodes help animate the open spaces where they are located. A distinct feature of the layout

termination point such as community nodes promote site orientation. The curving vistas

is the orientation of activity nodes within residential blocks.

which are evident along the concentric greens promote a sense of discovery and movement for pedestrians. Adjoining residential plots, the curved vistas promote privacy by avoiding direct views into residential plots.

UNIT TYPOLOGIES & LOCATION Different plot typologies are arranged within clusters to add diversity and vibrancy to each neighborhood. Townhouse plots which require regular blocks are conveniently positioned along the peripheral areas while premium plots are positioned near the central greens.

PHASING The layout has distinct neighborhood cores that define the phased development.

PLAN FEATURES The round architectural shape provide a natural shape of unity Strong sense of protection and focus towards the inner core Nuclear clusters with well-defined community centers Concentric residential blocks are served by radial roads Neighborhood parks are located at the core with radial green corridors or concentric park rings Hierarchy can be accomplished by varied sizes of central cores

ILLUSTRATIVE MASTER PLAN CENTRAL CORES

ORTHOGONAL GRID

ORTHOGONAL GRID DIVERSITY & VIBRANCY Neighborhood clusters develop identity and enhance diversity. By designing communities into self-sustaining clusters, diverse lifestyles and urban characters are nurtured as each cluster develops. The grid clusters developed from the planning principles of New Urbanism is a model reference that illustrates this planning concept.

Using the honeycomb pattern as a modular expression of planning, the layout framework is an orthogonal grid format. The natural form of the honeycomb lends to an organized pattern of expansion that is defined by sturdiness, rigidity, and modularity. Road patterns are oriented along a straight alignment at right-angled grids.

New urbanism plans adhere to the principles of “walkable’ communities. Each neighborhood has a discernible center in the form of a public square or an open space. Variety of dwelling types adds to the vibrancy of neighborhoods including retail shops that are sufficiently sized to supply weekly needs of residents. Small playgrounds or pocket parks are accessible to all dwelling units. Roads are planned to slow traffic making the neighborhood suitable and safe for pedestrians and bicycles. Prominent sites serve as termination points of street views and may include community buildings, places of worship (mosque), a retail center, or a park.

In addition to the principles of New Urbanism, the introduction of usable green corridors behind residential plots improve the neighborhood character as being compact yet unrestrictive in appearance.

PROJECT NARRATIVE

One touch of nature makes the whole world kin.

William Shakespeare.

ORGANIC NATURAL PATTERNS = FLEXIBILITY

LANDSCAPE is no longer a static place but the expression of a

DYNAMIC FIELD OF FORCES

ACCESS

CONNECTIVITY

Three (3) access points are provided in the master plan with options to add more. The two

The layout is planned to be independent neighborhoods with direct connections to the

(2) main access points from Emirates Road facilitates movement of traffic along a centrally

open spaces. Green spaces are provided in both linear and pocket developments with

located collector road. A third access to connect to the adjacent property is proposed.

distinct geometric forms. The variety of backyard parks, their forms, and sizes create unique experiences for the residents.

ROAD LAYOUT / ROAD NETWORK The road network aligned in a more angular layout is planned to address functional and urban design needs of the neighborhoods such as vistas and open space connectivity. The main collector road facilitates traffic flow to each of the six (6) neighborhood clusters through well-designed access points. Each neighborhood cluster has 2 access points. The road network branches into each neighborhood through local access roads that are planned around community centers. Traversing the main collector road offers a variety of experiences and orientation which are achieved through a deliberate arrangement of roadside landscape, plazas, community centers, retail stores, and apartment blocks.

OPEN SPACE The allocation of open spaces are generously dispersed through central parks, pocket parks, and backyard parks. The open spaces are arranged to strengthen and complement views, orientation, and functional movements of residents and vehicles. Each residential plot is within walking distance to a park.

ACTIVITY NODES

VIEW CORRIDORS

Each neighborhood has its own unique defining focal point of activity. The neighborhood

With the community centers as the focal points of activities of each neighborhood, view

centers are strategically planned along the main collector road for visibility and orientation.

corridors are planned to highlight community centers in the form of pedestrian boulevards

In contrast, within each neighborhood are the passive and active recreational parks exclusive

and linear parks. There are numerous view corridors within each neighborhood.

to the residents use.

UNIT TYPOLOGIES & LOCATION Each neighborhood has a variety of housing typologies that promote identity and diversity.

The locations and arrangements of plots define hierarchy yet promote co-existence. By positioning different typologies together, the distinction between typologies is blurred.

PHASING Planned as independent clusters, phased development of each neighborhood is possible allowing communities to flourish even as development in other areas commence.

PLAN FEATURES Consists of multiple and well-defined clusters with their own public spaces Each cluster can be independent and sell-sufficient with its own amenities provided in its public space Lends itself to regular shaped plots Streets on a grid are easy to navigate The density of the blocks results in narrow streets that can be shaded by trees. This slows traffic, creating an environment suitable for pedestrians and bicycles

ILLUSTRATIVE MASTER PLAN ORTHOGONAL GRID

REFERENCES

abudhabi

alain

boston

doha

dubai

riyadh

toronto

tripoli