4- Master Thesis, MSc. Architecture Jordan University of Science & Technology, 2007 by Owais Al Sharif

THE APPLICABILITY OF THE EXISTING BUILDING AND PLANNING REGULATIONS TO HIGH RISE BUILDINGS IN AMMAN JORDAN by Owais Ahmad Al-Sharif Advisor: Dr. Ahmad Yousef Al Zoabi Thesis submitted in partial fulfillment of the requirements for the degree of M. Sc. in ArchitectureAt The Faculty of Graduate Studies Jordan University of Science and Technology July, 2007

THE APPLICABILITY OF THE EXISTING BUILDING AND PLANNING REGULATIONS TO HIGH RISE BUILDINGS IN AMMAN JORDAN by Owais Ahmad Al-Sharif Signature of Author ……………………… Committee Member Signature and Date Dr Ahmad Yousef Al-Zo’abi (Chairman) Dr Hussain Hendi Alzoubi (Member) Dr Nabil Issa Abu Dayyeh (External Examiner) July, 2007

i DEDICATION When the letters are arranged to form a word….. When the words are arranged to form a phrase….. When the phrases are arranged to form a page….. These pages were never complete without your blesses To my parents Your son with love Owais Al Sharif

First of all, I thank the almighty God for his blesses on me since all this work is a grace of his enormous generosity, since without it my work will be definitely fruitless I have to express my great gratitude to my Supervisor Professor Ahmad Al Zo’abi His guidance and unlimited support, in addition to his genuine direction have been of significant magnitude in refining this study And I can never forget his warm hospitality in his office, and his infinite patience on me strengthened my eagerness to carry out an authentic scientific research with high quality I would like to express my sincere appreciation and thanks to members of discussion committee; Professor Nabil Abu Dayyeh from University of Jordan, and Professor Hussain Alzoubi from Jordan University of Science and Technology Their Valuable comments and observations had a significant role in the enrichment of this work.

ii ACKNOWLEDGMENTS

Completing this modest work was not an achievement of my own endeavors only In fact, many people around me had a great favour on me. Their continuant guidance and encouragements in addition to their sincere believe on me have been the candle that enlightened my way during the last year.

The data collected within this research were unattainable without the vital assistance of our cooperative governmental and private institutions. From those, I thank the Greater Amman Municipality (GAM) represented by its staff members especially: Mrs. Nuha Qtaish and Mrs. Rima Odeh from the Master Plan team Special gratitude should be pointed to Mrs Maysaa’ Al-Shomali and my cousin and friend Ahmad for their consideration and collaboration within many stages during this research course And I can not forget my tutor and friend Mr Azmi Shwagfeh for his unlimited support and enthusiasm

Finally, to all those people who were close to me during the course of my study: my compassionate and kindhearted parents, my sympathetic brothers and sisters, my faithful friends, all whose encouragement and support will never be forgotten And I hope that these few lines could express my earnest thankfulness and gratefulness for you all Owais Al Sharif 8th July 2007

iii TABLE OF CONTENTS Title Page DEDICATION i ACKNOWLEDGMENT ii TABLE Of CONTENTS vii LIST OF FIGURES x LIST OF TABLES xiii LIST OF APPENDICES xiv LIST OF ABBREVIATIONS xv ABSTRACT xvi Chapter One: Introduction 1.1 General Background 1 1.2 Research Problem 3 1.3 Research Argument 4 1.4 Research Objective 5 1.5 Research Significance 5 1.6 Research Framework 6 Chapter Two: Theoretical Background 2.1 Definition of buildings according to their heights 9 2.1.1 Low-rise building 9 2.1.2 Mid-rise building 10 2.1.3 High-rise building 10

iv 2.1.4 Skyscraper 11 2.2 Historical Background 13 2.2.1 The Evolution of (modern) High-rise Building 13 2.2.2 High rise Building after 1945 14 2.2.3 High-rise after the 1980s 16 2.2.4 High-rise Building in Urban Areas: General Dilemma 17 2.3 High-rise Building in Jordan 19 2.3.1 Definitions 20 2.3.2 History of high rise inJordan 21 2.3.3. Recent vision of high rise in Jordan 22 2.3.4 Amman Master Plan 23 2.3.5 Interim Growth Strategy (IGS) 24 2.3.6 Local Criteria 25 2.4 Urban Design Guidelines 28 2.4.1 The goal of Urban Design guidelines 28 2.4.2 What is controlled by Urban Design guidelines? 29 2.4.3 The Nature of Urban Design guidelines 30 2.4.4 The city as a whole 31 2.5 The importance of high-rise buildings as urban catalysts 32 2.5.1 What is an urban catalyst? 33 2.5.2 High-rise; an urban catalyst 33 2.5.3 The principles of urban catalyst 34

v CHAPTER Three: International Case-studies 3.1 Introduction 37 3.2. International case studies 40 3.2.1 The United Kingdom 40 3.2.1.1 How a high rise building is defined? 41 3 2 1 2 Evaluation criteria 42 3 2 1 3 Other considerations 43 3.2.2 Canada 49 3.2.2.1 Classification ofbuildings according totheirheights 49 3.2.2.2 Design Principles 49 3.2.2.3. General location and orientation 50 3.2.2.4. Facades and pedestrian interface 51 3 2 2 5 Height, mass and transition 52 3 2 2 6 Architectural quality 54 3.2.3 Hong Kong 56 3 2 3 1 Basic attributes ofUrban Design 57 3.2.3.2 Scope and Application for Urban Design 58 3.2.3.3 Checklist for General Urban Design Considerations 58 3 2 3 4 Guidelines on specific major Urban Design issues 60 3.2.4 Jordan 69 3 2 4 1 The Different Plans, Regulations, and Amendments in Jordan 69 3 2 4 2 The new high rise regulations in Amman 70 3.2.5 Summary 78

vi Chapter Five: Research Design 4.1 Research objective and significance 87 4.2 Research Argument and Research Problem 88 4.3 Research Sample 91 4.4 Research Limitations 91 4.5 Research Methods for Collecting and Analyzing Empirical Data 92 4.5.1 Interviews 93 4.5.2 Qualitative approach 94 4.5.3 Quantitative approach 96 Chapter Five: Analysis and Discussion 5.1 The definition of buildings according to their Heights 99 5.1.1 Low-Rise Buildings 100 5.1.2 Moderately Mid-Rise Buildings 101 5.1.3 Mid-Rise Buildings 101 5.1.4 Moderately High-Rise Buildings 102 5.1.5 High-Rise Buildings 102 5.1.6 Super High-Rise Buildings 102 5.1.7 Inferences 103 5.2 Main considerations for high-rise development 104 5.2.1. Location-Related Considerations 104 5 2 1 1 High rise cluster 105 5.2.1.2 Single high-rise building 108

vii 5.2.2 Urban Considerations 108 5.2.3 Architectural Considerations 114 5.2.4 Environmental Considerations 118 5.3 GAM Planning policies to high-rise development in Amman 121 5.3.1 Interview with Head of Planning Department (DP) 121 5.3.2 Interview with Architects among the Master Plan Team 123 5.3.3 Inferences 124 5.4 The development of GAM’s vision to high rise development in Amman 125 5.3.1 Inferences 162 5.4 The Applicability of local regulations and design considerations 163 5.5.1 Buildings Designed before 2005 163 5 5 1 1 Inferences 175 5.5.2. Buildings Designed after 2005 176 5.5.2.1 Inferences 179 5.5.3 Qualifying high rise Building According to International Considerations 181 5.5.3.1. The Applicability ofLocation and Urban Considerations 183 5.5.3.2 Architectural Considerations 193 5 5 3 3 Inferences 199 Chapter Six: Conclusions and Recommendations 6.1 Findings 200 6.1.1 The definition of buildings according to their heights (tall buildings) 200 6.1.2 The Nature of Regulations 201

viii 6.1.3 The Applicability of local BPR 202 6.1.4 The IGS of the new Master Plan 203 6.1.5 Architectural, Urban and Environmental Quality 203 6.2 Recommendations 204 6.2.1 The definition of tall building 204 6.2.2 The Nature of Regulations 205 6.2.3 The Applicability of local BPR 205 6.2.4 The IGS of the new Master Plan 205 6.2.5 Urban, Architectural and Environmental Quality 206 6.3 Future Research 210 6.4 Conclusions 211 References 213 Appendices 226 Arabic Abstract 377

ix LIST OF FIGURES Figure Description Page 1 1 Research Structure. 8 2 1 Using 3D modeling to represent the visual relationship of the proposed development projects and their urban context 29 2 2 Nature ofGuidelines. 31 3 1 Relation to public realm 44 3 2 Mixed use. 45 3 3 Public space New York 46 3 4 Urban Integration. 47 3 5 Effect of overshadowing on neighboring buildings 47 3 6 High rise building at neighborhood node. 51 3 7 Masses and setbacks 52 3 8 Transition from a lower density to a taller density. 53 3 9 Visual angular plane 54 3 10 The Tuen Mun Yuen Long Corridor Hong Kong. 56 3 11 Linkage between urban and rural areas the urban fringe areas 61 3 12 The free zone of ridgelines. 62 3-13 Gradation of Height Profile 62 3 14 Stepping Down building Height 1. 63 3 15 Stepping Down building Height 2 63 3 16 Water Front Considerations: Functional Diversity. 65 3 17 Water Front Considerations: Design 65 3 18 Water Front Considerations: Building Height and Form 1. 66 3 19 Water Front Considerations: Building Height and Form 2 67 3 20 Heritage Sites Considerations: Podium. 68 4 1 Research problem 90 4 2 Comparison between Shirvani’s Points and the Research Sequence. 93

x 4 3 The Research Methodology 98 5 1 The Research Proposed Buildings Categorization 101 5 2 High rise buildings designed before 2005 164 5 3 Land use ofhigh rise buildings plot. 165 5 4 Conformity to height Ceiling. 167 5 5 Classification of high rise buildings legal / illegal 167 5 6 Conformity to minimum street width. 169 5 7 Classification of high rise buildings designed before 2005 Conformity to building height in accordance with adjacent street width. 170 5 8 Conformity to Doubled setbacks 171 5 9 Applicability percentages by groups. 174 5 10 High rise buildings designed since 2005 177 5 11 Conformity to minimum area. 178 5 12 Classification of High rise buildings in Amman in groups (Built, under construction, and proposed) 181 5 13 Classification of High rise buildings in Amman - From lower to higher building. 182 5 14 Conformity to international consideration - High rise is located within existing center 183 5 15 Conformity to international consideration - The plot is served by two streets or more. 184 5 16 Minimum width ofthe major street 185 5 17 Functions of built high rises. 186 5 18 Functions of proposed and under construction high rises 186 5 19 Functions of high rise buildings (All buildings). 186 5 20 Applying Mixed use development -Built buildings only 188 5 21 Applying Mixed use development - Only under construction and proposed buildings. 188 5 22 Applying Mixed use development All buildings 188 5 23 The location oftall buildings vs. the topography. 190

xi 5 24 Visual impact ofhigh rise buildings 191 5 25 The location ofa high rise 193 5 26 Architectural Expression 194 5 27 Using Balcony in high rise building design 195 5 28 Using Articulations in high rise building design. 195 5 29 Using Podiums in high rise building 197 5 30 Relation between the Podium and its use built buildings only 198 5 31 Relation between the Podium and its use All buildings 198 6 1 Perspective of Jordan Gate. 209 6 2 Perspective of Jordan Gate within its context 209

xii LIST OF TABLES Table Description Page 2 1 Functions of high rise buildings in Amman 22 3 1 Listing ofthe most important high rises built in the 1970s and 1980s 74 3 2 Listing ofthe most important built high rises from 1995 to 2005. 75 3 3 Listing ofhigh rises under construction 76 3 4 Listing ofProposed high-rises. 76 3 5 Summary Sheet high rise development in London 79 3 6 Summary Sheet high rise development in Canada. 81 3 7 Summary Sheet high rise development in Hong Kong 83 3 8 Summary Sheet high rise development in HDMU areas in Amman. 85 5 1 Classification of tall buildings in different countries 100 5 2 Comparison between the classification oftall buildings by the IGS and the researcher. 103 5 3 Comparative Analysis 127 5 4 Classification of high rise buildings according to 1979 BPR. 168 5 5 Summery of the applicability ofthe1979 BPR to high rise buildings designed before 2005 173

xiii LIST OF APPENDICES Appendix Description Page I Identification Cards for high rise buildings in Jordan. 226 II Local building and planning regulations (in Arabic) 259 III High Building Policy:the 1987 Comprehensive plan. 270 IV HDMU Regulations IGS ofthe Amman Master Plan 2007 279 V Le Royale Hotel related documents. 299 VI Field Survey. 311 VII HDMU development areas’ special regulations. 315 VIII Corridor Intensification Strategy HDMU II 348

xiv ABBREVIATIONS GAM: Greater Amman Municipality. HDMU: High Density Mixed Use IGS: Interim Growth Strategy BPR: Building and Planning Regulations DSAP: Department ofSpecial Areas and Projects JEA: Jordanian Engineers Association. CAD: Computer-Aided Design. LPA: Local Planning Authority. N/A: Not Applicable. CR:Commercial in Residential. OR: Offices in Residential LC:Linear Commercial CC:Central Commercial

ABSTRACT THE APPLICABILITY OF THE EXISTING BUILDING AND PLANNING REGULATIONS TO HIGH-RISE BUILDINGS IN AMMAN JORDAN By Owais A. Al-Sharif

Chairman: Dr. Ahmad Y. Al-Zoabi

This research aims to study the different Building and Planning Regulations (BPR), which control high rise buildings in Amman at both urban and architectural scales. Meanwhile, the research aims to study the different regulations which control the new High Density Mixed Use (HDMU) areas designated by the Interim Growth Strategy (IGS) for high rise development, and comparing them to international standards.

A multi method approach has been conducted, in which qualitative and quantitative analyses were involved Three case-studies were elaborated to help the researcher in defining a high rise, and to determine the most important design considerations at different scales; location related, urban, architectural and environmental, and to compare local design criteria with international ones.

The research found that the HDMU development plan, unlike the 1979 BPR, deals with the different design considerations which are internationally recognized. Testing the applicability of local regulations on high rise buildings in Amman revealed that the higher the building is, the less applicable the regulations become. And finally, the research finds that the architectural dimensions in the existing buildings were more considered, by the designers, than the urban ones

The research sample included all high-rise buildings in Amman, either built, underconstruction, or proposed, which are of twelve floors overground of height or more. The maximum amounts of available data were collected from different sources such as fieldsurvey, interviews, workshops, specialized internet websites and previous study.

Subsequent Jordanian governments aimed to create a new position for the country among the neighboring countries, and had attempted to lessen Jordan's dependence on foreign aid by increasing the domestic productive capabilities ofthe economy This has led the government's teams of economic planners to focus especially on foreign investment, joint ventures, and trade as the key factors in Jordan's economic development (Rayan, 2004). This might be clearly noticed through the improvement of tourism sector and tourist facilities, in addition to realestate development,the unprecedented emergence ofhigh class services,andamenities In addition, this could also be revealed by the functions of these new investments in high rises;

1 CHAPTER I INTRODUCTION 1.1 General Background High rise buildings in Jordan started in the 1970s, and they were intensified mainlybefore the 1990s. This increase due to the change of the Kingdom's vision and policy towards its economic system, which can be revealed by the willing to move from rentier state, which receive gratuitous, periodically extensive, external financial aid (Biegel, 1996), to marketdriven state by encouraging investments, in both economic and tourism sectors.

2 such as: hotels, banks, commercial centers, trade centers, and the like (Table 2 1, and Appendix I). In fact, these kinds of developments which occurred in Jordan were internationallyspread, affecting many other countries (Frankle, 2004) Such transformation was a result of the demand of neo capitalism and the effect of globalization (Al Shomali, 2001). According to certain researchers, a new tendency appeared where the real competition is concerned about how to satisfy one social class, wealthy people, more than other ones (Roeloffzen, 2004; Nicholau, 2002) Real estate sector was also affected by this new trend. A new and modern high rise building typologyhas characterized some ofthese newprojects.This phenomenon progressed rapidly, and governmental decisions where taken instantly to give permission for this kind of projects to emerge. On one hand, high rise buildings give a modern image to Amman, but on the other hand theycontribute, to some extent,in creatingan unbalanced urban context Therefore,rethinking high rise planning in Jordan is indispensable Chris Abel (2000) argued that high rise should not be blamed as a building type, by the contrary, architects should be blamed for their failing in specific designs High buildings potentially bring important strategic advantages to cities. According to Lora Nicholau (2002, p.1), high rise building can act as a catalyst for urban regeneration, attracting inward investments, encouraging the development of support businesses and generating jobs and tax revenue.

This research aims to examine the applicability of local regulations which control the building process of new high-rises in Amman, and to make sure that these buildings are not chaotically located. At the same time a comparative analysis is carried out to evaluate the new High Density Mixed-Use (HDMU) development proposed by the Greater Amman Municipality (GAM) as a part ofthe new master plan ofAmman.

This research is mainly concerned with the regulations that control high rise buildings in Amman. For that purpose, the research employs both qualitative and quantitative research methods. In the former the research undertakes a comparative analysis between international and local regulations, which help in understanding the content ofcurrent high building design criteria. The latter is used to make an assessment of both the existing and the proposed highrise projects in Amman, which will be helpful for further understanding of the evolution of high rise building phenomenon in Jordan, and its most important related issues 1.2 Research Problem

1. The absence of the hierarchy in the definition of buildings according to their height, e.g. low-rise, mid rise, high rise, super high rise, and the like.

It is important to understand that in this research there is no negative attitude towards highrise buildings, as rather mentioned above, only architects and planner should be responsible for their success or failure

This research tries to define the major issues related to high rise development in Jordan and it defines the main problems ofthis Research as follow:

2. The absence of areas that are designated for high rise, this means that high rise can exist in any part in Amman if it responds to the Building and Planning Regulations

4 (BPR) of the year 1979, and the 2005 amendments, noticing that these regulations don’t have specific guidelines, only general ones.

4. In Jordan, high rise estate caused both positive and negative reactions, where, at architectural design level there is an important degree of competence for creating exceptional buildings. At urban level, high rises caused lots of negative reactions, and this mainly due to the weakness oflocal regulations.

3. There is no attention taken to study the relationship between the building and its surroundings Design is always aimed to present the glory of the building itself, whereas it should be presented to show the relation of this building with the nearby environment

1.3 Research Argument Recently, high-rise estate in Jordan has been intensively developed, new projects are proposed, and new building permissions are given But, even with the new amendments in Building and Planning Regulation, this latter is still incapable to control new high rise buildings in Amman,to put specific design criteria forhigh rise buildings,and itis also unable to designate a special areas forbuilding high rises which mightavoid chaotic implementations ofthese building especially within the urban and older urban contexts.

The new Master Plan of Amman proposed High Density Mixed Use (HDMU) development areas, and these are supposed to be the only areas where high rise building will be permitted, a final approval for these areas is not obtained yet appeals are to be received until the end ofMay 2007.

Furthermore, the research argues that the new HDMU regulations are not more than a mere reaction to the status quo Despite ofthe refinement ofthe HDMU policies and strategies for high rise development, these strategies are only related to the new designated areas And they may contradict or cause some confusions and conflicts with other local regulations in the future when dealing with high rises in other locations

1.4 Research Objective

5 This research argues that local regulations (the 1979 BPR and its amendments) are not applicable to control high-rise building in Amman at different levels which are: the location; urban design codes; and architectural guidelines.

After studying the different regulations which control high rise buildings in Amman, testing the applicability ofthese regulations will be the main objective ofthis research. On the other hand, this research doesn't aim to determine the best locations forbuilding high rise, but it proposes some consideration to be taken for the selection of new locations.

1.5 Research significance

The objective of this research is to study the different building and planning regulations which control anynew high rise buildings which will emerge aturban design and architectural scales. Furthermore, the research aims to study the different regulations which control the HDMU areas; those are designated for building high rise by comparing them with international standards. This research aims also to elaborate definitions of buildings according to their heights (low-rise, mid rise, and high rise); therefore, regulations could be studied according to the category to which a building belongs

This research aims also to evaluate the different regulations to high rise buildings, as it also attempts to assess the new Interim Growth Strategy (IGS) of the new Master Plan.

1.6 Research Framework Assessing the applicability of local regulation to high rise development, which is the ultimate goal of this research, is done through the six chapters included, and they are conducted as follow: The first chapter; the Introduction, provides a general background about the research topic, and it defines the research problem and argument, specifies its objective, and sheds light on its significance And finally, it illustrates the research frame work The second chapter is the Theoretical Background. This chapter explains what exactly a high rise building is, by comparing it with other categories of buildings. After that it pursues the development of high rises phenomenon through time. Furthermore, it follows this development specifically in Jordan. At the end of this chapter the research explains how urban design guidelines are conducted, and then it elaborates the idea of high rise building as an urban phenomenon.

Finally, the ultimate goal will be to propose efficient basis forplanning and design regulations to control the future high rises in Amman, which will consider the different dimensions of the design such as urban, architectural and environmental dimensions. It’s hoped that this research could be considered as a starting point for future researches concerning high rise development in Jordan, especially for elaborating detailed and specific considerations for urban, architectural and environmental design ofhigh rise buildings

The fifth chapter, Analysis and Discussion, is divided into two major parts preceded by the analysis of some interviews which aim to explain how regulation are prepared at GAM and give emphasis on certain issues related to GAM regulations, the first part elaborates a qualitative analysis of high rise design considerations, which are the basis of any regulations or Design Review. Then, it presents a comparative analysis between the international criteria and the local ones and their regulations. The second part contains quantitative analysis to local high rise buildings, which aims to check the applicability of local regulations which controls high rise development This Chapter ends with an evaluation of high rise buildings in Amman according to certain international design criteria

The third chapter includes the Case Studies. Three international case studies are presented; the purpose behind these cases is to extract the most important urban design guidelines which control high rise development in cities. This chapter is ended by presenting the different plans made to control the city of Amman, emphasizing on the new IGS regulations.

The fourth chapter elaborates the Research Design; it presents the research problem, arguments, objectives and significance, as it states the research limitations This chapter defines the sample and explains the different methods used for the inquiry and the analysis of empirical data

Finally, the sixth chapter, Conclusions and Recommendations, presents the different findings of the research, proposes related recommendations, gives suggestion for possible future researches, and it ends with general conclusion

8 Significance & Objectives The Applicability of the Existing Building and Planning Regulations to High Rise Buildings in Amman Jordan Arguments & Problems Theoretical Background Definitions Urban Design Guidelines Local Regulation International Case studies Definitions Urban Design Guidelines Methodology Qualitative Analysis Content Analysis Comparative Analysis Multi Method Approach Quantitative Analysis Field Survey Statistical Analysis Analysis and Discussion Conclusions and Recommendations Research Design Significance & Objectives Arguments & Problems The Sample Research Methods Interviews Ch . I C h . II C h . III C h . IV C h . V C h . VI Figure 1 1: Research Structure Source: The Researcher, 2007.

9 CHAPTER II

2.1 Definition of buildings according to their heights

The Research will use the term Tall Building instead of mentioning all categories (lowrise, mid rise, high rise and skyscraper). So, it is important to distinguish between a tall building and a high rise one.

In this chapter an exploration for the different dimensions of the research is presented, it starts with the definition of buildings according to their height and the evolution of high rise building in the world. After that, a study for this phenomenon in Jordan and the evolution and different regulation concerning this subject will be presented. The importance and the nature of Urban Design Guidelines will be revealed, and finally the importance of high rise development in cities as urban catalyst will be elaborated

2.1.1 Low-rise building 1. Building offew floors; a building consisting ofonly a few floors (Encarta, 2005)

THEORETICAL BACKGROUND

In order to understand what is meant by high rise building, it is important to distinguish between the different classifications of buildings Buildings could be classified according to their heights into four main categories; low rise, mid-rise, high rise and skyscraper. Each category will be defined by different definitions from several resources.

3. A low-rise building is defined as a building less than 35 meters in height (less than 12 floors), which is divided at regular intervals into occupiable levels (EDC, 2006).

Firstly, it is important to distinguish between two concepts:"high building"and "high rise building", the former is a building that has only a few floors and not uncommonly only one, albeit very high floor, they are crowned by a high roof and turrets (in the manner typical of medieval and Gothic cathedrals), whereas the latter is a building that have many, usually identical floors of normal height one above the other (MRC, 2000)

The word high rise means (dictionary's definition):

2.1.3 High rise building

3. A high rise is a tall building or structure. Normally the function of the building is added, e g high rise apartment, high rise offices High rise building first became

2.1.2 Mid-rise building

1. Moderatelyhigh building:a building ofmoderate height, about five to ten floors,about 15 to 30 meters (Encarta, 2005).

2. Abuilding with one to three floors (DPBCE, 2005).

1. Adj. (Architecture) multifloor: consisting of several floors, but usually fewer than for a skyscraper (Encarta, 2005).

2. Adj. Being multifloor and equipped with elevators e.g. high-rise apartments (M WOD, 2006).

2. Mid Rise Housing is typically 15 to 45 meters tall (50 to 150 feet, approximately 5 12 floors) with a characteristic density of (40 90) dwellings units per net acre (flats), not including common open space (DPBCE, 2005).

5. A high rise building is defined as a building of35 meters or greater in height, which is divided at regular intervals into occupiable levels To be considered a high rise building, an edifice must be based on solid ground, and fabricated along its full height through deliberate processes, as opposed to naturally, occurring formations (EDC, 2006).Ahigh rise building is distinguished from other tall man made structures by the following guidelines: a) It must be divided into multiple levels ofat least two meters height;

c) Indistinct divisions of levels such as stairways shall not be considered floors for purposes ofeligibility in this definition (EDC,2006).

11 possible by the invention of elevator (also known as lift in British English) and cheap building materials (Wikipedia, website, 2006).

b) If it has fewer than 12 such internal levels, then the highest undivided portion must not exceed 50% ofthe total height;

4. High Rise Housing is typically 150 feet (45 meter) or taller (more than 12 floors) (DPBCE, 2005).

1. Very tall building: a modern building, especially a block of city offices or apartments, that is extremely tall (Encarta, 2005);

2.1.4 Skyscraper

2. Avery tall building (M WOD, 2006). To summarize, there is no common and no detailed definition of high rise building. Sometimes, the definition of high rise connected with the idea of "a building equipped with

12 elevator". However, the definition generally depends on country's vision; this means what is classified as high rise building in a country could be classed as mid rise in another and so on (Wassenberg, 2004; Roeloffzen, 2004).

Finally,wherevermentioned in this thesis,the term tall building means abuildingwhich is higher than the adjacent buildings, so, it could be low rise, mid-rise, or high rise buildings

In the fifth chapter, the research tried to compromise between the general definitions proposed above, the definitions extracted from the case studies and those obtained from local regulations and the Interim Growth Strategy (IGS) ofthe new Amman Master Plan

The first (modern) high rise building was the ten-floor "Home Insurance Building"; sometimes known as the twelve-floor because two floors were added after the building was accomplished, which was built in Chicago by William Le Baron Jenney in 1885, and demolished in 1931 (Bennett, 1997; MRC, 2000). The first attempts for building high rises started exactly after the Great Fire of Chicago 1871, which burnt about 18,000 houses and caused around 3,000 victims and more than 100,000 homeless A program of reconstruction was launched trying to get over that disaster (Bennett, 1997; Le Mussurier, 1986)After the successful experience of the first modern high rise building (Home Insurance Building), many other high rises, different in styles and heights, were built in Chicago, like (e g Monadnock Building in 1889,Temple Maçonnique in 1892,Reliance Building in 1895), which had, after that, given birth to what is known by "Chicago's School of Architecture" which was characterized mainly by high rise buildings (Bennett,1998; Norwich, 1975)

2.2 Historical background Building high is not a new phenomenon, significant examples could be found even in the ancient civilizations (MRC, 2000; Norwich, 1975). For example, the tower of Babel and Ziggurat in Mesopotamia, the pyramids in Egypt, high rise housing in Hadhramout (Yemen), and the like, are some living examples of high buildings in ancient civilizations. Many other examples could be found also in the near eras of human history. Examples of this sort can be illustrated by the tower of Pisa in Italy, and the Gothic cathedrals in Europe (MRC, 2000; Norwich,1975).However,the subject ofthis research is to studyexclusivelythe modern highrise buildings that emerged by the end ofnineteenth century

2.2.1 The evolution of (modern) high rise building

The two World Wars caused a massive destruction in different countries in the world especially in Europe. This created a great need in housing sector. Thus, it was necessary to accommodate a huge number of families in appropriate houses (Phil Jones; Balchin and

The use ofnew materials (glass and iron)gave opportunityto construct high rise buildings in short period of time, but, in fact, it was not only the high technology that encouraged the construction of such kind of buildings, it was also the high prices of lands, especially those which exist within urban areas (Bennett, 1998; Norwich, 1975).

After that time, high rise phenomenon becomes known in many other countries in the world

The influence of this trend started to emerge in different states in North America, mainly New York, which considered one of the most competitive cities in the domain of high rise buildings construction Its first endeavors were not too late compared with that of Chicago (e g Times Building in 1904, Municipal Building in 1913, and Equitable Building in 1915)

The period from the early 1920s to the 1940s witnessed the implementation ofmanyhighrise buildings, yet, more sophisticated buildings, in technology and structure, and higher buildings were constructed. The most celebrated buildings of this period were the Chrysler Building (built in 1930) and the Empire State Building (built in 1931) in New York (Bennett, 1997; MRC, 2000). High rise development witnessed periods ofups and downs; it was widely spread after the Second World War and shrank with the failure of modernism, despite of that, high rise was seen as special building typology, which can explain the revival ofhigh rise by the end of the 1980s and the beginning ofthe 1990s

2.2.2 High rise building after 1945

15 Rhoden, 1998). For that, the year 1945 is considered as a turning point in housing design, especially in multi-floors or high rise housing design in all Europe. For example, in Netherlands, a country which was not affected directly by the two World Wars, as much as the southern countries were, had witnessed such evolution in high rise building during the same period (Roeloffzen, 2004; Norwich, 1975; Hall, 2000).

In the 1960s and the early 1970s, there was an explosive development in housing sector, and this was later known by the high rise boom The high rise boom was caused by a combination of certain factors, architects and town planners, influenced by well known international opinion leaders such as Gropius and Le Corbusier, who have long cherished the idea that high rise was the best solution for housing the urban working class (Roeloffzen, 2004; Balchin and Rhoden, 1998; Wassenberg, 2004).

There were several motivations behind high rise housing boom in the world. Wassenberg (2004, p.4) states that "By the 1960s,a series ofinfluences and pressures had coincided which can be characterized as the seven motives for building high rise housing. These were:

1. The need to solve long standing housing shortages; The development ofinnovative technologies; Aconfidence in ‘Modern architecture’ to reach a more just and fair society; Adesire to protect the countryside from mass development; The demand for improved standards ofliving; Competition between municipal authorities in the provision ofmodern housing; The support ofgovernments for radical solutions to meeting housing problems".

As it is early mentioned, within the period before the 1980s, many of high rise buildings were built to be symbols for power and prestige Architects tried to create a sort of landmark in each new project, but it is important to indicate that manyofthese projects -especiallyafter the Second World War were built to solve housing problems, and the majority of these houses were public residential high rise projects Moreover, high rise housing as a type was failed, and because of the psycho social problems caused by this typology many projects were destroyed, (Cox, 2005; Wassenberg, 2004), and this due to the reaction against Modernism that spread headed by the critiques of the sociologists Jane Jacobs and Herbert Gans (Hamer, 2000).

According to Roeloffzen (2004), high rise buildings in the Sixties and Seventies ofthe last Century were designed to accommodate target groups such as the youth, elderly, starters or people with high incomes.

Finally, it is worth to mention that sometimes building high rise was not economically reliable; some authorities considered it as an opportunityto thoroughlymodernize theirtowns to become symbols oftheir power and prestige (Wassenberg, 2004; MRC, 2000).

The influence ofhigh rise phenomenon ofManhattan on the world gave birth to what was known by the Manhattanization, and the most important cases are illustrated by the Manhattanization of San Francisco in the 1980s which aimed to play the role of urban regenerator and urban catalyst, and the Manhattanization of Paris in the 1960s and the 1970s which played the role ofmodernizing and changing the image ofthe city(Wiley, 2004).

2.2.3 High rise after the 1980s

What could be considered as a radical change in this period is that urban centers become the favorable place for wealthy people, not the suburbia as it used to be; at this stage, people prefer to live in luxury high rise flats, and work in luxury offices in the inner city (Roeloffzen, 2004; Curtis, 1986; Willis, 2002). It is important to mention here that this is not the only aspect ofhigh rise development at this period;smart high rise buildings fortarget groups were widely spread in the world such as those for elderly people, where these buildings offer safe, suitable and comfortable flats with parking, gardens, services and amenities (Wassenberg, 2006; Roeloffzen, 2004)

In the last few years, a sort of real competitions prevailed among countries, sometimes among companies in the same country, to have the honor to build the highest or the most sophisticated high rise building in the country and sometimes in the world

Many people who are interested in city planning believe that high rise buildings deformed the urban fabric of cities, and this attitude could be the result of different reasons. The Modern movement is one of those reasons, where many of high rise housing projects built in that

The end of the 1980s and the 1990s witnessed the revival of high rise building in Europe, America, and Asia (especially in Japan, Singapore and Malaysia), and those of Asia become very competitive in this domain (Bennett, 1998; Joo-Hwa Bay, 2002). There was a change in thinking of high rise especially at the urban scale (Roeloffzen, 2004), where urban centers become the magnet that attracts investors to build their own exceptional high rise buildings, which become as icons and landmark of the city of the twentieth and twenty-first centuries (Libeskind, 2005; Curtis, 1986)

2.2.4 High rise building in urban areas: general dilemma

18 period caused numerous problems. It was easy to report time after time about disappointed residents, drugs, crimes, pollutions, and other miseries. The Modernist leaders refused the past and wanted to change the “sick” city. They proposed the tabula rasa; after the demolition of an area there will be a blank slate on which new building will be conceived free of compromise and complications of what existed, this could be found in the writings and the drawings of Le Corbusier (Helleman and Wassenberg, 2004; Le Corbusier, 1971). Examples of this kind of propositions are illustrated by Le Corbusier’s Utopian Glass Skyscrapers, 1922, and Le Corbusier’s proposition for Paris, where he proposed towers to replace the city center, another examples are: sketch for the “Center of Paris” and Panorama of the “Voisin” Scheme for Paris (Le Corbusier, 1971). In the present time, high rise estate is driven by capitalist investors, the problem now that high rise estate becomes more and more a political issue, because of its relation to investment. Furthermore, the inner city becomes the preferable location of such kind of investment, simply because of the availability of infrastructures, services, and population

Many questions were raised at the moment; can anyone really stop building high rise? Or should they really stop building towers and skyscrapers? Curtis (1986, p 18) showed that this is not easy as one thought; it is not only to put some restrictions and fines, it is more complicated issue, he asserted that: " Does one therefore say that all tall buildings are devils, do away with them altogether? You can say that, but people are simply going to ignore you and go on building tall Or perhaps the architect will project a forward looking, utopia or mixture of the two He may involve himself in politics and try to change the economic and political base, with the hope that building will later improve Or he may use the status quo to demonstrate in a limited way how the tall building may be placed harmoniously in the city…”

This research aims to question high rise’s regulations in Greater Amman Municipality (GAM) where almost all high rise projects are existed. In the last few years the capital of Jordan witnessed an unprecedented development in high rise estate, that is attributed to the stability of the political regime, the openness ofthe economic system, and the political willing to encourage foreign investors to carry out great investment project.

19 Curtis claims that building tall will not stop, people and architects will always be interested in building high rise, thus, he invites everybody to accept this kind of urban development and deal with it, but at the same time this development must be controlled to revitalize the lost wholeness of our cities (CABE, 2003). As Able (2000, p.178) argued that not high rise buildings should be blamed, but architects should for their failing.

2.3 High-rise building in Jordan

In spite of the fact that high-rise building is an urban phenomenon that is widelyrecognized in many cities around the world, surprisingly, only little has been written on the special aspect ofthis phenomenon on the macro scale (Frenkel, 2004). There is always a great attention paid on the building's architecture as a single building, and there is no consideration to the building's relations with its surroundings (Frenkel, 2004; Keat, 1986; Curtis, 1986, Nicholau, 2002). As it is the case of Jordan, in many countries in world, high rise development was not planned directly. This could be explained by the fact that the number of high rises was very limited in the past, and development proposals were casual.The revival ofhigh rise in the last few years revealed the need for planning high rise

20 In fact, many building permissions have been approved by giving special regulations which give advantage to build higher. Unfortunately, too many encroachments were made by the investors and it was just enough to pay a reduced fine to jump over the law. Noticing that there are some unsolved cases in the courts between investors and residents such in the case of Le Royale Hotel (Al Shomali, 2001).

2.3.1 Definitions Before determining the research definition for high rise building, which is subject of this research, the evolution of the definition of High rise in the BPR in Jordan will be reviewed, this might help to synthesize the research definition ofhigh-rise:

Now, GAM is preparing a new Master Plan, in which important emphasis on the development of high rise estate in Amman (GAM, 2006). GAM developed the IGS as a temporary document to control new high-rise proposals and to define the locations where high rise buildings are to be permitted, which are the HDMU areas Consequently, special regulations and guidelines are made to control buildings in these areas (Appendix IV and V)

1. High rise building is any building whose height exceeds the height of three floors above street level (GAM, 1979) Taking into consideration that: § The accounted street level is the highest,in the case where the plot is served by two streets or more; § Parking and service floors are not calculated;

2. High rise building is any building whose height exceeds the height of six floors above street level (GAM, 1999) Taking into consideration that:

Any one who wants to talk about the historyofhigh rises in Jordan is indeed talking about the history of high-rises in Amman There are about 60 high-rise buildings in Amman, some of them are built, some others are under construction, and some are only proposed (skyscraperpage, website, 2006; Al-Shomali, 2001) The first high rise building in Amman was the Insurance Company (built in 1961) first Circle, a building that includes 11 floors (three levels involve the basement). Afterthat,Amman witnessed the implementation ofmany other projects such as the 23-floors Hotel the Regency Palace (built in 1976), and Housing Bank Building (built in 1982).

21 § The accounted street level is the highest,in the case where plot is served bytwo streets or more; § Parking and service floors are not calculated;

2.3.2 History of high rise in Jordan

3. High rise building is any building whose height exceeds the numberoffloors which is specified by the subdivision regulation - regardless to its height (GAM, 2005) By presenting the different official definitions of high-rise building, stated by the GAM, it has been found that there is only one Act that controls what is defined as high rise building in terms of building height According to the most recent definition (the third one) high rise could be a building whose height is from three floors up to more than thirty floors. What is meant here that there is a problem of definition of high rise in GAM’s regulations. In fact, the new master plan tries to adjust the recent regulations in a way to ensure that they are not misused or misunderstood.

22 Actually, the majority of high rise projects in Amman were launched in the 1970s and after 1995. Their functional purposes vary according to several activities; these activities include hotels, offices, banks, residential buildings, hospitals, and commercial and trade centers (Al Shomali, 2001; skyscraperpage, website, 2006). In the last few years, new projects were launched or proposed And interestingly, their heights reach to more than thirty floors (Table 2 1) Table 2 1: Functions of high rise buildings in Amman No. of BldgsNo. Building's function f+12loors 12 floors Notes 1 Hotels 11 9 2 offices 7 3 3 Trade Center 5 0 2 are proposed 4 Mixed use 5 0 5 Banks 2 2 6 Commercial centers 2 2 7 Hospitals / health centers 2 1 8 governmental 0 2 9 residential 5 1 5 are proposed 39 20 N.B. According to Mr Omar Maani the mayor of GAM there is about 35 new towers waiting for final approvals. Source: EDC, 2006; skyscrapers, website, 2006; Al Shomali, 2001 2.3.3. Recent vision of high rise in Jordan Recently, and after giving the permission for new high rises in Amman, especially those proposed in the inner city, GAM founds that it was necessary to make a revision for the local regulations before giving more approvals because of the sensibility of Amman’s context from different points of view, i e infrastructure, topography, environment, heritage, and so on

The new master plan was prepared to deal with certain facts (GAM, 2006):

3. Awater supply deficit ofabout 35%; The need to modernize land planning & regulatory regime and to upgrade GAM infrastructure to accommodate growth;

1. The huge increase in population in Amman city (about 2 5 million people);

2. The Dramatic increases in annual vehicle registrations (grown from a stable 2 6% per year in 1999 to around 19% the last few years);

Another action, which represents a response to His Majesty King Abdullah’s vision, is the new master plan for Amman which is now in the course of preparation, where a great importance was given to high rise estate development in Amman The final documents are not ready yet, but according to the IGS there is an attempt to add new and modern concepts and guidelines for new high rise projects in Amman

5. The importance ofAmman’s heritage, unique cityscape, environment; and

2.3.4 Amman Master Plan

As a result, GAM had lately made different actions to deal with high rise development in Jordan, one of these actions was forming a committee for the assessment of planning permissions of high rise building projects in Amman, where this assessment aims to protect Amman’s architectural quality, to improve the aesthetic side of the city, and to serve the different investment sectors (Imad Abdurrahman, 2006).

6. The problem ofsocial division between east and west Amman. This master plan will be done in stages (GAM, 2006):

1. Vision Document Discussion Paper Completed

3. Alternative Master Planning Scenarios.

5. Provide a flexible framework for on going investment in the City as it expands from 2 5 to 5 million people over the next 20 years

3. Establish an efficient investor-friendly development approvals process, that also protects the public interest;

24 2. Interim Growth Strategy Completed.

4. Draft Master Plan. GAM stated that the new master plan of Amman will result in five major deliverables that are to:1. Identify areas / sites suitable for High Density Mixed Use Development (HDMU) developments; 2. Establish modern development guidelines and zoning controls that encourage new HDMU development;

4. Build capacity within GAM to apply international best practices to the accommodation ofHDMU development; and

2.3.5 Interim Growth Strategy (IGS) GAM had finalized the IGS, and within few months from now, they are going to recommence high rise building approvals. IGS has given a great importance at this level because GAM has received about fortyapplications for HDMUwithin existing built up areasranging from 15 60 floors in height, according to the Mayor of Amman (GAM, 2006). Collectively, these will have a major impact on the existing predominantly, four storey, form and character of Amman. So, GAM wants to ensure that they will build on and complement the heritage and beauty ofAmman.

2. Complements Amman’s unique urban fabric and topography;

The main principle of IGS is to accommodate HDMU development on a planned way, so that it (GAM, 2006; GAM, 2007);

2.3.6 Local Criteria

The increasing number of new high rise projects, accompanied by a competence in buildings' heights and styles, and the general development ofhigh rise estate in Jordan,forced GAM to make some amendments forthe 1979 BPR concerning high rise building regulations.

10.

1. Protects and complements the City’s heritage and antiquities;

3. Maintains public views ofkey landmarks and vistas; Protects the existing stable neighborhoods; Ensures land use compatibility with adjacent neighborhoods; Promotes mixed use in order to encourage pedestrian-friendly neighborhoods; Can be serviced efficiently without overloading Amman’s existing infrastructure water, sewerage and storm water, schools; Ensures and promotes “green” environmental standards; Provides for safe and efficient transportation access, including access to public transit as well as sufficient on site parking; and Encourages high quality architectural design

25 GAM explained its interest in high rise and high density development in Amman (GAM, 2006), because it is an essential component of thriving modern cities, it encourages the intensification of growth rather than sprawl, it represents a smart growth, and it addresses real and emerging market demands and meets the interest ofinvestors.

26 These amendments are the 1999 amendments (GAM,1999)and the 2005 amendments (GAM, 2005).Inthe

2. The minimum street-width is 16m, and if the plot is served by more than one street, one street at least must have 16m of width. Local authorities have the right to give permission for building high rise ifthe plot is served by many streets of 12m of width.

3. Setbacks must be as follow: Residential areas: Lateral and backward setbacks must be doubled,frontal setbacks must be augmented by 50cm for each level that is higher than the first four floors.

Parking and rooflevel are excluded from these regulations; Commercial, industrial, and offices areas:setbacks must be equal to the distance of the planning regulations ofthose areas Fiftycentimeters mustbe added to setbacks for each floor that is higher than the maximum height allowed in that area Parking and rooflevel are excluded from this regulations.In the case where the neighboring plots are residential areas, setbacks must be doubled, with no need to apply the progressive increase in setbacks (Fifty centimeters for each floor).

4. Buildings height must be equal to street width added to it the average of the surrounding setbacks.

1. Building high rise is allowed in all areas, except in the following areas: the GreenResidential area, Rural Residential, Special Regulation areas, and any other area determined by local authorities

following part, some ofthese latest amendments ofthe Act 42 ofthe 1979 BPR will be presented These new criteria include (GAM, 2005, pp 1059 1062):

7. Functions assigned to the buildings in the precedent section could be foranypurposes except industrial and craftsmen purposes

6. Any local authority has the right to allow building high rise with height exceeding the height mentioned above, in all areas except the Green Residential area, Rural Residential, Special Regulation areas, and any other area determined by local authorities, and according to general criteria, those include:

The area of the land must not be less than ten thousand square meters, it must be served by, at least, two streets with minimum width oftwenty meters Buildings height must be less than 30 floors The percentage ofthe built area must not exceed 30 percent Floor percentage must be less than 750 percent Setbacks minimum distance is twenty meter Green area must cover 20 percent of the land area. Parking size must be sufficient for the whole project (for each 75m2 one car parking).

5. If the plot is on two streets different in level, the height of the building will be calculated from the lowest level.

Having presented the most important points of the 2005 amendments, it could be noticed that the new amendments put some obligations for any new high rise project, but they control high rise developments at large scale. The new HDMU regulation will be analyzed in the next chapter.

2.4 Urban Design Guidelines In this part the research will explain the importance of guidelines by answering three major questions; what are urban design guidelines for? What is controlled by urban design guidelines? And what is the nature ofurban design guidelines?

One may wonder what is intended by urban guidelines, especially in the case when a good development plan and clear urban design policy are made, the answer is simply because they are not enough to address the “specific” elements of urban physical form (Shirvani, 1985).

2.4.1 The Goal of Urban Design Guidelines

Policies and strategies, even development plans, control the city at a small scale (urban planning scale). And this make it hard to talk about the details, whereas, urban design guidelines deals with larger scale that makes it easy to control. Besides, urban design guidelines propose a three dimension study which helps in giving clearer visual image for the future development. (Figure 2 1)

The intent ofurban design guidelines,mainlyconcerning areas located in the innercity,is to ensure that the core area has a coordinated development overtime that achieves a high quality urban environment over time that is comfortable, cohesive, and active (CMSS Architects, 2004)

29 Figure 2 1: Using 3D modeling to represent the visual relationship of the proposed development projects and their urban context

According to Shirvani (1985, p.148), design guidelines don’t necessarily result in more control or restriction, what they do is developing a design framework at the district, street or even a project parcel scale. Design guidelines also may present an alternative forms (or approaches) for specific design elements such as a plaza. At the same time Shirvani (1985) explains that those guidelines could be different from part ofa city to another, so, design guidelines will be done according to the specific characteristics ofthese areas, and propose specific guidelines for each site

2.4.2

Source: Al Douri, 2006. What is controlled by Urban Design Guidelines?

In some countries, they have a general plan, detailed strategy and policies toward different kinds of development, as it is in the research case high rise development, but the regulations and the guidelines are different from a local authority to another, even within the same city, different local planning authorities (LPAs) have the right to put their appropriate guidelines according to the actual situation, and the urban context. Then, each LPA can make its own planning strategy, which is based on the national vision This could be explained as kind offlexibilityin the lawthat allows a sort ofdecentralization ofLPAs and encourage public participation (RMN, 2005; CABE, 2003).

2.4.3 The nature of urban guidelines

To sum, urban design guidelines aim to improve the quality of city’s character and the ambiance of its streets, open spaces, and their built context that should work in concert to create the best advantage of mix uses and for public’s greater ease and enjoyment (CMSS Architects, 2004), noticing that these guidelines should focus precisely on specific and detailed physical elements.

Shirvani (1985) divided the nature ofurban guidelines into two categories; prescriptive and performance guidelines Whereas the former attempts to establish the limits of framework within which the individual designers mustwork,the latterprovides the designers with various majors and criteria as well as methods ofcalculation,while leaving conceptdevelopment up to the designers. (Figure 2 2)

Prescriptive Performance Form the end of the product; and Establish the limits of framework within which designers must work Performance of the product qualities, activities; and Provide the designers with various majors, criteria, methods of calculation Figure 2 2: Nature of Guidelines

Source: After Heru, 2001; Shirvani, 1985

2.4.4 The city as a whole

It is very necessary when someone is thinking of elaborating urban design guidelines that he considers the city as a whole. In spite of the fact that detailed urban guidelines could be

31 Guidelines

Performance guidelines are more flexible than prescriptive techniques and they leave the creativity and innovation in the hand of the designer (Emad El Den, 2003) Design principles are incorporated into design guidelines, “guidelines should be detailed, not visionary, and employ precise language, but not to be design prescriptive” (Blaesser in Heru, 2001, p.80).

Finally, urban design guidelines should include the following sections (Shirvani, 1985): 1. Purpose / objective ofthe guidelines; 2. Classification ofmajor and minor issues to be covered; 3. Applicability; 4. Examples illustrating some applications.

32 developed separately for each part of the city by different institutions or local authorities, it is indispensable that the designer takes into consideration the different parts ofthe city,and deals with them as one unity. Emad El Den (2003, p 203) asserted that “to reintroduce the city character and enhance its visual qualities, it is necessary to create favorable conditions, which would renew and conserve the city districts through their revitalization as the functioning parts of the overall city…”

2.5 The importance of high rise buildings as urban catalysts In this research there is no negative attitude towards building high rise in the city. Highrise buildings might reform existing urban context,but this is not necessarilya reason to judge themArnegativelychitectsand urban designers always try to adopt new architectural theories or philosophies,orapplymodern and sophisticated technologies to there projects,which will by consequences create new features in the city, that were not existing before. This could be revealed in small projects and mega projects as well.

Almost, each new urban project carries a new concept or imposes a new idea, this conceptual change is veryimportant to citydevelopmentbecause itmayenhance the qualityof new projects, and pushes architects and designers to compete and bring more and more

This is very crucial for the case of Amman to reconcile between the sensitivity of its urban context and its heritage sites, and the desire ofcreating the modern capital of Jordan.Noticing that these two are not controversial, because the past is as much important as the future.

Logan and Attoe (1989 p 5,9) defined a catalyst as an urban element that is shaped by the city (as “laboratory” setting) and then, in turn shapes its context They determined that the purpose of a catalyst is incremental, continuous regeneration of the urban fabric because the catalyst is not a single end production,but an elementthat impels and guides subsequent development.

33 creative ideas to the city. This kind ofprojects could be considered as urban catalyst, a notion that will be explained in the following section.

For further explanation of the concept of urban catalyst Logan and Attoe (1989, p. 5.9 1) asserted that: “Urban design for center cities, instead of being conceived as the process of implementing one or another ideal image of the city using various available tools, is more appropriately thought of as a process of arranging catalytic reactions, there should be no ultimate vision of the urban center, either functionalist, humanist, systematic, or formalist Rather, there should be a sequence of limited, achievable visions, each with the power to kindle and condition other achievable visions.Visions for the new urban center should be modest and incremental, but their impact should be substantial, in contrast to the large visions that have been the rule, with their minimal catastrophic impact.”

2.5.1 What is an urban catalyst?

2.5.2 High rise; an urban catalyst Architecture, According to Logan and Attoe (1989),can playthe role ofurban catalyst as it is the case of large urban development projects High rise projects, especially those of high architectural quality, can motivate similar projects to emerge in the future, and these new projects will, by consequence, introduce a high quality ofurban redevelopment

2. Existing elements are enhanced or transformed in positive way; this principle is manifested in two ways,in building and people’s behavior, the catalyst can create a

34 Nicholau (2002) considers that High buildings potentially bring important strategic advantages to cities, high rise building can act as a catalyst for urban regeneration, attracting inward investments, encouraging the development of supporting businesses and generating jobs and tax revenues. In fact, the recent development ofhigh rise estate in Amman could be explained according to the idea of urban catalyst, since the last few years the number of new high rise project has been witnessing a dramatic increase (GAM, 2006) And the majority of high rise project were started after the year1995 At the same time there is no doubt that GAM started a new era where a significant amount of investments are in high rise buildings, and this might support the idea that high rise in Jordan started to play a role of urban catalyst (example can be illustrated by the increasing number of new high rises in Zahran Street - Amman). Therefore, it becomes very important to plan this development and to study the effect ofthis catalyst to avoid shocking interpretations.

2.5.3 The principles of urban catalyst Because high rise projects could be considered as urban catalyst,it is important to know the principles ofthis catalyst Logan and Attoe (1989, p 5 9 3 5 9 6) defined eight principles of urban catalyst which had offered new principles to traditional approaches to urban design.

1. The new element modifies the elements around it; by imposing a catalyst within a development plan, the adjacent and the surrounding context will be modified in a way that conforms to the new development.

4. A positive catalyst reaction requires an understanding of the context; it is important to understand that the analysis of urban context is a complex mix of architectural and urban character, people, image and key urban functions such as transportation and parking. In each case, these are the basis of unique urban designs, which avoid formulaic responses.

35 dynamic atmosphere that attracts people, and gradually the surrounding buildings will be restored or adaptively reused.

5. Not all catalyst reactions are the same; the different elements of urban development are not supposed to react similarly, because of the complexity of the context.

6. Catalyst design is strategic; Although much urban development is opportunistic (“take advantage of tax credits; buy when prices are low; build what’s profitable wherever you can”), better guarantees of profitability and urban quality can be obtained from strategic rather than opportunistic thinking Opportunists’ think of the short term; strategists, ofthe longer term.

3. The catalyst reaction does not damage its context; thenewdevelopmentsshouldbe done without radically affect the architectural character of a downtown. Noticing that the catalyst may moderate its impact on the context.

Catalytic urban design works not from a master plan, but from a master program And it sets out intentions and methods but not solutions Amasterprogram sets out to stimulate and control development in a way more responsive to the exigencies and opportunities.

36 A product better than the sum of the ingredients; the goal of any catalytic design should be not a collection ofdevelopments,but it should be integrative urbanism in which parts reinforce one another. The catalyst can remain identifiable; on contraryto the catalystin chemistry,urban catalyst remains and contributes to the city’s unique character.

In this chapter three case studies from three different countries and continents are presented, each one of these cases has its distinctive quality, and it presents a special situation For the three cases, high rise building presents a problem but in a different way from the other

3.1

37 CHAPTER III

INTERNATIONAL CASE-STUDIES Introduction High rise phenomenon in Jordan has not maturated yet, many new projects were not directly approved by local authorities, some of them were recommended from higher authorities, and almost all these projects were given special regulations by GAM Recently, GAM started a new master plan project in which it tries to make a strategy for this kind of development in Jordan Unexpectedly, there are no international urban design guidelines for high density or highrise development either within an existing center or not, but at the same time, from another point of view, this makes sense; because each city has its own particular situation. Cities are different, even within the same country, city’s growth and development is related to many different factors such as economic, politic, and social. For that, no one can predict what could really happen for the forthcoming years.

The second case study is high rise regulations in Canada (North America), a country which could be considered new one, compared with those of Europe, it is attached to the United States of America where the first modern high rise building was born. The Canadian experience seems to be mature, clear and detailed Urban design guidelines which control high rise development are made by the different local authorities separately, and they are based on national policy for high rise estate development

The first case study is high rise development in the United Kingdom (Europe) and particularly in Greater London Municipality. To some extent, the city of London could be compared to Amman, where high rise development was, and perhaps, still a big issue within a city with its qualities; such as the concrete urban fabric, the heritage sites, the high density, and the size of the city. The truth about bad experiences of high rise building in Europe in the middle of the last century, and the reality that high rise buildings become more influential at the end of the twentieth century are the combination of contradictories that enforced planners in the UK to develop its Urban Design Guidance to control high rise buildings projects in London.Choosing the case of the UK particularly can serve the purpose of studying regional casestudies (such as the Arab Gulfcountries) in which its model is usually adopted.

The third case is the case of Hong Kong (Asia), a country which has a unique experience with high rise estate which represents the most common building type The island of Hong Kong is characterized by very high density, scarcity of land, which made high rise buildings to be the best building type in the country. Furthermore, Hong Kong topography can be easily compared with Amman’s Topography.

The government of Hong Kong made new urban design guidelines that will shape the future form of the city, and control the new buildings. Hong Kong planning department’s plan which was made in 2005 aimed to minimize the damage which caused or might be caused by high density development. In this plan the planning department of Hong Kong wanted to elaborate a humanistic approach that will enhance the quality of life and the public realm, and encourage sustainable and environmental design This chapter will be ended by presenting the case of Amman, old and new regulations, and detailing the different high rise projects in the city (built, under construction and proposed).

The difference between each category is a difference of scale, more precisely, LocationRelated Considerations are connected to general planning policy for cities (the whole city); Urban Considerations are more related to urban design scale (part of the city), Architectural and Environmental Considerations are more concerned by the building itself and architectural details.

This chapter ends by summary sheets specifying the most important design consideration that exists in each country respectively. The research proposed a fourfold design considerations and they are: 1. Location Related Considerations; 2. Urban Considerations; 3. Architectural Considerations; and 4. Environmental Considerations

40 3.2. International Case Studies 3.2.1

For the case ofthe United Kingdom, there will be a focus on urban guidance forthe cityof London more than the other cities, and as it was stated before, the sensitivity of the urban context in London demands a special care, a fact that the residents of London are aware of According to the English Heritage survey (EH, 2001), the majority ofthe residents ofLondon prefer the high rise buildings which fit with their surrounding areas, regardless to their aesthetic quality. And, at the same time, about ninety percent of them believe that high rise buildings should be restricted to certain parts ofthe city.

As it is early stated, countries notion ofhigh rise building is different from one to another, which make it seems to be veryproportional,even in the era ofEuropean Union.In the United Kingdom, the guidance of high rise building give the local planning authorities the ability to put their own definitions or classifications, that determine what is a high rise or tall building according to theirs heights and functions, residential or commercial (HELM, 2003)

Because of the sensitivity of the urban context in European cities in terms of architecture and infrastructure, and because of that high rise estate becomes more and more influential, policy makers in each country tried to elaborate high rise policy for their cities “London's policy for high rise building has been largely reactive for the last few decades And it focused on the buildings' impact on views and architectural integrity of conservation areas A new strategic policy is currently being derived, based on demand of regeneration potential, and is intended to be proactive rather than restrictive” (Nicholau, 2002,p.2).

The United Kingdom

41 Greater London Authority becomes more and more aware about the future of high rise buildings in London; it accepts as true that there will always be new proposals for high rise projects (CABE, 2004). The Mayor of London believes that the proposals for high rise buildings need to be considered for the positive qualities they can add to London’s character, taking account oflocation, design and accessibility (MOL, 2001).

At the same time, politicians and planners try to avoid the mistakes of high rise buildings of the 1960s, for that, they try to make the most appropriate urban design guidelines to control and not to restrict the future development of high rise estate in London And this could be explained by the fact that high rise development could solve many problems that might appear in London in the next decade, where the city is supposed to absorb about 400,000 new households and about 600,000 new jobs, within its existing boundaries. Building on available urban land at higher densities will ensure that London remains sustainable, extending the tradition ofsome of its most successful residential and business environments (LSEDS, 2003).

3.2.1.1 How a high rise building is defined?

The Greater London Authority defined special zones (Policy Areas) where a high rise building can be implemented, but each one of these zones might have a different height limit according to these Policy Areas For example for the zone adjacent to Thames River the maximum height allowed is 25 meters according to Thames Policy Area, 35 meter elsewhere (MOL, 2001).

2- The relationship to transport infrastructure, aviation constraints, and, in particular, the capacity of public transport, the quality of links between transport and the site, and the feasibility of making improvements, where appropriate;

3- The effect on the local environment, including microclimate, overshadowing, nighttime appearance, vehicle movements and the environment and amenity ofthose in the vicinity ofthe building; 4- Fitting into the Town, to enhance existing views and have a positive relationship with other high rise buildings;

6- Helping to find the way around, to add to the legibility ofa place,and act as landmarks offering reference points for orientation;

7- Architectural Quality ofhigh rise buildings, to be ofthe highest standards;

9- Function and fitness for purpose, offer a high quality environment for all users.

Evaluation Criteria

Each new proposal for high rise building development will be evaluated according to certain criteria; applicants seeking planning permission for high rise buildings should ensure those criteria (CABE, 2003; HELM, 2003) which include:

a. Design Principles

1- The relationship to context, including natural topography, scale, height, urban grain, streetscape and built form, and the effect on the skyline;

42 3.2.1.2

8- Contribution to external and internal public spaces;contribute positivelyatstreetlevel;

5- Sustainability, at the heart of the design, construction and operation of buildings Clustering high rise buildings can also improve sustainability in areas such as transportation, energy efficiency and land use;

6. Contributing to an interesting skyline when it is grouped with the other high rise buildings in the city.

The location of a high rise building will generally be considered if it meets a number of criteria (HELM, 2003, MOL, 2001), these criteria impose that a high rise building:

3.2.1.3

There are other considerations that must be taken into accounts for any new high rise project (LSEDS, 2003), photos below are not necessarily from the United Kingdom; LSEDS used them to illustrate the different urban concepts:

2. Has excellent public transport facilities;

4. Does not detrimentally affect strategic important views

5. The development of high rise buildings arranged as a cluster is to provide a strong positive identity, and provide an exciting skyline from long distances.

1. Edge: The urban environment is at its most attractive when it shows consistency. The relationship a building has to the street and to the edge of the pavement is critical and defines the public realm. A continuous building setback helps provide a sense of enclosure and definition along the urban streets. The street, like a plaza or square, is essentially an outdoor room (LSEDS, 2003).

b. The Location

1. Is within an existing center;

7. Giving focus, momentum and publicity to areas undergoing regeneration. Other considerations

3. Is within an existing cluster of high rise building or an appropriate focal point suitable for a landmark building;

Figure 3 1: Relation to public realm

44 To increase the interaction of the building with the public realm and its contribution to street level activity, it should have a minimum setback from the edge of the pavement. Streetscape elements, such as trees, bollards, lighting and seating, may be used to define the street edge if the building does not follow the predominant setback line. (Figure 3 1)

Source: LSEDS, 2003

2. Use: Mixed use in high density design is very important, and the enhancement of the relation of indoor outdoor or public private is important at lower floors and upper floor as well, which by consequence will help to provide round-the-clock surveillance A consistent building line, in combination with ‘active edges’ , is necessary to create a truly lively public realm (Figure 3 2)

3. Public space: Public space should be designed at the same time as the building itself, to ensure that it is not just leftover space. (Figure 3 3) Active edges, such as shop fronts and cafés, can give a building a sense of ownership of the space or a section of the street. ‘Overlook’ from upper floors, possible within a high rise building, will also contribute to a sense ofsafety.

45 Figure 3-2: Mixed use Source: LSEDS, 2003.

The most successful public spaces tend to keep the building entrances and the space itself at the same level Public space should incorporate well designed street furniture such as lighting, seating, litterbins, signage, public art, and the like, without creating clutter

46 Figure 3 3: Public space New York Source: LSEDS, 2003.

4. Urban Integration: It is critical that a high rise building or a group of high rise buildings are physically and perceptually integrated with the surrounding context.The high rise building should not disrupt existing street networks and pedestrian flows. (Figure 3 4) It must also be accessible and respect local patterns of movement, taking into consideration routes to key destinations such as public transport nodes and civic buildings High rise buildings should be sited to enhance existing views and vistas They should recognize their ability to provide new landmarks from the street level

Source: LSEDS, 2003

Source: LSEDS, 2003.

Figure 3 4: Urban Integration.

5. Sun, Shade, Micro climate: A building should be sited to avoid overshadowing of neighboring buildings and land as much as possible This is aparticularchallenge in an urban setting such as London, where sunlight is at a premium Building configuration can be based on the building’s solar envelope, so, as not to overshadow the solar production potential of neighboring sites A podium supporting a high rise building can increase the amount of sunlight reaching public spaces. In addition, public spaces should be located to take advantage of their relationship to the sun. (Figure 3 5)

Figure 3-5: Effect of overshadowing on neighboring buildings

The effects of wind should be lessened as much as possible, buildings of same height can reduce this effect. A podium can limit downdraught at ground level, particularly if the long axis is oriented to the dominant wind. Protection from downdraughts caused by high-rise buildings should also be considered. Arcades, canopies, colonnades and awnings can all simultaneously provide shelter from the elements and mediate between the scale of the high rise building and the public realm.

Each one of these dimensions contains detailed design criteria (MPCI, 2005), the role of these criteria is to make high rise buildings acceptable element in urban form, byensuring that it is appropriately located and designed.

3.2.2.1 Classification of buildings according to their heights

The Canadian law defined tall buildings in three categories (CoW, 2006):

1. Low-rise:two to four floors; 2. mid-rise:five to eight floors; and 3. high rise:nine to fourteen floors with potential select structure up to twentyone floors.

3.2.2.2 Design Principles

3.2.2 Canada

For the cases which need schematic presentations, the document includes some illustrations and drawings (MPCI, 2005; RMN, 2005). The Canadian Building and Planning Regulations have also defined tall buildings according to their height: low-rise; mid rise; and high rise (RMN, 2005), and regulations which control each category is different

The Canadian Building and Planning Regulations differ from a city to another; each municipality puts its appropriate building and planning guidelines according to its urban characteristics (MPC, 2005; RMN, 2005) As it was the case of the United Kingdom, each application of new high rise building will be subject to specific criteria which take into consideration some dimensions such as: general design principles; location and orientation; facades; height, mass, and transition; open space and landscape; parking area (MPCI, 2005)

The Canadian planning law put forth five major concepts that must be applied in any proposal for high rise project (RMN, 2005), and they are:

5. Environmentally Sustainable: High-risebuildingsshould bedesignedto achieveahigh degree of environmental sustainability and address opportunities for solar orientation and water runoffminimization.

4. Mixed Use: Retail Commercial uses are encouraged at grade, especially for buildings with a total height of5 floors or greater. Office and/or Residential uses are encouraged above at grade commercial.

3.2.2.3. General location and orientation

1. Generally, high rise buildings should be located at major road intersections or neighborhood ‘nodes’ and preferably adjacent to public open space High rise buildings should reinforce the prominence of these locations through appropriate massing, setbacks, building design, and open space treatments (Figure 3 6)

2. Minimum Impact: The impact of high rise buildings on open spaces and adjacent properties should be minimized through adequate height and mass transition, separation, and landscaping.

3. Relate to Street: High rise buildings should have a strong relationship to the street, both by use and form

2. High rise buildings should face adjoining streets and frame the adjoining public open spaces (i.e. courtyards, gardens, etc.).

1. Human Scale: The human scale should be reinforced through appropriate building height, mass and architectural design.

3. Active facades and ground level uses such as retail commercial or habitable living areas should be provided.

2. Facades facing a public street or public area should incorporate 60% glazing at grade and the first two floors to encourage pedestrian interaction and safety. Transparent areas should allow views into the structure or into display windows from the outside.

Source: CoW, 2006 Entrances should be oriented directly to the street and be accessible from public sidewalks High rise buildings with multiple frontages and on corner sites should provide entrances on both adjoining streets. Parking areas should be located underground wherever possible. Surface parking should be limited and located to the rear ofbuildings. Facades and Pedestrianinterface

51 Figure 3 6: High-rise building at neighborhood node (Key site development Scenario).

3.2.2.4.

1. Blank facades should be avoided and must not face a public street or public space

1. The design of high-rise buildings should respect potential negative impacts on adjacent properties, including overshadowing, overlooking and wind tunnel effects. Therefore, building height and mass should be appropriate to the type and nature of adjoining development.

Source: MPCI, 2005; RMN, 2005.

3.2.2.5.

2. Wherever possible, high rise buildings greater than 5 floors should extend vertically with small footprints and include a base height of 3 to 5 floors (Figure 3 7)

Figure 3 7: Masses and Setbacks.

52 Building facades should be articulated with architectural features such as awnings, pilasters, bay windows, a distinct base, recessed display windows, a cornice or varied roofline. Facades facing a public street or public area should incorporate weather protection for the comfort of the pedestrian and articulation of building facade. This may be achieved either by canopy, awning or colonnade Height, mass and transition

Figure 3 8: High-rise corridors should step down to low rise Source: RMN, 2005.

5. New developments should be designed to provide a height transition to lower scale developments and public spaces to minimize impacts of taller buildings, including shadowing and wind acceleration (Figure 3 8)

7. A step back of the building wall should occur above the building base The step back distance should be a minimum of two meters

6. Step backs of upper floors should be provided so that building bulk is minimally perceived from the vantage of a pedestrian on the street. Step backs should be considered for buildings above 3 floors.

3. Nodes and major intersections are the appropriate locations for the tallest / highest buildings. The base height should generally be no greater than 2 floors above adjacent property height.

54 8. Visual Angular Plane Analysis should be used to determine appropriate building envelopes. A visual angle is typically measured from pedestrian areas located opposite the proposed development or from the boundary of an adjacent property. (Figure 3 9) Figure 3-9: Visual angular plane analysis used to control building height Source: MPCI, 2005; RMN, 2005. 3.2.2.6. Architectural quality The design of architectural quality of new development should be measured to some of the following principles: 1. Identity; 2. Expressive forms; 3. Sustainability; 4. Building Entrance;

At the same time, the Canadian law presents certain criteria and standard to the design of the open spaces and forces the owner to improve the landscape all around. Parking also is subject to precise criteria which determine some design and technical details which should be taken into account during the design stage

It is worth to say that there is a general design strategy toward building high-rise in Canada, but at the same time each city has its own plan of development, where it determined the potential sites and possible kinds ofdevelopment Three dimensional images are used to study the different possibilities ofdevelopment in a given site

55 5. Mechanical penthouses; 6. Window design; 7. Balconies; 8. Rooftop gardens; 9. Privacy; 10. Safety and security; 11. Exterior material; and 12. Signage

Each one ofthe precedent principles is subject to certain standards that are defined in detail by local authorities, according to the nature ofthe building itself(MPCI, 2005; RMN, 2005).

The complexity of the city ofHong Kong could be explained by two main reasons: 1. The complexity of the density related issues, such as; transportations, city size, decay and regeneration of city centers, site and buildings design, land use, policies of planning and zoning, sustainable development, environment related policies urban intensification, urban sprawl, economic issues, and quality oflife;

Figure 3-10: The Tuen Mun Yuen Long Corridor Hong Kong

56 3.2.3 Hong Kong High rise buildings in Hong Kong are one of the most important features ofits urban fabric (Figure 3 10), and this due mainly to the scarcity of land and the in migration. The increase of vertical development creates a dense and compact city, and gradually the quality of life becomes one of the most important issues in Hong Kong (Mahtab uz Zaman, 2002, p. 2).

Source: Raymond W M Wong, 2001

In the following part of this chapter, Urban Design guidelines for the city of Hong Kong concerning high rise development will be presented and explained.

3. Micro level: User environment, and it includes: Human scale; Harmony; Street furnishing, Materials, color and textures; Transition; and Streetscape, Advertisements and signage

2. Intermediate Level: Buildings and Space, and it includes: Composition; Design and architecture; Urban place and city squares; Street and street pattern; View corridors; Connectivity and integration; Massing and Heights; Landmarks; Open space and parks; and Sidewalks and linkage.

2. The complexity of the concept of “density”; also stems from the different definitions used in different countries and different disciplines.

3.2.3.1 Basic attributes of Urban Design Planning department of Hong Kong defined certain Urban Design attributes to the city, and they are classified in three distinct levels (DPHK, 2006):

1. Macro Level: Image of the City, and it includes: Natural setting; Harbor; Ridgelines; Infrastructure; Conservation; District character and amenities; Axial planning; Urban pattern and form; Gateways; Functional districts; and Land use and activities

The government has given priorityto “economic space” ratherthan “life space” and this has become the main proponent of land use planning in Hong Kong (Ng and Cook, 1996 in Mahtab uz Zaman, 2002) In the last development of Urban Design guidelines in Hong Kong, planners avoid to make prescriptive guidelines and this to encourage innovations and creativity in the new projects (DPHK, 2006).

58 3.2.3.2 Scope and Application for Urban Design: Hong Kong has its own development needs and it is essential that any urban design concept has to be specifically tailored for Hong Kong. Hence, the urban design guidelines should not be over restrictive and prescriptive, but, they should encourage innovative design Urban design should be actively pursued where opportunity is available, in order to achieve the following objectives (DPHK, 2006):

2. To embrace robustness: To give a set of robust guidelines on urban design enduring over time.

3.2.3.3 Checklist for General Urban Design Considerations

3. To encourage dynamism: To encourage Hong Kong's spirit on pluralism and dynamism.

4. To accommodate flexibility: To give flexibility for innovative ideas and possibilities.

The department of planning in Hong Kong makes the following checklist to be used in assessing the urban design implications of any planning and development proposals at three levels (DPHK, 2006): 1. Macro Level a) NaturalKey attributes / components ofthe natural setting; Direct and indirect impacts on physical and visual quality ofnatural landscape;

1. To ensure high quality: To raise the quality of life by providing a high quality built environment commensuration with the natural setting

b) ManLmadeocation suitability; Relationship with the visual corridors; Impact on penetration oflight and air; Compatibility with street pattern; Visual impact and suitability of landmark feature; Compatibility with overall height profile and massing; Compatibility with local heritage; and Impact on the surroundings.

59 Cultural or socio economic assets; and Compatibility with natural and landscaping settings;

b) ManUmaderbancontext; Contribution to the cityscape in terms of adding legibility and creating high quality city environment; Visual impact and suitability of landmark feature; Suitability and visibility of visual features; Compatibility with landscape and development pattern; Compatibility with overall height profile and massing; Contribution to the local character; and Compatibility with heritage setting.

a) NaturalDirect and indirect impacts on physical and visual qualities ofnatural landscape.

2. Intermediate Level

3.2.3.4 Guidelines on specific major Urban Design issues

The department of planning in Hong Kong suggests Urban Design Guidelines for specific urban design issues, and those concern high rise developments will be presented in this section specifically (DPHK, 2001, Ch 11):

1. Massing and intensity in the urban fringe areas: An urban fringe is defined as the interface between developed urban areas and undeveloped rural areas The general principle for development in a fringe area is to respect the natural environment, create an appropriate edge, and to provide visual and physical linkages between urban and rural areas The linkages should be strong in order to promote the psychological well being of the residents, and thereby, contribute to the quality of life. Visual linkages ought to include major visual corridors to the surrounding natural landscape assets, and should extend well into the heart ofthe urban area where possible (Figure 3 11)

60 3. Micro Level

a) NaturalFunctional appropriateness in relation to natural environment; and Response to natural landscape in local context.

b) ManCmadeontextual and functional appropriateness at street level; Contribution to pedestrian friendly environment; Human scale and quality enhancement; and Creation ofspatial feeling.

2. Development of height profile

The main goal of a height profile in the Hong Kong context should be to protect and enhance the relationship of the city and its natural landscape context, particularly to its ridgelines / peaks. The Metro plan (1991) guidelines which recommended 20% to 30% building free zone below selected sections of ridgelines could be used as a starting point, but allowing flexibility for relaxation on individual merits and for special landmark buildings to give punctuation effects at suitable locations (Figure 3 12)

Source: DPHK, 2006. For rural areas, building height, massing and built form should be harmonized with the rural setting and existing developments such as traditional villages. To avoid stereotype or monotonous development, diversity in architectural style should be encouraged Out of context "sore thumb" developments should be avoided

Figure 3-11: Linkage between urban and rural areas the urban fringe areas

3. Gradation of height profile should be created in relation to topography Relief and diversity in height and massing of developments should be provided in different localities. Low rise and low density areas should be preserved to enhance diversity in the urban core. (Figure 3 13)

Source: DPHK, 2006.

Figure 3-12: The free zone of ridgelines

4. For new towns the new development should respond to the unique topographical and landscape setting and should integrate with low rise neighboring developments by stepping down building height. View corridors / breezeways to mountain backdrop or water body should be maintained.

Figure 3 13: Gradation of Height Profile

Source: DPHK, 2006.

Figure 3 14: Stepping Down building Height.

Source: DPHK, 2006 Where appropriate, landmarks at the civic / commercial centers or focal points should be introduced Lower buildings such as community hall, schools, etc should be used as interface and as visual and spatial relief in the urban core Hierarchy of the development in term of height; the highest in the central parts of new towns and gradually descends down to medium to low-rise development of the edge. (Figure 3 15) Figure 3 15: Stepping Down building Height.

b) Functional: Proposals should relate to an important functional aspect of citywide significance, such as a transport hub, or should have social or cultural significance.

64 5. Mega Towers must be of high architectural quality and must be situated in the suitable locations to help to define the image of the city. Their location must be based on two major criteria:

a) Functional diversity: active waterfront with diversity in activities and functions should be created to introduce a sense of enjoyment Activities which provide visual interest for the waterfront should be encouraged Highrise development should be avoided to create panoramic view corridors (Figure 3 16)

a) Physical: The site or the locality should be suitable for a very tall building in terms of legibility and overall city form Proposals should not conflict with other urban design objectives

6. Waterfront sites; sites of special criteria was given special considerations, these sites includes waterfront sites, heritages sites, neighborhoods, and so forth.

Concerning high-rise development, the department of planning determined three main considerations:

Figure 3 16: Waterfront Considerations: Functional Diversity. Source: DPHK, 2006 b) Design: Waterfront development should aim to enhance the waterfront in terms of its form, and should respond to the waterfront setting Landmarks should be implemented at suitable location At prominent waterfront locations, appropriate plot ratio, height and disposition of building blocks should be considered Special design for waterfront buildings should be highly encouraged (Figure 3 17)

Figure 3-17: Waterfront Considerations: Design Source: DPHK, 2006.

66 c) Building Height and Building Form: Building heights and spaces should bear a certain relationship to human proportion and to facilitate easy usage, interaction and perception by the users. Despite of the lack of lands in Hong Kong, improvements to buildings to respect the human scale are indispensable. (Figure 3 18)

Source: DPHK, 2006 Building mass should aim to create points of interest and nodes, and allow visual permeability from the waterfront into the inner areas Diversity in building mass should be encouraged to avoid a monotonous harbor image. Taller buildings should be located inland, with lower developments on the waterfront, to avoid dominating the harbor and increase permeability to the water body. Waterfront buildings should be of appropriate scale and facade treatment to avoid creating an impermeable "wall" along waterfronts. Where appropriate, a varying building height profile should be created In new developed areas, consideration should be given to designation of coastal sites for low density and low-rise development (Figure 3 19)

Figure 3 18: Waterfront Considerations: Building Height and Form 1

Source: DPHK, 2006 7. Human scale: Human scale design elements such as perimeter arcades should be provided in order to create an intermediate scale between human and building Highly individualistic architectural design treatment, or distinctive and interesting frontage in the lower part of the building should be encouraged to enhance interest at street level Features which can provide an intermediate scale, partial screening of the large scale building beyond or protection from adverse weather conditions should be included to strengthen human scale at street level. Generally, new development project should encourage the different aspects of public realm; streets, open spaces, human scale, mixed use, and so on.

Figure 3 19: Water Front Considerations: Building Height and Form-2

8. Heritage sites considerations: For the protection of Hong Kong’s heritage and conservation sites, the department of planning makes certain guidelines to control the new development projects.

68 Individual or clusters of heritage features should be recognized as important contextual elements. Context or setting of these heritage features should be responded. Suitable settings for heritage features should be preserved or created. Wherever possible, views to the heritage features must be preserved and opened up. Building heights of new neighboring developments should generally be respected and if necessary be lowered towards the heritage features

Figure 3-20: Heritage Sites Considerations: the Podium Source: DPHK, 2006.

To minimize negative impact of a new development on a neighboring heritage feature, massing of the new development should be arranged in such a way that larger elements should be located furthest from the heritage feature with smaller elements to be located closest Terraced and landscaped podium could be adopted to integrate more coherently with scale and possibly the character of the heritage feature. Scale, proportions, color, materials or architectural design of the new development, especially in the lower floors, should be compatible with the heritage feature as far as possible.

(Figure 3 20)

Jordan In this part, the research set forth the different laws plans and amendments which controlled planning process in Jordan, then, it elaborated the new regulations for the HDMU areas, and finally, it listed the different high rise projects in Amman

Many physical plans were made to control cities in Jordan, according to Malkawi and Abu Dayyeh (2004), the first planning documents were issued within the British Mandate period, and they are: the Municipalities law for the Year 1925, after that, and with more details City Planning Law for the Year 1933 was published. After the independence of the Kingdom new plans were released; Law for Planning of Cities, Towns, and Buildings No.31 for the Year 1955, which was issued because of the expanding of Jordan’s territories and the uniting of the West and the East banks ofJordan in 1950.

In the year 1965 the Ministry of Interior for Municipal and Rural Affairs was established, and subsequently, a year later, a new planning ordinance was approved, and was titled, Law of Planning of Cities, Villages, and Buildings, No 79 for the year 1966, which is still in effect todayAfter the 1970s the city of Amman was subject to three major plans, the first plan which is a plan for Planned Development in Amman Balqa Region, prepared in 1977 (finished in 1979) by Amman Urban Region Planning Group (AURPG), the second plan, Greater Amman Comprehensive Development Plan 1985 2005, was undertaken by Dar Al Handasa and GAM in 1987 (Malkawi and Abu Dayyeh, 2004), and the third plan, still not finished yet, is the

69 3.2.4

3.2.4.1 The Different Plans, Regulations, and Amendments in Jordan

70 Amman Master Plan (GAM, 2007), which is carried out by GAM, and the Canadian team (Bearing Points and Planning Alliance). (Appendix III and IV) In 1979, BPR number 67 was issued to control the city of Amman, because of the different changes happened in Amman since that time, especially concerning high rise development, the research recorded three related amendments, and they are the 1999 amendments, the 2005 amendments and finally the HDMU regulations (Appendix II and IV)

The new IGS determined its specified objectives and goals as follow (GAM I, 2007, p.3):

3.2.4.2 The new high-rise regulations in Amman High rise development in Amman was controlled by the 1979 BPR and its amendments, but, after the increased number of high-rise proposals presented to GAM in the last few years GAM had given priority to organize high rise estate in Amman to avoid more chaotic highriseIimplementations.nMay2007,GAM had officially issued the IGS, in which it defined the new HDMU areas and regulations GAM determined its Strategies to control and organize the city in the future, and to solve transport and infrastructure problems

1. Identify areas / sites suitable for HDMU developments by clear criteria;

a) IGS Goals and Objectives

3. Provide for appropriate public input into the design of HDMU projects;

4. Build the capacity in GAM to review & regulate major project proposals;

2. Establish modern development guidelines and zoning controls. Establish an efficient, investor friendly, development review process that protects the public interest;

The new IGS was made to preserve Amman views, heritage sites, and natural settings. For that reason, it designated the three HDMU development areas for high rise development, based on the following concepts; infill, out fill, and intensification (Appendix V). GAM considered Al Abdali site as the forth area where high rise development will be permitted, but, it will be controlled by Al Abdali Investment and Development Company.

6. Create a new framework for sharing the cost of infrastructure, in an equitable way, between the Investor and the Community; and

7. Accommodate the immediate demand for high density mixed use development in a manner that compliments the Amman Vision and attracts investment GAM through the new IGS has also determined the policies which will deal with the most important topics for the city planning at different dimensions, social, economic, environmental and physical (GAM I, 2007). The most important issues include:

1. Urban Design; 2. Culture and Heritage; 3. Urban Infrastructure; 4. Governance and Service Delivery; Investment and Economic Activity; and Public Spaces and Social Inclusion

b) Designation Areas

5. Provide a flexible framework for on going investment in the city. Begin the process of creating an Amman Master Plan trough the IGS;

1. Site plan, site access, architectural floor plans, parking garage plans, and landscape design;

3. Development program: occupancy and areas, project data block, site and building data, building code summary and analysis; and

3. Medium, from 31 meters up to 50 meters;

1. Low, less than 18 meters;

4. Proposed structural, mechanical, electrical, fire protection systems.

72 c) Major DesignConsideration GAM tried to assemble the important and the modern design consideration to control highrise development in Jordan, it dealt with the different dimensions of urban design (e.g. social, economic, physical, landscape, and environmental), as it emphasized on the importance of public realm, and the relation between public and private realms (Table 3 8 and Table 5

Each new high-rise building will be assessed by Design Review, which would ensure the applicability of the different concepts, design considerations, and regulations (GAM I and GAM-II, 2007). Requirements for Design Review include the following points, a final checklist will be prepared by Special Projects and Areas Department (SPAD):

4. Medium-High, from 51 meters up to 75 meters;

5. High, from 76 meters up to 100 meters; and

2. Medium low, from 18 meters up to 30 meters;

1) The new HDMU development plan determined six categories of buildings according to their heights (GAM I, 2007), and they are:

2. Building elevations with exterior finishing materials, exterior perspective rendering;

6. Landmark, 101 meters and higher.

d) High-rise Buildings in Amman

The new HDMU plan of the 2007 IGS, in term of regulations and strategies, added modern concepts and design consideration to high rise development in Jordan, unlike the 1987 Comprehensive Plan, it arrived to propose realistic and applicable solutions to high rise development in Amman, without putting obstacles in front of definite future of high rise estate in Amman.TheHDMU plan and the IGS as well have paid attention to the importance of the enhancement of the economic, social, urban, architectural, and environmental dimensions in Amman in creating a healthy investment environment High-rise development can be seen as a catalyst for developers to invest in Amman, thus, the control of this development should be strictly considered The researcher is not necessarily in accord with the selected locations for high density development (Appendix IIV & IIIV), but this research does not aim to assist these locations. This research main concern is the regulations and urban design guidelines.

The first high rise buildings in Amman started by the 1970s and the beginning of the 1980s, the period in which high rise phenomenon started to widely spread internationally (Chapter II), The research had recorded eight buildings built within that period (Al-Shomali, 2001; EDC, 2007; Amman Skyscraperpage, Website, 2007; The Researcher, 2007), the table (3 1) shows these buildings:

7. Waqf Abdulhamid Al-Sayegh (14 floors overground) Abdulhamid Al Sayegh 19811987 Al Shomali, 2001; EDC, 2007; Field Survey

3. Housing Bank Complex. (19 floors overground) Housing Bank 19771982 Al Shomali, 2001; EDC, 2007; wSkyscraperpage,ebsite,2007.

2 Radisson SAS Hotel. (15 floors overground) Holiday Inn Ltd 1976 Al Shomali, 2001; EDC, 2007; wSkyscraperpage,ebsite,2007

8 Aqarco Commercial Center (12 floors overground) Al’aqariyyah for trade and investment 19831986 Al Shomali, 2001; EDC, 2007; Field Survey.

Table 3 1: Listing of the most important high rises built in the 1970s and 1980s

4 Le Meridien Hotel. (12 floors overground) Housing Bank 19771982 Al Shomali, 2001; EDC, 2007; wSkyscraperpage,ebsite,2007

No. Building Name The Owner years Data Source

6 The Tower Building (Al-Burj) (24 floors overground) Sharikat Almonsha’at Al’Aqariyyah 19781984 Al Shomali, 2001; EDC, 2007; Field Survey

1. Regency Palace Hotel. (20 floors overground) Regency & Grand Palace Co. 19761980 Al Shomali, 2001; EDC, 2007; wSkyscraperpage,ebsite,2007

5. Marriott Hotel. (15 floors overground) Alarabeyya Hotels 19781982 Al Shomali, 2001; EDC, 2007; wSkyscraperpage,ebsite,2007

Source: The Researcher, 2007 Relatively, the period between the second half of the 1980s until the end of the first half of the 1990s did not witness a development in high rise estate in Amman, the research recorded a touchable development in high rise development in the period from 1995 to 2005 Table (3 2) lists the most important buildings ofthis period

11. Amman World Trade Center (33 floors overground) Amman World Trade Center. 1999 Al Shomali, 2001; EDC, 2007; Source: The Researcher, 2007.

3 Holiday Inn (15 floors overground) Al Sharq for Hotels and Tourist Projects 1997 Al Shomali, 2001; EDC, 2007; Skyscraperpage, website, 2007 4 Sheraton Hotel. (14 floors overground) Altanmiya for Trade and Investment 1997 Al Shomali, 2001; EDC, 2007; Skyscraperpage, website, 2007 5 Four Season Hotel. (15 floors overground) No data 1998 Al Shomali, 2001; EDC, 2007; Skyscraperpage, website, 2007 6 Le Royale Hotel. (25 floors overground) Nazmi Auji (Iraqi Investor) 19982002 Al Shomali, 2001; EDC, 2007; Skyscraperpage, website, 2007 7 Zara Tower I. (18 floors overground) Amman for Tourist Investment. 1999 Al Shomali, 2001; EDC, 2007; Skyscraperpage, website, 2007 8 Zara Tower II. (18 floors overground) Amman for Tourist Investment. 2002 Al Shomali, 2001; EDC, 2007; Skyscraperpage, website, 2007 9 Emirates Airlines Building. (12 floors overground) Emirates Airline No data EDC, 2007; Skyscraperpage, website, 2007. Field Survey.

No.

10. Crown Plaza Amra Hotel. (14 floors overground) No data No data EDC, 2007; Skyscraperpage, website, 2007 Field Survey.

75 3-2: Listing of the most important built high-rises from 1995 to 2005 Building Name The Owner years Data Source 1 Hyatt Amman Hotel. (12 floors overground) Amman for Tourist Investment 1995 Al Shomali, 2001; EDC, 2007; Skyscraperpage, website, 2007

2. Belle Vue Hotel. (12 floors overground) Saudi Investor 19961998 Al Shomali, 2001; EDC, 2007; Field survey

Table

6 Bonyan Towers II (48 floors) Bonyan Properties / Bonyan, brochure, 2007. GAM Workshop, 2006 7 Bonyan Towers III (48 floors) Bonyan Properties / Bonyan, brochure, 2007 GAM Workshop, 2006 Source: The Researcher, 2007.

4 Money and Business Center (18 floors) ArabEast Investment Company / ArabEast Investment Company brochure, 2007 GAM Workshop, 2006.

1 Sixth Circle Tower. (17 floors overground) Emar Properties / Field survey

5 Bonyan Towers I (60 floors) Bonyan Properties / Bonyan, brochure, 2007 GAM Workshop, 2006.

3. Grand Amman Financial Complex (42 floors) Bait Al Tamweel AlKhaliji / Nada Abdurrahim, 2005.

76 The research listed one building approved by GAM, but never built, which is Amman World Trade Center. Four Buildings are now under construction, listed in table (3 3) below: Table 3 3: Listing of high-rises under construction.

No. Building Name The Owner years Data Source

3 Jordan Gate tower 1 (business tower) (38 floors overground) Bait Al Tamweel Al Khaliji / Field survey

4. Jordan Gate tower 1 (Hilton Hotel) (38 floors overground) Bait Al Tamweel Al Khaliji / Field survey.

Source: The Researcher, 2007 Finally, the research recorded fourteen proposed high rise buildings; some of these highrises are grouped together or exist in one development area; such as the Bonyan Towers, Abdoun Towers, and Al-Abdali Towers (Table 3 4) Table 3 4: Listing of Proposed high rises No. Building Name The Owner year Data Source

1. Abdoun Tower 1 (Southern tower) (28 floors) ArabEast Investment Company / ArabEast Investment Company brochure, 2007. GAM Workshop, 2006 2 Abdoun Tower 1 (Northern tower) (40 floors) ArabEast Investment Company / ArabEast Investment Company brochure, 2007 GAM Workshop, 2006

2 Beitna Mega Mall. (42 floors overground) Bait Al-Mal Saving & investment for Housing / Beitna, brochure, website, 2007 Field survey.

77 Continue table 3 4: Listing of Proposed high rises No. Building Name The Owner year Data Source 8 Bonyan Towers IV (35 floors) Bonyan Properties / Bonyan, brochure, 2007. GAM Workshop, 2006. 9 Bonyan Towers V (35 floors) Bonyan Properties / Bonyan, brochure, 2007 GAM Workshop, 2006 10. The Land Tower. (34 floors) The Land Properties. / The Land Companybrochure, 2007; GAM 2, 2007

12.

11. Vertex Tower. (34 floors) DCC Dubai Construction Company / Albawaba, Website, 2005; GAM 2, 2007. Al-Abdali Tower. (35 floors) Union Land Development. / GAM 2, 2007

13. Amman Rotana Hotel. (34 floors) Rotana Hotel Co / Rotana Hotel Companybrochure, 2007; GAM 2, 2007

14. The Heights. (35 floors) DAMAC Properties. / DAMAC Propertiesbrochure, 2007; GAM 2, 2007 Source: The Researcher, 2007 It is worth to mention at this stage that the majority of newest towers are of super high, more than thirty floors, at the same time, the greater part are owned by foreign companies or foreign investors. Some of these projects are stopped now by GAM, except those of Al Abdali, some are stopped to be redesigned such as Bonyan Towers, and some are to be relocated. Negotiations between GAM and the investors are not finished yet, and the future of these projects still undecided

The table (3 5) summarizes the most important points, concepts, and considerations concerning high-rise development in the London It treats the classification of buildings according to theirheights,the Nature ofguidelines,and majordesign considerations (locationrelated, Urban, Architectural and Environmental)

78 3.2.5

Summary The research, in this part, classified the different design considerations and concepts related to high rise development which are extracted from the different case studies.

Starting by the case of the UK, the research did not find a specific document that determines the English regulations to control high rise development in London; the research depended on diverse references dealing with high rise planning and design in a direct or indirect ways (e g English Heritage (EH), Greater London Authority, Commission for Architecture and the Built Environment (CABE), and Historic Environment Local Management (HELM)), then, the research tried to gather the most important considerations related for this kind of development. It is worth to say that cities in the different countries of the world started very lately to deal with high rise development as an urban issue, because high rise as urban phenomenon have rapidly re intensified mainly in the last decade.

3 Location-Related Considerations Is within existing center; Has excellent public transport; Within a cluster of high-rises or on a focal point; Does not affect Strategic important views; Provide a strong positive identity; Enhance the skyline from distance, especially when grouped with other high-rises; and Giving focus, momentum and publicity to areas undergoing regeneration

1 Classification of buildings according to their heights

Major Design Considerations

4 Urban Considerations

2 Nature of proposed urban design guidelines & regulations

The research did find any detailed classification; Greater London authority defined special zones for high-rise development and each LPA determined its classification MOL, 2001

Urban Design guidelines should not be reactive or prescriptive; they should control the quality of the built environment Nicholau, 2002; MOL, 2001

Relation to context, including natural topography, scale, height, urban grain, streetscape, built form and the sky line; Fitting into the town; Relationship to transport infrastructure; Adding legibility to the place; Contribution to internal and external public spaces, contribute positively at street level; Mixed use development; Heritage sites conservation; Creating active edges; and Urban integration physically and perceptually HELM, 2003; CABE, 2003; LSEDS, 2003

Source: The Researcher, 2007.

HELM, 2003; MOL, 2001

79 Table 3 5: Summary Sheet high-rise development in London No. Notion Elaboration aReferencesndSources

Architectural Considerations

HELM, 2003; CABE, 2003; LSEDS, 2003.

Environmental Considerations

Minimum impact on local environment; Control the sun light effects; Avoid overshadowing; Sustainable design; and Minimize the wind effect HELM, 2003; CABE, 2003; LSEDS, 2003

Source: The Researcher, 2007.

Fit within urban centers; Minimum effect on local environment; Sustainability; Architectural quality of building; Function and fitness for purpose; Mixed use; Design of public spaces; Accessibility; Public-private relationships; Building identity; Relation to the street; Stepping back; and Podium

For the Case of Canada the research consulted urban design guidelines for three different cities (City of Windsor, Burlington and Niagara), then, it tried to extract the most important design considerations from these cases. It was clear from the different cases that these regulations were come out from one source, but this does not prevent each city to establish its own policies and guidelines.

80 Continue Table 3 5: Summary Sheet high rise development in London 5

3 Location-Related Considerations Located on major road intersections or neighborhoods nodes; Adjacent to public open space; and Within urban center. RMN, 2005; CoW, 2006; MPCI,2005

Major Design Considerations

4 Urban Considerations Related to the street by form and use; Mixed use development; Re enforcement of human scale; Open space treatment; High-rise should face adjoining streets and frame the adjoining public space; Providing active façade at street level; Avoid minimum impact on adjacent properties; RMN,2005; CoW, 2006; MPCI,2005

1 Classification of buildings according to their heights Classification is different from LPA to another; Buildings are classified in 3 major categories and they are: low rise (from 2 4 floors), mid rise (from 5 8 floors) and high-rise (from 9 14 floors) RMN, 2005; CoW, 2006; MPCI,2005

2 Nature of proposed urban design guidelines & regulations. Urban Design guidelines in the Canadian document are more performance guidelines than prescriptive. RMN, 2005; CoW, 2006; MPCI,2005.

81 The table (3 7) summarizes the most important points, concepts, and considerations concerning high rise development in the Canada. It tackles the classification of buildings according to their heights, the nature ofguidelines, and major design considerations.

Source: The Researcher, 2007.

Table 3 6: Summary Sheet high-rise development in Canada. No. Notion Elaboration aReferencesndSources

82 Continue Table 3 6: Summary Sheet high rise development in Canada High rise building with greater than 5 floors vertically with small footprints; Newdevelopment should provide height transition to lower buildings and public spaces; and Podium.

6 Environmental Considerations Achieve high degree of sustainability; Solar orientation; Water runoff minimization; and Avoid overshadowing, overlooking and windtunnel effect. RMN, 2005; CoW, 2006; MPCI,2005.

Source: The Researcher, 2007 In the Case of Hong Kong the research consulted the Urban Design Guidelines prepared by the Hong Kong Planning Standards and Guidelines (HKPSG) by the Department of Planning of Hong Kong; all points presented above are summarized from urban design guidelines, chapter 11. The table below (Table 3 7) shows the most important points, concepts, and considerations concerning high rise development in the Hong Kong.

5 Architectural Considerations Re enforcement of human scale; Minimum impact on adjacent buildings; Stepping back and down; Orientation of entrances to the street; Parking located underground or on the rear of high rises as possible; Avoiding blank façades; Façades facing public streets should participate in protecting users and pedestrians. Façade articulation with canopies, pilasters, recesses, bay windows, etc ; Visual angular plane analysis; and Architectural quality RMN, 2005; CoW, 2006; MPCI,2005.

Define the image of the city; Compatibility with natural & landscape settings; Visual impact and suitability for landmark feature; Suitability and visibility of visual features; Compatibility with heritage settings; Relationships with visual corridors; Preserving low density neighborhoods; and Landmarks should be located on focal points DPHK, 2005

2 Nature of proposed urban design guidelines & regulations

4 Urban Considerations

Compatibility with urban context Image of the city; Direct & indirect impact on physical and visual quality of natural landscape; Cultural and socio-economic assets; Compatibility with natural & landscape settings; Impact on the surrounding; Contribution to pedestrian friendly environment; Encouraging diversity in styles and heights; Stepping down to minimize the height effect; Suitability of the sites for high rise development; DPHK, 2005

83 Table 3 7: Summary Sheet high-rise development in Hong Kong No. Notion Elaboration aReferencesndSources

1 Classification of buildings according to their heights

The research did not find a specific classification for buildings according to their height, despite of that the terms high rise and low-rise are used in the official documents; DPHK, 2005

Urban Design guidelines in the Hong Kong avoided the use of prescriptive guidelines, it encourages innovations and creativity DPHK, 2005 Mahtab uzZaman, 2003

Source: The Researcher, 2007

3 Location-Related Considerations

Major Design Considerations

84 Continue Table 3 7: Summary Sheet high rise development in Hong Kong High rise proposals should not conflict with other urban proposals; Special treatment for sites of special criteria such as (waterfront sites, heritage sites, etc.). Stepping down; and Human scale considerations.

5 Architectural Considerations Compatibility with urban context; Compatibility with natural and landscaping settings; Compatibility with all height profile and massing; Contribution to local character; Compatibility with street pattern; Response to natural landscape in local context; Contextual and functional appropriateness at street levels; Contribution to pedestrian friendly environment; Human scale quality enhancement; Creation of spatial feeling; Ensuring high architectural quality; Suitability of building Height, mass and form; Human scale considerations; and Diversity in high rises’ heights and designs DPHK, 2005.

6 Environmental Considerations Impact of penetration of light and air; Wind tunnel and breezeways; and Sustainable design DPHK, 2005. Source: The Researcher, 2007. And finally, the table (3 8) reveals the most important design considerations related to the new HDMU Development Plan and the 2007 IGS ofthe new Master Plan.

Major Design Considerations

3 Location-Related Considerations

2 Nature of proposed urban design guidelines & regulations

High-rise building will be subject to Design Review which will check more the quality of these projects The new strategy adopted performance guidelines more than prescriptive This will be achieved by applying the Design Review and not by applying merely the new written regulations

The HDMU development Plan determined four areas which were chosen because they have high-rise development potentials; Locations were chosen to preserve the existing views, vistas, neighborhood, etc; Proposing new transportation system, Bus Rapid Transit (BRT), to solve current problems; Only in the HDMU areas high-rise will be permitted; and The IGS principle is to respect and provide the continuity with the character of the existing adjacent communities and neighborhoods; GAM 1, 2007 GAM 2, 2007.

1 Classification of buildings according to their heights

4 Urban Considerations

The HDMU buildings are concentrated in nodes or clusters with significant gaps of public open space and low-rise development between zones to protect the existing views. GAM 1, 2007. GAM 2, 2007. Source: The Researcher, 2007

The new regulation determined 6 categories: Low, Medium low, Medium, Medium-high, high, and landmark; GAM 1, 2007

Table

85 3 Summary Sheet high-rise development in HDMU areas in Amman No. Notion Elaboration aReferencesndSources

86 Continue Table 3 8: Summary Sheet high rise development in HDMU areas in Amman 5 Architectural Considerations Fit into existing or planned future context; Minimum impact on adjacent settings; Applying Gradual height transition; Creating walking-friendly environment; Coordinate landscape to create attractive transition frompublic to private realms; Podium; Applying building envelop standards; Ensuring high architectural quality; The location of parking, underground or on the rear side of the building; and Parking size should be adequate for the building type GAM 1, 2007. GAM 2, 2007. Environmental Considerations Encouraging environmentally friendly design; Microclimate studies to remediate wind and shade; Landscape and planting including species diversity; Storm water management; Auto minimization design; Energy efficiency and conservation; Water conservation; Air quality, include indoor air quality; Waste management; Sustainable and green designs; and Minimizing land consumption. Source: The Researcher, 2007

CHAPTER IV RESEARCH DESIGN

aims to elaborate a theoretical base for developing applicable design guidelines which can control any new high rise in Amman without the need to deal with each new project individually Testing how much were local regulations applicable is an important indication to the major issues which local regulations fail in dealing with

The ultimate objective of this research is to study the different building and planning regulations which control new high rise buildings at urban and architectural scales Attention is paid to study the relationship between these buildings and their contexts Furthermore, the research tries to study the different regulations which control the HDMU areas; those are designated for building high rises And finally, it aims to compare them with international standardsTheresearch

This study was conducted to shed light on high-rise phenomenon in Amman Jordan, and more specifically to test the applicability of local regulations which control high rise development in the city. This chapter re explains the research objective, significance, argument and problems, it states the different limitations of this research, and finally it elaborates the methods of inquiry and analysis.

4.1 Research objective and significance

The most important issues related to high rise development are illustrated through the following points (figure 4 1): 1. The absence of the hierarchy in the definition of buildings according to their height, e g low-rise, mid-rise, high-rise, and super high-rise, and the like

IGS proposed the HDMU development areas, and these are supposed to be the only areas where high rise buildings are permitted, a final approval for these areas is not taken until this moment

Another important point the research focuses on, is the legal definition and classifications of tall buildings according to their height. The research aims to elaborate clear and scientific classification which will enable GAM to deal clearly with the different tall buildings.

Finally, the research aims to evaluate the new HDMU development plan and regulations and to check their consistency with other local regulations, and also to shed the light on the most important issues concerning this phenomenon

Recently, high rise estate in Jordan has been intensively developed, new projects are proposed, and new building permissions were given But, even with the new amendments to the local BPR, this latter stills incapable to control new high-rise buildings in Amman, those which GAM use to deal with each one ofthem individually.

4.2 Research Argument and Research Problem

This research argues that the local regulations (the 1979 BPR)are not applicable to control high rise building in Amman at different levels, mainly at urban and architectural ones. At the same time, there are no specific criteria which define the appropriate locations for these buildingsThe2007

2. The separation between the new HDMU regulations and the existing local regulations which may cause certain conflicts.

4. High rise Buildings (up to 72 meters of height) within Linear Commercial or Central Commercial are not treated as high-rises

3. The Act 42 ofthe 2005 amendments permitted high rise development in anyareaif it can respond to minimum area and street constraints.

5. There is no attention paid to study the relationship between the building and its surroundings Design is always aimed to present the glory of the building itself, whereas, it should be presented to show the relation of this building with the nearby environment.

6. In Jordan, high rise estate caused both positive and negative reactions, where at architectural design level there is an important degree of competence for creating exceptional buildings. At urban level, high rises caused lots of negative reactions, and this mainly due to the weakness of local regulations in controlling the urban dimension.

90 Research Problem Definitions Regulations Applicability The weakness of local regulations. Inconsistency of regulations No clear definition of high rise buildings No hierarchyin the definition of high-rise, mid rise and low-rise buildings No clear definition of high rise buildings No hierarchy in the regulations which control high rise, midrise andlow-rise buildings separately The restriction of any high rise development out of the HDMUareas Conflict with other regulations in local BPR T h e 1 9 79 B PR I G S r e g u l a ti o ns What are the most important issues that affect the applicability of the current regulations? How will the new strategy solve them The definition of high rise, mid rise and low-rise buildings is related only to HDMU areas Figure 4 1: Research problem Source: The Researcher, 2007.

During the research process certain methodological and bureaucratic limitations affect the amount and the quality of data which the researcher obtained In fact, these data don’t up to the stands that the researcher seeks, and this includes: § Unfortunately, there was a lack of collaboration from GAM:

4.3 Research Sample

1- Built: This category contains all built high rise buildings and it includes eighteen buildings 2- Under construction: This category contains all high-rise buildings under construction and they are only four buildings 3- Proposed: This category contains all proposed high-rise buildings which the research can find and collect from the different resources (brochures, newspaper, internet websites…) and they are fifteen buildings. The research tested the whole sample because of the limited number of all high rise buildings in Amman (according to definition of the sample above). Some analysis will only consider “built” and “under construction” buildings, other analysis will analyze all buildings

This research could be little different from other researches because it deals with a limited number of buildings. The sample for this research is all high rise buildings in Amman, which are of twelve floors of height or more. This category was chosen according the some definitions and categorizations from different countries and sources (such as EDC, Ireland, and San Jose). According to the different resources and the field surveyhigh rise buildings are found in three categories:

4.4 Research Limitations

92 Because of the preparations of the new Master Plan which focuses on the future high rise development in Amman, all information concerning this topic were considered confidential. The decision makers at GAM wanted to avoid uncontrollable increase of land prices

This research is mainly concerned with the regulations and guidelines which control highrise development in Amman, regardless to their functions or locations Moreover, this research deals only with the physical dimension of urban design, thus, economic and social dimensions are out ofthe scope ofthis research

Since the purpose of this research was to make a theoretical basis for urban design guidelines to high rise development, the research depended on the points determined by

Documents of existing high rise projects were inaccessible, due to the complicated and unsolved issues and problems concerning certain projects (Appendix VII) New high rise approvals were also impossible to get, GAM claims that these projects approval will be reviewed and certain projects should move to the new HDMU areas.

4.5 Research Methods for Collecting and Analyzing Empirical Data

§ Contacted consultant offices, entrepreneurs, Companies and investors had no idea about the future ofthe proposed projects; negotiations with GAM are not finished yet.

§ The majority of the existing high rise projects in Amman are hotels, specific information were not always obtainable because of security reasons, especially after Amman’s Hotels blasts in November 2005.

93 Shirvani (Shirvani, 1985) for the elaboration of urban design guidelines (Figure 4 2), and this includes:1.Purpose and objective ofthe guidelines; 2. Classification ofmajor and minor issues to be covered; 3. Applicability; 4. Examples illustrating some applications To achieve these points, the research conducted a multi method approach (qualitative and quantitative approach) for data collecting and analyzing Urban Design Guidelines Urban Design Guidelines Purpose and Objective of Guidelines Research Objective and Significance Major and Minor Issues to be Covered Research Problem and Argument Examples illustrating some applications Case Study Analysis Applicability Applicability Shirvani’s Sequence The Research Sequence Figure 4-2: Comparison between Shirvani’s Points and the Research Sequence Source: The Researcher, 2007. 4.5.1 Interviews; the research aims to constitute a general knowledge about the practice of planning and applying local regulations, the main responsible for the applicability of

94 local regulations, and the new regulations (the new Master Plan). At the same times, interviews try to figure out the most important issues related to high rise development in Jordan.

The different interviews primarily aim to help the researcher to better appreciate and evaluate the qualitative and quantitative data The interviews involved the following points: § Unstructured face to face interviews with the Master Plan Development Team (Mr Samir Subhi Project Director, Mrs Nuha Qtaish Architect and Urban Designer, Mrs. Rima Odeh Planner and Urban Designer) was conducted to know the future and the status of the current regulations to high rise buildings. Furthermore, face toface interviews were made with the Head of Planning Department in GAM (Mr. Shaher Abu Jamous) to understand how the special regulations are taken. Unfortunately, the interview with the Head of Building Department which is considered very important interview was not successful because of the lack of collaboration 4.5.2 Qualitative approach; on which the research aims to trace the development of local regulations in a hand, and to understand the new concepts and considerations to highrise development which are internationally recognized This part of research was conducted through: § Tracing the development of local regulations: for the purpose of this study, the research relied on the 1979 local regulations and the different amendments made to it, mainly the 1999 and the 2005 ones (Chapter II and Appendix III). At the same time the research consulted the 1987 Comprehensive Plan, and finally it studied the

The research took the 2005 amendments as the basis for the comparison because it represents the most recent revision to the law, and the only amendment that deals with high-rise projects

§ Notes and Interpretations are almost made at each stage of the comparative analysis; dealing with each concept per se, elaborating these inferences is embedded in the last Chapter.

95 new IGS, and more particularly the HDMU development plan and regulations as the future regulations to control high rise development in Amman.

§ Comparative analysis: to synthesize the major issues concerning high rise regulations and consideration, a comparative analysis was involved. This analysis compared between the different design considerations selected from the chosen case studies and the 2005 amendments to local BPR, the 1987 Comprehensive Plan, the IGS policies and the IGS regulations to the HDMU areas

§ Case studies analysis: the research tried to extract the most important design considerations from international case studies which usually employ Design Reviews rather than straight regulations to control mega projects The research elaborated three case studies of different qualities from three different countries, and then, there was an attempt to determine the most important concepts to high rise development It is important to indicate here that before and after choosing these case studies, the researcher consulted other case studies to promote the extracted concepts and design considerations

96 4.5.3 Quantitative approach; in this part, the research tries to test the applicability of local regulations which control high rise development in Amman, and to qualify high rise projects to international design considerations. The analyzed data in this part of was obtained from:

§ The collected data ware statistically analyzed, qualitative analysis was done at three distinct stages: a) Building designed before 2005: the reason behind choosing this year as a reference date is that the 2005 amendments are the only amendments which deal officially with buildings higher than 15 floors or 50 meters. All high rise buildings designed

§ Field survey: Field survey was conducted to collect information about high rise projects in Amman (name, height, owner, date of execution, and so on (Appendix VI)), this survey dealt with existing and under construction projects, moreover the survey was made to gather information related to the Act 42 of local BPR and general international design considerations

The survey was re designed to ensure that the maximum amount of data could be obtained by the researcher himself with minimal reliance to informants. This strategy was followed because of the lack of collaboration from their side. Besides, the research takes advantage of the previous study and the different specialized internet websites in supporting the collected data.

§ Data concerning the proposed projects ware obtained from different sources (brochures, newspapers, internet articles, GAM workshops, Al Abdali exhibition).

b) Building designed after 2005: All high rise buildings are subject to the Act 42 of the 2005 amendments High rise buildings were divided into two categories; buildings of fifteen floors of height or less and buildings of sixteen to thirty floors.

c) The last stage aimed to qualify the different high rise buildings (built, underconstruction, and proposed) according to certain international considerations elaborated during the qualitative analysis.

The Acts 33 and 34 of the 1979 BPR and the different amendments give buildings in Linear Commercial or Central Commercial areas the right to be raised up to 72 meters This height is considered as of-right for buildings in these areas, moreover these buildings are not considered high rises by the law

97 before this year are subject to the Act 42 of the 1979 BPR or the 1999 amendments, in which the maximum permitted height is 15 floors (or 50 meters).

The first group of buildings is controlled by the Act 42 of the 2005 amendments sections a i, and the second is controlled by the Act 42 of the 2005 amendments section j. The Acts 33 and 34 of the 2005 amendments give the buildings which are situated in Linear Commercial or Central Commercial areas the right to be raised up to 72 meters This height is considered as of-right for buildings in these areas, moreover, these buildings are not considered high rises by the law

98 Research Methodology Qualitative Analysis Quantitative Analysis Local Regulation Case studies Analysis Applicability of BPR After 2200510051999 979 Interviews Building height; Area of the plot; Building height; Street Width; Street vs Height; Setbacks (vertical horizontal) General Considerations Regulations 2005 amendments; 1987 Comprehensive plan; and 2007 IGS Considerations Location; Urban; Architectural; and Environmental Applicability of local Regulations Comparative Analysis International Considerations; Local Regulations: 1.2005 amendments to 1979 PBR. 2.1987 Comprehensive Plan; 3.2007 IGS Considerations; 4.2007 IGS Regulations Determine Major issues Determine Major issues Inferences Findings Conclusions and Recommendations S t a g e 1 S t a g e 2 S t a g e 3 Figure 4-3: The Research Methodology Source: The Researcher 2007.

99 CHAPTER V

The work in this chapter will be presented within three major parts; the first one contains the research definition of buildings according to their heights, the second resumes the most important considerations for high rise development, elaborates a comparative analysis between local regulations and international design considerations and it ends with inferences to the qualitative analysis, the last part of this chapter contains a quantitative analysis to the applicability of local regulations and design considerations 5.1

ANALYSIS and DISCUSSION

For the purpose of this research, the research defines these categories on the base of height and number of stories There will also be certain justifications which will explain the basis on what the research depends This classification is made especially for the city of Amman, and the proposed categories are extracted from the local BPR, but the model can be applied for other cities

The definition of buildings according to their Heights As it was previously mentioned, buildings can be classified according to their heights into different categories. These categories are not necessarily the same in other countries, or even within the country itself, because there is no general rule that defines them, and building height could be appreciated differently within different contexts.

100 The classification of tall buildings includes fourcategories, and they are: 1. Low-rise buildings (buildings from 1 to 4 stories of height); 2. Mid rise buildings (buildings from 5 to 12 stories ofheight); 3. High rise buildings (buildings from 13 to 30 stories ofheight); and 4. Super high rise buildings (buildings of height more than 31 stories) Mid rise and high rise categories could be divided into two categories for each, and they contain mid rise and moderately mid rise for mid rise category and, high rise and moderately high rise for high rise category The table (5 1) illustrates the Classification of tall buildings in different countries, which may help to make better elaboration of the research classification. Table 5 1: Classification of tall buildings in different countries. U.K. Canada KHongong Ireland Australia EDC Low-rise AccordingtoLPA Up to 4 * No information Up to 4 Up to 4 Up to 4 Mid rise AccordingtoLPA 5 8 * No information 5 12 Up to 8 5 12 High rise AccordingtoLPA 9 14 * No information 13 30 9 14 More12than hSuperigh-riseMore than 14* No information More than 30 More14thanSource: The Researcher, 2007 5.1.1 Low-Rise Buildings Low rise buildings category includes all buildings whose height varies from one floor to four floors, or any building whose height is either equal or less than 15 meters. This category was primarily chosen because it represents the majority of buildings which characterized the capital of Jordan (as of right for the majority of area subdivision in Amman)

Scope of the Research

Figure 5 1: The Research Proposed Buildings Categorization

This category was chosen according to the Act 42 of the local BPR 2005; generally, large streets are 30 meter of width, maximum frontward setback is 6 meter, by adding two meters for technical floor, architectural details, or a rooftop, so the sum will be 44 meter

This category was chosen according to local BPR 2005; the provision of local BPR has increased the maximum as of-right height in commercial areas from four floors up to eight floors (up to 30 meters) According to local BPR the average floor height is 3 75 meter, and this value will be used as the basis for the calculations below Buildings Categorization

101

Source: The Research, 2007.

5.1.2 Moderately Mid-Rise Buildings Moderately mid rise buildings category includes all buildings whose height varies from five floors up to eight floors or any building whose height is between 16 up to 30 meters.

5.1.3 Mid-Rise Buildings Mid rise buildings category includes all buildings whose height varies from eight floors up to eleven floors or any building whose height is between 30 meters up to 44 meters

Low-rise Moderately Mid rise Mid rise Moderately High rise High rise Super High-rise

102 (setbacks are doubled), thus, according to the Act 42, buildings of 44 meter are allowed in such area (noticing that the related regulations of the Act should be taken into consideration).

5.1.4 Moderately High-Rise Buildings Moderately high rise buildings category includes all buildings whose height varies between twelve floors up to fifteen floors or any building whose height is between 45 or less than 59 meters This category was chosen according to the Act 42 of the local BPR 2005, where the LPAs have the right to give permission to build high rise buildings which rise up to fifteen floors; 5.1.5 High-Rise Buildings High rise buildings category includes all buildings whose height varies between sixteen floors up to thirty floors or any building whose height is between 60 up to 114 meters This category was chosen according to the Act 42 of the local BPR 2005 section j, where the LPAs have the right to give permission to build a high rise building that rise up to thirty floors; 5.1.6 Super High-Rise Buildings Super high rise buildings category includes all buildings whose height is more than thirty floors or any building whose height is more than 114 meters. There is no section in the Act 42 or any other Act in the local BPR that deals buildings higher than thirty floors.

103 Table 5 2: Comparison between the Classification of Tall Buildings by the IGS and the Researcher. GAM(bCategorizationytheIGS) The Research Primary Categorization Category Number of floors Height in meter Category Number of floors Height in meter Low rise 1 4 4 17 Low-rise 1 4 4 15 Medium low 4 8 18 30 Moderatelymidrise 4 8 16 30 medium 9 13 31 50 Mid rise 9 11 31 44 Mediumhigh 14 20 51 75 ModeratelyHighrise 12 15 45 59 high 20 26 76 100 High rise 16 30 60 114 Land mark More than 26 floors 101 and higher hSuperighrise More than 30 floors 115 and higher Source: The Researcher, 2007

The purpose of the primary categorization is to deal with the different categories that local BPR deals with. Then, in the next chapter there will be an attempt to propose a correction for this primary categorization with conciliation with the IGS categories. This step is proposed because the IGS has suggested tall buildings categories without returning to the 2005 provision noticing that until that moment there was not a specific categorization Another issue is that the IGS regulations are made only to deal with the HMDU areas, and not to replace the Act 42 5.1.7 Inferences The research supports the proposed definitions of high rise of the IGS as final categorization. But at the same time, it highly recommends that each category should be a subject to special regulations, this is not necessarily to be applied for all groups, by the contrary, this can be applied for each major group.

According to the different case studies, high rise can be implemented either within a Central Business District (CBD) or high rise buildings cluster, or out of high rise buildings cluster which is too critical. The most important question to be posed here is: could a high rise building exist in the inner city or out of the high-rise building cluster? In fact whatever the answer ofthis question is, it will lead to other questions:

1. Location related Considerations; 2. Urban Considerations; 3. Architectural Considerations; 4. Environmental Considerations; 5.2.1. Location-Related Considerations

By analyzing the different case studies, the main considerations for high rise development could be listed under four major groups of design considerations, and they are:

104 It is important that local regulations differentiate between tall buildings and high rise buildings. If a tall building is permitted in any area, it should respond to the regulations that control its category (low rise, mid-rise or high rise).

5.2 Main considerations for high-rise development

a) If the answer is yes, the main question raised here is what are the criteria to control high rise in these locations? And will high rise be permitted in all areas?

Despite of the fact that the research does not aim to analyze the designated areas for highrise development, there is a big interest to define the criteria which control the location in where high rise development is possible

The location of high-rise cluster would preferably meet certain criteria and conditions which aim to enhance its relation with the city, and ensure its well functioning. These criteria and conditions include:

Regardless to the final product of Al Abdali project (MAWARED), Le Royale Hotel, Housing Bank Complex, and other projects, these examples represent the case where the city reacts to political and economical pressure, and there is no doubt that the regulations which controlled these projects were, to some extent, made to fit with these projects, and not the contrary. GAM today tries to stop this phenomenon, and tries to control the future of Amman.

105 b) If the answer is no, the question will be: what are the guarantees that no political pressure will be practiced, especially in the case to implement high rise buildings in the inner city? And if this happened, how will the municipalities deal with such situation? Another question is what will happen if there is a new site with high potential to build high rise is available out of those sites?

The point of posing these questions is to show that elaborating site selection criteria is very important and indispensable And, making proactive guidelines is better than making reactive guidelines, such as the case ofthe HDMU development areas

IGS has designated specific locations for high rise development, or what is called High Density Mixed Use Development Plan Yet, four areas have been determined with special height profile criteria for each area (Appendix IV and VII) In this part twofold location related criteria will be posed, the first includes the criteria of high rise cluster, and the second is for single high rise building 5.2.1.1 High rise cluster

106

3- A cluster of high rise buildings should not affect strategic and important sites or views.

There are certain locations that high rise development must be prohibited or given extremely restricted height limitations, examples of these sites:

1- A cluster of high rise buildings would preferably be within an existing urban center, and this is simply because urban centers have the basic requirements for any kind of development, and this include: Different infrastructure; i.e. roads, electricity, water, water storm, sewage system, and so on; Public services and transportation facilities; and Closeness to city center.

It is important to notice here that an existing urban center does not mean any urban center, but it means an appropriate center that has the basic requirements for high density development. New centers for high density development will cost a huge amount of money to prepare. For distant centers there will be need to move for long distances, and this is neither sustainable nor environmental, then, there will be a risk of having unrewarding investment.

2- A high rise cluster should have excellent public transport at two levels: Between the city and the cluster; Within the cluster itself; Returning to the concepts of sustainability and environmental design, an excellent transportation system will reduce the dependency on private car, and this will lead to spend less money, gain more time, lessen the traffic, and finally diminish the effect of car pollution

7- High rise cluster should be merged in the city and should not be isolated This notion will ensure the vitality and the dynamism of this cluster, and it will enhance the daytime surveillance

6- Whatever the nature or the topography of high rise cluster, the new development should preferably deal with the different components of the site without trying to make radical changes, high rise buildings should be integrated with their sites

4- The location of high-rise cluster must be both spatially and functionally appropriate for high density development High-rise cluster could be of various functions; residential, offices, leisure, or mixed use. In the cases where the area is designated for one major function (for example for residential or leisure purposes), the location should be subject to specific guidelines related to this function.

8- High rise cluster should not disrupt existing streets, by the contrary, it should participate in solving transportation problems.

5- High rise cluster should be situated in a location where it is highly participated in the enhancement of the skyline of the city, the views, the vistas, and so forth. This cluster should provide a strong positive identity, and provide an exciting skyline from long distances.

107 Heritage and archaeological sites; Natural sites (forests, national parks, lakes, rivers, and the like); Existing neighborhoods; Sites where the improvement of infrastructure and transportation system is uncertain; and Strategic sites; e g military camps, Airports

5.2.1.2 Single high rise building In some cases a high-rise building could be implemented out of high rise cluster, for this reason, a high rise building should respond to certain criteria. Conditions listed before should be decisive for any location; one can add other criteria which must be taken into consideration for the location of one single high-rise:

This chapter there attempts to elaborate specific considerations for establishing high quality high rise buildings, and these consideration are not necessarily concerned with the building itself, but, they are related to anything could be affected by this kind of development or

5.2.2 Urban Considerations

2- The location must contribute in creating interesting skyline for the city, and it should give momentum and publicity to areas undergoing regeneration It should recognize its ability to provide new landmark from street level

3- A single building should be situated in a way to increase the relation between the public and private realms

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1- A high rise building is preferably to be established within an existing center, and it would be much better if it is close or within high rise building cluster, if not, it should be realized in an appropriate focal point suitable for a landmark building, such as: At Major road intersection; In front ofor adjoining to a public space, garden, plaza, and so forth; At neighborhoods nodes; and At the end oflarge street.

2- A high rise building or a group of high-rise buildings relationship to transportation system in general is very crucial issue, for that, there are some points which must be taken into consideration, and they are: To ensure the best relationship to transport infrastructure in general; To encourage and increase public transport, and to ensure that it is of high quality;Tomake improvement where it is appropriate; There are some transportation systems that should be recommended especially those considered clean systems, like tramways and trains, noticing that these systems are used in many developed countries which focus on the importance ofthe environment; and Aviations constraints also must be strongly taken into consideration.

109 anything might affect the building functioning. The second groups of considerations are urban related, and they include:

1- A high rise building or a group of high rise buildings should be both physically and perceptually integrated with the city; emphasizing on the building relationship with its context is the most important step to initiate, and this includes: Dealing with natural topography; Building scale, height and mass; Streetscape and urban grain; Visual impact and suitability of the building as a landmark; and Located at major road intersections but don’t disrupt the traffic.

4- The mixed-use tower is very successful tower type, this surely doesn’t mean that all towers should have this quality, but mixed use in high density design is very important, and this could be achieved through: The enhancement of the relation of indoor outdoor or public private realms, and this is important at lower and upper floor as well, because it will help to provide round the clock surveillance, At the same time, it will also contribute in creating a sense ofsafety A consistent building line, in combination with ‘active edges’ , is necessary to create a real lively public realm. Active sites with diversity in activities and functions should be created to introduce a sense of enjoyment.

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3- As a new building type, high rise building must have a very strong relationship with the public. In fact the success of any project is measured by the much the public or the users accept it and like it, and this is an important indicator to how much it will sustain. For this, high rise projects should be designed, as possible, to fit with the public and private realms, For that: Public spaces should be designed and landscaped at the same time as the building itself Creative ideas are encouraged; Active edges, such as shop fronts and cafés, can give a building a sense of ownership ofthe space or a section ofthe street; External and internal public spaces should be encouraged because they will contribute positively at street level; and Encouraging mixed use development and community facilities.

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5- As a large scale building type, especially when it is compared to a building in med rise or low-rise contexts, a high rise building affects the built environment by its mass, size and height. Thus, to minimize its impact, certain characters should be added to highrise building to enhance its relation to human scale: Building tall should bear a certain relationship to human proportion and to facilitate easy usage, interaction and perception by the users, it should be reinforced through appropriate building height, mass and architectural design; Human scale design elements such as perimeter arcades, when added, participate in creating an intermediate scale between the human and the buildingCreating a podium in the lower floors, then by stepping back horizontally and vertically in the upper floors will certainly reduce the effect of the emerging tower; 6- High rise building particularly those of super high should participate in adding the legibility of a place: By acting like a landmark offering reference points for orientations, and participating in the improvement of the image of the city, mainly when it participates in creating an interesting skyline; By Contributing in the enrichment of the cityscape by creating high quality city environment;Highrisebuildings as regeneration projects are supposed to offer focus, momentum and publicity to areas undergoing regeneration.

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7- Visual impact of a high rise building should be taken into consideration seriously, some of its main features were sited above, and the following points will highlight some ofthem again: The impact of high rise buildings on adjacent settings should be lessened through adequate height and mass transition, separation, and landscaping; High rise should participate in modernizing the image of the city, and in providing it a strong identity; High rise should participate in creating exciting skyline from distance; Visual angular plane analysis will help in minimizing the impact of the building for close users 8- The street is a very important component of the city with which a high rise building should have a strong relation. The streetscape should enhance the user’s environment and improve the public realm. The outdoor places, plazas can be defined by the streetscape elements e g trees, lamps, furniture creating a sort of external room opened for public; this will participate in creating vivid and dynamic city The street level should be the place where the public and the private realm uniteStreetscape like public spaces should be designed with first stages of building design and should not be a resulting space.

9- Sites with special character should be treated carefully, appropriate building height and mass limitations must be applied, examples of these sites are embedded in the following points:

Stepping down toward special sites is very important because it will minimize the impact ofhigh rise buildings.

Giving high quality and interesting design for high-rise buildings will give these sites very exciting back grounds.

113 Heritage, conservation and archaeological sites: Wherever possible, views to the heritage features should be preserved and opened up. Building heights of new neighboring developments should generally respect and if necessary be lowered towards the heritage features; Natural sites (forests, rivers, lakes, sea, parks, and the like), these scenes should be preserved as much as possible and to have special treatment, while they present important views for city settlers, it would be important to create view corridors that are supposed to make these site visible for the public; River sides, and water front should have very creative design, high rise building with height limitation can positively affect them. Taller buildings are accepted and some times encouraged in the rear sites.

10-When someone is dealing with high rise buildings the main issue he is concerned with is the building height and mass in the middle of existing urban context, the major points to be taken into consideration include: Low-rise and low density areas should be preserved to enhance diversity in the urban core. The new developments should respond to the unique topographical and landscape setting, and should integrate with low rise neighboring developments by stepping down building height.

11- High rise cluster should be designed to encourage walking. Pedestrianization of inner spaces and paths are highly encouraged, thus they should be treated very carefully, adding appropriate trees, furniture, lights, pavement etc is very crucial

5.2.3 Architectural Considerations

Architectural considerations include those points related to the building itself. Having determined the location and urban criteria, descending from the scale of the city to the scale of a part of the city, it is the time to determine the most important issues related to the building itself, and they include: 1- The first and the most important issue is that a high rise building must fit within its urban context, it should respect the existing buildings heights, scale, streetscape,

114 Gradation of height profile should be created in relation to topography. Relief and diversity in height and massing of developments should be provided in different localities. Stepping back at building level will minimize the effect of its masses; encouraging thinner towers though higher will reduce the mass effect and its visual impact Height transition to lower scale developments and public spaces should be encouraged to minimize impacts of taller buildings, including over shadowing and wind acceleration. Diversity in building heights and stepping down from higher to lower height will enrich the skyline of cities. Computer simulations and three dimensional models are very important to test this diversity.

3- High rise buildings should highly participate in the enrichment of the cityscape, skyline and urban life, each project should have its original identity Authentic and innovative designs are highly recommended in respect to the context Adding modern features to the city will not necessarily disturb the image of the city Architectural precedence offers many important concepts that could be used in architectural design such as proportion, masses, notion of space, architectural details, and so forth, but if they are treated as a reference there will be less repetition and more diversity and creativity which will create an exciting urban fabric.

2- High rise building should be designed to enhance the public private relationship, this kind of relationships will make the building so lively at day and night times. This character will give the building sense of safety and security, on other hand, it will give the building a genuine and tied bond with the city This relation will be enhanced by certain considerations like: Public places would preferably be at the same level with main entrances Public spaces should be created indoor and outdoor as well, at lower floors and upper floors as possible. The intensification of mixed use places will enforce the relationship between the building and the city.

Public spaces, plazas, gardens, etc. should be designed as any other part of the project. For large sites landscape plans must be obligatory. Detailing of furniture, lamps, pavement, trees, and so on, should be presented as any other details of the building. Creative and innovative details are highly encouraged

115 podium, if it exists, and setbacks. If the building exists within high rise cluster, it should respect the height profile transition.

Podiums should generally offer public services Interesting interior design and rich environment are highly recommended Vertical and horizontal setbacks should preferably start from the level above the podium. A podium supporting a high rise building should increase the amount of sunlight reaching public spaces.

These setbacks will improve the building appearance, since these setbacks are not necessarily to be equal at each side, or repeated every specific number of floors, which would offer more flexibility in the design Creative ideas are always encouraged When a high rise building has a podium, setbacks at the upper floors will give emphasis to human scale

A podium should be of low-rise height; from three to five floors.

4- Adding podium to a high-rise building is very important, since it plays a significant role in the consistency of public private relationship, furthermore, it highly gives emphasis to the human scale of the building.

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6- High rise buildings should apply two kinds of setbacks; vertical and horizontal.

7- Parking areas should be quiet adequate with the use of the building or the functions exist in the building, different activities and uses need different areas Thus, parking number is not necessarily related to the total area of the building. Parking should be located underground wherever possible, administration and visitors parking should be situated in the rear ofthe building.

5- Building height, mass and form should be appropriate to the location as possible.

Adjacent podiums should be of equal or almost equal height.

117 8- Entrances should be oriented directly to the street and be accessible from public sidewalks. In the case where the building has multiple façades (e.g. corner building) it should have multiple entrances.

9- High rise building should be of high quality, emphasis on architectural quality is very important, and this includes (the list is open): Identity of the building and significant forms; Intelligent interior and exterior design; Balconies and window design; Sustainability, environmental considerations and Rooftop gardens; Expressive building entrances; Safety and security; EPrivacy;xterior and interior materials; 10-Building façades should be designed carefully, the following points are important to take intoAconsideration:tstreetlevel,façades facing a public street or public area should incorporate a high percentage of glazing at grade and the first two stories to encourage pedestrian interaction; Building façades should be articulated with architectural features such as awnings, pilasters, bay windows, a distinct base, recessed display windows, a cornice or varied roof line; Façades facing a public street or public area should incorporate weather protection for the comfort of the pedestrian and articulation of building façade. This may be achieved either by canopy, awning or colonnade;

11- Safety factors should be applied in high rise building especially those connected to the need of massive evacuation of the users (fire, earthquake, and so on) Safety at high rise buildings is very critical issue that must be taken into consideration, its priority is much more important than the architectural appearance itself.

12- Environmental and ecological design should be highly encouraged, related considerations will be explained in the next part.

Blank façades should be avoided and must not face a public street or public space;

5.2.4 Environmental Considerations

Environmental considerations should be related to each part of human life, and not only to buildings, where it represents the basis of his existence and contributes in the sustainability of the human being and his built environment.

Electric regenerators should be always ready to use. Regular tests to the applicability of safety and security systems should be carried out.

1- High rise buildings should be designed to achieve a higher degree of environmental sustainability and address opportunities for solar orientation, water runoff minimization, energy saving;

118 Façades are the most apparent component of a high rise building. Thus, they should be carefully treated by creative colors and textures; Signage and Advertisement should be carefully and intelligently added to the building without creating a clutter.

2- The effect on the local environment, including microclimate, Overshadowing and wind tunnel effects on neighboring buildings and lands, night time appearance, vehicle movements and the environment and amenity of those in the vicinity ofthe building.

3- Orientation of the building must be done in a way that minimize the effect of overshadowing on neighboring settings and to benefit of natural sunning and natural light; 4- General environmental and sustainable considerations such as: Raising the quality of life by providing a high quality built environment commensuration with the natural setting; High rise building should be designed in compatibility with natural settings, minimum change of natural features of the site is highly recommended; The integration of ecological design in high rise buildings and the enhancement ofthe nature inside the building are recommended; Applying green building practices, including those in the City’s Green Building Guidelines Green building practices should be used in the planning, design, construction, renovation, operations, and demolition ofbuildings; Disabled and aged people considerations; Quality of construction includes: Lifespan, closely linked to the quality of the building materials used, their utilization and maintenance, and the ability of the managers to implement continuous maintenance;

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120 Impacts of housing, more specifically in terms of indoor pollution, and the wider residential environment on the physical and mental health of the occupiers; and Land use management

At the same time this department was responsible for making the last Comprehensive Plan and to start the new Master Plan, which is now in state of preparation by special section and not by the PD. By the assistance of other Sections (such as Drawing Section), this department is responsible of making detailed plans in which they determined the approved land use and the different regulations that control each zone according to its classification

The research takes advantage of certain interviews which aim primarily to understand GAM’s planning policies to high rise development which can not be obtained by a simple survey, at the same time, these interviews could present an explanatory document about the methods by which GAM used to plan and deal with this kind ofprojects

121 5.3 GAM Planning policies to high rise development in Amman

5.3.1 Interview with Head of Planning Department (PD) This interview was conducted to understand how regulations are made and how special regulations were elaborated and affirmed. Regulations in GAM could be relied to two major departments: a) Planning Department (PD); and b) Buildings Department (BD) The first department is responsible of preparing and making the different regulations, their legal text, and to elaborate the different amendments to these regulations and putting them in a legal form

Thus, it becomes clear that the PD’s role is legislative

122 After preparing the legislative documents and drawing them up legally, this department is not responsible for the applicability of these regulations anymore. And here becomes the role ofBD.As it is already mentioned, the BD is the main responsible of the applicability of regulations This department main role is to study the different planning proposals and approve or reject them Their role also is to ensure the conformity of the presented proposals with local regulations and plans prepared by the PD In short, the main role of the BD is an executive one In any case, when a planning application that does not conform to local plans is presented to take permission (such as the case of high rise buildings proposals), it is the responsibility of the BD to accept or refuse them. In the most cases when these proposals are investment projects or owned by foreign investors, and they are supposed to enhance the national incomes, GAM used to study these projects and assessed them, and when they are approved, the BD legitimizes these projects by giving them special regulations which will control them By the authority given to this department there is no need to return to the PD to re approve these proposals, again Actually, there is no general policy for the evaluation of these proposals or for giving special regulations. This means that the BD used to deal with each project individually, and the regulations given to any project is different from the other ones.

The new Master Plan assigns an important part of it to deal with high-rise building proposals which are progressively increased, according to the Mayor of GAM there are more than forty applications for new proposals (GAM Workshop, 2006). The new Master Plan aims to control this development more rationally, and it attempts to determine the desired quality that Amman deserves.

Because of the continuous change and development at different dimensions in Amman, the emergence of many new projects of different types and the expansion of the city of Amman, an elaborating ofnew Master Plan was indispensable.

The HDMU development plan has determined the only locations where high rise projects will be accepted, this plan determined the special regulations which will control each building in these areas The maximum height was calculated according to the Jabals top altitudes (see Appendix V) to preserve the panoramic views of these Jabals, except for the landmark projects which do not follow the same rule. Only one landmark project (of 110 meters of height or more) will be permitted in each new HDMU area. The different projects in this area will step down gradually to create a height transition which is supposed to reduce the visual impact ofthese projects.

Interview with Architects among the Master Plan Team

123 5.3.2

GAM has frozen the Act 42 of the 2005 amendments to local BPR, and no high rise proposal will be accepted until the works on the new Master Plan is approved. Because of the importance of time factor for such projects GAM prepared the Interim Growth Strategy in which they established the HDMU development plan

The HDMU regulations are made to control high rise buildings only in the designated areas; high rise building out of these areas should not be permitted and building at Linear Commercial and Central areas will be controlled by the Act 33 and 34 of PBR, not the new regulationsAllproposed projects in the new HDMU areas should be assessed by Design Review which will ensure the applicability of the proposals to HDMU regulations The Design Review requirements include: § Site Plan, Site Access, Architectural Floor Plans, Parking Garage Plans, Landscape Design; § Building Elevations with Exterior Finishing Materials, Exterior Perspective Rendering;

§ Development Program: Occupancy and Areas, Project Data Block Site and Building Data, Building Code Summary and Analysis; § Proposed Structural, Mechanical, Electrical, Fire Protection Systems;

About the approved high rise projects, GAM has stopped the planning permissions until the new plans will be approved But at the same time, negotiations between project developers and investors with GAM have not finished yet. 5.3.4 Inferences Despite of the fact that the greater part of the proposed high rise projects are of thirty floors height or more, GAM ignored this reality of the market demand, and it did not plan for such buildings except for very limited cases (landmarks)

124 GAM does not consider that the HDMU development plan height limit is problematic, because they reduced the minimum area ofthe plot on which a high-rise building can be built.

This research attempted to figure out the development of GAM’s vision towards high rise development by elaborating a comparative analysis among the 2005 amendments of the 1979 BPR, the 1987 Comprehensive Plan, and the new IGS concepts and regulations for the HDMU development areas

4- Local BPR (2005 amendments): this includes high rise buildings regulations of the 2005 amendments to the local BPR.

5- IGS (New Master Plan): and this consists of the most important considerations of the new Interim Growth Strategy to high rise development in the HDMU areas.

1- Concepts: which are the most important high rise buildings design concepts

The table (5 3), below, is composed of six columns which include the following points:

3- The 1987 Comprehensive Plan: this includes the main planning concepts and ideas for high rise development in Amman, According to the 1987 Comprehensive Plan.

2- International case studies: this column states the most important design considerations according to the different international case studies.

125 5.4 The development of GAM’s vision to high-rise development in Amman

6- IGS Regulations: and this includes all special regulations for the high rise development in the HDMU areas

The different major considerations will be detailed to reveal the most important concepts to high rise development, and to compare them to local regulations. By consequence, the enhancement of local regulation, if needed, can be done more easily. The major design considerations according to this research are:

126 1- Location related Considerations; 2- Urban Considerations; 3- Architectural Considerations; 4- Environmental Considerations; This comparative analysis is based on the content analysis of the different documents listed before Notes and interpretations were accordingly cited for each concept

Notes - The 2005 provision allow building high-rise in almost all areas in Amman, and give the different LPAs the right to accept or refuse the project, but it is worth to say that for the largest projects the mayor of Amman was directly involved, who give them legitimate state. Then the LPAs are not responsible any more.

A) Location Related Considerations

Building high rise is allowed in all areas, except in the following areas: the GreenResidential area, Rural Residential, Special Regulation areas, and anyother area determined bylocal authorities.

1987 ComprehensivePlan

- The current status of the Act 42 of the 2005 provision is not clear yet. It would be rather better if they modify this Act to deal with high rise projects within the inner city.

Source: The Researcher, 2007.

Concept InternationalCase-studies

Local BPR 2005 amendments IGS New Master Plan IGS Regulations

Building high-rise is only permitted in designated area for HDMU Tdevelopment.hreemajorpolicies are applied:1)ForRegenerationAreas(infill)2)ForIntensificationareas(outfill).3)Greenfieldareas(outfill)

The Act 42 of the 2005 provision is temporarily frozen. Locations of new high-rises can only exist in the new HDMU areas.

The majority of high rise projects in Jordan could be classified under foreign investments, and the time factor for these kinds of projects is very crucial, thus, existing centers present sites with high potential for high-rise estate development.

- High-rise projects could be permitted within certain areas but with height limitation.

127 Table 5-3: Comparative Analysis.

A-1) A cluster of high-rise buildings or a high-rise building would preferably be within an existing urban center. The different casestudies emphasizes on the importance of this point. To benefit from existing infrastructure - where possiblerather than create totally new cities. Buildings heights limitation policywas proposed, in which maximum heights were determined; the greatest height in residential areas is up to 4 floors; commercial areas up to 8 floors. And up to 72 meters within central and linear commercial Areas

Interpretations

- The IGS prohibited any high-rise development out of the designated areas, the problem posed here that the designated areas future is unpredictable. And the size of the future development is also unpredictable

The dependency on excellent public transport system is very important, where the dependency on private car will be lessened; though the problem of traffic congestion will be reduced, environmental pollution will be also diminished and the use of oil will be reduce which will be by consequence economic.

- Solving transportation problems must be applied at city-level and not onlyat HDMU areas.

A 4) High rise cluster should not disrupt existing streets.

Because high rise buildings were encouraged in urban center, public transportation system becomes very important factor.

Interpretations

128 Continue Table 5-3: Comparative Analysis.

§ The encouragement of modern and efficient systems.

Source: The Researcher, 2007.

§ High buildings should prevent overload on infrastructure and transport in the Central Amman, and within commercial corridors.

§ The amelioration of existing systems;

§ Theyshould reduce congestion on street parking in commercial areas, especiallyCBD and commercial areas.

- Parking new policy and standards should be applied at the different project at city level and not only HDMU areas; shared parking should be highly encouraged.

A 2) A high rise cluster should have excellent public transport. A-3) Parking places should be enough to ensure the well functioning of the city.

§ N/A. The new master plan proposes new transportation system, “Bus Rapid Transit” or BRT which will serve the city of Amman in general and the HDMU areas Dparticularly.evelopingand adding new concepts to parking such as shared parking, and new obligations and parking standards were made to ensure the sufficiencyof parking spaces for each project. New parking standards should be applied.(Appendix IV) Notes Until this moment there is no reliable public transportation system in Amman. In spite of the fact that the 1987 comprehensive plan had suggested managing the existing public transportation system

§ On site parking should be obligatory in all buildings over 4 floors. The comprehensive plan proposed a Transport system management, to respond high rise development in Amman.

- The application of BRT should be given high priority because they are supposed to solve transportation problems at the different part of the city and not only the HDMU areas.

A 5) A cluster of high-rise buildings or a high-rise building should not affect strategic and important sites or views. High rise buildings should have minimum impact on the adjacent built or natural environment. Visual impact should be reduced as much as possible.

Interpretations

The location and the maximum height for high rise should follow zoning plan for HDMU areas at GAM.

- High rise development could be accepted within the inner city wherever possible but with maximum restriction

Source: The Researcher, 2007.

The relationship between the location of high rise buildings and their height should be strongly taken into consideration to ensure the minimumimpact

Site / buildings height profile analysis is very important to test the suitabilityof the location for high-rise development in a hand, and to studythe possibility of building high as future development. Buildings height profile should be taken for appropriate area which contains the maximumnumber of buildings, at the same height profile should be done at large scales though the observer can more appreciate height transition.

§ High building should prevent visual in Central Amman, along Wadis, on Jabal crests.

129 Continue Table 5-3: Comparative Analysis.

Notes

- Implying different degrees of restriction for different areas will give more flexibility for GAM to deal with the future development of high rise estate according to the facts on ground and not based on mere speculations.

§ On the Jabal crests the maximum building height should be limited to 4 floors, with no exceptions.

§ N/A The view preservation Provisions of the IGS allow for the introduction ofHDMU development in a way that respects and preserves public views of key vistas, cityscapes, and landmarks. Interim regulations include: building height ceiling, HDMU building zones and spacing, view plans and corridors, building envelop standards, Degree ofrestriction.

The 1987 comprehensive plan discourage building for more than 8 floors, so it propose progressive increasing of taxes for all floors above4 floors

- Three dimensional studies are highly recommended, but they should be made to focus at the building within its context from different angles. The different views should be previouslydetermined byplanning department.

A 6) The location of high-rise cluster or a highrise building should be both spatially and functionally appropriate for high density development.

§ The local BPR had determined the appropriateness of a site for high rise development bythe size of the adjacent roads.

Interpretations

Source: The Researcher, 2007.

§ The local BPR gives the LPA the right to evaluate high-rise applications and accept or refuse highrise building based on what the mconcernedunicipality sees, and not based on specific policy.

130 Continue Table 5-3: Comparative Analysis.

Building high-rise is only permitted in designated area for HDMU development. These areas will be prepared for this development. The location and the maximum height for high rise should follow zoning plan for HDMU areas at GAM.

The basic principle of high building policy should be to permit high building only within or adjacent to areas zoned for concentrated commercial activity and, even within these areas, to prevent further intrusion of high building in visually sensitive areas.

The location of highrise building should conform to the general plan of the city. The location of highrise cluster should have suitable infrastructure and transport facilities.

- For high-rise buildings with specific function (e.g. residential towers) specific spatial considerations should be taken to ensure the maximum comfort of its users (such as the orientation, closeness to streets, proximity to mega projects that may cause sort of acoustic pollution…etc.) , and yet, this will ensure the sustainabilityof the building for long times. High rise buildings should not be located in a wayto affect the privacy of adjacent buildings. For that reason a systematic transition in height should be encouraged.

- HDMU areas should ensure the appropriateness of the location of a high-rise building in accordance with its function (residential, offices, hotels…etc.), what is meant here is to make the evaluation of the sites at different scales and especial large scales.

Notes - The 1987 comprehensive plan shed the light on high-rise issue but its contribution was in making more land use restrictions and imposing more taxes, and this lead to the status quo.

131 Continue Table 5-3: Comparative Analysis.

§ N/A The height ceiling in HMDU areas was determined in relation to the surrounding topographywith the elevations at selected hilltops setting the absolute limits. The location and the maximum height for high rise should follow zoning plan for HDMU areas at BGAM.uilding should be approved bythe Design Review.

A 7) High rise building should be integrated with their sites. High rise building should have strong relationship with its context, including natural topography, scale, height, urban grain, streetscape and built form, and the effect on the skyline. On the Jabal crests the maximum building height should be limited to 4 floors, with no IIpisHexceptions.ighrisebuildingshouldpreferablybemplementedatthelowerartsofJabals(AppendixI).

Source: The Researcher, 2007.

Notes - No notes Interpretations - Integration with sites in the different plans was related to topography, which in fact presents only one feature of the natural settings that the building should be integrated with. Integration with sites should include trees, Wadis, landscape, or any other natural or man made elements that give emphasis on the site's identity.

- Mixed use development is supposed to enhance the familiarity with new buildings, especially when it offers lively dayand night public activities.

§ N/A The IGS principle is to respect and provide continuity with the character of existing adjacent communities and ensures land use compatibility with adjacent neighborhoods to create a more attractive and efficient city.

A 8) High rise cluster should be emerged in the city and not to be isolated. High rise building should be located to fit with its context by its function, size, mass…etc. building’s relation with street, interior exterior relationship, and public private relationship are very important points which will enhance the relation between the city and the building. Though, the building will never be seen as out of context element. The comprehensive plan suggests that high rise should be permitted only within or adjacent to areas zoned for concentrated commercial activity.

Interpretations - This point should be largely considered for single high rise building in the inner city.

132 Continue Table 5-3: Comparative Analysis.

Source: The Researcher, 2007.

Notes - The 1987 comprehensive plan proposed a simplified type of mixed use development bysuggesting that high-rise building should be situated within or adjacent to areas characterized by commercial activities. This could be explained because of the street width in commercial areas.

The main indication of the connectivity of the HMDU areas with the city was byheight transition policy.

The location and the maximum height for high rise should follow zoning plan for HDMU areas at BGAM.uilding should be approved bythe Design Review.

Interpretations

133 Continue Table 5-3: Comparative Analysis. The location of Highrise cluster should provide an exciting and particular skyline. As it should have its particular identity in a way to enhance the image of the city.

Notes - The 1987 comprehensive plan shed the light on the existed policyto high building developments and their negative effect on the environment and it did not focus on the wanted quality for these buildings.

Source: The Researcher, 2007.

§ N/A § N/A § N/A § N/AA 9) High rise cluster / building should provide a strong positive identity, and provide an exciting skyline from long distance.

- HDMU development areas aimin the first place to minimize the impact of high-rise buildings and to preserve the existing views in the city; thinking about creating new image or new skyline for Amman was not highly considered.

- High rise building development should have minimumimpact on the city, but as a type of development it should participate on creating the modern image of the city. It would be very interesting to present the old and the modern image of Amman side to side without disturbing the total image of the city.

A 10) A high rise building would be much better if it is situated close or within high-rise building cluster, if not, it should be realized in an appropriate focal point suitable for a landmark building A high rise building should be situated in an appropriate focal point suitable for a landmark. This includes: 1 major road s4n3pa2intersections;infrontoradjoiningpublicplace,garden,laza…etc.Atneighborhoodsodes.Attheendoflargetreet.

A high rise building should be encouraged: § On keysites; § As high intensity spine; § On nodes sites; § Within distinct center; § Along Wadi roads.

§ On long slopes to North (Shmaisani) Local BPR focused on the point that a highrise building should be served by two or more streets with minimum width of 16 meters.

§ N/A

134 Continue Table 5-3: Comparative Analysis.

- The IGS is dealing with high-rise development in the HMDU areas, and it neglected other possibilities to create interesting landmarks in the city.

High-rises are only permitted in HDMU areas.

- The Act 42 of the local BPR (the 2005 amendments) is frozen

- The IGS had totally restricted high rise building out of the HDMU areas. But in the initiative study they determined different areas that mayhave potentials for high-rise development.

- Other regulations to high-rise development are not changed.

Notes

Interpretations

Source: The Researcher, 2007.

High rise buildings in the city are not necessarily to be of large scale, bythe contrary, they should be of limited height with transition, in a waythey create different sequences in the city, and increase the diversity. Noticing that they should be implemented in an appropriate location.

§ On flat sites (North West of the Down Town).

B-1) A high-rise building or a group of highrise buildings should be both physically and perceptually integrated with the city. A high rise building or a group of high rise buildings should be physically and perceptually integrated with the city.

- Visual impact and suitability of the building as a landmark; - Located at major road intersections but don’t disrupt the traffic.

- The IGS had totally restricted high rise building out of the HDMU areas The Act 42 of the local BPR (the 2005 amendments) is frozen.

- Other regulations to high-rise development are not changed.

B) Urban Considerations

135 Continue Table 5-3: Comparative Analysis.

- In urban consideration there is a shift to a larger scale.

§ N/A The HDMU buildings are concentrated in nodes or clusters with significant gaps ofpublic open space and low-rise development between zones This ensures that the vistas along transportation corridors in Wadis and from hills remain substantiallyopen with only limited and well spaced interruptions The location and the maximum height for high rise should follow zoning plan for HDMU areas at GAM.

Notes - The 1987 comprehensive plan proposed certain consideration to the location in general, but did not deal with the relationship between the building and the site.

- Dealing with natural topography; Building scale, height and massing; Streetscape and urban grain;

Relation to context is achieved by:

Source: The Researcher, 2007.

Interpretations - What is intended by the integration here is the fitness of the building with the site, but in the first part (location related criteria) it was the fitness of the site for high-rise development.

The approval for new high rise development, in both Central Commercial areas and Linear Commercial corridors on the approaches to the commercial center, must be limited by constraints of the capacityof the road net work parking provision, appropriate standards of service access, and the capacity of infrastructure services

IV)

The development of transport system is tied with the improvement of the different infrastructure in general to ensure the best results; There are some transportation systems that should be recommended especially those considered clean systems, such as tramways and trains. Noticing that these systems are involved in many developed countries which give great emphasis on the importance of the environment.

Notes No notes Interpretations

§ Theyshould reduce congestion on street parking in commercial areas, especiallyCBD and commercial areas.

136 Continue Table 5-3: Comparative Analysis.

§ On site parking should be obligatory in all buildings over 4floors. The comprehensive plan proposed a Transport system management, to respond to high rise development in Amman.

B 2) A high rise building or a group of highrise buildings relationship to transportation in general is very crucial issue. The development of appropriate transport systemToencourage and increase public transport, and to ensure that it is of high iquality;Tomakemprovement where cappropriate;Aviationsonstraintsshould be strongly taken into consideration.

§ High buildings should prevent overload on infrastructure and transport in the Central Amman, and within commercial corridors.

Source: The Researcher, 2007.

§ N/A § N/A

§ Provide users of the development and the nearbypublic realm with high quality, safe and, where possible, open landscaped space, and shopping streets.

§ Encouraging mixeduse development, and community facilities

137 Continue Table 5-3: Comparative Analysis.

§ The buildings and podiums should frame the public realm in a consistent manner that supports the creation of a pleasant, lively and pedestrian friendly street frontage area.

B 3) High-rise projects should be designed as possible to fit with the public and private realms. B-4) Mixed-use development should be highly encouraged High rise buildings should be designed to enhance the relationship between public and private realms, this can be achieved by: § Public spaces should be designed and landscaped at the same time as the building itself. § Active edges, such as shop fronts and cafés, can give a building a sense of ownership of the space or a section of the street. § External and internal public spaces should be encouraged because theywill contribute positively at street level.

§ The HDMU concept is to provide a Public Framework for High Density Development and it include: Roads right of-way, open space, public views corridors and planes, community facilities, on site landscaped public gardens.

§ The integration of parks and green spaces into HDMU developments creating continuous networks ofparks that link highdensity communities with surrounding communities. The podium is the part of the building that is situated above the level of the ground and constitutes the bases for floors in high rising mixed use buildings. The specifications, shape, measurements and heights shall be determined in accordance with the specific provisions attached to the proposed zoning map.

Source: The Researcher, 2007.

Interpretations

138 Continue Table 5-3: Comparative Analysis. Notes International case studies emphasize that public spaces should have direct relationship with the building, and there is a different between green areas between the buildings and the landscaped places related to the building.

- The Canadian regulations demand the owner of a property to develop and improve the adjacent green areas to create more consistent landscape.

- Diversity in landscaped areas and public spaces should be encouraged. Public spaces or public / private relationships should not onlybe related to mixed use development. Public spaces should be oriented to different age groups (children, young, old people).

Smart designs and new ideas which maygive identity, livability, and dynamism should be encouraged.

§ N/A

139 Continue Table 5-3: Comparative Analysis.

Notes International case studies consider anyhigh building as a land mark itself. Landmark in the HDMU plan is a building type (which is a building of101 meters of height or more) and it is not a qualitygiven to high-rise building in general.

§ N/A § N/A § Maintain public views ofkey landmarks and vistas between hills and between valleys and hills, and from public roads and sidewalks to significant public attractions , natural features and the Amman unique cityscape

Source: The Researcher, 2007.

§ By acting like a landmark offering reference points for orientations, and participating in the improvement of the image of the city, mainlywhen it participates in creating an interesting skyline; § ByContributing in the enrichment of the cityscape by creating high quality city environment; § High rise buildings as regeneration projects are supposed to offer focus, momentum and publicity to areas rundergoingegeneration.

B 5) High-rise building particularly those of super high should participate in adding the legibility of a place.

Interpretations No interpretations.

§ Visual angular plane analysis will help to minimize the impact of the building for close users. § High rise should participate in creating exciting skyline from distance; § High-rise should participate in modernizing the image of the city, and providing it a strong identity. High rise buildings should be discouraged to preserve the existing context of the city.

Source: The Researcher, 2007.

140 Continue Table 5-3: Comparative Analysis.

B 6) Minimizing the visual impact of highrise buildings. A high rise building should have minimum impact on adjacent settings: § The impact of high-rise buildings on adjacent settings should be lessened through adequate height and mass transition, separation, and landscaping; § Buildings transition from low to high

§ N/A In general, the HDMU Buildings within each zone or cluster step down to lower building heights with one or two of the tallest buildings at the center of a zone and shortest at the edges. This reduces the visual impact of the cluster and allows for a transition to adjacent low-rise development and open space. The characters of high rise buildings to minimize the effect of visual impact could be found on the HDMU development policy. Notes The 1987 comprehensive plan did not propose any efficient policyto minimize the visual impact of high rise buildings, but it tried to put more restrictions and more taxes to prevent high-rise development.

Virtual reality modeling should be used to test the possibilities and the opportunities for future development, noticing that this modeling should be done preferablybyurban experts who can define specific and appropriate view angles, because the developers will present the best image of their properties which is marketing-oriented. (See figure 5-1 and 2) The different options to minimize the visual impact of high rise buildings should be encouraged, especially for HDMU areas where podium is not a must.

Interpretations Minimizing the visual impact of high rise buildings should not be overreacted in a waythat makes the new development appearance and role in the skyline of Amman neglected. At the same time visual impact should not be neglected when three dimensional images are presented.

§ The street level should be the place where the public and the private realm unite. § The outdoor places, plazas can be defined by the streetscape elements e.g. trees, lamps, furniture creating a sort of external room opened for public; this will participate in creating vivid and dynamic city.

Interpretations - Streetscape elements should be artistically designed to create special sequence within a group of series of sequences or scenes in the city to create more interesting livable environment.

Like public spaces, Streetscape elements should be designed with first stages of building design, they can be improved during the building phase, and their design should be compatible with the total design.

N/A N/A § Promote high quality design of streetscapes, parks, and public and private buildings in order to reinforce Amman as a comfortable, useable, beautiful and memorable city.

B 7) The streetscape should enhance the user’s environment and improve the public realm.

Source: The Researcher, 2007.

§ Parking and servicing should have the least possible impact on the streetscape and public open spaces. The characters of the high rise building should respond to the Design Review.

141 Continue Table 5-3: Comparative Analysis.

Notes No notes.

B-8) Sites with special characters should be treated very carefully. High-rise buildings should not negatively affect sites of special characters: § Wherever possible, views to the heritage features, Natural scenes should be preserved and opened up. Building heights of new dneighboringevelopments should generallyrespect and if necessary be lowered towards theheritage features.

§ New High density developments should preserve and enhance buildings and areas of historic and/or aspcldvTosarchitecturalignificanceidentifiedntheConceptPlans.hiswillbedoneinaarietywaysincludingistancebuffers,andscapetreatment,ommemorativelaquesandympatheticrchitecturaldesign.

142 Continue Table 5-3: Comparative Analysis.

§ Preserving heritage and promoting it as an integral part of the overall contemporary city living experience will be one of the pillars of the Master Plan.

§ Development fronting, or viewed with, important historic sites such as the citadel and roman Amphitheater, must be restricted in height and bulk, to avoid any further screening of the monuments.

§ The preservation of Jabal skylines, which are the most distinctive and valuable assets of Central Amman, is the most important long term consideration. All new building should follow the prevailing pattern of development with building heights limited to 3 or 4 stories along the avenues on the crests of Jabals, and higher buildings onlypermitted on lower slopes and Wadis corridors… measures must be enforced to ensure that the existing views of the Jabals are protected.

§ River sides, and water front should have very creative design, highrise building with height limitation can positively affect them. Taller buildings are accepted and sometimes encouraged in the rear sites.

N/A

§ Creating view corridors within the different HMDU areas for making the Jabals visible for the public N/A

Source: The Researcher, 2007.

§ Natural sites (forests, rivers, lakes, sea, parks), these scenes should be preserved as possible and to have special treatment, while theypresent important views for city settlers, it would be important to create view corridors that suppose to make these site visible for the public.

143 Continue Table 5-3: Comparative Analysis. Notes The 1987 comprehensive plan and the IGS as well proposed different policies to deal with these special sites but they do not give solutions and they do not determine anykind of regulations to control high buildings at these areas.

Source: The Researcher, 2007.

- Creative, smart, and innovative proposal should be highly considered, and deeply analyzed and studied

Interpretations - Giving high qualitysmart and interesting design for high-rise buildings could put these sites in front of exciting backgrounds, especially for natural sites; - More specific guidelines should be made to deal with high-rise building issue within special areas, less restriction and more performance regulations should be made.

Source: The Researcher, 2007.

§ Mixed use that includes residential should increase the amount of employment, retail, and services within walking distance and reduce automobile reliance.

Notes No notes. Interpretations High-rise cluster should be designed to encourage walking. Pedestrianization of inner spaces and paths is highly encouraged, thus they should be treated very carefully. Adding appropriate trees, furniture, lights, pavement…etc. is very important

N/A N/A

§ The outdoor places, plazas, street, boulevard, sidewalk … should be designed to provide comfortable walking environment. The choice of streetscape elements e.g. trees, lamps, furniture should be carefully chosen to fit with pedestrian need.

N/AB 9) High-rise cluster should be designed in a way to encourage walking, by creating suitable environment.

§ Provide a welcoming walking environment for pedestrians that is safe, accessible, landscaped, functional and interesting.

§ Shared spaces must be located within 500 feet of the principal building entrances of all sharing uses. Clear, safe pedestrian connections must be provided Pedestrian should not be required to cross major street except at a grade separated pedestrian crossing or at a signalized intersection along the pedestrian pathway.

§ All guidelines that assist in the creation of walkable neighborhoods can also contribute to enhancing the viabilityof transit by making trips to and from stops more comfortable and convenient.

144 Continue Table 5-3: Comparative Analysis.

145 Continue Table 5-3: Comparative Analysis.

IGS can propose such kind of condition to improve the Act 42 of BPR, for the purpose of creating the basis of scientific background to high rise building development in the inner city of Amman, as a supporting policy for possible development. Noticing that this policy could be use only as an alternative plan if the HMDU development did not arrive to achieve its goals for anyreason.

The relationship to context, including natural topography, scale, height, urban grain, streetscape and built form, and the effect on the skyline. N/A N/A New HDMU development should be massed to fit harmoniously into its existing or planned future context. It should limit its impacts on neighboring streets, parks, buildings and open space by creating appropriate transitions in scale to neighboring existing and planned buildings. This can be achieved by allowing for a gradual transition from lower to higher buildings using setbacks and base buildings as points of transition. The design of the high rise building in HDMU areas should conform to the Design Review.

Source: The Researcher, 2007.

C-2) If the building exists within highrise cluster it should respect height profile transition. C-3) Building height, mass and form should be appropriate to the location as possible. Notes No notes. Interpretations

C-1) A high rise building must fit within its urban context, it should respect the existing buildings heights, scale, streetscape, podiumif it exists and setbacks.

C) Architectural Considerations

§ N/A § N/A

§ Public spaces should be designed, landscaped, and furnished to achieve maximum degree of comfort to encourage the public to use them

Ground floor mainlyand lower floors generallyshould be smartly designed in a wayto encourage the users to use the different public spaces exist in the building. Maximum transparency at lower floors will enhance the feeling of the existence of public / private relationship.

Notes - No notes. Interpretations

Source: The Researcher, 2007.

§ Adding the Podium as the transition volume between the private and public realms within the same building.

§ Public places would preferably be at the same level with main entrances § Public spaces should be created indoor and outdoor as well, at lower floors and upper floors as possible.

146 Continue Table 5-3: Comparative Analysis.

§ Mid block pedestrian connections should be provided within larger development parcels, and are intended to be designed as pedestrian landscaped mews and should be lit, landscaped and maintained for public use. These mid block connections are intended to provide a fine grain of pedestrian circulation and can provide an important connection between two streets and public destinations such as schools, parks, and public transit.

C 4) High rise building should be designed to enhance the public-private relationship; this relationship will make the building so lively at day and night times.

§ Coordinate landscape improvements in setbacks to create an attractive transition from the public to private realms The design of the high rise building in HDMU areas should conform to the Design Review.

§ The alternatives for podiums are indicated in the Building Envelope Standards and include heights of 10m to 12m(2 stories) and 16m to 18m (4 stories). While creating a consistent street wall along shopping streets, some variation in podium height and architectural treatment is encouraged. The design of the high rise building in HDMU areas should conform to the development plan.

Source: The Researcher, 2007.

147 Continue Table 5-3: Comparative Analysis. C-5) Adding a podium to high rise buildings. General characteristics to podium design: § A podium should be of low rise height; from three to five floors. § Adjacent podiums should be of equal or almost equal height. § Podiums should generallyoffer public services Interesting interior design and rich environment are highly recommended. § Vertical and horizontal setbacks should preferablystart from the level above the podium. § A podium supporting a high-rise building can increase the amount of sunlight reaching public spaces

§ N/A § N/A § A portion of the proposed HDMU buildings are indicated on the Area Concept Plans as requiring a podium base. These are indicated in association with proposed shopping streets and should feature ground floor uses such as; retail shops, restaurants, store, front offices, and fentertainmentacilities.

§ Podium roofs are treated as significant outdoor amenity space, and are thus well landscaped or otherwise treated to complement the overall design of the building.

Notes The IGS proposes very interesting idea which is related to high-rise buildings with no obligatorypodium, the body of the building could be designed as it is composed of two portions: base and tower, then, the base will play the role of the podium in minimizing the building visual impact, overshadowing…, and contribute in the creating of a building with human scale, and consistency in the street wall in the city. Researcher,

148 Continue Table 5-3: Comparative Analysis.

§ The buildings and podiums should frame the public realm in a consistent manner that supports the creation of a pleasant, lively and pedestrian friendly street frontage area.

Interpretations - No interpretations. Source: The

2007.

C 6) High rise building should be of high quality. High rise building should be ofhigh quality, emphasis on Architectural quality is very important, and this includes: § Identityof the building and significant forms; § Intelligent interior and exterior design; § Balconies and window design; § ceSustainability,nvironmentalonsiderations and Rooftop gardens; § Expressive building entrances; § Useable roofs & terraces; § Screening of budctecemechanicalnclosures,ommunicationslements,cranes…heirdesignshouldomplywithwholeesignoftheilding.

§ Visible façades of any above-grade parking structures are designed to complement the overall building design using complementary exterior building materials, screens, vegetation, public art and/or at grade shops (as a screen) The design of the high rise building in HDMU areas should conform to the development plan.

§ N/A § N/A New HDMU buildings will be prominent in the public’s view and, therefore, should be of high quality architectural design. Given this prominence, close scrutiny will be applied to their detailed design, in order to ensure the following: § Building materials are ofhigh quality and are compatible with adjacent or nearbybuildings § The appearance of rooftop elements, such as mechanical enclosures, bacasaecommunicationsquipment,andparapets,reappropriatelycreened,nonobtrusivenddesignedtoomplementtheoverallppearanceoftheuilding.

149 Continue Table 5-3: Comparative Analysis.

Source: The Researcher, 2007.

§ Safety and security; § Ensuring privacy in private places (e.g. oapartments,ffices…etc);

§ All utilities serving the building are placed in unobtrusive locations on the site and enclosed and/or otherwise screened from public view.

150 Continue Table 5-3: Comparative Analysis.

§ All accessory buildings or structures that maybe required for security purposes are permanent and designed to complement the overall appearance of the building including, in particular, those located in front of the building

§ In addition to the provisions of Article (23), all visible retaining walls are limited in height as much as possible and arranged within 45 degree slope and, where required, screened with fencing or vegetation and/or are used to accommodate public art

§ dEnvironmentalesign.Thelistisopened

Source: The Researcher, 2007.

§ Glazing Percentage; § Exterior and interior materials; § Signage and Ads should be probably added without affecting the building appearance; and

§ Podium roofs are treated as significant outdoor amenity space, and are thus well landscaped or otherwise treated to complement the overall design of the building.

151 Continue Table 5-3: Comparative Analysis. Notes - The 1987 comprehensive plan suggested the application of certain typology in the city center such as the arcades, balconies, using local stone…, but there is no specific detailing about the architectural quality especially in what concern high rise building design. Interpretations No interpretations. Source: The Researcher, 2007.

§ N/A § N/A § Visible façades of any above grade parking structures are designed to complement the overall building design using complementary exterior building materials, screens, vegetation, public art and/or at grade shops (as a screen).

Source: The Researcher, 2007.

152 Continue Table 5-3: Comparative Analysis. C-7) Façades Design.

§ At street level, façades facing a public street or public area should incorporate 60% glazing at grade and the first two stories to encourage pedestrian interaction and safety; § Building façades should be articulated with architectural features such as awnings, pilasters, bay windows, a distinct base, recessed display windows, a cornice or varied roof line; § Façades facing a public street or public area should incorporate weather protection for the comfort of the pedestrian and articulation of building façade. This maybe achieved either by canopy, awning or colonnade;

§ The combination build to lines at the right of-ways indicated, pedestrian scaled podiums below the towers, minimum façade transparency, and ground floor retail should define and encourage a lively and pedestrian friendly environment. The design of the high rise building in HDMU areas should conform to the development plan.

The 1987 comprehensive plan suggested the application of certain typology in the city center such as the arcades, balconies, using local stone…, but there is no specific detailing about the architectural quality especially in what concern high rise building design. For HDMU areas façades design will be subject to Design Review. No interpretations. The Researcher, 2007.

§ Façades are the most apparent component of a high-rise building, thus theyshould be carefully treated by creative colors and textures; § Signage and Advertisement should be carefully and intelligently added to the building and don’t create a clutter; § Blank façades should be avoided and must not face a public street or public space.

153 Continue Table 5-3: Comparative Analysis.

Interpretations

Source:

Notes

§ Parking should be located below grade wherever possible Any above grade parking garages should be faced with animated uses with a minimum depth of9 meters on public street faces and open spaces. Surface parking should be set back 2 meters from the property line, the setback should be substantially landscaped in order to continue to define the street edge and provide safe use of the parking lot. (Appendix IV) The HDMU Development Manual which includes the HDMU Areas Plans, Zone Plans, View Plane Plans, Sections, Design Guidelines, Building Envelope Provisions, Parking and Loading PLProvisions,andscapingrovisionsand other similar planning, design and engineering matters, approved by GAM, that are provided to guidenew development in ‘HDMU Areas’

§ N/A Parking size must be sufficient for the whole project (for each 75m2 one car parking). Parking floors are not calculated with other floors, when the maximum permitted floor number is calculated.

§ Parking areas should be located underground wherever possible. § Surface parking should be limited and located to the rear of buildings.

Source: The Researcher, 2007.

154 Continue Table 5-3: Comparative Analysis.

§ In order to reinforce streets as primarypublic spaces, the locations of pedestrian, parking and service entrances need to be carefully considered. Parking and servicing should have the least possible impact on the streetscape and public open spaces. Principal pedestrian entrances for large buildings should occur off major streets while parking and servicing areas should occur off minor streets or lanes

§ Off-street parking lots should be designed and located so that they are safe, efficient, and do not disrupt the traditional pedestrian scale of Downtown

§ Provide adequate onsite parking for residents and visitors.

C-8) Parking spaces.

§ Access to parking lots should be provided from alleys or side streets wherever possible; curb cuts and access drives should be pminimized,articularly along pedestrian shopping streets and arterial routes. § Parking lots should be screened from view along sidewalks and roadways through the use of low masonry walls or evergreen plantings and decorative fencing.

- The 1987 Comprehension plan did not propose special policy for high density development.

155 Continue Table 5-3: Comparative Analysis.

§ All parking lots should be paved, well marked, sufficiently lit, and provided with proper drainage. Notes

Interpretations GAM should apply control policy, for mega-project to ensure high degree of consistency between the building and the plans, and any modification should be approved.

Source: The Researcher, 2007.

§ Parking lots should have curbed perimeters; landscaped islands and clearly marked pedestrian pathways should be encouraged within the interior of parking areas.

But the problem is posed when the owner takes advantage of this point to gain more floors but not for parking.

- GAM policy for not counting parking floors aimed to encourage people to designate a floor or more for parking.

Notes - No notes.

156 Continue Table 5-3: Comparative Analysis. Safety and security codes should be applied inside and outside the building.

Because of that high rise development is relatively new type of development in Jordan, engineers of all branches should be trained to learn how to deal with this development. Training courses should be given to engineers at GAM, consulting offices, and Civil Defenses by international experts.

Source: The Researcher, 2007.

Interpretations

§ N/A Civil Deference is responsible for Building Code and Life Safety issues.

Civil Deference is responsible for Building Code and Life Safety issues. C 9) Safety and securitsy.

Civil Deference is responsible for Building Code and Life Safety issues while JEA is responsible for Engineering Systems (structural, mechanical, electrical, etc.).

- Safety and security factors and codes should be intensively applied in high-rise building especially those connected to the need of massive evacuation of the users (fire, earthquake, bombs...etc.). Safety at high-rise buildings is very critical issue that must be taken into consideration its priority is much more important than architectural appearance.

Electric regenerators should be always ready to use. Regular tests to check the applicability of safety and security systems should be done by Civil Defense.

D-1) Environmentallyfriendly and ecological design should be highly encouraged. High-rise building Design should meet current environmental and stainable design.

§ High rise buildings should be designed to achieve a high degree of emwsoasenvironmentalustainabilityandddresspportunitiesforolarorientation,aterrunoffinimization,nergysaving;

157 Continue Table 5-3: Comparative Analysis. D) Environmental Considerations

§ The effect on the local environment, btaemanOmincludingicroclimate,vershadowing,ighttimeppearance,vehicleovementsandthenvironmentandmenityofthoseinhevicinityoftheuilding.

§ N/A § N/A One of the objectives for HDMU Sites is that all new buildings meet current environmental standards. Thus, they should incorporate eenergy-efficient,nvironmentally friendly materials and systems, such as locally produced and/or recycled building materials, solar energy systems, heat recovery, roof-top gardens, zero ozone depletion refrigerants, thermallyefficient glazing, highefficiencyheating systems, natural ventilation for cooling systems, zone controlled lighting, heating and cooling, and light reflective surfaces (i.e., in underground garages) to the extent that such systems are required and are being implemented elsewhere in Amman. The design of the high rise building in HDMU areas should conform to the development plan.

Source: The Researcher, 2007.

158 Continue Table 5-3: Comparative Analysis. § A building should be sited to avoid overshadowing and wind tunnel effects on neighboring buildings and land as much as possible; § Orientation of the building in a way to minimize the effect ofovershadowing on neighboring settings and to benefit of natural sunning and natural light; § To raise the quality of life byproviding a high qualitybuilt swcenvironmentommensurationiththenaturaletting; § High rise building should be designed in compatibilitywith natural settings, minimum change of natural features of the site is highly recommended; The following environmental issues should be addressed in new buildings: § Microclimate studies remediating wind and shade; § Landscape and planting including species diversity § Stormwater management including use of permeable surfaces and other techniques § Auto minimization through the street section design, priority for bicycles, pedestrians & transit routes § Energyefficiency and iconservation,ncludingtheuse of renewable energy sources § Water conservation, including treatment of on site water § Air quality, including indoor air quality § Waste management (sorting for recycling) and sewage treatment Source: The Researcher, 2007.

Notes

159 Continue Table 5-3: Comparative Analysis.

Interpretations

§ The integration of ecological design in high-rise buildings and the enhancement of the nature inside the building are recommended.

§ Waste management and sewage treatment § Walking, cycling and transit are all more environmentally friendly modes of transportation that should be enhanced. § Reduced energyuse through alternative transportation and building design. No notes.

Environmental considerations should be related to each part of human life not only buildings, where they represent the basis of his existence and contribute in the sustainability of the human being and his built environment.

High rise building design should meets energy saving dimensions, because it represents a huge energy consumer, examples of these dimensions includes: Natural ventilation, window size, building materials, architectural details, orientation, solar heating, insulation, solar control, shading, daylight (Yeang, 1999) Source: The Researcher, 2007.

- Imported high-rise buildings designs should be highly discouraged; designs should fit to local environment, climate, wind…

…

§ Disabled and aged people considerations. § Qualityof construction includes: Lifespan, closely linked to the quality of the building materials used, their utilization and maintenance, and the ability of the managers to implement continuous maintenance. § Impacts of housing, more specifically in terms of indoor pollution, and the wider residential environment on the physical and mental health of the occupiers. § Land use management

§ N/A § N/A § Amman must be built on sustainable development principles that is "green" with parks and trees. One of the major considerations is to ensure that citizens enjoy a healthy environment. § Minimizing the consumption of lands most suitable for pagriculturalroduction.

160 Continue Table 5-3: Comparative Analysis.

Source: The Researcher, 2007.

D 2) Sustainable design should be highly encouraged.

§ Developers are strongly encouraged to apply green building practices, including those in the City’s Green Building Guidelines. Green building practices should be used in the planning, design, barconstruction,enovation,operations,nddemolitionofuildings.

GAM could make a Certificate to be given for sustainable building/designs, or best environmentally friendly design award, to encourage architects and developers to take these principles into consideration, competition must be encouraged to arrive to current international Architectural competition level, where sustainability of the building is one of the major issues besides Architectural or aesthetic quality.

161 Continue Table 5-3: Comparative Analysis. Notes No notes.

Source: The Researcher, 2007.

Interpretations

GAM should apply regular site visits to ensure the implementation of the different environmental, ecological and sustainable considerations.

For large projects GAM should demand certain environmental or ecological reports, such as Environmental Impact Assessment (EIA), proposed techniques for energy saving (architectural details) … and these reports should be done exclusively for each project, and they should be assessed by experts.

162 5.4.1

Concerning the IGS regulations, it was very clear that in addition to the new regulations, Design Review is an essential document for the assessment of high rise proposals It is very important that Design Review does not become a mere bureaucratic document that has to be filled

The 1979 local BPR (the 2005 amendments) was also incapable of determining any quality for high rise buildings, despite of the different amendments the 1979 BPR did not give more than additional prescriptive regulations, which was violated for many times, regardless to whether it was done for the enhancement of the environment or Tnot.he 2007 IGS is a developed plan, especially in specifying the desired quality of highrise buildings, and in defining the HDMU areas and regulations. But, the IGS did not clarify the relationship with the old regulations related to high-rise development.

Inferences: By comparing the design considerations sorted from the different case studies with the local regulations the research found that: The 1987 Comprehensive Plan tried to prohibit high rise development in Amman by imposing progressive taxes for allowing higher floors. It permitted high rise development in Linear and Central Commercial areas without defining any qualitative character for these buildings

The height will be defined according to the number of floors over street level and not in meters because of the insufficiency and inaccuracy of available data

For the purpose of this research, a high rise building will be defined as: any building built, under-construction or proposed - whose height is equal or more than twelve floors (approximately equal or more than 40 meters) counted from street level.

This part of the research contains an endeavor to qualify the applicability of local regulations and some design considerations which control high rise buildings in Amman. The work is divided into two major parts:

The first part aims to check the applicability of local regulation to high rise buildings, and it will be divided into two parts, one part checks the applicability on the buildings designed before 2005, and the other checks them on the buildings designed after 2005 The second part aims to assess high rise buildings according to some international considerations, and mainly at urban and architectural scales.

5.5. The applicability of local regulations and major design considerations

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5.5.1 Buildings designed before 2005 Based on the survey carried out by the researcher and the available data, there are nineteen high rise buildings designed before 2005. Their height varies between twelve and thirty three floors (Figure 5 2). These high rise buildings are implemented in different areas of different land subdivision, the research is concerned by two cases: 1. The first case: when a building is situated within a Commercial area (Commercial, Central Commercial, or Linear Commercial), then:

164 Height ceiling is 72 meters. These buildings are subject to the Act 33 and 34 of the 1979 BPR. Buildings in this category are not either considered or treated as “high rise” by the local BPR. Regulations that control these buildings are the same which control any other building within the same area High rise buidings designed before 2005 12 12 12 12 12 14 14 14 14 15 15 15 18 18 19 20 24 25 33 0 5 10 15 20 25 30 35 Em i r ate s A i r li n e s B u i l d i ng B elle vu e ho tel L e M e r i d i en H y a t t A mma n H o tel A q a r c o C o mme r c ial C e n ter C r o w n P l a za A m r a H o tel M a r r i o tt H o tel S h e r at on H o tel w a q f a bdu l h am i d al s a y e gh F ou r S e a s on s H o t el R a d i s s on S AS H o li d a y I nn Za r a T o w e r II Z a r a T o w e r I A l I s k a n B a nk C o m p lex R e g e n c y p alac e H o t el A l bu r j Bu il d i ng ( T h e T o w e r) L e R oy al e H o tel A mm a n W o r l d T r a d e C e n ter F l o o rs Figure 5 2: High rise buildings designed before 2005. Source: The Researcher, 2007 2. The second case is that when a building is situated within Residential area (A, B, and C), Local Commercial (Commercial in Residential), or Offices in Residential Then:

165 In these areas high rise buildings are permitted according to the Act 42 of the 1979 BPR. Height ceiling is 50 meters or15 floors whichever less. Regulations applied to any building are the same applied to any other buildings within the same area. Setbacks are doubled Horizontal setbacks should increase progressively Parking consideration related to the new functions So, the applicability of regulations will be tested for the buildings within commercial areas (five buildings) according to the Acts 33 and 34, and for the buildings in other areas (sixteen buildings) according to the Act 42 of the 1979 BPR. Landuse Commercial 5 26% Commercial in Residential 6 32% Residential 5 26% Offices in Residential 3 16% Commercial Commercial in Residential Residential Offices in Residential Figure 5 3: Land use of high rise buildings plot Source: The Researcher

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If the building is situated within Local Commercial, Offices, or Residential areas and its height is more than 15 floors. So, the building does not conform to the maximum height limit, then, it will be considered as an illegal high rise.

1. Conformity to height ceiling (Figure 5 4):

The applicability of local regulation will be tested thru the following points:

If the building is situated within commercial area and its height is less than 21 floors, then, the building conforms to the maximum height limitations. But, in this case the related buildings are not subject to the Act 42, then, according to the local BPR this building will not be considered as a high rise building by the Ilaw.fthe building is situated within a Commercial area and its height is more than 21 floors Then, the building does not conform to the maximum permitted height, so, it will be considered as illegal high rise

If the building is situated within Commercial area, the maximum height should not exceed 21 floors (72 meters) Buildings of this category are not classified as high rise according to the local BPR If the building is situated within local Commercial, Offices, or Residential area, the maximum height should not exceed 15 floors (50 meters).

If the building is situated within Local Commercial, Offices, or Residential areas, and its height is less than 15 floors Then, the building conforms to the maximum height limit, so, it is subject to high rise buildings regulations, then it will be considered as legal high rise

Source: The Researcher, 2007. According to the results of the statistical analysis, 13 buildings of 19 (68 %) conform to the maximum height permitted, and six buildings does not. Classifcation ofBuildings According 1979 BPR (until the year 2005) High rise; 9; 47% illegalhigh rise; 6; 32% not high rise; 4; 21% High rise illegalhigh rise not high rise

Source: The Researcher, 2007. Only nine buildings (47%) could be classified as “legal high rise” by 1979 BPR, because they are equal or less than the height ceiling. Six buildings (32%) are considered as “illegal high rise” because their height is more than the height ceiling. And finally, four buildings (21%) are considered as “not a high rise” because they are not subject to high rise regulations, they are located in commercial areas (Table 5 4)

Figure 5 5: Classification of high-rise buildings legal / illegal

167 Conformity to Height Ceiling (According to 1979 BPR Location vs. Height)

13 68% 6 32% Conformwith BPR Don't conform with BPR

Figure 5-4: Conformity to height Ceiling

168 Table 5 4: Classification of high rise buildings according to 1979 BPR Legal high-rise Illegal high-rise Not high-riseNo. Building name fl. Building name fl. Building name fl. 1 Belle Vue Hotel 12 Zara Tower I 18 Emirates Airlines Building 12 2 Le Meridien 12 Zara Tower II 18 Aqarco Commercial Center 12 3 Hyatt Amman Hotel 12 Al Iskan Bank Complex 19 Waqf Abdulhamid AlSayegh 14 4 Crown Plaza Amra Hotel 14 Alburj Building (The Tower) 24 Regency Palace Hotel 20 5 Marriott Hotel 14 Le Royale Hotel 25 / / 6 Sheraton Hotel 14 Amman World Trade Center 33 / / 7 Four Seasons Hotel 15 / / / / 8 Radisson SAS 15 / / / / 9 Holiday Inn 15 / / / / Percentage 47% Percentage 32% Percentage 21% Source: The Researcher, 2007. 2. Conformity to minimum street width (Figure 5 6): If the building is situated within commercial area, the minimum public street width should be 10 meters; - If the building is situated within local commercial, offices, or residential area, the minimum public street width is 12 meters; The results of the analysis revealed that seventeen buildings of eighteen (94%) conform to the minimum public street width Two buildings are only serviced by one street and they are Alburj Building (The Tower) and Aqarco Commercial Center, but both comply with demands of the 1979 BPR, where it determined the minimum width without mentioning the minimal number of streets.

Source: The Researcher, 2007 3. Conformity to building height in accordance with adjacent street width:

- If the building is situated within a Commercial area, the maximum height of the building equals: Street width + Front set back + ½of the excess side and rear setbacks

- If the building is situated within Local Commercial, Offices, or Residential area, the maximum height of the building equals: Street width + the average of building setbacks

According to the analysis, only one building of twenty (5 %) conform to building height in accordance with adjacent street width. There is no information about Amman World Trade Center, so, it was excluded The figure (5 7) shows a comparison between the existed height of high rises (in purple), height ceiling (in wine), and calculated height according to street width (in yellow)

Conform 17 90% does not conform 1 5% no info 1 5% Conform does not conform no info

169 Comformity to street width

Figure 5-6: Conformity to minimum street width

170 Building Heights Comparison (existing, height ceiling, calculated) 12 12 12 12 12 14 14 14 14 15 15 15 18 18 19 20 24 25 33 9 8 9 13 6 10 7 13 5 13 10 7 13 13 10 10 6 9 0 0 5 10 15 20 25 30 35 E mi r a t e s A i r li n es B u i l d i ng B e l l e vu e h o t e l L e M e r i d i en H y a tt A mm a n H o t e l A q a r c o C o mm e r c i al C e n t er C r o w n P l aza A m ra H o t el M a r r i o tt H o t el S h e r a t on H o t el w a q f a bd u l h a mid a l s a y e gh F o u r S ea s on s H o t el R a d i s s o n S AS H o l i d a y I nn Z a r a T o w e r II Z a r a T o w e r I A l I s k a n B a nk C o m p l ex R e g e n c y p a l ace H o t el A l bu r j B u il d i ng ( T he T o w e r) L e R oy a l e H o t el A mm a n W o r l d T r a de C e n t er existingfloors max floors location st. width+ setbacks av. Figure 5 7: Classification of high rise buildings designed before 2005 Conformity to building height in accordance with adjacent street width. Source: The Researcher, 2007. 4. Conformity to Doubled setbacks. (Figure 5 8) If a high rise building is situated within residential area, original setbacks must be doubled. This regulation is not applicable if the building is situated within Commercial areas. The results of the quantitative analysis indicates that only eight building of fourteen (57 %) have applied doubled setbacks There is no information about Amman World Trade Center, so, it was excluded but it was calculated, because it was proposed within a Residential area

171 Buildings within “Offices in Residential” areas or “Commercial in Residential” treated as building within Residential area, because among the listed cases, almost all sites were Residential and given special regulations. The five buildings which exist within commercial areas were excluded. Building Setbacks Doubled 57% 8 Not Doubled 36% 5 No info 7% 1 Not applicable 5 Doubled 57% Not Doubled 36% No info 7% Not applicable Figure 5 8: Conformity to Doubled setbacks. Source: The Researcher, 2007 5. Conformity to horizontal setbacks of the building. Horizontal setbacks are not obligatory to high rise building, but buildings with progressive gradation, can gain more height, maximum height should not exceed 50 meters or15 floors. - This regulation is not applicable ifthe building is situated within a Commercial area The analysis of the results revealed that only one building of fourteen (7 %), which is the Housing Bank Complex, that applied horizontal setbacks progressively, so, it deserves more height, but ofcourse less than 15 floors

Two factors were excluded because of unreliability of data, and they represent the floor percentage and the parking spaces number.

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The five buildings which exist within Commercial areas were excluded and not calculated. Some buildings applied horizontal setback, but they were not considered as setbacks because they started from the higher levels, such as the case of Hyatt Amman Hotel, or they are insufficient in a way that they don’t really reduce the mass of the building such as the case ofLe Royale Hotel. Table (5 5) summarizes the applicability of the 1979 Regulations to high rise buildings

173 Table 5 5: Summery of the applicability of the1979 BPR to high-rise buildings designed before 2005 B u il d i n g H e i gh t ( fl o o r sov e r g r o u nd) L a nd U se iilihhlesstaneghtceng M i n . s t r e e t w i d th iiStr.wdthvs.bldg.heght H R a c c o r d i n g B PR D o ub l e d s e t b a c ks H o r i z o n t a l s e t b a c ks H e i g h t i s co un t e d f r o m l o w er st r e et P e r c e n t a ge n / a & no da ta a r e e x c l u d ed Emirates Airlines Building 12 C - n/a n/a n/a 75% Belle Vue Hotel 12 C R - - - n/a 50% Le Meridien 12 C R - - - n/a 50% Hyatt Amman Hotel 12 O R - - 71% Aqarco Commercial Center 12 L C - n/a n/a n/a n/a 66% Crown Plaza Amra Hotel 14 R - - - n/a 50% Marriott Hotel 14 C R - - - 57% Sheraton Hotel 14 R - - - n/a 50% Waqf Abdulhamid Alsayegh 14 L C - n/a n/a n/a 75% Four Seasons Hotel 15 R - - n/a 66% Radisson SAS 15 C R - - 71% Holiday Inn 15 R - - 71% Zara Tower II 18 O R - - - - * 33% Zara Tower I 18 O R - - - - * 33% Al Iskan Bank Complex 19 C R - - - - - 33% Regency palace Hotel 20 C - n/a n/a n/a - 50% Alburj Building (The Tower) 24 L C - - - n/a n/a * 25% Le Royale Hotel 25 R - - - - - n/a 17% Amman World Trade Center 33 C RNo data No dataNo dataNo data 0% Percentage of Applicability (x/21) 68% 89 4% 5 2% 68% 42 1% 5 2% 36% n/a and no data excluded / 94.4% 5.6% 60% 62.5% 7.1% 70% Source: The Researcher, 2007. Legends Complywith the 1979 BPR. Does not comply with the 1979 BPR * Comply in this point, but already illegal n/a Not applicable not required by1979 BPR. No data No available data. C Commercial L C Linear Commercial C R Residential Commercial in Residential O R Residential Offices in Residential. R Residential

174 It is noticeable from the table above that for all buildings, whose height vary from 15 floors and 12 floors, the applicability of regulations was equal or more than 50% (from 50 75%) for all buildings. For the second group, which contains buildings whose height is more than 15 floors, the analysis indicates that the applicability of regulations was less than 50% for all buildings, except for the case ofRegency palace the applicability was 50% ApplicabilityPercentage 0 25% 5 26% 26 50% 6 32% 51 75% 8 42% 76 100% 0 0% 0 25% 26 50% 51 75% 76 100% Figure 5 9: Applicability percentages by groups Source: The Researcher, 2007. Percentages ofthe applicability can be classified into four groups: § From 0 25%: and it includes 5 buildings (26%). § From 26 50%: and it includes 6 buildings (32%). § From 51 75%: and it includes 8 buildings (42%). § From 76 100%: and it includes 0 buildings (0%)

The 1979 BPR does not present any attempt to deal with buildings of height more than fifteen floors until the 1998 (the date of planning permission of Le Royale) when GAM gave other special regulations to permit this building to be established, by the year 1999 another planning permission of Amman World Trade Center was approved, but the project did not started yet (unknown reasons) By this time, GAM find itself facing new building type which is not legally covered by local regulations. GAM made a draft for new regulations, which was issued in the 2005 amendments to the Act 42 of 1979 BPR. The Applicability of these amendments will be covered by the following section.

5.5.1.1 Inferences Local regulation was less applicable for taller buildings, noticing that these projects were given special regulations; this could be considered as important indicator that the local regulations were inefficient in dealing with mega projects In fact, this could be explained by a combination of two factors: the first is that investors (especially foreign investors) practiced a sort of pressure on the local decision makers, because they present their project as economically profitable. And the second is the deficiency of local regulations which did not have a concrete base to deal with such kinds ofprojects.

175 The most important point to mention here is that the local BPR was less applicable when it deals with higher buildings, and this reflects the weakness of the local BPR in dealing with higher buildings.

All of the listed buildings in the figure (5 8) are subject to the new amendment of the Act 42. Thus, the maximum permitted height for these buildings is: Fifteen floors or less, all high rise buildings within this category are controlled by the new amendment of the Act 42 sections (a i).

Recently, Amman is witnessing a dramatic progress in real estate development especially for mega projects, such as malls, residential villages, offices towers, residential towers, and so forth GAM made some amendments for high rise regulation as a reaction for the increased number of application of high rise projects, these amendments have proposed special regulations to control high rise buildings The maximum height allowed by these amendments is thirty floors Eighteen new towers were proposed since the year 2005 (some of these projects could be prepared before 2005, but these projects were officially launched or presented by the year 2005 and since forth). All these projects are supposed to be controlled by the new amendment to the Act 42 of1979 BPR. (Figure 5 10) Four projects are under construction and they are Sixth Circle Towers, Jordan Gate Tower I, Jordan Gate Tower II and Beituna Tower (mega mall) Five projects situated at Al Abdali CBD, and they are: The Land Tower, Vertex Tower, The Heights, Rotana Amman Hotel and Al Abdali Tower (these are the published projects so far) Five towers are at Bonyan city, three towers at Abdoun and they are Abdoun Tower I, Abdoun Tower II and Grand Amman Financial Complex And finally, Money and Business Center at Al-Shmaisani

176 5.5.2. Buildings Designed after 2005

177 From sixteen floors to thirty, all high rise buildings within this category are controlled by the new amendment of the Act 42 section j. Building Designed since 2005 18 28 34 34 34 34 35 35 35 40 42 38 49 60 18 42 40 49 0 10 20 30 40 50 60 70 S i x t h Ci r c e t o w e rs M o n e y a n d B u s i n e s s C e n t er A b do u n T o w e r 1 ( S o u t h e r n t o w er ) A mm a n R o t a n a H o t el T h e L a n d T o w er V e r e x T o w er A l a b d a li t o w er B o ny a n t o w e r 4 B o ny a n t o w e r 5 T h e H e i gh ts A b d o u n T o w e r 2 ( N o r t h e r n T o w er ) B e it u n a M e g a M a ll Gr a n d A m m a n F i n a n c i a C o m p l ex J o r d a n G a t e t o w e r 2 ( H il t on ) J o r d a n G a t e o w e r 1 ( b u s i n e ss t o w er ) B o ny a n t o w e r 2 B o n y a n t o w e r 3 B o n y a n t o w e r 1 F l oors Proposed / Approved UnderConstruction Figure 5 10: High rise buildings designed since 2005. Source: The Researcher, 2007. All buildings in this part are more than 15 floors of height, so, they are all controlled by the Act 42 section j The applicability of local regulation will be tested through the following points 1) Conformity to height ceiling All proposed high rise buildings shown in figure (5 10) are more than fifteen floors of height These buildings are subject to the new amendment of the Act 42 section j, thus, the maximum permitted height for these buildings is thirty floors.

Many of the proposed towers are planned in groups (e g Bonyan towers, Abdoun towers, Jordan gate and Al Abdali Towers), if the available data concern one building, the area will be checked normally, but if the area is available for a group of buildings, then, the area will be divided on the number ofthe buildings.

According to the result of the analysis, only three buildings of eighteen (17 %) conform to the maximum height permitted by the new amendments. Based on this fact it will be true if one says that more than 80% of the proposed and under construction high rise are illegal highrises.

Conformity withminimumarea of the plot conform 28% 3 no data 4 does not coforn 72% 11 conform 28% does not coforn 72% no data

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Figure 5-11: Conformity to minimum area

Source: The Researcher, 2007

2) Minimum area of the plot is 10000 m 2

The result of analysis showed that only three buildings of fourteen (22 %) conform to the minimum area permitted by the new amendments Four buildings were excluded and not counted because of the lack ofdata

The field survey revealed that none of the four buildings under construction (0%) conforms to maximum building percentage ofthe new amendments

5.5.2.1 Inferences

1- When the proposed and under construction buildings are not finished yet, it is unfeasible to test other factors determined by the law, and they are: The minimum surface designated for green area is 20% Floor percentage should not exceed 750%. Parking space for each 75 m 2 .

4) Minimum setback is twenty meters.

The applicability of this regulation will be tested only for buildings under construction For the other proposed projects there is no enough or reliable data.

3) Building percentage should not exceed 30% ofthe whole area of the plot.

For the other proposed projects there is no enough or reliable data.

According analysis of the results, none of the four buildings under construction (0%) conforms to Minimum building setbacks determined by the new amendments.

2- Testing how much the regulations were applicable for the proposed building or under construction is hard to be achieved. But, what is really clear that none of the proposed projects respond to the requirements of the new amendments, if one checks only the building maximum height and the minimum area of the plot The three projects whose height is less than thirty floors, their plot area is less than 10000 m 2

The applicability of this regulation will be tested only for buildings under construction.

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4- For the proposed and under construction projects, the deficiency of local regulations and the pressure of foreign investors become to a great extent clearer (Appendix I)

The question which should be posed here is: what the best action to be taken by GAM is? In fact GAM made a counteraction which gives birth to the HDMU development planWhat is risky here is that if GAM deals with the new HDMU development plan the same way it dealt with the 2005 amendments to the 1979 BPR; by giving other special regulations to the new projects. New regulations should be flexible to deal with the future change in the market and the high rise estate development, without the need to issue new or special regulations every time.

3- In short, the new amendments to the local BPR do not solve or control the new highrise proposals. This could be explained in different ways, but the most important question to pose now: Is the new HDMU development policy presenting a solution to high rise building in Jordan?

180

181 5.5.3 Qualifying high rise building according to international considerations For the completion of this chapter, general considerations to high rise buildings will be tested according to the design considerations extracted from the international case studies analysisThispart tests the applicability of certain considerations mentioned in the qualitative part of this research The first part tests some location and urban considerations, and the second part tests the applicability of a number of architectural considerations Environmental considerations were hard to be tested by this research 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 0 10 20 30 40 50 60 F l oo r s Number Building Classification According toTheir Height Proposed underconstruction Built Figure 5 12: Classification of High rise buildings in Amman in groups (Built, underconstruction, and proposed). Source: The Researcher, 2007

182 H gi h R i s e B u il d i n g s i n A m m a n ( f r o m l o w e r t o h i ghe r b u il d i n g) 12 12 12 12 12 14 14 14 15 15 15 15 18 18 19 20 24 25 18 28 33 34 34 34 35 35 35 35 40 42 49 49 60 17 40 38 42 0 10 20 30 40 50 60 70 Emirates airlines Building Le Meridien HyattAmman Hotel Belle vue hotel Aqarco CommercialCenter waqf abdulhamid alsayegh Sheraton Hotel Crown Plaza Amra Hotel Holiday Inn Marriott Hotel Radisson SAS Four Seasons Hotel Sixth Circle towers Money and Business Center Zara Hotel Zara Hotel Al Iskan Bank Complex Regency palace Hotel Alburj Building (The Tower) Le Royale Hotel Abdoun Tower 1 (Southern tower) Amman World Trade Center the Land Tower Vertex Tower Amman Rotana Hotel Bonyan tower 4 Bonyan tower 5 Alabdali tower The Heights Jordan Gate tower 2 (Hilton) Abdoun Tower 2 (Northern Tower) Jordan Gate tower 1 (business tower) Beituna Mega Mall Grand Amman Financial Complex Bonyan tower 2 Bonyan tower 3 Bonyan tower 1 Floors B u i lt U n de r C o n s t r u c t i on P r o p o s ed Figure 5-13: Classification of High rise buildings in Amman From lower to higher building Source: The Researcher, 2007

183 5.5.3.1. The Applicability of Location and Urban Considerations This part tests the applicability of a selected number of location-related and urban considerations; this test deals with the following points (figure 5 13): 9- A cluster of high rise buildings would preferably be within an existing urban center, because urban centers have the basic requirements for any kind of developments such as different infrastructure (e g roads, electricity, water, water storm, sewage system etc ), Public services and transportation facilities LocatedWithinanExisting Center no data 2 5% no 5 14% yes 30 81% yes no nodata Figure 5 14: Conformity to international consideration: High rise is located within existing center Source: The Researcher, 2007 The result of the analysis showed that the majority of buildings are located within urban centers in the city; thirty buildings are situated or proposed within existing center, only five buildings area not proposed within existing center and they are the five towers of Bonyan Two buildings were excluded because ofthe lack of data

The applicability of this consideration will be tested twice; the first will check the number ofthe surrounding streets and the second will check the maximum street width

Numberof surrounding streets two streets 3 8% one streets 7 19% no data 7 19% Four streets 2 5% three streets 18 49% Four streets three streets two streets one streets no data

The analysis revealed that: a) About sixty two percent (62%) of the high-rise projects were served by two or more than two streets If the number of buildings with no available data is neglected, the percentage will increase up to seventy seven percent (77%). (Figure 5 15)

Figure 5-15: Conformity to international consideration: The plot is served by two streets or more

184 10-High rise project would preferably be serviced by sufficient number of wide streets (at least tow streets).

Source: The Researcher, 2007 b) About 59% of the major streets widths are between twenty one meters up to forty meters (21 40m); this width is considered suitable for high rise development, especially when the building is served by many streets

185 If the number of buildings with no available data is neglected, the percentage will increase up to sixty five percent (65%). (Figure 5 16) Maximumstreet widht less than 10 0 0% 11 20 8 22% 31 40 6 16% no data 7 19% 21 30 16 43% less than 10 11 20 21 30 31 40 no data Figure 5 16: Minimum width of the major street. Source: The Researcher, 2007. 11-Functional purposes of high-rise buildings in Jordan vary according to several activities, the most important activities are: offices, hotels, and residential Some of these projects offer public amenities mixed use Analyzing the type of functions will be done to show the different functions of these buildings according to their categories.Thiswill be done once for built buildings (figure 5 17), the other time for proposed and under construction buildings (figure 5 18), and the last time for all buildings (figure 5 19). The goal of this process is to check the shift in the high rise estate development at the current time

186 Functionof High Rises in Amman ( built high rises only) 5; 28% 0; 0% 13; 72% offices residential hotel Figure 5-17: Functions of built high-rises Source: The Researcher, 2007 Functions of High Rises inAmman ( Under construction and proposed high rises only) 11; 58%5; 26% 3; 16% offices residential hotel Figure 5-18: Functions of proposed and under construction high rises Source: The Researcher, 2007 Functions of High Rises in Amman ( All buildings) 16; 43% 5; 14% 16; 43% offices residential hotel Figure 5 19: Functions of high-rise buildings (All buildings) Source: The Researcher, 2007.

High rise national market witnessed a balance between the hotels and offices highrises, at the same time, new function was added to high rise estate in Jordan which is the residential towers.

187

5- Checking the availability of public amenities: the new trends in high rise estate are encouraging the relationship between the public and private realms, and giving much more interest to the public. Mixed use buildings are the most common feature of this relationshipAsitwas done before, the applicability of mixed used development will be tested first time for the built high rise buildings (figure 5 20), the other time, for the proposed and under-construction buildings (figure 5 21), and the last time for all buildings (figure 5 22). The goal behind applying such procedure is to check the shift in the high rise estate development at the current time (through the last three years).

The result ofthe analysis showed that: There is a shift in high-rise estate that occured through the last few years. The majority of the built high rise buildings (72%) were hotels, no residential towers were recorded Whereas, the majority of the proposed high rise buildings through the last three year were offices in the first place (58%), then, residential high rise buildings (26%), and only three new hotels were proposed (16%).

188 Mixed use Building ( built high rises only) 7; 39% 11; 61% 0; 0% yes no no data Figure 5 20: Applying Mixed use development Built buildings only Source: The Researcher, 2007 Mixeduse Building ( Under construction and proosed high rises only) 16; 84% 1; 5% 2; 11% yes no no data Figure 5 21: Applying Mixed use development Only underconstruction and proposed buildings. Source: The Researcher, 2007. Mixed use Building (All buildings) 23; 63% 12; 32% 2; 5% yes no no data Figure 5-22: Applying Mixed use development All buildings Source: The Researcher, 2007

The location vs topography of high rise buildings' sites will be only compared with its surrounding context, and not for the whole city of Amman “Lowest” means that the building is situated in the lower part of Jabal; “Middle” means

189

The majority of the already built high-rises (61%) do not offer public amenities (Figure 5 20), seven buildings only are offering direct public facilities, two of these building are offering minimal mixed use because of their direct relation to the street and they are Emirates Airlines buildings and Bell Vue Hotel. The majority of the proposed high rise buildings through the last three year were designed to enhance the relationship with public realm, where mixed use development was one of these features. Eighty four percent of the new buildings are expected to offer mixed use development, two buildings were excluded but calculated because of the lack of data (Figure 5 21). Figure (5 22) shows that the proposed buildings increased the percentage ofmixed use buildings from 39 up to 63%.

High rise market witnessed a balance between the hotels and offices high rises, at the same time new function was added to high rise estate in Jordan which is Residential towers 6- High rise building or a group of tall buildings should be both physically and perceptually integrated with the city. One of the most important features of this point is the building relation’s to the topography. The following chart shows the relation between the location ofhigh-rise building and its topography.

The result ofthe analysis showed that: There is an obvious change in the new high rise projects relation to public realm

190 that the building is situated in the middle part of Jabal; “Highest” means that the building is situated in the highest part of Jabal. middle highest

Source: The Researcher, 2007 The result ofthe analysis indicated that: Fourteen buildings (39%) among all high rise buildings in Amman were implemented in the highest spot among their surrounding settings, twelve (32%) were located in the middle of Jabals, and nine buildings (42%) were implemented in the bottom of Jabals or in Wadis.Thelocation of high-rise buildings can dramatically change the urban contexts. This change could be interesting when it enriches the surrounding environment, whereas, it could be dramatic if it is violently implemented within inappropriate site for such developmentAssessment

no data

Location vs Topography highest 14 39% no data 2 5% middle 12 32% Lowest 9 24% Lowest

Figure 5-23: The location of tall buildings vs the topography

of visual impact for the built and under constructions high rise building was made (Figure 5 24) High rise buildings which have minimum

The research found that there are seven of the highest high-rise buildings (32%) have very high negative impact on the skyline and the urban context of Amman, This impact due primarily to their location on the top of Jabals, and secondarily to the building mass. Buildings with minimum impact are situated in the middle or bottom of Jabals (e.g. Zara II), or have large podium and a tower (the Tower Building Al burj).

) moderate

Visual impact ofhigh rise buildings (built and under construction buildings 7 32% high 7 32% high 4 18% very low 2 9% low 2 9% very low low moderate high very high

very

There are some design considerations which are found to be not applied in the built and under construction projects (the applicability is 0%) and this includes: 7- There is no efficient transport system that serves the different high rise projects in Amman. In fact this point may not be considered as very sensitive one in the past, where high rises number was, to some extent, little. But, according to the new proposals and the new state of Amman, this point becomes very crucial, and developing a new transportation system becomes more and more indispensable.

191 impact are not necessarily of moderate height, their location, masses and human scale considerations can minimize the impact of these buildings.

Source: The Researcher, 2007.

Figure 5 24: Visual impact of high rise buildings.

10-There were no records of any project that exist in or adjacent to special areas such as heritage sites or archaeological sites.

8- There is no interest in the improvement of the streetscape in general, site improvement elements such as lights, trees, furniture, plants, landscape, and gardens were not available or timidly presented. The research was not really interested by the existence of these elements inside the project, by the contrary, it was more interested in the employment of these elements to improve the built environment and the public realm.

192

9- None of the existing project creates or assists in creating a walking friendly environment, by the contrary, many of these projects assist in creating dangerous environment were pedestrians will be easily exposed to car accidents and this because they can hardly use the walk sides of the streets

193 5.5.3.2 Architectural Considerations

Figure 5-25: The location of a high rise Source: The Researcher, 2007. The greater part of high rise buildings (59%) are implemented within sites served by major streets, eight buildings (22%) are implemented in a node site. Five buildings (14%) are not implemented within sites suitable for high rise development, and they are: Marriott Hotel, Zara Tower I, Holiday Inn, Jordan Gate I and Jordan Gate II. The location of these projects is close to major streets but they are not implemented directly on major streets

This Part checks the applicability of certain architectural considerations stated in the qualitative analysis. This part will include the following points: 1- The location of high-rise building would preferably be in a focal point, major streets, behind a public space, nodes, or at the end oflarge street Location vs. Streets street end 0 0% major street 22 59% node 8 22% none 5 14% no data 2 5% major street node none street end no data

2- Architectural quality: the architectural quality of high rise buildings will be tested by the following points (some ofthese qualities are subjectively qualified by the researcher):

194

Figure 5 26: Architectural Expression Source: The Researcher, 2007. The Analysis of the result shows that the majority of high rise buildings in Jordan (73%) have creative architectural identity, in fact, the greater part of these building are the under construction and the proposed buildings. If the proposed buildings are neglected the percentage will decrease to 52%. One building was excluded because of the lack of data. Only two (5%) buildings were classified as buildings with no interesting identity, the rest are considered as buildings with conventional identity. (Figure 5 26)

b- Balconies are generally added to buildings to increase their architectural quality, balconies increase the effect of solid and void, and by consequence, this will increase the effect ofshadow which will enhance the external appearance ofbuildings.

0%0 19%7 27%10 4176% 5%2 3%1 1 2 3 4 5 no data

a- Architectural expression: A subjective judgment to the external quality of high rises was made, the number 5 indicates any building with very creative identity, 4 is for creative, 3 for conventional identity, 2 for banal identity and 1 for building without any architectural identity. Expression

Architectural

Figure 5-27: Using Balcony in high rise building design

Source: The Researcher, 2007 According to the analysis of the results, it was revealed that among the different highrise projects there was not really an important degree of use of balconies; only six buildings (16%) chose balconies as architectural element for the enhancement of their architectural quality One building was excluded because ofthe lack ofdata (Figure 5 27) c- Using articulations for the enhancement of high-rise buildings design, articulations could be elements of connections, volumes, architectural elements, etc (Figure 5 28)

Figure 5 28: Using Articulations in high rise building design

Source: The Researcher, 2007.

195

Adding Balcony to High Rise Buildings yes 6 16% no data 3% no 30 81% yes no no data

Adding Articulation to High Rise Design no data 3% no 15 41% yes 21 56% no yes no data

196

The analysis of results showed that in twenty one high-rise buildings (56%) articulation was used in different ways and scales, the majority of these buildings are included within proposed categories.

d- Treatment ofsecondary façades: The research did not recorded any project in which its secondary façades are not treated, generally secondary façades were always treated at the quality the main façade is treated e- Façades vegetation: Among the different projects only three projects that employ the vegetation for the façade treatment. And they are Housing Bank Complex, Emirate Airlines Buildings and Le Royale Hotel. The use ofvegetation for in the last two projects was to some extent timid.

3- The podium, using the podium as a part of high rise building will assist in the increase of feeling ofhuman scale and it may participate in the enhancement ofthe public realm.

Testing the applicability of this point will be done twice, in the first the research will check if the building has a podium or not, the second will check if this podium is open to public or not open to public means that any one can enter and use this building any time he wants. a) If the building has a podium or not:

197 Using Podium have podium; 27; 73% don't have ; 9; 24% no info; 1; 3% have podium don'thave noinfo

Figure 5 29: Using Podium in high-rise buildings.

Source: The Researcher, 2007. As it shown by the figure (5 29) above, the majority of high rises in Amman (73 %) are composed of a podium and a tower (or towers). These podiums are of diverse heights and use, their heights vary between two floors up to eight floors (Mega Mall) and nine floors (Jordan Gate towers).

b) If the podium is open to public or not: Testing ifthe podium is opened to public is done three times: 1- For all buildings (Figure 5 29); 2- For built buildings only; 3- For under construction and proposed buildings only (Figure 5 30);

Source: The Researcher, 2007 Podium vs. Public Allbuildings open to public; 18; 67% not open to public; 9; 33% open topublic notopen to public

Figure 5 30: Relation between the Podium and its use built buildings only.

Figure 5 31: Relation between the Podium and its use All buildings

198 Podium vs. Public built buildings only open to public; 3; 25% not open to public; 9; 75% open to public not open to public

Source: The Researcher, 2007 From the figures above (5 30, 31), one can notice that the interest of the public realm has been progressively increased If one compares the two figures above, he will notice that the number of buildings which don’t offer accessibility to the public does not change, and this means that all proposed projects emphasize on the importance of enhancing the public realm.

The architectural, urban, environmental considerations are highly reflected by the new projects. New high rise projects aim to enhance the public realm, the landscape, outdoor and indoor qualities. Unfortunately it is impossible to check the applicability of their programs, but, hopefully these projects will enhance the quality of Amman.

The proceeded analysis shows that high rise buildings in Jordan did not really give great importance to the urban side. To some extent proposed projects give more attention to urban considerations according to their brochures, websites and announcements

It was clear from the analysis that the new projects were, generally, those which increased the percentage of the applicability of modern design considerations, but at the same time, they don’t conform to local regulations What is meant here is that high-rise building of super height can participate in the enhancement of the public realm, the environment, the landscape, the skyline, urban design, and so on, if they are well designed

199 5.5.3.3 Inferences

The Architectural side was much more considered, the largest part of these projects have important architectural qualities New projects according to the available data are of international standards

This Chapter summarizes the different findings extracted from the multi method analysis of local regulations and new HDMU development plan, and the assessment of the existing and proposed high rises in Amman The second part contains an elaboration of certain recommendations the research believes that they should be taken into consideration to enhance the built environment of Amman This chapter ends by proposing possible future researches, and presenting a general conclusion of this research.

Conclusions and Recommendations

6.1 Findings

The main objective of this research was to test the applicability of local regulations, to propose solutions and shed the light on the weak points on local regulations. Conclusions will be presented according the order ofthe main issues in this research

6.1.1 The definition of buildings according to their heights (tall buildings) In the course of its development, the 1979 local BPR did not really bring any novelty to the definition of high building. It was more concerned with little details. The 2005 amendments came with new idea that any building which exceeds the number of a permitted height of building will be considered as a high rise building, and should be controlled by the

200 CHAPTER VI

The Nature of Regulations

The IGS is indeed made of high standards, where it focuses on the quality of built environment, as it goes beyond the aesthetic consideration; it invites developers to contribute in the enhancement ofthe public realm, the nature,the landscape, cityscape…etc.

The new IGS determined a detailed and clear definition of tall buildings within the HDMU areas. The problem here that there are other three Acts in the BPR that allow high rise development in the city, and they are the Act 42 which is concerned directly with high rise building development, and it is temporarily frozen, and the Acts 33 and 34 of 1979 BPR which allows the development of building of height up to 72 meters within Linear Commercial, and Central Commercial areas 6.1.2

GAM established a new department called the Department of Special Areas and Projects (DSAP) in which the new high rise projects will be assessed according to special Design Review which is supposed to control the quality ofthe projects.

201 Act 42 of the 2005 amendments to the 1979 BPR. This definition neglected that this building could be oflow or moderate height, which must not be treated as high rises.

The different amendments to the 1979 regulations were restrictive and prescriptive regulations. As it was shown in the previous chapter, almost all high rise buildings have illegal points, so there is no doubt that the 1979 BPR and the different amendments fail in controlling high rise development in Amman. What is important to indicate here is that the largest buildings (e.g. Le Royal, Jordan Gate) are the most illegal buildings. Performance guidelines give more flexibility in the design, and provoke architects to make more innovative designs, at the same time, they control to the quality of buildings within their context and according to the actual circumstances

202 Finally, the IGS made new regulations to HDMU areas, but these new regulations are very similar to the old ones in their nature, because they focus more and more on restrictions. It will be so regrettable if the new regulations lead to the same results ofthe old ones. 6.1.3 The Applicability of local BPR.

The 1979 BPR failed in controlling high rise development in Jordan, the majority of highrise projects in Amman has broken the law in a way or another Maximum restrictions and high fines did not stop the violation of the laws Local regulations, even the new HDMU development decided not to deal with buildings of more than thirty floors of height except in the designated areas in the HDMU plan which in fact does not offer more than five landmarks within the whole city of Amman. A simple analogy can be done to compare the city of Amman with the new CBD at al Abdali, where the master plan determined height limit for each sector, by the beginning of selling the lands, the encroachment began An example which can be illustrated is the case of the Heights by Damac properties 34 floors and 135 meter of height is situated within a sector where the maximum permitted height according to the master plan is seventeen floors (MAWARED, 2004; Damac, 2007) Sixteen building out of eighteen proposed projects are higher than Le Royale Hotel and have more than 30 floors This is a fact that should not be simply ignored by GAM because it may lead to similar results as those in the past experiences, especially because the greater part of these building is owned by foreign investors, who could practiced a sort of pressure on local authorities, and on a way or another they affect the national policies as stakeholders.

6.1.4 The IGS of the new Master Plan.

203

6.1.5

IGS defined new strategy to assess new high rise development, which is Design Review, and for that purpose new department was established which is the DSAP Design Review is supposed to qualify high rise proposals and to ensure the applicability of the new regulations to high rise development

As it was shown in the precedent chapter, the new high rise projects are designed to ensure the highest qualities according to the brochures and the ads. And there is a very important competition in the local market for developing buildings of high quality.

Urban, Architectural and Environmental Quality.

Sometimes, three dimensional images are misused to fake the reality of the project size, mass, and its relation to the environment

Recently GAM has issued the IGS, in which it defined the most important issues that the new Master plan will cover. It is worth to say that the new IGS arrived to define the most important issues related to high rise buildings planning in Jordan and propose very good solutionsThe

2. It is very important that the new BPR differentiate between “Tall Building” and “Highrise Building” , where the former is as it is defined by the 2005 amendments any building that exceeds the number of permitted height of building, and the latter is a building whose height is more than a number of floors or a number ofmeters.

5. Acts dealing with high building development should have clear and definitive status to avoid future encroachments (such as the current status of the Act 42 of local BPR which is not clear enough)

204 6.2 Recommendations

6. Define a free zone in the height profile for each development area; this free zone will define the maximum permitted height for tall buildings for each area, then any building height exceeds the free zone will be refused. Another important point that this free zone is changeable according to the development of the projects on site.

3. Other tall buildings such as low rise and mid-rise should be clearly defined and controlled by the local BPR.

6.2.1 The definition of tall building 1. High rise in the local BPR should be related to building height (either in meters or floors number) and not only high rises in the HDMU areas

4. The development of tall buildings within Commercial areas should be subject to highrise buildings Design Review.

The proposed recommendation will deal with the same issues listed before respectively.

6.2.3 The Applicability of local BPR.

2. The new HDMU development plan has to elaborate new regulations to control buildings of30 floors of height and more.

3. Design Review should go beyond technical details

6.2.4 The IGS of the new Master Plan.

3. For the plots located within Commercial and Residential Areas, GAM should impose progressive setbacks to reduce the building impact on residential or low-rise buildings.

4. The principles of IGS to high rise development should be translated into written documents because the majority of engineers in municipalities deal directly with written regulations and not with planning policies or comprehensive plan.

1. Design Review should arrive to the new Master Plan expectations. Furthermore, it has to deal with all dimensions mentioned in it. Design Review should go beyond technical details.

2. Regulations should offer both flexibility and rigidity, to ensure that all new development will be done as much as possible according the regulations.

1. Regulations should be done in a way that they control each project individually, where the special character of its contexts may differ from site to another, even the closest.

The Nature of Regulations

5. New regulations should be elaborated in a way to lessen the misuse or misunderstanding ofthe regulations.

1. High rise development plan should respond the market demand for the possibility of establishing higher buildings. According to the quantitative analysis, the maximum height related regulations were the most encroached.

205

6.2.2

6. Design Review should control buildings in Linear Commercial and Central Commercial areas where the maximum height can reach 72 meters.

2. Not only high rise buildings should be subject to Design Review, at least for the next few years, it should be applied to all mega projects in Amman and then in Jordan.

1. GAM with the Collaboration with Jordan engineers association (JEA) and foreign consultants should make training courses, workshop, and seminars for mega projects design, in which architects and engineers have to learn more about the technical consideration for these projects Offering new Certificate for qualified architects and engineers will encourage greater part of local engineers and architects to develop their capabilities and qualifications

206

3. Architects and engineers who are directly involved in high rise assessment either at GAM, JEA and Civil Defense must be trained and qualified to ensure high professional

3. Design Review should be assisted by high qualified engineers and architect, who must be trained to deal high rise projects.

5. Appeals should be taken into considerations, but they should not exercise any pressure on the final decisions

2. Universities should also be involved as consulting institutions; Professional Master and Doctoral degrees should be highly encouraged.

7. GAM have to made frequent site visits to ensure the applicability of the design to the presented documents, any change must be approved by DSAP.

4. Design Review should give the maximum flexibility for the design, and at the same times it should not allow the minimal violation ofthe law

6.2.5 Urban, Architectural and Environmental Quality

207 work, and avoid negative bureaucratic work. Dealing with Mega projects should go beyond the technical details.

c) The study of the buildings at street level the camera should be situated at low altitude and this will give an idea about the relation of the building with the surrounding properties. Buildings should be located as they are in reality, with the maximum possible details. This can give the designer an idea about the size of the podium if it exists, the best percentage of the

b) The study of height profile from different sections to determine the best height of building, and to determine the most appropriate setbacks gradation, if needed At the same time, it also aims to determine the minimum height of the podium or the lower part of the building

4. Three dimensional studies for each project should be done, but they should be assessed by specialists in the DSAP, and not to be accepted as they are presented by the developer, who can fake the resulting images (Figure 6 1 and 6 2). Computer Aided Design (CAD) gives high potentials to view, analyze and assess new projects of any size CAD studies should be done at different levels for better assessment This study should give guidance for the designer more than restrictions he may have better solutions. And finally these studies should be done for each project individually, and they may contain:

a) The Study of building envelop (details are not required at this stage); the goal of this study is to define the best place to build the project in a way to ensure the minimum impact on local settings. This study can determine the best location, the appropriate setbacks, the view Corridors, and possible height flexibility.

208 glazing, solid and void, and so on. Recommendations from the DSAP will be given to enhance the building visibility and integrations.

d) Finally, a study of building appearance from distance, where the building should be located with real proportion. This study aims to assess the effect of the new high rise on the skyline of the city, then, recommendations will be given to reduce or even increase building height or mass, adding element for the top of building, encourage or discourage design elements, materials, and the like

209 Figure 6 1: Perspective ofJordan Gate Source: Al Hamad Contracting Company, 2007 Figure 6 2: Perspective ofJordan Gate within its context Source:GAM - 2, 2007

210 6.3

The research attempts to define a number of possible future researches, which may with this thesis, and the previous study to complete the image of high rise phenomenon in Amman, and may be inPJordan:roposing legal framework for the enhancement of local regulation to high rise development in Amman / Jordan, this research needs the aid of legal expert; Testing the applicability of the HDMU regulations to the newhigh rise buildings; Assessment of high rise buildings in Jordan according to specific design Econsiderations;laboratingofone

Future Researches As all researches, this research could be used as a starting point for further researches on high rise phenomenon in Jordan. This research lists the most important high rise projects (built, under-construction, and proposed) in Jordan, and it defines a theoretical background for most important design considerations

specific group of design considerations to high rise buildings (Urban, Architectural, Environmental, Security, and so on); Evaluation ofthe suitability ofthe new HDMU areas for high rise development; To study the social impact ofhigh rise development in Jordan; To study the impact of high-rise development in Jordan economy; To study peoples attitude to high rise development in Amman

211 6.4

Amman is a city in state of continuous development and growth. High-rises start to become one of the most important features of its development and modernity. And within few years Amman might enter the worldwide race to build the highest or the more sophisticated high rise buildings in the world, and yet, rethinking the planning of high rise is very importantTheproblem

Conclusions

of applicability of local regulations to high rise buildings in Jordan is not always because of economic or investors’ pressures, the deficiency of local regulations to deal with these projects exclusively was the direct reason that pushes GAM to give special regulations to them.

New HDMU regulations, unlike the 1979 BPR, tried to control the different aspects of high rise development in Amman, and to propose solutions to actual urban, economic, and social issues It is hard to test or predict the results of the IGS or the HDMU plan, but only conscious application ofthese regulations will ensure flourished future for Amman

This does not mean that this research has no reservation to the designation areas as best locations for high rise development in Amman, where these areas have not the uniqueness that qualify and distinguish them as special areas Furthermore, the stage two of the HDMU plan issued on June 2007 (Appendix IIIV), proposed more areas for high-rise development within sites which have already traffic and transportation problems, a fact that invites GAM to make a real re assessment ofthese sites. New regulations should not neglect the old ones; they should continue and enhance them. Consequently, these regulations, and may be the strategies, should control buildings in and out

Finally, whatever the reader's attitude to high rise development in Amman, there is no doubt that high rises changed the image of Amman, and to some extent, participated in modernizing it For that, the research suggests that instead of ignoring possible kinds of development, such as super high rises or high rises out of the HDMU areas, it would be much better if GAM tried to plan these possibilities And this is simply because that for the existing high rises, old regulations were less applicable the more the buildings were higher

The applicability of humanistic strategy or vision should be applied for the whole country and not only for newdevelopment areas.

212 the HDMU development areas by making strategic plans for future development at each area.

213 A. English References Abel Ch (2000), Architecture and Identity: Responses to Cultural and Technological Change; Architectural Press, Oxford Al-Douri F. (2006), Impact Of Utilizing 3d Digital Urban Models On The Design Content Of Urban Design Plans In US Cities [Doctoral Dissertation], Texas A&M university.Recordnews (2006), Architectural record; June; p p 23 36 Balchin, P , Isaac, D and Rhoden M (1998) Housing: the Essential Foundations London: Routledge Beverly Willis (Sep. 2002). Towards Sustainable City: Rebuilding Lower Manhattan, Creating Sustainable Urban Environments: Future Forms for City Living, International Urban Planning and Environment Association, Christ Church Oxford, England. Biegel R , (1996) Urban Development and the Service and Banking Sector in a “Rentier State” , In Amman the City and its Society, Hannoyer J and Shami S , Cermoc, Beyrouth, Liban CABE (Commission for Architecture and the Built Environment) (2003). Guidance on tall building, English Heritage publications, London. Available at the following URL (Accessed May 2006): http://www.english heritage.org.uk/upload/pdf/Guid tall build.pdf, 2006

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Wassenberg F. (July, 2004). High rise in Europe: analysis and challenges, Paper for the ENHR Conference “Housing, growth and regeneration” , Cambridge Wendell Cox (2005) The Role of Urban Planning in the Decline of American Central Cities, Demographia Wiley P. B (2004) National Trust Guide: San Francisco, America ’ s Guide for Architecture and History Travelers, Preservation Press, New York. Yeang Ken (1999), The Green Skyscraper the Basis of Designing Sustainable Intensive Buildings, Prestel, London

220 b. French References David Bennett (1998). Le Grand Livre des Gratte Ciel (Original title is Skyscrapers Form and Functions), Edition du club France Loisir, Paris. Nada Abdul Rahim (Mai, 2006). Jordanie Projet touristique et imobilère, Attache Economique et Commercial Region de Bruxelles Capitale et Region Wallonne Beyrouth, Liban

221 c. Arabic References -ءﺎﺴﯿﻣ ،ﻲﻠﻣﻮﺸﻟا).(2001نﺎﻤﻋ ﺔﻨﯾﺪﻣ ﻲﻓ ﺔﯿﻧاﺮﻤﻌﻟا ﺔﺌﯿﺒﻟا ﻰﻠﻋ ﺔﻤﻟﻮﻌﻟا ﺮﺛأﺔﻟﺎﺳر ،ﺔﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻷا ﺔﯿﺳارد ﺔﻟﺎﺣ ،ﺮﯿﺘﺴﯿﺟﺎﻣﺔﯿﻧدرﻷا ﺔﻌﻣﺎﺠﻟا. Al-Shomali, Maysaa' (2001). The Effect of Globalization on the Built Environment of the City of Amman: The Case Study of the High Rise Buildings; Master's thesis. Amman, Jordan: University ofJordan ىﺮﺒﻜﻟا نﺎﻤﻋ ﺔﻧﺎﻣأ)(1979،ﻢﻗر ﻢﯿﻈﻨﺘﻟاو ﺔﯿﻨﺑﻷا نﻮﻧﺎﻗ67ﺔﻨﺴﻟ1979،ىﺮﺒﻜﻟا نﺎﻤﻋ ﺔﻧﺎﻣأ )The 1979 BPR( ىﺮﺒﻜﻟا نﺎﻤﻋ ﺔﻧﺎﻣأ).(1999ﻢﯿﻈﻨﺘﻟاو ﺔﯿﻨﺑﻷا نﻮﻧﺎﻗﻢ ﻗر67ﺔﻨﺴﻟ1979،ىﺮﺒﻜﻟا نﺎﻤﻋ ﺔﻧﺎﻣأ،تﻼﯾﺪﻌﺗ.1999 )The 1979 BPR, the 1999 amendments( ىﺮﺒﻜﻟا نﺎﻤﻋ ﺔﻧﺎﻣأ).(2005ﻢﯿﻈﻨﺘﻟاو ﺔﯿﻨﺑﻷا نﻮﻧﺎﻗﻢ ﻗر67ﺔﻨﺴﻟ1979،ىﺮﺒﻜﻟا نﺎﻤﻋ ﺔﻧﺎﻣأ،تﻼﯾﺪﻌﺗ.2005(The 1979 BPR, the 2005 amendments) ﻢﻋﻦﻤﺣﺮ ﻟا ﺪ ﺒﻋ دا)ﺔﻌﻤﺠﻟا14نﺎﺴﯿﻧ2006.(،نﺎﻤﻋ ﻲﻓ ﺔﻌﻔﺗﺮﻤﻟا ﺔﯿﻨﺑﻷا ضوﺮﻋ ﺔﺳارﺪﻟ ﺔﻨﺠﻟيأﺮﻟا ةﺪﯾﺮﺟ،دﺪﻌﻟا .12984 ﺔﯿﻤﺳﺮﻟا ةﺪﯾﺮﺠﻟا،)(2005،ص1059.1062 ﻂﺳوﻷا قﺮﺸﻟا ﻊﯾرﺎﺸﻣ ﺔﻠﺠﻣ).(2006ﻲﻟﺪﺒﻌﻟا ضﺮﻌﻤﻟ ﺔﯾﺪﯿﮭﻤﺘﻟا ﺔﻠﺠﻤﻟا،ﻞﺼﻓ ﻲﻧﺎﺛ ،ﻊﺳﺎﺘﻟا دﺪﻌﻟا

222 d. Workshops. GAM workshop on High Density Mixed Use planning process as part of the Master Plan project for Greater Amman, AKAR Real estate Exhibition. Nov. 8th 2006. GAM workshop on IGS and Designated areas for HDMU development, Jordan Construction Contractors Association, March 17th 2007. GAM 1: Interim Growth Strategy, High Density Mixed Use Development Manual Amman GAM 2: High Rise Towers: An Integral Part of Amman’ s Urban Landscape

com/2005/WORLD/americas/06/16/visionary

223 e. Internet Websites and Online Programs Abdali project official website (Accessed March, 2007):http://www.abdali.jo Beitna official website (Accessed March, 2007): http://www.beitna.com Damac official website (Accessed March, 2007): http://www.damacproperties.com

libeskind/ MAWARED official website (Accessed March, 2007):http://www mawared com

Mena Report: Available at the following URL (Accessed March, 2007): http://www.menareport.com/en/business,real estate/210248 Merriam Webster Online Dictionary, 2006;

JGhttp://www.emporis.comoogleEarth,2007.ordanGateofficialwebsite (Accessed March, 2007): http://www jordan gate com

risebuildings&lng=3

Libeskind Daniel CNN interview, 2005; Available at the following URL (Accessed October, 2006): http://edition cnn

Department of Lands and survey(Accessed March, 2007); Available at the following URL: http://www dls gov jo/ Dubai Investor Group: Available at the following URL (Accessed March, 2007): http://www.dubaiinvestorsgroup.com/content/news 3890.asp EDC (Emporis Database Committee). Available at the following URLs (Accessed January, 2007): http://corporate.emporis.com/?nav=high

224 Available at the following URL (Accessed September, 2006): www.m w.com. Microsoft Encarta Encyclopedia - Dictionary, 2005. Microsoft Encarta Encyclopedia - Encyclopedia, 2005.

225 Brochures: JORDAN BONYAN CITY, Where Life Looks Up, Bonyan Group, 2006. The LAND in ABDALI, The Land Investment and Real Estate Development Company, 2006. DAMAC, Live the luxury in the finest residential address, DAMAC Properties, 2006. -ﺔﯾدﺎﺼﺘﻗﻹاو ﺔﯿﻟﺎﻤﻟا تارﺎﻤﺜﺘﺳﻺﻟ ﻲﺑﺮﻌﻟا قﺮﺸﻟا،لﺎﻤﻋﻷاو لﺎﻤﻟا ﺰﻛﺮﻣنﺎﻤﻋ ،ﻲﻧﺎﺴﯿﻤﺸﻟا،2006 -ا قﺮﺸﻟاﺔﯾدﺎﺼﺘﻗﻹاو ﺔﯿﻟﺎﻤﻟا تارﺎﻤﺜﺘﺳﻺﻟ ﻲﺑﺮﻌﻟ،نوﺪﺒﻋ جاﺮﺑأنﺎﻤﻋ ،ﻲﻧﺎﺴﯿﻤﺸﻟا،2006

226 APPENDIX I Identification Card for the most important high rise buildings in Amman 1. EMIRATES AIRLINES BUILDINGS 227 2. LE MERIDIEN HOTEL 228 3. HYATT AMMAN HOTEL 229 4. BELLE VUE HOTEL 230 5. AQARCO COMMERCIAL CENTER 231 6. ABDULHAMID SAYEGH WAQF 232 7. SHERATON HOTEL 233 8. CROWN PALZA HOTEL 234 9. HOLIDAY INN 235 10. MARRIOT HOTEL 236 11. RADISSON SAS 237 12. FOUR SEASONS HOTEL 238 13. SIXTH CIRCLE TOWERS 239 14. BUSINESS And MONEY CENTER 240 15. ZARA TOWER I 241 16. ZARA TOWER II 242 17. AL-ISKAN HOUSING BANK COMPLEX 243 18. REGENCY HOTEL 244 19. AL BURJ (THE TOWER) 245 20. Le ROYALE HOTEL 246 21. ABDOUN TOWER I 247 22. ABDOUN TOWER II 248 23. AMMAN WORLD TRADE CENTER 249 24. THE LAND 250 25. VERTEX TOWER 251 26. AMMAN ROTANA HOTEL 252 27. ALABDALI TOWER 253 28. THE HEIGHTS 254 29. JORDAN GATE TOWER I 255 30. JORDAN GATE TOWER II 256 31. MEGAMALL BEITNA 257 32. BONYAN TOWERS 258 Source:The Researcher, 2007

227 Identification Card EMIRATES AIRLINES BUILDINGS Building Name Emirate Airlines Building Floor Number 13 Green Areas no Located near Node Major str. The Owner Emirate Airlines - Over ground 12 Open to Public yes Mixed Use Yes minor Designed by / - Basements 1 Facade Material Marble + Glass Façade Vegetation Yes - minor P. P. Date / - Podium 0 Total Area / Podium + tower no Accomplished / Main Function Offices Plot Area 2563 m2 Gradation Setbacks yes Location Al MalfoufWadi Saqra Land Use Commercial Parking underground Applicability of Local Regulations 75% Status Built Adjacent settings Commercial Balcony no Data Source The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

228 Identification Card LE MERIDIEN HOTEL Building Name LE Meridian Hotel Floor Number 15 Green Areas no Located near Major str. The Owner Al-Iskan Bank - Over ground 12 Open to Public no Mixed Use no Designed by Dar Al Handasa - Basements 3 Facade Material Concrete + Glass Façade Vegetation no P. P. Date 1977 - Podium 2 Total Area 45 000 m2 Podium + Tower no Accomplished 1982 Main Function Hotel Plot Area 4 240 m2 Gradation Setbacks yes Location Louibdeh Alshamali Shmaisani Land Use CR Parking underground Applicability of Local Regulations 50% Status Built Adjacent settings CommercialResidential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

229 Identification Card HYATT AMMAN HOTEL Building Name Hyatt Amman Hotel Floor Number 16 Green Areas no Located near Major str. The Owner Amman for tourist investment Over ground 12 Open to Public no Mixed Use no Designed by SIGMA , engineers, Associates - Basements 4 Facade Material Stone + Glass Façade Vegetation no P. P. Date 1995 - Podium 0 Total Area 31 765 m2 Podium + Tower no Accomplished / Main Function Hotel Plot Area 4 240 m2 Gradation Setbacks no Location Almalfouf Alshamali 3rd Circle Land Use OR Parking underground Applicability of Local Regulations 71% Status Built Adjacent settings Hotels Residential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

230 Identification Card BELLE VUE HOTEL Building Name Belle Vue Hotel Floor Number 15 Green Areas no Located near Node The Owner Saudi Investor - Over ground 12 Open to Public yes Mixed Use Yes - minor Designed by Omari Alhandasi Office -Irbid - Basements 3 Facade Material Stone + Glass Façade Vegetation no P. P. Date 1996 Podium 0 Total Area 12 000 m2 Podium + Tower no Accomplished 1998 Main Function Hotel Plot Area 1 208 m2 Gradation Setbacks no Location Almadina 2nd Circle Land Use CR Parking underground Applicability of Local Regulations 50% Status Built Adjacent settings CommercialResidential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

231 Identification Card AQARCO COMMERCIAL CENTER Building Name Aqarco Commercial Center Floor Number 17 Green Areas no Located near Major Street The Owner Alakaria for trade and investment - Over ground 12 Open to Public yes Mixed Use Yes Designed by Jaafer Tokan and Partners - Basements 5 Facade Material Concrete + Glass Façade Vegetation no P. P. Date 1983 - Podium 0 Total Area 27 400 m2 Podium + Tower no Accomplished 1986 Main Function Offices Plot Area 2 520 m2 Gradation Setbacks no Location Al Abdali Wadi Assalt Land Use LC Parking underground Applicability of Local Regulations 66% Status Built Adjacent settings Commercial Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

232 Identification Card ABDULHAMID SAYEGH WAQF Building Name Waqf Abdulhamid Alsayegh Floor Number 16 Green Areas no Located near Major Street The Owner Abdulhamid Alsayegh - Over ground 14 Open to Public yes Mixed Use Yes Designed by / - Basements 2 Facade Material Concrete + Glass Façade Vegetation no P. P. Date 1981 - Podium 4 Total Area 17 286 m2 Podium + Tower Yes Accomplished 1987 Main Function Offices Plot Area 1 898 m2 Gradation Setbacks no Location Al Abdali Al Madina Land Use LC in Residential Parking underground Applicability of Local Regulations 75% Status Built Adjacent settings Commercial Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

233 Identification Card SHERATON HOTEL Building Name Sheraton Hotel Floor Number 16 Green Areas no Located near Node, Major Str. The Owner Altanmiya for trade and investment - Over ground 14 Open to Public yes Mixed Use no Designed by Martine’ Co. and Jaafer Tocan - Basements 2 Facade Material Concrete + Glass Façade Vegetation Yes minor P. P. Date 1997 - Podium 0 Total Area 17 286 m2 Podium + Tower no Accomplished / Main Function Hotel Plot Area 1 898 m2 Gradation Setbacks no Location Om Othaynah Aljanoubi 5th Circle Land Use Residential Parking UndergroundOutside Applicability of Local Regulations 50% Status Built Adjacent settings Commercial Balcony Yes minor Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

234 Identification Card CROWN PALZA HOTEL Building Name Crown Plaza Hotel Floor Number 16 Green Areas no Located near Node, Major Str. The Owner Al Rabiya for tourist investment - Over ground 14 Open to Public no Mixed Use no Designed by Jaafer Tocan - Basements 2 Facade Material Stone + Glass Façade Vegetation no P. P. Date / - Podium 0 Total Area 40 000 m2 Podium + Tower no Accomplished / Main Function Hotel Plot Area 20 341 m2 Gradation Setbacks no Location Om Othaynah Aljanoubi 6th Circle Land Use Residential Parking Outside Applicability of Local Regulations 57% Status Built Adjacent settings CommercialResidential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

235 Identification Card HOLIDAY INN Building Name Holiday Inn Hotel Floor Number 16 Green Areas no Located near Major Street. The Owner Alsharq for Hotels and Tourist Projects Over ground 14 Open to Public no Mixed Use no Designed by Jaafer Tocan and Partners - Basements 2 Facade Material Stone + Glass Façade Vegetation no P. P. Date 1996 - Podium 2 Total Area 26 400 m2 Podium + Tower no Accomplished / Main Function Hotel Plot Area 11 949 m2 Gradation Setbacks no Location Om Othaynah Aljanoubi 6th Circle Land Use Residential Parking Outside Applicability of Local Regulations 71% Status Built Adjacent settings Residential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

236 Identification Card MARRIOT HOTEL Building Name Marriott Hotel Floor Number 16 Green Areas no Located nearThe Owner Alarabeyya for Hotels - Over ground 15 Open to Public no Mixed Use no Designed by ArchiSystems (USA) - Basements 1 Facade Material Stone + Glass Façade Vegetation no P. P. Date 1978 - Podium 1 Total Area 25 239 m2 Podium + Tower no Accomplished 1982 Main Function Hotel Plot Area 15 674 m2 Gradation Setbacks no Location Louibdeh Al Shamali Shmaisani Land Use CR Parking Outside Applicability of Local Regulations 57% Status Built Adjacent settings ResidentialHospital Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: Hotels, website, 2007

237 Identification Card RADISSON SAS Building Name Radisson SAS Hotel Floor Number 16 Green Areas no Located near Major Street The Owner Holiday Inn Ltd Over ground 15 Open to Public no Mixed Use no Designed by / - Basements 1 Facade Material Stone + Glass Façade Vegetation no P. P. Date 1978 - Podium 2 Total Area 30 361 m2 Podium + Tower yes Accomplished 1982 Main Function Hotel Plot Area 20 769 m2 Gradation Setbacks no Location Louibdeh Al Gharbi Louibdeh Land Use CR Parking Outside Applicability of Local Regulations 71% Status Built Adjacent settings Residential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

238 Identification Card FOUR SEASONS HOTEL Building Name Four Seasons Hotel Floor Number 16 Green Areas no Located near Node The Owner / Over ground 15 Open to Public no Mixed Use no Designed by / - Basements 1 Facade Material Stone + Glass Façade Vegetation no P. P. Date / - Podium 2 Total Area - Podium + Tower yes Accomplished 1998 Main Function Hotel Plot Area 14 500 m2 Gradation Setbacks no Location Om Othaynah Aljanoubi 5th Circle Land Use Residential Parking UndergroundOutside Applicability of Local Regulations 66% Status Built Adjacent settings Residential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: Hotels, website, 2007

239 Identification Card SIXTH CIRCLE TOWERS Building Name Sixth Circle Tower Floor Number 20 Green Areas no Located near Node The Owner Emar Properties - Over ground 17 Open to Public Yes Mixed Use Yes Designed by / - Basements 3 Facade Material Marble + Glass Façade Vegetation no P. P. Date 2006 - Podium 0 Total Area - Podium + Tower yes Accomplished Main Function Offices Plot Area 5882 m2 Gradation Setbacks no Location Om Othaynah Aljanoubi 6th Circle Land Use Residential Parking Underground Applicability of Local Regulations / Status UnderConstruction Adjacent settings Residential Balcony no Data Source The Researcher,2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

240 Identification Card BUSINESS And MONEY CENTER Building Name Business And Mony Center Floor Number 18 Green Areas No data Located near Major street The Owner ArabEast Investment Company - Over ground 18 Open to Public No data Mixed Use no Designed by / - Basements No data Facade Material No data Façade Vegetation no P. P. Date / - Podium 0 Total Area No data Podium + Tower no Accomplished / Main Function Offices Plot Area 6462 m2 Gradation Setbacks no Location Louaibdeh Alshamali Shmaisani Land Use CR Parking Underground Applicability of Local Regulations / Status Proposed Adjacent settings CommercialResidential Balcony no Data Source ArabEast, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

241 Identification Card ZARA TOWER 1 Building Name Hyatt Amman Hotel Zara I Floor Number 16 Green Areas no Located nearThe Owner Amman for tourist investment - Over ground 12 Open to Public no Mixed Use no Designed by SIGMA , engineers, Associates - Basements 4 Facade Material Stone + Glass Façade Vegetation no P. P. Date 1999 - Podium 0 Total Area 31 765 m2 Podium + Tower no Accomplished 2000 Main Function Hotel Plot Area 4 609 m2 Gradation Setbacks no Location Almalfouf Alshamali 3rd Circle Land Use OR Parking underground Applicability of Local Regulations 33% Status Built Adjacent settings Hotels Residential Balcony no Data Source The Researcher,2007 Al Shomali, 2001 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

242 Identification Card ZARA TOWER 2 Building Name Hyatt Amman Hotel Zara II Floor Number 16 Green Areas no Located nearThe Owner Amman for tourist investment - Over ground 12 Open to Public no Mixed Use no Designed by SIGMA , engineers, Associates - Basements 4 Facade Material Stone + Glass Façade Vegetation no P. P. Date / - Podium 0 Total Area / Podium + Tower no Accomplished 2002 Main Function Hotel Plot Area 4 704 m2 Gradation Setbacks no Location Almalfouf Alshamali 3rd Circle Land Use OR Parking underground Applicability of Local Regulations 33% Status Built Adjacent settings Hotels Residential Balcony no Data Source The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

243 Identification Card AL-ISKAN BANK COMPLEX Building Name Al-Iskan Bank Complex Floor Number 21 Green Areas no Located near Major Street The Owner Al-Iskan Bank - Over ground 19 Open to Public no Mixed Use Yes Designed by Dar Al Handasa - Basements 2 Facade Material Concrete + Glass Façade Vegetation Yes P. P. Date 1977 - Podium 2 Total Area 74 169 m2 Podium + Tower no Accomplished 1982 Main Function Mixed use offices Plot Area 14 580 m2 Gradation Setbacks Yes Location Louibdeh Alshamali Shmaisani Land Use CR Parking underground Applicability of Local Regulations 33% Status Built Adjacent settings CommercialResidential Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

244 Identification Card REGENCY HOTEL Building Name Regency Palace Hotel Floor Number 21 Green Areas no Located near Major Street The Owner regency & grand palace - Over ground 19 Open to Public no Mixed Use no Designed by SIGMA, Engineers, Associates - Basements 2 Facade Material Stone + Glass Façade Vegetation no P. P. Date 1976 - Podium 2 Total Area 24 000 m2 Podium + Tower no Accomplished 1980 Main Function Hotel Plot Area 6 536 m2 Gradation Setbacks no Location Louibdeh Alshamali Shmaisani Land Use CR Parking UndergroundOutside Applicability of Local Regulations 50% Status Built Adjacent settings CommercialResidential Balcony No Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: Hotels, website, 2007

245 Identification Card AL-BURJ (THE TOWER) Building Name Al Burj (the Tower) Floor Number 25 Green Areas no Located near Major Street The Owner Sharikat Almonshiaat Alaqarieh - Over ground 24 Open to Public no Mixed Use yes Designed by Dar Al Handasa - Basements 1 Facade Material Concrete + Glass Façade Vegetation no P. P. Date 1978 - Podium 5 Total Area 53 000 m2 Podium + Tower yes Accomplished 1984 Main Function Offices Plot Area 7 102 m2 Gradation Setbacks no Location Jabal Amman Aljadid 3rd Circle Land Use LR Parking underground Applicability of Local Regulations 25% Status Built Adjacent settings Commercial Balcony no Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

246 Identification Card Le ROYALE HOTEL Building Name Le Royale Hotel Floor Number 30 Green Areas no Located near Node The Owner Nazmi Auji (Iraqi investor) - Over ground 25 Open to Public no Mixed Use no Designed by Martinet Architecture - Basements 5 Facade Material Marble + Glass Façade Vegetation Yes - minor P. P. Date 1998 - Podium 0 Total Area 118 000 m2 Podium + Tower no Accomplished 2002 Main Function Hotel Plot Area 14 840 m2 Gradation Setbacks no Location Almalfouf Alshamali 3rd Circle Land Use Residential Parking UndergroundOutside Applicability of Local Regulations 17 % Status Built Adjacent settings Residential Balcony Yes- minor Data Source Al Shomali, 2001 The Researcher,2007 EDC, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

247 Identification Card ABDOUN TOWER I Building Name Abdoun tower Floor Number 28 Green Areas yes Located near Node The Owner ArabEast Investment Company Over ground 28 Open to Public yes Mixed Use yes Designed by / - Basements No data Facade Material No data Façade Vegetation No data P. P. Date Podium No data Total Area Podium + Tower yes Accomplished Main Function Office Residential Plot Area 19 000 m2 Gradation Setbacks no Location Khirbet Abdoun Abdoun Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed Adjacent settings Residential Balcony No data Data Source ArabEast, 2007 Source: Department of lands and survey Source: ArabEast, 2007 Source: ArabEast, 2007

248 Identification Card ABDOUN TOWER II Building Name Abdoun tower Floor Number 40 Green Areas yes Located near Node The Owner ArabEast Investment Company Over ground 40 Open to Public yes Mixed Use yes Designed by / - Basements No data Facade Material No data Façade Vegetation No data P. P. Date / Podium No data Total Area Podium + Tower yes Accomplished / Main Function Office Residential Plot Area 19 000 m2 Gradation Setbacks no Location Khirbet Abdoun Abdoun Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed Adjacent settings Residential Balcony No data Data Source ArabEast, 2007 Source: Department of lands and survey Source: ArabEast, 2007 Source: ArabEast, 2007

249 Identification Card AMMAN WORLD TRADE CENTER Building Name Amman World Trade Center (Awtc) Floor Number 33 Green Areas No data Located near NearSRadissonAS The Owner Awtc - Over ground 33 Open to Public No data Mixed Use No data Designed by Sakher Doudeen Office - Basements No data Facade Material No data Façade Vegetation No data P. P. Date 1999 - Podium No data Total Area Podium + Tower no Accomplished Main Function Office Plot Area No data Gradation Setbacks no Location Louibdeh Al Gharbi Louibdeh Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed approved Adjacent settings Residential Balcony No data Data Source Al Shomali, 2001 EDC, 2007 No data Source: EDC, 2007

250 Identification Card THE LAND Building Name The Land Tower Floor Number 24 Green Areas No data Located near / The Owner The Land Properties - Over ground 24 Open to Public No data Mixed Use Yes Designed by / - Basements No data Facade Material No data Façade Vegetation no P. P. Date / - Podium No data Total Area No data Podium + Tower Yes Accomplished / Main Function Residential Plot Area No data Gradation Setbacks no Location Alabdali Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed Adjacent settings ResidentialMixed-use Balcony No data Data Source The Land, 2006 Source: GAM, 2007. Source: The Land, 2006

251 Identification Card VERTEX TOWER Building Name Vertex Tower Floor Number 34 Green Areas No data Located near / The Owner DCC Dubai Construction Company - Over ground 34 Open to Public No data Mixed Use Yes Designed by / - Basements No data Facade Material No data Façade Vegetation No data P. P. Date / - Podium No data Total Area No data Podium + Tower Yes Accomplished / Main Function ResidentialMixed-use Plot Area No data Gradation Setbacks no Location Alabdali Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed Adjacent settings ResidentialMixed-use Balcony No data Data Source Albawaba, 2007 Source: GAM, 2007. Source: Albawaba, 2007

252 Identification Card AMMAN ROTANA HOTEL Building Name Amman Rotana Hotel Floor Number 34 Green Areas No data Located near / The Owner Rotana Hotel - Over ground 34 Open to Public No data Mixed Use Yes Designed by / - Basements No data Facade Material No data Façade Vegetation No data P. P. Date / Podium No data Total Area No data Podium + Tower Yes Accomplished / Main Function Hotel Plot Area No data Gradation Setbacks no Location Alabdali Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed Adjacent settings ResidentialMixed-use Balcony No data Data Source Abdali, 2007 Source: GAM, 2007. Source: Abdali, 2007

253 Identification Card ALABDALI TOWER Building Name Alabdali Tower Floor Number 35 Green Areas No data Located near / The Owner Union Land Development - Over ground 35 Open to Public No data Mixed Use Yes Designed by / - Basements No data Facade Material No data Façade Vegetation No data P. P. Date / - Podium No data Total Area No data Podium + Tower Yes Accomplished / Main Function Residential Plot Area No data Gradation Setbacks no Location Alabdali Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed Adjacent settings ResidentialMixeduse Balcony No data Data Source Alabdali, 2007 Source: GAM, 2007. Source: The Researcher, 2007

254 Identification Card THE HEIGHTS Building Name The Heights Floor Number 35 Green Areas No data Located near / The Owner DAMAC Properties - Over ground 35 Open to Public No data Mixed Use Yes Designed by / - Basements No data Facade Material No data Façade Vegetation No data P. P. Date / - Podium No data Total Area No data Podium + Tower Yes Accomplished / Main Function Residential Plot Area No data Gradation Setbacks no Location Alabdali Land Use Residential Parking No data Applicability of Local Regulations n/a Status Proposed Adjacent settings ResidentialMixed-use Balcony No data Data Source Alabdali, 2007 Source: Damac, 2007. Source: Damac, 2007

255 Identification Card JORDAN GATE TOWER I Building Name Jordan Gate Floor Number 44 Green Areas Yes Located near / The Owner Bait altamweel Alkhaliji - Over ground 40 Open to Public Yes Mixed Use Yes Designed by Jaafer Tokan and Partners - Basements 4 Facade Material Glass Façade Vegetation No data P. P. Date / - Podium 9 Total Area No data Podium + Tower Yes Accomplished / Main Function Offices Plot Area 28 505 m2 Gradation Setbacks no Location Alabdali Land Use Residential Parking Underground Applicability of Local Regulations n/a Status Under construction Adjacent settings Residential Balcony no Data Source The researcher,2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

256 Identification Card JORDAN GATE TOWER II Building Name Jordan Gate Hilton Hotel Floor Number 42 Green Areas Yes Located near / The Owner Bait altamweel Alkhaliji - Over ground 38 Open to Public Yes Mixed Use Yes Designed by Jaafer Tokan and Partners - Basements 4 Facade Material Glass Façade Vegetation No data P. P. Date / - Podium 9 Total Area No data Podium + Tower Yes Accomplished / Main Function Hotel Plot Area 28 505 m2 Gradation Setbacks no Location Alabdali Land Use Residential Parking Underground Applicability of Local Regulations n/a Status Under construction Adjacent settings Residential Balcony no Data Source Jordan2007Gate, Source: Department of lands and survey Source: Google Earth Source: Al Hamad Co., 2007

257 Identification Card MEGA MALL - BEITNA Building Name Mega Mall Floor Number 42 Green Areas no Located near / The Owner Bait Almal Saving & investment for Housing - Over ground 42 Open to Public Yes Mixed Use Yes Designed by / - Basements 0 Facade Material Glass Façade Vegetation No data P. P. Date / - Podium 0 Total Area No data Podium + Tower no Accomplished / Main Function Mixed use Plot Area 11 000 m2 Gradation Setbacks no Location Umm Tineh Alyarmouk street Land Use Mixed use Parking / Applicability of Local Regulations n/a Status Under construction Adjacent settings Commercial Balcony no Data Source Beitna, 2007 Source: Department of lands and survey Source: Google Earth Source: Beitna, 2007

258 Identification Card BONYAN TOWERS Building Name Bonyan Towers Floor Number 60, 48, 35 Green Areas Yes Located near / The Owner Bonyan Properties - Over ground 0 Open to Public Yes Mixed Use Yes Designed by / - Basements 0 Facade Material Glass Façade Vegetation No data P. P. Date / - Podium No data Total Area No data Podium + Tower Yes Accomplished / Main Function Offices Plot Area 28 505 m2 Gradation Setbacks no Location Airport road Land Use Residential Parking Underground Applicability of Local Regulations n/a Status Proposed Under - redesign Adjacent settings Residential Balcony no Data Source Alabdali, 2007 Source: Department of lands and survey Source: Google Earth Source: The Researcher, 2007

259 APPENDIX II Local building and planning regulations (in Arabic). Source: Greater Amman Municipality official website, 2006 Available at the following URL: http://www.ammancity.gov.jo

260 ﺔﯿﻨﺑﻷا ﻢمﺎﻈﻧ ﻗر نﺎﻤﻋ ﺔﻨﻳﺪﻣ ﻲﻓ ﻢﯿﻈﻨﺘﻟاو(67)ﺔﻨﺴﻟ1979 ﺔﺤﻔﺼﻟا ﻰﻠﻋ رﻮﺸﻨﻤﻟا ﻪﺗﻼﻳﺪﻌﺗو)(1394دﺪﻋ ﻢﻦﻣ ﻗر ﺔﯿﻤﺳﺮﻟا ةﺪﻳﺮﺠﻟا)(2870ﺦﻳرﺎﺗ1979/7/16 ةدﺎﻤﻟا ﺐﺟﻮﻤﺑ ردﺎﺻ(67)نﺪﻤﻟا ﻢﯿﻈﻨﺗ نﻮﻧﺎﻗ ﻢﻦﻣ ـــــﻗر ﺖﻗﺆﻤﻟا ﺔﯿﻨﺑﻷاو ىﺮﻘﻟاو(79)ﺔﻨﺴﻟ1966 ةدﺎﻤﻟا1: مﺎﻈﻨﻟا اﺬھ ﻰﻤﺴﻳ)ﺔﻨﻳﺪﻣ ﻲﻓ ﻢﯿﻈﻨﺘﻟاو ﺔﯿﻨﺑﻷا ﺔمﺎﻈﻧ ﻨﺴﻟ نﺎﻤﻋ(1979ﻲﻓ هﺮﺸﻧ ﺦﻳرﺎﺗ ﻦﻣ ارﺎﺒﺘﻋا ﻪﺑ ﻞﻤﻌﻳو ﺔﯿﻤﺳﺮﻟا ةﺪﻳﺮﺠﻟا*1 ةدﺎﻤﻟا2 ﺎﻤﺜﯿﺣ ﺔﯿﻟﺎﺘﻟا تارﺎﺒﻌﻟاو ظﺎﻔﻟﻸﻟ ﻰنﻮﻜﻳ ﻠﻋ ﺔﻨﻳﺮﻘﻟا ﺖﻟد اذإ ﻻإ ،هﺎﻧدأ ﺎﮫﻟ ﺔﺼﺼﺨﻤﻟا ﻲﻧﺎﻌﻤﻟا مﺎﻈﻨﻟا اﺬھ ﻲﻓ تدرو ﻚﻟذ ﺮﯿﻏ*2 ﺔﻨﺠﻠﻟا:ﻢﯿﻈﻨﺗ ﺔﺔﻨﺠﻟ ﯿﻠﺤﻤﻟا نﺪﻤﻟا. ﺲﯿﺋﺮﻟا:ﺔﺲﯿﺋر ﻨﺠﻠﻟا. ﺮﯿﺗﺮﻜﺴﻟا:ﺔﺮﯿﺗﺮﻜﺳﺔﻨﺠﻠﻟا ﯿﻠﺤﻤﻟا. ﻢﻤﺼﻤﻟا سﺪﻨﮫﻤﻟا:عﺺﺨﺸﻟا وﺮﺸﻤﻟا تﺎﻄﻄﺨﻣ ﻰﻠﻋ ﻊﻗﻮﻤﻟاو ﺔﻨﮫﻤﻟا ﺔﻟواﺰﻤﺑ ﻪﻟ حﺮﺼﻤﻟا. فﺮﺸﻤﻟا سﺪﻨﮫﻤﻟا:ﺎﻘﺒﻃ لﺎﻤﻋﻷا ﺬﯿﻔﻨﺗ ﻰﻠﻋ فاﺮﺷﻺﻟ ﻚﻟﺎﻤﻟا ﻪﻨﯿﻌﻳ يﺬﻟا ﺔﻨﮫﻤﻟا ﺔﻟواﺰﻤﺑ ﻪﻟ حﺮﺼﻤﻟا ﺺﺨﺸﻟا ﺺﯿﺧﺮﺘﻠﻟ. ﺔﯿﻨﻔﻟا تﺎﺑﺎﺴﺤﻟا:ﺼﻤﻟا سﺪﻨﮫﻤﻟا ﻞﺒﻗ ﻦﻣ ﺔﻤﻈﻨﻤﻟا ﺔﻠﺼﻔﻤﻟا ﻦﻣتﺎﺑﺎﺴﺤﻟا ءﺎﻨﺒﻟا ﺔﻧﺎﺘﻣو ةءﺎﻔﻛ ﺎﮫﯿﻓ ﺎﻨﯿﺒﻣ ﻢﻤ ﺔﯿﻨﻔﻟا ﻲﺣاﻮﻨﻟا. ﻢﯿﻈﻨﺘﻟا ﺔﻘﻄﻨﻣ:نﺔﻘﻄﻨﻣ ﺎﻤﻋ ﻢﯿﻈﻨﺗ. ﻚﻟﺎﻤﻟا:رﺎﻘﻌﻟا ﻲﺐﺣﺎﺻ ﻟﻮﺘﻣ وا ﻪﻨﻋ ضﻮﻔﻤﻟا ﻞﯿﻛﻮﻟا وأ ﻲﻓﺮﻌﻟا ﻪﻠﯿﻛو وأ ﻞﯿﺠﺴﺘﻟا ﺮﺋاود تﻼﺠﺳ ﻲﻓ ﻞﺠﺴﻤﻟا ﻒﻗﻮﻟا. مﺎﻌﻟا نﺎﻜﻤﻟا:ﻤنﺎﻜﻤﻟا ﻌﺘﺳاو ﻪﯿﻓ ﺪﺟاﻮﺘﻟا وأ ﻪﻟﻮﺧد رﻮﮫﻤﺠﻠﻟ ﺔﯿحﺎﺒﻤﻟا ﺿﺮﻋ وأ ﺔﻳدﺎﻋ ةرﻮﺼﺑ ﻪﻟﺎ. ﺊﺸﻨﻤﻟا:مﻮﻘﻳ ﺺﺨﺷ ﻞﻛﻞﺜﻣ ﺔﻟواﺰﻤﺑ ﻦﯿﺼﺧﺮﻤﻟا ﻦﻳﺪﮫﻌﺘﻤﻟاو ﻦﯿﺋﺎﻨﺒﻟا ﻞﻤﺸﺗو رﺎﻤﻋﻻا لﺎﻤﻋأ ﻦﻣ ﻞﻤﻋ يﺄﺑ لهﺬھ ﺎﻤﻋﻷا. ﺔﻳﻮﺴﺘﻟا ﻖﺑﺎﻃ:ﻖ ﻦﻋﺑﺎﻄﻟا ﺮﺘﻤﻟا ﻊﺑرو اﺮﺘﻣ زوﺎﺠﺘﻳ ﻻ ﺎﮫﯿﻓ ﻲﻧﺎﺳﺮﺨﻟا ﺢﻄﺴﻟا بﻮﺴﻨﻣ نﻮﻜﻳ ﻲﺘﻟا ﻖﺑاﻮﻄﻟا وأ ﻓو ، ﻖﻳﺮﻄﻟا ﻒﺼﺘﻨﻣ ب ﺔﻮﺴﻨﻣ ﻳﻮﺴﺘﻟا ﻖﺑﺎﻃ نﻮﻜﻳ ضرﻷا ﺔﻌﻄﻘﻟ ﺔﻤﺧﺎﺘﻤﻟا قﺮﻄﻟا دﺪﻌﺗ لﺎﺣ تﻲ ﻻﺎﺤﻠﻟ ﺎﻘﻓو ﺔﯿﻟﺎﺘﻟا: أ.ﺢﻄﺴﻟا بﻮﺴﻨﻣ نﻮﻜﻳو ﻖﺑاﻮﻄﻟا وأ ﻖﺑﺎﻄﻟا ﻖﺑﺎﻄﻟازوﺎﺠﺘﻳ ﻻ ﺎﮫﯿﻓ ﻲﻧﺎﺳﺮﺨﻟا25)ر(1ﻦﻋ مﻒﺼﺘﻨﻣ بﻮﺴﻨﻣ ﺔﻌﺳ ﺖﻧﺎﻛ اذإ ﻰﻠﻋﻷا ﻖ ﻦﻋﻳﺮﻄﻟا ﻞﻘﺗ ﻻ ضرﻷا ﺔﻌﻄﻘﻟ ﺔﻤﺧﺎﺘﻤﻟا ﻖﻳﺮﻄﻟا(8)ﺎﮫﻨﻣ ﻞﻜﻟ دم ﻮﺟو لﺎﺣ ﻲﻓو ، ﺮﺜﻛأ وأ ﻖ ﻦﻋﻳﺮﻃ ﻞﻘﺗ ﺔﻌﺴﺑ(8)ءﺎﻨﺒﻟا ﻖﺑاﻮﻃ دﺪﻋو ﺐﯿﺳﺎﻨﻣ ﺪﻳﺪﺤﺗ تﺎﻳﺎﻐﻟ رﺎﺒﺘﻋﻻا ﻦﯿﻌﺑ ﺬﺧﺆﺗ ﻻ ﻪم ﻋﺎﻔﺗراو.ءﺎﻨﺑ ﻪﻋﺎﻔﺗراو.ﻪﻋﺎﻔﺗراو ءﺎﻨﺑ. ب.ﺬﺧﺆﺗ ﻼﻓ ﻖﻳﺮﻃ ﻦﻣ ﺮﺜﻛأ ﻰﻠﻋ ﻊﻘﺗ ﺔﻌﻄﻘﻟا ﺖﻧﺎﻛ عاذإ ﺎﻔﺗرﻻاو ﻖﺑاﻮﻄﻟا دﺪﻋو ﺐﯿﺳﺎﻨﻤﻟا تﺎﻳﺎﻐﻟ رﺎﺒﺘﻋﻻا ﻦﯿﻌﺑ ق ﺔﺮﻄﻟا ﻌﻄﻘﻟا نﻮﻜﺗ ﻦﻋﻲﺘﻟا ﻞﻘﺗ ﺎﮫﯿﻠﻋ ﺔﮫﺟاو(%50)ﻖﻳﺮﻄﻟا ﻚﻟذ ﻰﻠﻋ ﺔﮫﺟاﻮﻟا لﻮﻃ ﻦﻣ. ج.ﺢﻄﺴﻟا بﻮﺴﻨﻣ نﻮﻜﻳ ﻲﺘﻟا ﻖﺑاﻮﻄﻟا وأ ﻖﺑﺎﻄﻟازوﺎﺠﺘﻳ ﻻ ﺎﮫﯿﻓ ﻲﻧﺎﺳﺮﺨﻟا25)ر(1ﻒﺼﺘﻨﻣ بﻮﺴﻨﻣ ﻦﻋ م قﺮﻄﻟا ﺖﻧﺎﻛ اذإ ﻰﻠﻋﻷا ﻖ ﻦﻋﻳﺮﻄﻟا ﺎﮫﻨﻣ ﻞﻛ ﺔﻌﺳ ﻞﻘﺗ ﺔﻌﻄﻘﻠﻟ ﺔﻤﺧﺎﺘﻤﻟا(8)م.ﻦﻋ ﺎﮫﻨﻣ(8)م. ﻮﺒﻘﻟا:ﺔﻌﻄﻗ ىﻮﺘﺴﻣ ﺖﺤﺗ ﻊﻘﺗ ﻲﺘﻟا ﻖﺑاﻮﻄﻟا وأ ﻖ تﺑﺎﻃ ﺎﮫﺠﻟا ﻊﯿﻤﺟ ﻦﻣ ﺔﯿﻌﯿﺒﻄﻟا ضرﻷا. ﻲﺿرﻷا ﻖﺑﺎﻄﻟا:ﻖﺑﺎﻃ قﻮﻓ ﻖﺑﺎﻃ ﻦﻣ ءﺰﺟ وأ ﻖ ﺔﺑﺎﻃ ﻳﻮﺴﺗ دﻮﺟو مﺪﻋ لﺎﺣ ﻲﻓو ةﺮﺷﺎﺒﻣ ﻮﺒﻘﻟا ﻖﺑﺎﻃ وأ ﺔﻳﻮﺴﺘﻟا ﻮھ ﻲﺿرﻷا ﻖﺑﺎﻄﻟا نﻮﻜﻳ ﻮﺒﻗ ﻪوأ ﺘﯿﺿرا بﻮﺴﻨﻣ ﻦﻋ ﺮﻈﻨﻟا ﺾﻐﺑ ءﺎﻨﺒﻟا ﻲﻓ لوﻷا ﻖﺑﺎﻄﻟا*3 ﺔﻳرﺎﺠﺘﻟا ةﺪﺴﻟا:نﻮﻜﻳو ةﺮﺷﺎﺒﻣ ﻪﺑ ﻼﺼﺘﻣو يرﺎﺠﺘﻟا ﻞﺤﻤﻟا ﻦﻣ اءﺰﺟ نﻮﻜﻳ يﺬﻟا يﻮﻧﺎﺜﻟا ﻖ ﻦﻣﺑﺎﻄﻟا ﻪﯿﻟا لﻮﺻﻮﻟا ﻪﻟﻼﺧ. ﺢﻄﺴﻟا ﻖﺑﺎﻃ:ﻦﻣ ﻪﺑءﺰﺠﻟا حﻮﻤﺴﻣ ﻖﺑﺎﻃ ﺮﺧآ قﻮﻓ ﻊﻘﻳ يﺬﻟاو مﺎﻈﻨﻟا اﺬھ مﺎﻜﺣﻷ ﺎﻘﻓو ﺺﺧﺮﻤﻟا ﻖﺑﺎﻄﻟا. ﻲﻋﺮﻔﻟا ءﺎﻨﺒﻟا:ﻞءﺎﻨﺒﻟا ﻤﻌﺘﺴﻳو ﻲﺴﯿﺋر ءﺎﻨﺑ يﻷ ءﻊﺑﺎﺘﻟا ﺎﻨﺒﻟا ﻚﻟذ ﺔﻣﺪﺧ ضاﺮﻏﻷ ةدﺎﻋ. رﻮﺴﻟا:وأ راﺪﺟ يأضرا ﺔﻌﻄﻗ يأ دوﺪﺣ ﻰﻠﻋ ﺎﺸﻨﻳ ةدﺎﻣ يأ ﻦﻣ ﺰﺟﺎﺣ. ﺔﻓﺮﺸﻟا:وأ ﺐﻧﺎﺠﻟا فﻮﺸﻜﻣ ءﺰﺟ ريأ ﻮﻨﻟاو ءاﻮﮫﻠﻟ ﺔﻤﺋاد ةرﻮﺼﺑ ﺎﺿﺮﻌﻣو ﺎﻓﻮﻘﺴﻣ نﻮﻜﻳ ءﺎﻨﺒﻟا ﻦﻣ ﺐﻧاﻮﺠﻟا ﻦﻤﺿ ﻊﻘﻳو ﻲﻌﯿﺒﻄﻟاضرﻷا ﺔﻌﻄﻗ دوﺪﺣ. ﺔﻓﻮﺸﻜﻣ ﺔﻓﺮﺷ:ﻓﺔﻳأ ﻮﻘﺴﻣ ﺮﯿﻏ ﺔﺔﻓﺮﺷ. ﻱﺫﻟﺍ ﻱﻭﻨﺎﺜﻟﺍ لﻭﻕﺒﺎﻁﻟﺍ ﺼﻭﻟﺍ ﻥﻭﻜﻴﻭ ﺓﺭﺸﺎﺒﻤ ﻪﺒ ﻼﺼﺘﻤﻭ ﻱﺭﺎﺠﺘﻟﺍ لﺤﻤﻟﺍ ﻥﻤ ﺍﺀﺯﺠ ﻥﻤﻥﻭﻜﻴﻪﻪﻴﻟﺍ ﻟﻼﺨ. *(1,2,3)ﻡﻗﺭ ﺔﻴﻨﺒﻻﺍ ﻡﺎﻅﻨ ﺏﺠﻭﻤﺒ ﺕﺍﺭﻘﻔﻟﺍ ﺕﻟﺩﻋ)21)ﺔﻨﺴﻟ205ﺔﻴﻤﺴﺭﻟﺍ ﺓﺩﻴﺭﺠﻟﺎﺒ ﺭﻭﺸﻨﻤﻟﺍ)4700(ﺦﻴﺭﺎﺘ21/ﺭﺍﺫﺁ2005ﻪﻔﺤﺼ(1043)

261 ةزرﺎﺑ ﺔﻓﺮﺷ:ةﺪﺘﻤﻣ ﺔﻘﻠﻌﻣ ﺔﻓﺮﺷ ﻓﺔﻳأضرﻷا دوﺪﺣ جرﺎﺧ عرﺎﺷ قﻮ. رﻮﻨﻤﻟا:ﻦﻤﺿ ﺔﻓﻮﺸﻜﻣ ﺔﯿﻠﺧاد ﺔﺣﺎﺴﻣ ﺎﮫيأ ﯿﻠﻋ ﺔﻠﻄﻤﻟا ﻰﻨﺒﻤﻟا مﺎﺴﻗﻷ ﺔﻳﻮﮫﺘﻟاو ةرﺎﻧﻹا ﻦﯿﻣﺎﺘﻟ ءﺎﻨﺒﻟا دوﺪﺣ. يرﺎﻤﻌﻤﻟا زوﺮﺒﻟا:ﻞﻐﺘﺴﻣ ﺮﯿﻏ ءﺰﺟ وأيأ ﺔﻳﻮﺠﻟا ﻞﻣاﻮﻌﻟا ﻦﻣ ﺔﯿﻗاﻮﻟا وأ ﺔﯿﻠﯿﻤﺠﺘﻟا تارﺎﻃﻹا ﻞﻤﺸﺗو ءﺎﻨﺒﻟا ﻦﻣ رﻮھﺰﻟا ض ﻌاﻮﺣأ ﺒﺼﻣو ﺰﺟاﻮﺤﻟا روأ ﻮﺟﺎﺑﻷا ﻖﻳدﺎﻨﺻو ﻚﯿﺑﺎﺒﺸﻟا تﺎ. يرﺎﺠﺘﻟا زوﺮﺒﻟا:ءﺎﻨﺒﻟا ﻦﻣ ءﺰﺟ عيأ رﺎﺷ ﻦﻣ اءﺰﺟ ﻲﻄﻐﻳو ﻪﺟاﻮﻳ. ﺶﻳﺮﻌﺗ ﺔﻠﻈﻣ:ﺔﺣﺎﺴﻤﻟا ﻞﻘﺗ ﻻ ﻒﻘﺳ ﻦﻋيأ ﻪﯿﻓ ﺔﻏرﺎﻔﻟا%50ﻪﻨﻣ. ﺔﯿﻗاو ﺔﻠﻈﻣ:ءﺰﺟ ﻲﻄﻐﻳو ﻪﺟاﻮﻳ ﻒﻘﺳ ﻂﻘﻓيأ ﺔﻳﻮﺠﻟا ﻞﻣاﻮﻌﻟا ﻦﻣ ﺔﻳﺎﻤﺤﻟا ضاﺮﻏﻷ عرﺎﺷ ﻦﻣ. ﻲﻟﺎﻌﻟا ءﺎﻨﺒﻟا:ﻨﺒﻟازوﺎﺠﺘﻳ يﺬﻟا مءﺎ ﺎﻈﻨﻟا اﺬھ مﺎﻜﺣأ ﺐﺟﻮﻤﺑ ضرﻷا ﺔﻌﻄﻘﻟ ةرﺮﻘﻤﻟا ﻖﺑاﻮﻄﻟا دﺪﻋ ﻪﻋﺎﻔﺗرا*4 ﺔﻘﺷ:ءاﺰﺟأ ةﺪﻋ ﻦﻣ ﻒﻟﺆﻣ ءﺎﻨﺑ ﻦﻣ ﻼﻘﺘءﺰﺟ ﺴﻣ ﺎﻨﻜﺴﻣ ﺎﮫﻨﻣ ﻞﻛ ﻞﻜﺸﻳو ﺎﻳدﻮﻣﺎﻋ وأ ﺎﯿﻘﻓأ ﺔﻠﺼﺘﻣ. ﻖﻘﺸﻟا دﺪﻌﺘﻤﻟا ءﺎﻨﺒﻟا:ﺮﺜءﺎﻨﺒﻟا ﻛأ وأ ﻖﻘﺷ ثﻼﺛ ﻦﻣ ﻒﻟﺆﻤﻟا. ﻞﺼﻔﻨﻤﻟا ءﺎﻨﺒﻟا:ﻞﻘﺘﺴﻣ ﺮءﺎﻨﺑ ﯿﻏضرﻷا قﻮﻓ ﺔﮫﺟ يأ ﻦﻣ ﺮﺧآ ءﺎﻨﺑ يﺄﺑ ﻞﺼﺘﻣ. ءﺎﻨﺒﻟا عﺎﻔﺗرا:ﺔﻳدﻮﻣﺎﻌﻟا ﺔﻓﺎﺴﻤﻟاقﺮﻄﻟا وأ ﻖﻳﺮﻄﻟا ﻒﺼﺘﻨﻣ بﻮﺴﻨﻣ ﻦﻣ)ﺔﻤﺧﺎﺘﻤﻟا قﺮﻄﻟا دﺪﻌﺗ لﺎﺣ ﻲﻓ ضرﻷا ﺔﻌﻄﻘﻟ(ﻰﻟإﻖﺑﺎﻃ ءﺎﻨﺜﺘﺳﺎﺑ ﺮﯿﺧﻷا ﻖﺑﺎﻄﻠﻟ ﻲﻧﺎﺳﺮﺨﻟا بﻮﺴﻨﻤﻟا ﻮھ نﻮﻜﻳو ءﺎﻨﺒﻟا ﺮﮫﻇ ﻦﻣ ﺔﻄﻘﻧ ﻰﻠﻋأ ﺢﻄﺴﻟا*5 ﺮﻐﻟا ﺔﻓعﺎﻔﺗرا:ﺔﻓﺎﺴﻤﻟا لﺪﻌﻣﻒﻘﺴﻟا ﻦﻃﺎﺑ بﻮﺴﻨﻣ لﺪﻌﻣ ﻰﻟإ ﺔﻓﺮﻐﻟا ﺔﯿﺿرأ ﻦﻣ ﺔﻳدﻮﻤﻌﻟا. ءﺎﻨﺒﻠﻟ ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻟا:ﺔﺣﺎﺴﻣ ﺎﺔﺒﺴﻧ ﮫﯿﻠﻋ ءﺎﻨﺒﻟا ﻊﻘﻳ ﻲﺘﻟا ضرﻷا ﺔﻌﻄﻗ ﺔﺣﺎﺴﻣ ﻰﻟإ ءﺎﻨﺒﻟا. ءﺎﻨﺒﻟا ﺔﺣﺎﺴﻣ:ﻲﻘﻓﻷا ﻂﻘﺴﻤﻟا ﺎﮫﺔﺣﺎﺴﻣ ﻨﻣ ﻰﻨﺜﺘﺴﻳو ﻪﺑ ﺔﻠﺼﺘﻤﻟا ﺔﻓﻮﻘﺴﻤﻟا تاءﺎﺸﻧﻹا ﻚﻟذ ﻲﻓ ﺎﻤﺑ ءﺎﻨﺑ يﻷ ﺔﻓﻮﺸﻜﻤﻟا تﺎﻓﺮﺸﻟاﻒﻗاﻮﻣو تﺎﻧاﺰﺨﻟاو ﺔﻓﻮﺸﻜﻤﻟا ﺔﯿﺟرﺎﺨﻟا جاردﻷاو ﺔﯿﻗاﻮﻟا تﻼﻈﻤﻟاو ﺔﻳرﺎﻤﻌﻤﻟا تازوﺮﺒﻟاو تارﺎﯿﺴﻟا. ءﺎﻨﺒﻟا ﻞﻜﯿھ:ﻞﺒﻗ ﺄﺸﻨﻣ ءﺎﻨﺑ ﺔيأ ﯿﺟرﺎﺨﻟاو ﺔﯿﻠﺧاﺪﻟا ﺔﯿﻠﯿﻤﻜﺘﻟا لﺎﻤﻋﻷﺎﺑ ةﺮﺷﺎﺒﻤﻟا. لﺎﻤﻌﺘﺳﻻا ﺔﺌﻓ:عاﻮﻧأ ﻦﻣ عﻮﻧ ﺔيأ ﯿﻨﺑﻷاو ﻲﺿارﻸﻟ ةرﺮﻘﻤﻟا وألﺎﻤﻌﺘﺳﻻا ﺎﮫﺑ ﺔﻘﻠﻌﺘﻤﻟا ﺔﯿﻤﯿﻈﻨﺘﻟا مﺎﻜﺣﻸﻟ ﺎﻘﻓو ﺔﻗﺪﺼﻤﻟا ﺔﯿﻤﯿﻈﻨﺘﻟا تﺎﻄﻄﺨﻤﻟا. )*4،5(ﻡﻗﺭ ﺔﻴﻨﺒﻷﺍ ﻡﺎﻅﻨ ﺏﺠﻭﻤﺒ ﺕﻟﺩﻋ)21( ﺔﯿﻘﺑﺎﻄﻟا ﺔﺣﺎﺴﻤﻟا:تﺎﻓﺮﺸﻟا ﺎﮫﻨﻣ ﻰﻨﺜﺘﺴﻳو ءﺎﻨﺒﻟا ﻖﺑاﻮﻃ ﻊﯿﻤﺠﻟ ﺔﻓﻮﻘﺴﻤﻟا ﺔﯿﻘﻓﻷا ﻂﻗﺎﺴﻤﻟا تﺎﺣﺎﺴﻣ عﻮﻤﺠﻣ اوﺔﻓﻮﺸﻜﻤﻟا ﺔﯿﻗاﻮﻟا تﻼﻈﻤﻟاو ﺔﻳرﺎﻤﻌﻤﻟا تاز ﺔوﺮﺒﻟاو ﻓﻮﺸﻜﻤﻟا ﺔﯿﺟرﺎﺨﻟا ج تاردﻷ ارﺎﯿﺴﻟا ﻒﻗاﻮﻣو تﺎﻧاﺰﺨﻟاو ﺔﻳﻮﺴﺘﻟا ﻖﺑاﻮﻃو ﺔﻳرﺎﺠﺘﻟا دﺪﺴﻟاو*6 ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟا:ﺎﺔﺒﺴﻧ ﮫﯿﻓ ءﺎﻨﺒﻟا ﻊﻘﻳ ﻲﺘﻟا ضرﻷا ﺔﻌﻄﻗ ﺔﺣﺎﺴﻣ ﻰﻟإ ﺔﯿﻘﺑﺎﻄﻟا ﺔﺣﺎﺴﻤﻟا. ﻲﻧﻮﻧﺎﻘﻟا داﺪﺗرﻻا:ضرﻷا ﺔﻌﻄﻗ دوﺪﺣو ءﺎﻨﺒﻟا ﻂﺧ ﻦﯿﺑ ﻊﻗاﻮﻟا ﻪﯿﻓ ءﺎﻨﺒﻟا حﻮﻤﺴﻤﻟا ﺮﯿﻏ ﻊﯿءﺎﻨﻔﻟا ﻤﺟ تﻦﻣ ﺎﮫﺠﻟا. كﺮﺘﺸﻣ راﺪﺟ:ﻦراﺪﺠﻟا ﯿﻠﻘﺘﺴﻣ ﻦﻳروﺎﺠﺘﻣ ﻦﯿﺋﺎﻨﺑ ﻦﯿﺑ كﺮﺘﺸﻤﻟا. ﺔﻨﻳﻮﺼﺘﻟا:وأ راﺪﺟ ﺔيأ ﻣﺎﻌﻟا ﺔﻣﻼﺴﻟا ﺪﺼﻘﺑ ﻪﻓﺮﺷ وأ ﺢﻄﺳ ﻂﯿﺤﻣ ﻰﻠﻋ ةدﺎﻣ يأ ﻦﻣ ﺰﺟﺎﺣ. ﺔﯿﺻﺎﺼﺘﻣﻻا ةﺮﻔﺤﻟا:تﻼﻀﻔﻟاو ﺔﻠﻤﻌﺘﺴﻤﻟا هﺎﯿﻤﻟا ﻊﻤﺠﻟ ﺔﺼﺼﺨﻤﻟا ةﺮﻔﺤﻟا. تارﺎﯿﺴﻟا ﻒﻗﻮﻣ:ﺼﺼﺨﻤﻟا ﺎﺔﺣﺎﺴﻤﻟا ﮫﻋاﻮﻧأ فﻼﺘﺧا ﻰﻠﻋ تارﺎﯿﺴﻟاو تﺎﺒﻛﺮﻤﻟا فﻮﻗﻮﻟ ﺔ ﺔﻳرﺎﺠﺘﻟا ﺔﺘﻓﻼﻟا:ىﺮﺧأ ﺪﺻﺎﻘﻣ ﺔﻳﻷ وأ نﻼﻋﻹا وأ ﺔﻳﺎﻋﺪﻟا وأ ﻒﻳﺮﻌﺘﻟا ﺪﺼﻘﺑ ﻊﺿﻮﺗ ﻲﺘﻟا ﺔﺘﻓﻼﻟا. ﻊﻨﺼﻤﻟا ءﺎﻨﺑ:ءﺎﻨﺑ ﺎﻧيأ ﻮﻧﺎﻗ ﺔﺼﺧﺮﻤﻟا ﺔﻋﺎﻨﺼﻠﻟ ﺺﺧﺮﻣ. يرﺎﺠﺗ عدﻮﺘﺴﻣ:ﻊيأ ﺋﺎﻀﺒﻟا نﺰﺨﻟ ءﺎﻨﺑ. ﻒﯿﺻﺮﻟا:ﻦﻣ اءﺰﺠﻟاهعرﺎﺸﻟا ﺎﺸﻤﻟا روﺮﻤﻟ ﺪﻌﻤﻟ. ﺬﻓﺎﻨﻤﻟا دوﺪﺤﻤﻟا ﻖﻳﺮﻄﻟا:ﻦﻛﺎﻣأ ﻦﻣ ﻻإ ﻪﻨﻣ جوﺮﺨﻟا وأ ﻪﯿﻟإ لﻮﺧﺪﻟﺎﺑ ﺢﻤﺴﻳ ﻻ يﺬﻟا ﻖ ﺔﻳﺮﻄﻟا ﻨﯿﻌﻣ. ةدﺎﻤﻟا-3 رﻷا ﻊﯿﻤﺟ ﻰﻠﻋ مﺎﻈﻨﻟا اﺬھ مﺎﻜﺣأ ﻖ ﺔﺒﻄﺗ ﯿﻨﺑﻷاو ﻲﺿ ةا رﺮﻘﻤﻟا ﻢﯿﻈﻨﺘﻟا ﺔﻘﻄﻨﻣ دوﺪﺣ ﻦﻤﺿ رﺎﻤﻋﻻا ﻊﻳرﺎﺸﻣو وأ ﻲﻌﯿﺒﻃ ﺺﺨﺷ يأ ﻰﻠﻋ ﻪﻣﺎﻜﺣأ ييﺮﺴﺗو ﻮﻨﻌﻣ. ةدﺎﻤﻟا:4 أ.نأ رﺎﻤﻋا عوﺮﺸﻣ يﺄﺑ مﺎﯿﻘﻟا يﻮﻨﻳ ﻦﻣ ﻞﻛ لﻰﻠﻋ ﻮﺼﺤﻠﻟ ﻚﻟﺬﺑ صﺎﺨﻟا جذﻮﻤﻨﻟا ﻰﻠﻋ ﺔﻨﺠﻠﻟا ﻰﻟإ ﺎﺒﻠﻃ مﺪﻘﻳ لﺎﻤﻋﻷا هﺬﮫﺑ مﺎﯿﻘﻠﻟ ﺔﺼﺧر ﺔﻰﻠﻋ ﻨﺠﻠﻟا ﻰﻟإ مﺪﻘﻳ نأ سﺪﻨﮫﻤﻟا اﺬھ ﻰﻠﻋو ،ﻢﻤﺼﻤﻟا سﺪﻨﮫﻤﻟا ﻢﺳا ﺎﮫﯿﻓ ﻦﯿﺒﻳ ﺎﻤﻣ ﺦﺴﻧ ﻲﺲﻤﺧ ﻠﻳ: 1.فﺮﺼﺘﻟا ﻲﻓ ﻚﻟﺎﻤﻟا ﻖﺣ ﺖﺒﺜﺗ ﻲﺘﻟا ﺔﯿﻜﻠﻤﻟا ءتاﺪﻨﺳ ﺎﻨﺒﻟا ﺎﮫﯿﻠﻋ مﻮﻘﯿﺳ ﻲﺘﻟا ضرﻷﺎﺑ. *(6)ﻡﺕﻟﺩﻋ ﺎﻅﻨ ﻡﺏﺠﻭﻤﺒ ﻗﺭ ﺔﻴﻨﺒﻷﺍ)21(

262 ب.ﺔﯿﻨﻜﺴﻟا ﺔﯿﻨﺑﻸﻟ: ﺺﺧﺮﻤﻟاو رﺮﻘﻤﻟا ءﺎﻨﺒﻟا ﻂﺧ ﻦﻋ تﺎﻓﺮﺸﻟا زوﺮﺒﺑ ﺢﻤﺴﻳ ﻻﻻ ﺔﻓﺎﺴﻤﺑ ﺔﻳرﺎﻤﻌﻤﻟا تازوﺮﺒﻟا ﻚﻟذ ﻦﻣ ﻰﻨﺜﺘﺴﻳو زوﺎﺠﺘﺗ(75)ﻰﻠﻋ ، ءﺎﻨﺒﻟا ﻂﺧ ﻦﻣ ءﺎﻢﺳ ﻨﺒﺑ ﻖﻳﺮﻄﻟا ىﻮﺘﺴﻣ ﺖﺤﺗ ﻊﻘﺗ ﻲﺘﻟا ﺔﯿﻨﺑﻸﻟ حﺎﻤﺴﻟا ﺔﻨﺠﻠﻟ زﻮﺠﻳ ﻪﻧا دأ وأ تاﺮﻤﻣجارزوﺎﺠﺘﻳ ﻻ ضﺮﻌﺑ تارﺎﯿﺴﻠﻟ ﺮﺑﺎﻌﻣ وأ ﺔﻓﻮﺸﻜﻣ(6)ءﺎﻨﺒﻟا ﻞﺧﺪﻣو ﻖﻳﺮﻄﻟا ﻦﯿﺑ ﻞﺻﻮﺗ ﻲم ﻣﺎﻣﻷا ﻚﻠﺗ ﺮﯿﻐﻟ ﺎﮫﺘﺤﺗ ﺎﻣو ﺮﺑﺎﻌﻤﻟا وأ جاردﻷا وأ تاﺮﻤﻤﻟا هﺬھ لﻼﻐﺘﺳا مﺪﻋ ءﺔﻄﻳﺮﺷ ﺰﺟ يأ ﻰﻠﻋ ﺎﮫﺘﻣﺎﻗإ مﺪﻋو ﺔﻳﺎﻐﻟا ﺔﯿﻔﻠﺨﻟاو ﺔﯿﺒﻧﺎﺠﻟا تاداﺪﺗرﻼﻟ ﺺﺼﺨﻣ*11 . ةدﺎﻤﻟا12 ﻪﺤﺘﻓ ﺪﻨﻋ زﺮﺒﻳ ﻲﺿرﻻا ﻖﺑﺎﻄﻟا ﻲﻓ ةﺬﻓﺎﻧ وا بﺎﺑ يا ﺺﯿﺧﺮﺘﺑ ﺢﻤﺴﻳ ﺎﻻ ﯿﺋﺰﺟ وا ﺎﯿﻠﻛ ﻖﻳﺮﻄﻟا ﻰﻠﻋ. ةدﺎﻤﻟا13 ﻞﻘﻳ ﻻ ﻲﺘﻟا نزﺎﺨﻤﻟا ﻲﻓ ﻻا ﺔﻳرﺎﺠﺘﻟا ةﺪﺴﻟا ءﺎﺸﻧﺎﺑ ﺢﻤﺴﻳ ﻞﻻ ﻘﻳ ﻻ ناو ﺮﺘﻤﻟا ﻒﺼﻧو رﺎﺘﻣا ﺔﻌﺑرا ﻦﻋ ﺎﮫﻋﺎﻔﺗرا ﻊﺑرو ﻦﻳﺮﺘﻣ ﻦﻋ ةﺪﺴﻟا ﻖﺑﺎﻃ ةدعﺎﻔﺗرا ﺎﻣ يا ﻦﻣ وا ﺔﺤﻠﺴﻤﻟا ﺔﻧﺎﺳﺮﺨﻟا ﻦﻣ دﺪﺴﻟا ﻖﺑﺎﻃ ﺔﯿﺿرا نﻮﻜﺗ ناو ﺮﺘﻤﻟا ﺔﻠﺑﺎﻗ ﺮﯿﻏ ﻜﺗىﺮﺧا ناو ﻖ ﺔﻳﺮﺤﻠﻟ ﯿﻜﯿﻧﺎﻜﯿﻣ وا ﺔﯿﻌﯿﺒﻃ ﺔﻳﻮﮫﺗ ﺎﮫﻟ نﻮ. ةدﺎﻤﻟا14 جرﺪﻟا ﺖﯿﺑ ﻚﻟذ ﻲﻓ ﺎﻤﺑ ءﺎﻨﺒﻟا ﺔﻣﺪﺧ تﺎﻳﺎﻐﻟ ﺢﻄﺴﻟا ﻖﺑﺎﻃ ءﺎﺸﻧﺎﺑ ﺪﺢﻤﺴﻳ ﻳﺮﺒﺘﻟاو ﺔﺌﻓﺪﺘﻟا تﺎﻳﺎﻐﻟو ﺪﻌﺼﻤﻟا ﺔﻓﺮﻏو ﯿﻤﻟا ﺔتﺎﻧاﺰﺧو ﯿﺴﻤﺸﻟا ﺔﻗﺎﻄﻟا تﻻﺎﻤﻌﺘﺳاو رهﺎ ﻮﺼﻟا ﻦﻣ ةرﻮﺻ يﺎﺑ ﺔﯿﻨﻜﺴﻟا تﺎﻳﺎﻐﻠﻟ ﻞﻤﻌﺘﺴﻳ ﻻو. ةدﺎﻤﻟا15 أ.ﺔﯿﻟﺎﺘﻟا طوﺮﺸﻟﺎﺑ ﺢﻄﺴﻟا ﻖﺑﺎﻃ ءﺎﺸﻧإ ﺪﻨﻋ ﺪﯿﻘﺘﻟا ﺐﺠﻳ: 1.ا ﺪﻳﺰﻳ ﻻ ﻰنأ ﻠﻋ ﻪﻨﻣ ﺔﻄﻘﻧ ﻰﻠﻋأ عﺎﻔﺗر25)ر(3ﻖﺑﺎﻄﻟا ﺢﻄﺳ ﻦﻋ ﺢم ﻄﺴﻟا ﻖﺑﺎﻃ نﻮﻜﻳو ، ﻪﯿﻠﻋ ﺄﺸﻨﻤﻟا جرﺪﻟا رﺮﻜﻤﺑ ﺎﻄﺒﺗﺮﻣ. 2.ﻰﻠﻋ ﺢﻄﺴﻟا ﻖﺑﺎﻃ ﺔﺣﺎﺴﻣ ﺪﻳﺰﺗ ﻻ نأ(%25)ﻖﺑﺎﻄﻟا ﺢﻄﺳ ﺔﺣﺎﺴﻣ ﻦﻣزوﺎﺠﺘﺗ ﻻ نأ ﻰﻠﻋ ﻪﯿﻠﻋ ﺄﺸﻨﻤﻟا (100)م2و ﺔﯿﻋﺎﻨﺼﻟاو ﺔﻳرﺎﺠﺘﻟا ﻖﻃﺎﻨﻤﻟا ﻲﻓ(50)م2،ﻲﻓ ﻖﻃﺎﻨﻤﻟا تﻲﻗﺎﺑ ﺎﺣﺎﺴﻤﻟا ﻚﻠﺗ ﻦﻣ ﻰﻨﺜﺘﺴﻳو ﺪﻋﺎﺼﻤﻟاو جاردﻷا تارﺮﻜﻣ*12. ب.ﻦﻣ ﺮﺜﻛأ دﻮﺟو ﺐﻠﻄﺘﺗو ةدﺪﻌﺘﻣ ءﺎﻨﺒﻟا تﻻﺎﻤﻌﺘﺳا ﺖﻧﺎﻛ اذإ ﺔﺎﻣأو ﻨﺠﻠﻟ ﻖﺤﯿﻓ ﺪﺣاو ﺪﻌﺼﻣ وأ ﺪﺣاو جرد ﺖﯿﺑ يوﺎﺴﻳ ﺎﻤﺑ ﺢﻄﺴﻟا ﻖﺑﺎﻄﻟ ةرﺮﻘﻤﻟا ﺔﺣﺎﺴﻤﻟا ةدﺎﻳزﻻ ﺚﯿﺤﺑ ﺎھدﺪﻋ ﻎﻠﺑ ﺎﻤﮫﻣ ﺔﯿﻓﺎﺿﻹا ﺪﻋﺎﺼﻤﻟاو جاردﻷا ﺔﺣﺎﺴﻣ ﺔوﺎﺠﺘﻳ ﺣﺎﺴﻤﻟا ﻚﻠﺗ عﻮﻤﺠﻣ زلاﻮﺣﻷا ﻊﯿﻤﺟ ﻲﻓ%25ﺢﻄﺴﻟا ﻖﺑﺎﻃ ﻪﯿﻠﻋ ﺄﺸﻨﻤﻟا ﻖﺑﺎﻄﻟا ﺔﺣﺎﺴﻣ ﻦﻣ. ج.ءﺎﻨﺒﻟا ﻦﻣ ﺮﯿﺧﻷا ﻖﺑﺎﻄﻟا ﺢﻄﺳ ﻂﯿﺤﻣ ﻰﻠﻋ ﺔﻨﻳﻮﺼﺗ ءﺎﺸﻧإ ﻰﺐﺠﻳ ﻠﻋ ﺪﻳﺰﻳ ﻻو ﺮﺘﻣ ﻦﻋ ﻞﻘﻳ ﻻ عﺎﻔﺗرﺎﺑ5)ر(1م *13 ةدﺎﻤﻟا16 ﻻوأ:ﺔﺻﺎﺨﻟا تﺎﻄﻄﺨﻤﻟا ﻰﻠﻋ تدﺪﺣ اذإ ﻻإ ءﺎﻨﺑ يأ ﺺﯿﺧﺮﺘﺑ ﺢﻤﺴﻳ وأﻻ ءﺎﻨﺒﻟا دوﺪﺣ ﻞﺧاد تﺎﺒﻛﺮﻤﻠﻟ ﻒﻗاﻮﻣ ﻪﺑ ﺔﯿﺳﺪﻨﮫﻟا ﺮﯿﻳﺎﻌﻤﻟاو طوﺮﺸﻟا ﺐﺴﺣ ﻪﻌﻗﻮﻣ فﻲﻓ ﻮﻗﻮﻟاو ﺔﺒﻛﺮﻤﻟا وأ ةرﺎﯿﺴﻟا ﺔﻛﺮﺣ ﺔﻳﺮﺣ ﻦﻤﻀﺗ ﻲﺘﻟا ﺔﻤﯿﻠﺴﻟا ﻲﻠﻳ ﺎﻤﻟ ﺎﻘﻓو: أ.ﺔﻤﻟا ﯿﻨﻜﺴﻟا ﻲﻧﺎﺒ:ﺔﯿﻨﻜﺴﻟا ﻲﻧﺎﺒﻣ: 1.ﻦﻜﺴﻣ ﻞﻜﻟ ﻦﯿﺗرﺎﯿﺴﻟ نﺎﻜﻣ ﺮﻀﺧﻷا ﻦﻜﺴﻟا عﺎﻄﻗ ﻲﻓ. 2.ﻦﻜﺳ ﻲﻋﺎﻄﻗ ﻲﻓ)أ(و)ب(ﻦﻜﺴﻣ ﻞﻜﻟ ةﺪﺣاو ةرﺎﯿﺴﻟ نﺎﻜﻣ.ﻦﻞﻜﻟ ﻜﺴﻣ.ﻦﻜﺴﻣ ﻞﻜﻟ.ﻦﻜﺴﻣ ﻞﻜﻟ.ﻞﻜﻟ ﻦﻜﺴﻣ.ﻦﻜﺴﻣ ﻞﻜﻟ. 3.ﻦﻜﺴﻟا ﻲﻋﺎﻄﻗ ﻲﻓ)ج(و)د(ﻦﯿﻨﻜﺴﻣ ﻞﻜﻟ ةﺪﺣاو ةرﺎﯿﺴﻟ نﺎﻜﻣ. ب.ﺎﮫﻋاﻮﻧأ ﻊﯿﻤﺠﺑ ﻊﯿﻤﺠﺑ ﺔﻳرﺎﺠﺘﻟا ﻲﻧﺎﺒﻤﻟا: ﻞﻜﻟ ةﺪﺣاو ةرﺎﯿﺳ(100)م2ﻦﻣ ءﺰﺟ ﻞﻛو ءﺎﻨﺒﻟا ﺔﺣﺎﺴﻣ ﻦﻣ(100)م2ﺔﻠﻣﺎﻛ ةﺪﺣو ﻦﻣﺐﺴﺤﻳ ﻰﻨﺜﺘﺴﻳو دﺪﺴﻟا ﺔﺣﺎﺴﻣ ةﺮﻘﻔﻟا هﺬھ ﻲﻓ ﺎﮫﯿﻠﻋ صﻮﺼﻨﻤﻟا تﺎﺣﺎﺴﻤﻟا. ج.ﺔﯿﻋﺎﻨﺼﻟا ﻲﻧﺎﺒﻤﻟا: ﻞﻜﻟ ةﺪﺣاو ةرﺎﯿﺳ(200)م2ﻦﻣ ءﺰﺟ ﻞﻛو)(200م2ﻦﻣ ﻰﻨﺜﺘﺴﻳو ﺔﻠﻣﺎﻛ ةﺪﺣو ﺐﺴﺤﻳصﻮﺼﻨﻤﻟا تﺎﺣﺎﺴﻤﻟا دﺪﺴﻟا ﺔﺣﺎﺴﻣ ةﺮﻘﻔﻟا هﺬھ ﻲﻓ ﺎﮫﯿﻠﻋ. *(11،12)ﻢﻗر ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﺖﻟﺪﻋ)21) *(13)ﻢﻗر ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﺖﻟﺪﻋ21))

264 ةدﺎﻤﻟا27 ﻢﯿﻈﻨﺘﻟا ﺔﻘﻄﻨﻣ ﻦﻤﺿ ﻲﺿارﻷا لﺎﻤﻌﺘﺳا عاﻮﻧأ دﺪﺤﺗﻖ ﻲﻓو ﻟﺎﺘﻟا ﻮﺤﻨﻟا ﻰﻠﻋ رﺮﻘﻤﻟا ﻢﯿﻈﻨﺘﻟا ﻂﻄﺨﻣ مﺎﻜﺣأ: أ.ﺔﯿﻨﻜﺴﻟا ﺔﻘﻄﻨﻤﻟاب.ﺮﻀﺧﻷا ﻦﻜﺴﻟا ﺔﻘﻄﻨﻣ ج.ﻲﺒﻌﺸﻟا ﻦﻜﺴﻟا دﺔﻘﻄﻨﻣ.ﻲﻔﻳﺮﻟا ﻦﻜﺴﻟا ﺔﻘﻄﻨﻣ ـھ.ﻲﻋارﺰﻟا ﻦﻜﺴﻟا وﺔﻘﻄﻨﻣ.يﺰﻛﺮﻤﻟا يرﺎﺠﺘﻟا ﺔﻘﻄﻨﻣ ز.يدﺎﻌﻟا يرﺎﺠﺘﻟا حﺔﻘﻄﻨﻣ.ﻲﻠﺤﻤﻟا يرﺎﺠﺘﻟا ﺔﻘﻄﻨﻣ ط.ﺼﻟا تﺔﻘﻄﻨﻣيﺎﻋﺎﻨ.ﺔﻔﯿﻔﺨﻟا تﺎﻋﺎﻨﺼﻟا ﺔﻘﻄﻨﻣ ك.ﺐﺗﺎﻜﻤﻟا ﺔﻘﻄﻨﻣ*20 ةدﺎﻤﻟا28 أ.ﻦﻜﺴﻟا ﺔﯿﻨﺑأ ﺔﻣﺎﻗإ ضاﺮﻏﻷ ﺔﯿﻨﻜﺴﻟا ﺔﻘﻄﻨﻤﻟا ﻈﻞﻤﻌﺘﺴﺗ ﻨﺘﻟا ﻂﻄﺨﻣ ﻲﻓ دﺮﺗ ىﺮﺧأ تﻻﺎﻤﻌﺘﺳا يﻷ روأ ﺮﻘﻤﻟا ﻢﯿ قدﺎﻨﻔﻟا ضاﺮﻏﻷ ﺎﮫﻟﺎﻤﻌﺘﺳا ز ةدﻮﺠﻳو ﺎﺒﻌﻟا رودو سراﺪﻤﻟاو ﺔﯿﻗﺪﻨﻔﻟا ﺔﺤﻨﺟﻷاو ﺔﺷوﺮﻔﻤﻟا ﻖﻘﺸﻟاو لﺰﻨﻟاو ﺪﻌﺑ ﺔتﺎﯿﻔﺸﺘﺴﻤﻟاو ﻨﺠﻠﻟا ﺔﻘﻓاﻮﻣ ﻰﻠﻋ لﻮﺼﺤﻟا. ب.ﻲﺘﻟا تﺎﻤﯿﻠﻌﺘﻟاو طوﺮﺸﻠﻟ ﺎﻘﺒﻃو ﺔﻨﺠﻠﻟا ﺔﻘﻓاﻮﻤﺑ ز ﺔﻮﺠﻳ ﻘﻄﻨﻤﻟا لﺎﻤﻌﺘﺳا ىﺮﺒﻜﻟا نﺎﻤﻋ ﺔﻧﺎﻣأ ﺲﻠﺠﻣ ﺎھرﺮﻘﻳ ﺑ ﺔﯿﻨﻜﺴﻟاصﺎﺨﻟا ﻦﻜﺴﻟا لءﺎﻨﺜﺘﺳﺎ ﺎﻤﻋﻷا لﺎﺠﻣ ﻲﻓ ﺔﻘﻄﻨﻤﻟا نﺎﻜﺴﻟ ﺔﯿﻣﻮﯿﻟا ﺔﯿﻠﺤﻤﻟا تﺎﻣﺪﺨﻟا ﺮﯿﻓﻮﺗ ضاﺮﻏﻷ ﺔتﻼﺤﻤﻟاو ﯿﻟﺎﺘﻟا)ﻞﺤﻣ ، ىﻮﻜﻣو ﺔﻐﺒﺼﻣ ، ﻪﻛاﻮﻓو رﺎﻀﺧ ، ﺔﯿﻟﺪﯿﺻ ، ﻲﺒﻌﺷ ﻢﻌﻄﻣ ، بﺎﺼﻗ ، ،لﺎﻘﺑ ﺰﺒﺨﻣ ، رﻮھز ﺔﯿﻟﺰﻨﻣ ﺔﻧﺎﯿﺻ تﺎﻣﺪﺧو تاﺪﯿﺳ قﻼﺣو لﺎﺟر قﻼﺣ ، ﺔﺒﺘﻜﻣ(لﺎﻤﻌﺘﺳا ز ﻄﻮﺠﻳولﻨﻣ ﺎﺠﻣ ﻲﻓ صﺎﺨﻟا ﻦﻜﺴﻟا ﺔﻘ ﺔﯿﻟﺎﺘﻟا تﻼﺤﻤﻟاو لﺎﻤﻋﻷا)ﺔﺒﺘﻜﻣ ، ﺔﯿﻟﺪﯿﺻ لﺎﻘﺑ) *21. ةدﺎﻤﻟا29 أ.ﻦﻜﺳ عﺎﻄﻗ ﻰﻟإ ﺔﯿﻨﻜﺴﻟا ﺔﻘﻄﻨﻤﻟا ﻢﺴﻘﺗ)أ(ﻦﻜﺳ عﺎﻄﻗو(ب(ﻦﻜﺳ عﺎﻄﻗو)ج(ﻦﻜﺳ عﺎﻄﻗو)د) . ب.ﻦﻜﺳ عﺎﻄﻗ ﻰﻠﻋ ﻖﺒﻄﺗ)أ(ﺔﯿﻟﺎﺘﻟا مﺎﻜﺣﻷا: 1.ﺎﻤﻛ ﺔﯿﻟﻮﻄﻟا رﺎﺘﻣﻷﺎﺑ تاداﺪﺗرﻼﻟ ﻰﻧدﻷا ﺪﺤﻟا ﻲنﻮﻜﻳ ﻣﺎﻣﻷا داﺪﺗرﻻا ﻦﻜﺴﻟا ضاﺮﻏﻷ ﻞﻤﻌﺘﺴﺗ ﻲﺘﻟا ﺔﯿﻨﺑﻸﻟ ﻲﻠﻳ5 رﺎﺘﻣأ ﺔﺴﻤﺧ.ﺔتاداﺪﺗرﻻا ﯿﺒﻧﺎﺠﻟا5ﻲﻔﻠﺨﻟا داﺪﺗرﻻا رﺎﺘﻣأ ﺔﺴﻤﺧ7رﺎﺘﻣأ ﺔﻌﺒﺳ 2.ا ءﺎنﻮﻜﻳ ﻨﺒﻠﻟ ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻠﻟ ﻰﻠﻋﻷا ﺪﺤﻟ)(%39ﻦﻣضرﻷا ﺔﺣﺎﺴﻣ. ج.ﻦﻜﺳ عﺎﻄﻗ ﻰﻠﻋ ﻖﺒﻄﺗ)ب(ﺔﯿﻟﺎﺘﻟا مﺎﻜﺣﻷا: 1.ﺎﻤﻛ ﺔﯿﻟﻮﻄﻟا رﺎﺘﻣﻷﺎﺑ تاداﺪﺗرﻼﻟ ﻰﻧدﻷا ﺪﺤﻟا ﻦنﻮﻜﻳ ﻜﺴﻟا ضاﺮﻏﻷ ﻞﻤﻌﺘﺴﺗ ﻲﺘﻟا ﺔﯿﻨﺑﻸﻟ ﻲﻠﻳ.ﻲﻣﺎﻣﻷا داﺪﺗرﻻا4 تاداﺪﺗرﻻا رﺎﺘﻣأ ﺔﺔﻌﺑرأ ﯿﺒﻧﺎﺠﻟا4ﻣأ ﻲﺔﻌﺑرأ ﻔﻠﺨﻟا داﺪﺗرﻻا رﺎﺘ6رﺎﺘﻣأ ﺔﺘﺳ 2.ءﺎﻨﺒﻠﻟ ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻠﻟ ﻰﻠﻋﻷا ﺪﺤﻟا نﻮﻜﻳ(%45)ﻦﻣضرﻷا ﺔﺣﺎﺴﻣ. د.ﻦﻜﺳ عﺎﻄﻗ ﻰﻠﻋ ﻖﺒﻄﺗ)ج(ﺔﯿﻟﺎﺘﻟا مﺎﻜﺣﻷا: 1.ﺎﻤﻛ ﺔﯿﻟﻮﻄﻟا رﺎﺘﻣﻷﺎﺑ تاداﺪﺗرﻼﻟ ﻰﻧدﻷا ﺪﺤﻟا ﻦنﻮﻜﻳ ﻜﺴﻟا ضاﺮﻏﻷ ﻞﻤﻌﺘﺴﺗ ﻲﺘﻟا ﺔﯿﻨﺑﻸﻟ ﻲﻠﻳ. ﻲﻣﺎﻣﻷا داﺪﺗرﻻا4رﺎﺘﻣأ ﺔﻌﺑرأ ﺔﯿﺒﻧﺎﺠﻟا تاداﺪﺗرﻻا3رﺎﺘﻣأ ﺔﺛﻼﺛ ﻲﻔﻠﺨﻟا داﺪﺗرﻻا4رﺎﺘﻣأ ﺔﻌﺑرأ 2.ءﺎﻨﺒﻠﻟ ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻠﻟ ﻰﻠﻋﻷا ﺪﺤﻟا نﻮﻜﻳ(%51)ﻦﻣضرﻷا ﺔﺣﺎﺴﻣ. ـھ.ﻦﻜﺳ عﺎﻄﻗ ﻰﻠﻋ ﻖﺒﻄﺗ)د(ﺔﯿﻟﺎﺘﻟا مﺎﻜﺣﻷا: 1.ﺎﻤﻛ ﺔﯿﻟﻮﻄﻟا رﺎﺘﻣﻷﺎﺑ تاداﺪﺗرﻼﻟ ﻰﻧدﻷا ﺪﺤﻟا ﻲنﻮﻜﻳﻦﻠﻳ ﻜﺴﻟا ضاﺮﻏﻷ ﻞﻤﻌﺘﺴﺗ ﻲﺘﻟا ﺔﯿﻨﺑﻸﻟ. ﻲﻣﺎﻣﻷا داﺪﺗرﻻا3رﺎﺘﻣأ ﺔﺛﻼﺛ ﺔﯿﺒﻧﺎﺠﻟا تاداﺪﺗرﻻا5ر2ﻒﺼﻧو ناﺮﺘﻣ ﻲﻔﻠﺨﻟا داﺪﺗرﻻا5ر2ﻒﺼﻧو ناﺮﺘﻣ 2.ءﺎﻨﺒﻠﻟ ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻠﻟ ﻰﻠﻋﻷا ﺪﺤﻟا نﻮﻜﻳ(%55)ﻦﻣضرﻷا ﺔﺣﺎﺴﻣ. و.تﺎﻄﻄﺨﻤﻟا ﻰﻠﻋ دﺮﺗ ﺔﺻﺎﺧ مﺎﻜﺣأ يأ ةﺎﻋاﺮﻣ ﻨﻊﻣتﺘﻟا ﺎﻋﺎﻄﻗ ﻲﻓ ﺔﯿﻨﺑﻷا عﺎﻔﺗرا دﺪﺤﻳ ﺔﯿﻠﯿﺼﻔﺘﻟا وأ ﺔﯿﻠﻜﯿﮫﻟا ﺔﯿﻤﯿﻈ ﻖﺑاﻮﻃ ﺔﻌﺑرﺄﺑ ءﻦﻜﺴﻟا ﺎﻨﺒﻟا عﺎﻔﺗرا زوﺎﺠﺘﻳ ﻻ نأ ﻰﻠﻋ ﺢﻄﺴﻟا ﻖﺑﺎﻃ ءﺎﻨﺜﺘﺳﺎﺑ(15)ﻖﺑﺎﻄﻟا طﻼﺑ بﻮﺴﻨﻣ ﻦﻣ ﻲم ﺿرﻷا . ز.ةدﺎﻤﻟا مﺎﻜﺣأ ةﺎﻋاﺮﻣ ﻊﻣ(28)اذإ مﺎﻈﻨﻟا اﺬھ ﻏأﻦﻣ ﺮﯿﻐﻟ ﻪﺋﺎﺸﻧإ ﺺﯿﺧﺮﺗ بﻮﻠﻄﻤﻟا ءﺎﻨﺒﻟا نﺎﻛنﻮﻜﯿﻓ ﻦﻜﺴﻟا ضاﺮ تاداﺪﺗرﻼﻟ ﻰﻧدﻷا هﺪﺤﻟا ﺬھ ﻲﻓ ةدﺪﺤﻤﻟا تاداﺪﺗرﻻا ﻲﻠﺜﻣ لدﺎﻌﻳ ﺎﻤﺑ ءﺎﻨﺒﻠﻟ ﺔﯿﻔﻠﺨﻟاو ﺔﯿﺒﻧﺎﺠﻟاو ةﺔﯿﻣﺎﻣﻷا دﺎﻤﻟا. ح.ﺎﮫﻟﺎﻤﻌﺘﺳﺎﺑ ﺢﻤﺴﻳ ﻻ ﺔﯿﻨﺑأ وأ ﻲﺿارأ دﺪﺤﺗ نأ ﻦﺔﻨﺠﻠﻟ ﻜﺴﻟا ضاﺮﻏأ ﺮﯿﻐﻟ. ط.دﻮﺟو ﺔﻟﺎﺣ ﻲﻓ ﺔﯿﻔﻠﺨﻟاو ﺔﯿﺒﻧﺎﺠﻟا تاداﺪﺗرﻻا ﺑدﺪﺤﺗ ﻦﻣ ﺮﺜﻛ ﻦأ ﯿﺋﺎﻨﺑ ﻞﻛ ﻦﯿﺑ ﺔﻓﺎﺴﻤﻟا لﺪﻌﻤﺑ ةﺪﺣاو ﺔﻌﻄﻗ ﻦﻤﺿ ءﺎﻨ ﻲﻠﺜﻣ ﻦﻋ ﻞﻘﺗ ﻻ نأ ءﻰﻠﻋ ﺎﻨﺒﻟا ﺎﮫﯿﻓ ﻊﻘﻳ ﻲﺘﻟا ﺔﻘﻄﻨﻤﻠﻟ ةرﺮﻘﻤﻟا تاداﺪﺗرﻻا*22 *(20،21)ﻢﻗر ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﺖﻟﺪﻋ(21) *(22)ﻢﻗر ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﺖﻟﺪﻋ)21)

265 ةدﺎﻤﻟا30 أ ضاﺮﻏﻷ ﺮﻀﺧﻷا ﻦﻜﺴﻟا ﺔﻘﻄﻨﻣ ﻦﻞﻤﻌﺘﺴﺗ ﻜﺴﻟا ﺔﯿﻨﺑأ ةﺔﻣﺎﻗ ﺮﻘﻔﻟا مﺎﻜﺣأ ةﺎﻋاﺮﻣ ﻊﻣو يدﺎﻌﻟا)ز(ةدﺎﻤﻟا ﻦﻣ(29) ﺎﮫﻟﺎﻤﻌﺘﺳا زﻮﺠﻳو مﺎﻈﻨﻟا اﺬھ ﻰﻦﻣ ﻠﻋ لﻮﺼﺤﻟا ﺪﻌﺑ قدﺎﻨﻔﻟاو ةدﺎﺒﻌﻟا رودو تﺎﯿﻔﺸﺘﺴﻤﻟاو سراﺪﻤﻟا ضاﺮﻏﻷ ﺔﻨﺠﻠﻟا ﺔﺔﻘﻓاﻮﻣ ﯿﻟﺎﺘﻟا مﺎﻜﺣﻷا ﺎﮫﯿﻠﻋ يﺮﺴﺗو:أ.ﻂﻘﻓ ﻦﯿﻘﺑﺎﻃ لدﺎﻌﻳ ﺎﻤﺑ ءﺎﻨﺒﻟا عﺎﻔﺗرﺎﺑ ﻦﺴﻳﺢﻤﺴﻳ ﯿﻠﺼﻔﻨﻣ ﻦﯿﻨﻜﺴﻤﻛ وأ ﺪﺣاو ﻦﻜﺴﻤﻛ نﻼﻤﻌﺘ.ءﺎﻨﺒﻟا*23 ب.ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻟاو تاداﺪﺗرﻻا مﺎﻜﺣأ ءﺎﻨﺒﻟا ﻰﻠﻋ ﻖ ءﺒﻄﺗ ﺎﻨﺒﻟا ﻪﯿﻓ ﻊﻘﻳ يﺬﻟا ﻦﻜﺴﻟا عﺎﻄﻘﺑ ﺔﻠﺻﺎﺤﻟا. ج.ﺔﺣﺎﺴﻤﻟ ﻰﻧدﻷا ﺪﺤﻟا ﻲﻠﺜﻣ ﻦﻋ ضرﻷا ﺔﺣﺎﺴﻣ ﻞﻘﺗ ﻻ ﻪنأ ﯿﻓ ﻊﻘﻳ يﺬﻟا عﺎﻄﻘﻟا ﻲﻓ ﺔﻌﻄﻘﻟا ةدﺎﻤﻟا31 1.ﺔﻣﺎﻗإ ضاﺮﻏﻷ ﻲﺒﻌﺸﻟا ﻦﻜﺴﻟا ﺔﻘﻄﻨﻣ ﻲﻓ ﻲﺿارﻷا ﻰﻞﻤﻌﺘﺴﺗ ﻠﻋ دﺮﻳ ﺮﺧآ لﺎﻤﻌﺘﺳا يأ وأ ﻦﻜﺴﻟا ﺔﯿﻨﺑأ زﻮﺠﻳو رﺮﻘﻤﻟا ﻲﻠﯿﺼﻔﺘﻟا وأ ﻲﻠﻜﯿﮫﻟا ﻄﻂﻄﺨﻤﻟا ﻤﻟاو سراﺪﻤﻟاو قدﺎﻨﻔﻟا ضاﺮﻏﻷ ةﺎﮫﻟﺎﻤﻌﺘﺳا دﺎﺒﻌﻟا رودو ﻢﻋﺎ يداﻮﻨﻟاو متﺎﯿﻔﺸﺘﺴﻤﻟاو ﺎﻜﺣﻸﻟ ﻊﻀﺨﺗو ﺔﻨﺠﻠﻟا ﺔﻘﻓاﻮﻣ ﻰﻠﻋ لﻮﺼﺤﻟا ﺪﻌﺑ دﻮﻗﻮﻟا ﺔﺌﺒﻌﺗ ﺔتﺎﻄﺤﻣو ﯿﻟﺎﺘﻟا: أ.ﻲﺒﻧﺎﺟ داﺪﺗرا نوﺪﺑو ﻲﻔﻠﺨﻟاو ﻲﻣﺎﻣﻷا داﺪﺗرﻼﻟ ﻰﻧدﻷا ﺪﺤﻟا ﻲنﻮﻜﻳ ﻠﻳ ﺎﻤﻛ: ﻲﻣﺎﻣﻷا داﺪﺗرﻻا2ناﺮﺘﻣ ﻲﻔﻠﺨﻟا داﺪﺗرﻻا2ناﺮﺘﻣ ب.ﻟا نﻮﻜﻳﻖﺑاﻮﻃ ﺔﻌﺑرأ ءﺎﻨﺒﻠﻟ ﻰﻠﻋﻷا ﺪﺤ. 2.مﺎﻜﺣﻷا ﻲﻋارﺰﻟا ﻦﻜﺴﻟاو ﻲﻔﻳﺮﻟا ﻦﻜﺴﻟا ﻖﻃﺎﻨﻣ ﻰﻠﻋ ﻖ ﺔﺒﻄﺗ ﯿﺗﻵا ﺔﯿﻤﯿﻈﻨﺘﻟا: ﺮﺘﻤﻟﺎﺑ داﺪﺗرﻻا ﺔﺔﻘﻄﻨﻤﻟا ﺒﺴﻨﻟا ﺔﻳﻮﺌﻤﻟاﻖﺑاﻮﻄﻟا عﺎﻔﺗرا ءﺎﻨﺒﻟا ﻲﺮﺘﻤﻟﺎﺑﻲﻣﺎﻣﻷاﻲﻔﻠﺨﻟا ﺒﻧﺎﺠﻟا ﻲﻔﻳﺮﻟا ﻦﻜﺴﻟا ﺔﻘﻄﻨﻣ1028121010 ا ﻲﺔﻘﻄﻨﻣ ﻋارﺰﻟا ﻦﻜﺴﻟ428151515 ةدﺎﻤﻟا32 ﺔﯿﻨﻜﺴﻟا ﻖﻃﺎﻨﻤﻟا ﻊﯿﻤﺟ ﻲﻓ ﺔﯿﻋﺮﻓ ﺔﯿﻨﺑأ ﺺﺧﺮﺗ نأ ﺔﺔﻨﺠﻠﻟ ﯿﻟﺎﺘﻟا طوﺮﺸﻟا ﻖﻓو: أ.ﻦﻋ ﻲﻋﺮﻔﻟا ءﺎﻨﺒﻟا ﺔﺒﺴﻧ ﺪﻳﺰﺗ ﻻ نأ%5ﻣ ﺔﻦﻣﺐﺣﺎﺴ ﺴﺣ ﺎﮫﺑ حﻮﻤﺴﻤﻟا ﺔﺒﺴﻨﻟا ﻰﻟإ ﺔﻓﺎﺿﻹﺎﺑ ضرﻷا ﺔﻌﻄﻗ مﺎﻈﻨﻟا اﺬھ مﺎﻜﺣأ. ب.مﺎﻜﺣأ ﺐﺴﺣ ﻲﻋﺮﻔﻟا ءﺎﻨﺒﻠﻟ ﻲﻣﺎﻣأ داﺪﺗرا ﻲﻦﯿﻣﺎﺗ ﻔﻠﺧ وأ ﻲﺒﻧﺎﺟ داﺪﺗرا نود ﺎﮫﯿﻓ ﻊﻘﻳ ﻲﺘﻟا ﺔﻘﻄﻨﻤﻟا. ج.ﻦﻋ جرﺎﺨﻟا ﻦﻣ ﻲﻋﺮﻔﻟا ءﺎﻨﺒﻟا عﺎﻔﺗرا ﺪﻳﺰﻳ ﻻ نأ(اﺮﺘﻤﺘﻨﺳ ﻦﯿﺘﺳو ﻦﻳﺮﺘﻣ(ﻄﻟا ضرﻷا بﻮﺴﻨﻣ ﺔﻦﻣ ﯿﻌﯿﺒ. د.ﺔﻣﺪﺨﻟا ﻦﯿﻣﺎﺗ ﻰﻠﻋ ﻲﻋﺮﻔﻟا ءﺎﻨﺒﻟا لﺎﻤﻌﺘﺳا ﺮﺼﺘﻘﻳ ﻪنأ ﻟﺎﻤﻌﺘﺳا زﻮﺠﻳو ﻲﺴﯿﺋﺮﻟا ءﺎﻨﺒﻠﻟ)ﺔﻓﺮﻏ ، ةرﺎﯿﺳ ﻒﻗﻮﻣ ﻦﻳﺰﺧ ﺔﻓﺮﻏ ، ﺔﻣﺪﺧ ﺔﻓﺮﻏ ، سرﺎﺣ)نﺎﻜﺴﻟاو ﻦﻳروﺎﺠﻤﻟا جﺎﻋزإ ﻰﻟإ يدﺆﻳ ﻻأ ﺔﻄﻳﺮﺷ ﻞﺛﺎﻤﻣ لﺎﻤﻌﺘﺳا يأ وأ ،. ـھ..ﺔﺤﺘﻓ ﺔﻳأ ﻲﻋﺮﻔﻟا ءﺎﻨﺒﻟا ﺢﻄﺳ ﻰﻠﻋ ﺢﺘﻔﻳ ﻻ ينأ دﺆﺗضﺮﻏ يﻷ ﺢﻄﺴﻟا ﻚﻟذ ﻞﻤﻌﺘﺴﻳ ﻻ ناو ﺢﻄﺴﻟا ﻚﻟذ ﻰﻟإ نﺎﻛ *24*(23)ﻢﻗر ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﺖﻟﺪﻋ21)( *(24)ﻢﻗر ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﺖﻟﺪﻋ21)( ةدﺎﻤﻟا33 وأ ﺔﯿﻠﻜﯿﮫﻟا ﺔﯿﻤﯿﻈﻨﺘﻟا تﺎﻄﻄﺨﻤﻟا ﻰﻠﻋ دﺮﺗ ﺔﺻﺎﺧ مﺎﻜﺣأ يأ ةﺎﻋاﺮﻣ ﺔﻊﻣ ﻘﻄﻨﻣ ﻲﻓ ﻲﺿارﻷا ﻞﻤﻌﺘﺴﺗ ﺔﯿﻠﯿﺼﻔﺘﻟا ﺔﻟا ﻳرﺎﺠﺘﻟا تﺎﻳﺎﻐﻠﻟ ﺔﯿﻨﺑأ ﺔﻣﺎﻗﻹ يﺰﻛﺮﻤﻟا هﺔﻳرﺎﺠﺘ ﺬھ ﻲﻓ ﺔﯿﻨﺑﻷا ﻊﻀﺨﺗو ةدﺎﺒﻌﻟا رودو ﺔﻣﺎﻌﻟا تﺎﻣﺪﺨﻟاو ﻦﻜﺴﻟاو مﺎﻜﺣﻸﻟ ﺔﺔﻘﻄﻨﻤﻟا ﯿﻟﺎﺘﻟا: أ.ءﺎﻨﺒﻟا ﺔﺣﺎﺴﻣ زوﺎﺠﺘﺗ ﻻ نأ%85ضرﻷا ﺔﻌﻄﻗ ﺔﺣﺎﺴﻣ ﻦﻣ. ب.لدﺎﻌﻳ ﺎﻤﺑ ﺔﻳﻮﮫﺘﻟا نﻮﻜﺗ نأ%15ﺔﯿﻔﻠﺧ ضرﻷا ﺔﻌﻄﻗ ﺔﺣﺎﺴﻣ وأﻦﻣ ﺖﻧﺎﻛﻦﻋ ﺪﻌﺑ يأ ﻞﻘﻳ ﻻ نأ ﻰﻠﻋ ﺔﯿﺒﻧﺎﺟ5ر2 ضرﻷا ﺔﻌﻄﻗ دوﺪﺣ ﻦﻣ ﺮﺘﻤﻟا ﻒﺼﻧو ﻦﻳﺮﺘﻣ ﺎم ﮫﯿﻟإ رﺎﺸﻤﻟا ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻟﺎﺑو ءﺎﻨﺒﻟا ﻂﺳو ﻲﻓ ﺔﻳﻮﮫﺘﻟا نﻮﻜﺗ نأ زﻮﺠﻳو. ج.ﻦﻋ ﺎﮫﺘﺣﺎﺴﻣ ﺪﻳﺰﺗ ﻻ ﻲﺘﻟا ﻲﺿارﻷا ﻊﻄﻘﻟ ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟا نﻮﻜﺗ200ﻊﺑﺮﻣ ﺮﺘﻣ%600ﻲﺘﻟا ﻲﺿارﻷا ﻊﻄﻗ ﺎﻣأ ﻋ ﺎﮫﺘﺣﺎﺴﻣ ﻦﺪﻳﺰﺗ200ﺔﺒﺴﻨﻟا نﻮﻜﺘﻓ ﻊﺑﺮﻣ ﺔﺮﺘﻣ ﯿﻘﺑﺎﻄﻟا%600ﺎﮫﯿﻟإ ﺎﻓﺎﻀﻣ%1ﺮﺘﻣ ﻲﺘﺌﻤﻟا ﻦﻋ ﺪﻳﺰﻳ ﻊﺑﺮﻣ ﺮﺘﻣ ﻞﻜﻟ

267 ةدﺎﻤﻟا37 ﺑ ضرا ﺔﻌﻄﻗ ﺔﻳأ ﺖﻧﺎﻛ ﻦاذإ ﯿﻔﻠﺘﺨﻣ ﻦﯿﺑﻮﺴﻨﻤﺑ ﻦﯿﻋرﺎﺷ ﻦﯿبﻮﺴﻨﻣ ﺖﺤﺗ ﺔﻌﻗاﻮﻟا ءﺎﻨﺒﻟا ﻞﻣﺎﻛ ﺔﺣﺎﺴﻣ ﻰﻨﺜﺘﺴﺗ ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟا ﻦﻣ ﻰﻠﻋﻷا عرﺎﺸﻟاﻖﻤﻌﻟو30ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟا ﻦﻋ ﺪﺋاﺰﻟا ءﺎﻨﺒﻟا ﺔﺣﺎﺴﻣ ﻊﻀﺨﺗ نأ ﻰﻠﻋ اﺮﺘﻣ ﺎﮫﺑ ةحﻮﻤﺴﻤﻟا ﺮﻘﻔﻟا ﻲﻓ ﻪﯿﻠﻋ صﻮﺼﻨﻤﻟا ﻢﺳﺮﻠﻟ)ب(ةدﺎﻤﻟا ﻦﻣ(48)مﺎﻈﻨﻟا اﺬھ ﻦﻣ. ةدﺎﻤﻟا38 ﺐﯿﺳﺎﻨﻤﺑو ﺮﺜﻛأ وأ عراﻮﺷ ﺔﺛﻼﺛ ﻰﻠﻋ ﺔﻌﻄﻘﻟا عﻮﻗو لﺎﺣ اﻲﻓ ﺮﺘﻣ ﻦﯿﺛﻼﺛ ﻖﻤﻌﻟو ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟا ﻦﻣ ﻰﻨﺜﺘﺴﻳ ﺔﻔﻠﺘﺨﻣ يﺬﻟا ءﺰﺠﻠﻟو يﻮﻠﻌﻟا عرﺎﺸﻟا ﺧﻦﻋ ﻷا عراﻮﺸﻟا بﻮﺴﻨﻣ ﺖﺤﺗ ﻦﻋﻊﻘﻳ ةﺪﺋاﺰﻟا ضرﻷا ﺔﺣﺎﺴﻣ ﻊﻀﺨﺗ نأ ﻰﻠﻋ ىﺮ ﺔﯿﻘﺑﺎﻄﻟا ةﺔﺒﺴﻨﻟا ﺮﻘﻔﻟا ﻲﻓ ﻪﯿﻠﻋ صﻮﺼﻨﻤﻟا ﻢﺳﺮﻠﻟ ﺎﮫﺑ حﻮﻤﺴﻤﻟا)ب(ةدﺎﻤﻟا ﻦﻣ48اﺬھ مﻦﻣ ﺎﻈﻨﻟا. ةدﺎﻤﻟا39 ﻟا ﻊﺿﻮﻟا ﻰﻀﺘﻗا ﺔاذإ ﻳﻮﺴﺗ ءﺎﺸﻧإ ضرﻷا ﺔﻌﻄﻘﻟ تﻲﻓاﺮﻏﻮﺒﻄ اداﺪﺗرﻻا ﻦﯿﻣﺄﺗ ﺎﮫﻜﻟﺎﻣ ﻰﻠﻋ ﺐﺗﺮﺘﯿﻓ ﺮﺜﻛأ وأ ةﺪﺣاو ﻮﺤﻨﻟا ﻰﻠﻋ ﺔﯿﺒﻧﺎﺠﻟاو ﻲﺔﯿﻔﻠﺨﻟا ﻟﺎﺘﻟا: أ.اﺬھ مﺎﻜﺣأ ﺐﺴﺣ ﺎﮫﺑ حﻮﻤﺴﻤﻟا ﺔﯿﻧﻮﻧﺎﻘﻟا اتاداﺪﺗرﻻا ذإو ، ﺔﺛﻼﺛ ﻰﻠﻋ ﺪﻳﺰﻳ ﻻ ﺔﻳﻮﺴﺘﻟا ﻖﺑاﻮﻃ دﺪﻋ نﺎﻛ اذإ مﺎﻈﻨﻟا ﻰﻠﻌﻓ ﻚﻟذ ﻰﻠﻋ تدازاﻟﺎﻤﻟا ﺬھ مﺎﻜﺣأ ﺐﺴﺣ ﻪﺑ حﻮﻤﺴﻤﻟا ﻲﻧﻮﻧﺎﻘﻟا داﺪﺗرﻻا ﻰﻠﻋ ﺪﻳﺰﻳ ﺎﯿﻔﻠﺧ اداﺪﺗرا كﺮﺘﻳ نأ مﻚ ﺎﻈﻨﻟا ﺪﺣاو عرﺎﺷ ﻰﻠﻋ ﺔﻌﻄﻘﻟا عﻮﻗو لﺎﺣ ﻲﻓ ﺔﯿﻓﺎﺿإ ﺔﻳﻮﺴﺗ ﻞﻜﻟ ﺪﺣاو ﺮﺘﻣ لﺪﻌﻤﺑ. ب.دﺪﻋ نﺎﻛو عرﺎﺷ ﻦﻣ ﺮﺜﻛأ ﻰﻠﻋ ﺔﻌﻗاو ﺔﻌﻄﻘﻟا ﺖﻧﺎﻛ اذإكﺮﺘﻳ نأ ﻚﻟﺎﻤﻟا ﻰﻠﻌﻓ ﺔﺛﻼﺛ ﻰﻠﻋ ﺪﻳﺰﻳ ﺔﻳﻮﺴﺘﻟا ﻖﺑاﻮﻃ ﻰﺪﺗرا ﻠﻋ ﺪﻳﺰﻳ ﺎﯿﺒﻧﺎﺟ ﺔادا ﻳﻮﺴﺗ ﻖﺑﺎﻃ ﻞﻜﻟ ﺪﺣاو ﺮﺘﻣ لﺪﻌﻤﺑ مﺎﻈﻨﻟا اﺬھ مﺎﻜﺣأ ﺐﺴﺣ ﻪﺑ حﻮﻤﺴﻤﻟا ﻲﻧﻮﻧﺎﻘﻟا داﺪﺗرﻻا ﻲﻓﺎﺿإ*29 . ةدﺎﻤﻟا40 ا ﻰﻠﻋ دﺮﺗ ﺔﺻﺎﺧ مﺎﻜﺣأ يأ ةﺎﻋاﺮﻣ ﺔﻊﻣ ﯿﻤﯿﻈﻨﺘﻟا ﺔتﺎﻄﻄﺨﻤﻟ ﻘﻄﻨﻣ ﻲﻓ ﻲﺿارﻷا ﻞﻤﻌﺘﺴﺗ ﺔﯿﻠﯿﺼﻔﺘﻟا وا ﺔﯿﻠﻜﯿﮫﻟا ﺔﯿﻨﺑﻷا ﺔﻣﺎﻗإ ضاﺮﻏﻷ هتﺎﻋﺎﻨﺼﻟا ﺬھ ﻲﻓ ﺔﯿﻨﺑﻷا ﻊﻀﺨﺗو ﻦﻜﺴﻟاو ةدﺎﺒﻌﻟا رودو ﺔﻣﺎﻌﻟا تﺎﻣﺪﺨﻟاو ﺔﻳرﺎﺠﺘﻟاو ﺔﯿﻋﺎﻨﺼﻟا ﺔﯿﻟﺎﺘﻟا مﺎﻜﺣﻸﻟ ﺔﻘﻄﻨﻤﻟا: أ.ﺔﯿﻟﻮﻄﻟا رﺎﺘﻣﻷﺎﺑ تاداﺪﺗرﻼﻟ ﻰﻧدﻷا ﺪﺤﻟا نﻮﻜﻳ ﺎﻤنأ ﻛﻲﻠﻳ: ﻲﻣﺎﻣﻷا داﺪﺗرﻻا10رﺎﺘﻣأ ةﺮﺸﻋ ﻲﺒﻧﺎﺠﻟا داﺪﺗرﻻا5رﺎﺘﻣأ ﺔﺴﻤﺧ ﺔﺴﻤﺧ ب.ضﺮﻌﻟ ﻻدﺎﻌﻣ ءﺎﻨﺒﻟا عﺎﻔﺗرﻻ ﻰﻠﻋﻷا ﺪﺤﻟا نﻮﻜﻳ ءنأ ﺎﻨﺒﻟا عﺎﻔﺗرا ﺪﻳﺰﻳ ﻻ نأ ﻰﻠﻋ ﻲﻣﺎﻣﻷا داﺪﺗرﻻا ﻪﯿﻟإ ﺎﻓﺎﻀﻣ عرﺎﺸﻟا ﻰﻠﻋ(24)سﺎﻘﺗ ﻗوم اذإ ﺎﺑﻮﺴﻨﻣ ﻰﻧدﻷا عرﺎﺸﻟا وأ عرﺎﺸﻟا بﻮﺴﻨﻣ ﻰﻨﻦﻣ ﺜﺘﺴﻳو عرﺎﺷ ﻦﻣ ﺮﺜﻛأ ﻰﻠﻋ ﺔﻌﻄﻘﻟا ﺖﻌ تﺪﺟو نإ ﻊﻨﺼﻤﻟا ﺔﻨﺧﺪﻣو ﺢﻄﺴﻟا ﻖﺑﺎﻃو تﺎﻳﻮﺴﺘﻟاو تارﺎﯿﺴﻟا ﻒﻗاﻮﻣ ﻖﺑاﻮﻃ عﺎﻔﺗرﻻا ﻦﻣ. ج.ءﺎﻨﺒﻠﻟ ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻠﻟ ﻰﺼﻗﻷا ﺪﺤﻟا نﻮﻜﻳ%50ﻦﻣضرﻷا ﺔﺣﺎﺴﻣ. د.ءﺎﻨﺒﻠﻟ ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻠﻟ ﻰﺼﻗﻷا ﺪﺤﻟا نﻮﻜﻳ%300ﺬھﻦﻣ ﻦﻣ ﻰﻨﺜﺘﺴﻳو ضرﻷا ﺔﺣﺎﺴﻣﻒﻗاﻮﻣ ﻖﺑاﻮﻃ ﺔﺒﺴﻨﻟا ه ﻊﻨﺼﻤﻟا ﺔﻨﺧﺪﻣو ﺢﻄﺴﻟا ﻖﺑﺎﻃو تتارﺎﯿﺴﻟا ﺪﺟو نإ. ـھ.طوﺮﺷ ﺔﯿﻨﺑﻷا هﺬھ ءﺎﺸﻧإ ﺪﻨﻋ ﻰﻋاﺮﺗ نأ ﺔﺐﺠﻳ ﺼﺘﺨﻤﻟا تﺎﮫﺠﻟا ﺎھرﺮﻘﺗ ﻲﺘﻟاو ﺔﺌﯿﺒﻟا ﻰﻠﻋ ﺔﻈﻓﺎﺤﻤﻟا تﺎﺒﻠﻄﺘﻣو *(27*30،28)ﻢﻗر ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﺖﻟﺪﻋ(21) *(29،30)ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ﻢﺖﻟﺪﻋ ﻗر(21) ةدﺎﻤﻟا41 ﺔﯿﻤﯿﻈﻨﺘﻟا تﺎﻄﻄﺨﻤﻟا ﻰﻠﻋ دﺮﺗ ﺔﺻﺎﺧ مﺎﻜﺣأ يأ ةﺎﻋاﺮﻣ ﺔﻊﻣ ﻘﻄﻨﻣ ﻲﻓ ﻲﺿارﻷا ﻞﻤﻌﺘﺴﺗ ،ﺔﯿﻠﯿﺼﻔﺘﻟا وأ ﺔﯿﻠﻜﯿﮫﻟا ﺔﻣﺎﻗإ ضاﺮﻏﻷ ﺔﻔﯿﻔﺨﻟا ةتﺎﻋﺎﻨﺼﻟا دﺎﺒﻌﻟا رودو ﻦﻜﺴﻟاو ﺔﻣﺎﻌﻟا تﺎﻣﺪﺨﻟاو ﺔﻳرﺎﺠﺘﻟا تﺎﻳﺎﻐﻠﻟو ﺔﻔﯿﻔﺨﻟا تﺎﻋﺎﻨﺼﻟا ﺔﯿﻨﺑأ ﻟا هﺬھ ﻲﻓ ﺔﯿﻨﺑﻷا ﻊﻀ ﺔﺨﺗو ـﯿﻟﺎﺘﻟا مﺎﻜﺣﻸﻟ ﺔﻘﻄﻨﻤ: أ.ﺔﯿﻟﻮﻄﻟا رﺎﺘﻣﻷﺎﺑ تاداﺪﺗرﻼﻟ ﻰﻧدﻷا ﺪﺤﻟا نﻮﻜﻳ ﻲنأ ﻠﻳ ﺎﻤﻛ: ﻲﻣﺎﻣﻷا داﺪﺗرﻻا6رﺎﺘﻣأ ﺔﺘﺳ ﻲﺒﻧﺎﺠﻟا داﺪﺗرﻻا4رﺎﺘﻣأ ﺔﻌﺑرأ ﻲﻔﻠﺨﻟا داﺪﺗرﻻا4رﺎﺘﻣأ ﺔﻌﺑرأ

268 ب.ضﺮﻌﻟ ﻻدﺎﻌﻣ ءﺎﻨﺒﻟا عﺎﻔﺗرﻻ ﻰﻠﻋﻷا ﺪﺤﻟا نﻮﻜﻳ ﯿنأ ﻟإ ﺎﻓﺎﻀﻣ ءعرﺎﺸﻟا ﺎﻨﺒﻟا عﺎﻔﺗرا ﺪﻳﺰﻳ ﻻ نأ ﻰﻠﻋ ﻲﻣﺎﻣﻷا داﺪﺗرﻻا ﻪ ﻰﻠﻋ(24)سﺎﻘﺗ ﻰﻨم ﺜﺘﺴﻳو عرﺎﺷ ﻦﻣ ﺮﺜﻛأ ﻰﻠﻋ ﺔﻌﻄﻘﻟا ﺖﻌﻗو اذإ ﺎﺑﻮﺴﻨﻣ ﻰﻧدﻷا عرﺎﺸﻟا وأ عرﺎﺸﻟا بﻮﺴﻨﻣ ﻦﻣ تﺪﺟو نإ ﻊﻨﺼﻤﻟا ﺔﻨﺧﺪﻣو ﺢﻄﺴﻟا ﻖﺑﺎﻃو تﺎﻳﻮﺴﺘﻟاو تارﺎﯿﺴﻟا ﻒﻗاﻮﻣ ﻖﺑاﻮﻃ عﺎﻔﺗرﻻا ﻦﻣ. ج.ﺔﺒﺴﻨﻠﻟ ﻰﺼﻗﻷا ﺪﺤﻟا نﻮﻜﻳ ﺔنأ ﻳﻮﺌﻤﻟا%50ﺔﺣﺎﺴﻣ ﻦﻣضرﻷا. د.ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻠﻟ ﻰﺼﻗﻷا ﺪﺤﻟا نﻮﻜﻳ نأ%30ﺢﻰﻨﺜﺘﺴﻳو ﻄﺴﻟا ﻖﺑﺎﻃو تارﺎﯿﺴﻟا ﻒﻗاﻮﻣ ﻖﺑاﻮﻃ ﺔﺒﺴﻨﻟا هﺬھ ﻦﻣ دﺪﺴﻟاو. ـھ.تﺎﺒﻠﻄﺘﻣو طوﺮﺷ ﺔﯿﻨﺑﻷا هﺬھ ءﺎﺸﻧإ ﺪﻨﻋ ﻰﻋاﺮﺗ نأ ﺔﺐﺠﻳ ﺼﺘﺨﻤﻟا تﺎﮫﺠﻟا ﺎھرﺮﻘﺗ ﻲﺘﻟاو ﺔﺌﯿﺒﻟا ﻰﻠﻋ ﺔﻈﻓﺎﺤﻤﻟا *31 ةدﺎﻤﻟا42 ءﺎﻨﺜﺘﺳﺎﺑ ﻖﻃﺎﻨﻤﻟا ﻊﯿﻤﺟ ﻲﻓ ﺔﯿﻟﺎﻋ ﺔﯿﻨﺑأ ءﺎﺸﻧﺈﺑ مﺢﻤﺴﻳ ﺎﻜﺣﺄﺑ ﻦﻜﺴﻟاو ﻲﻔﻳﺮﻟا ﻦﻜﺴﻟاو ﺮﻀﺧﻷا ﻦﻜﺴﻟا ﺔﻘﻄﻨﻣ ﺎھدﺪﺤﺗ ىﺮﺧأ ﺔﻘﻄﻨﻣ يأ وأ ﯿﺔﺻﺎﺧ ﻨﺑﻷا هﺬھ ﻰﻠﻋ يﺮﺴﺗ نأ ﻰﻠﻋ ﺔﺔﻨﺠﻠﻟا ﯿﻟﺎﺘﻟا مﺎﻜﺣﻷا ﺔ: أ.ﻦﻤﻀﺘﺗ تﺎﻄﻄﺨﻣ ﺔﻨﺠﻠﻟا ﻰﻟإ ﻚﻟﺎﻤﻟا مﺪﻘﻳ ﺔنأ ﺋﺰﺠﺗ نوﺪﺑ ﻞﻣﺎﻜﺘﻣ عوﺮﺸﻣ ﺺﯿﺧﺮﺘﻟ ﺎﺒﻟﺎﻃ ب.ﻪﯿﻠﻋ ﻊﻘﺗ يﺬﻟا عرﺎﺸﻟا ضﺮﻋ ﻞﻘﻳ ﻻ ﻦﻋنأ ﺔﻌﻄﻘﻟا(16)نأ ﺐﺠﻳ عرﺎﺷ ﻦﻣ ﺮﺜﻛا ﻰﻠﻋ ﺔﻌﻄﻘﻟا عﻮﻗو لﺎﺣ ﻲﻓو م ﻦﻋ ﺎھﺪﺣا ضﺮﻋ ﻞﻘﻳ ﻻ(16)ءﺎﻨﺒﺑ ﺢﻤﺴﺗ نا ﺔﻨﺠﻠﻟ زﻮﺠﻳو مضﺮﻌﺑو ةﺪﻋ عراﻮﺷ ﻰﻠﻋ ﻊﻘﺗ ﺔﻌﻄﻘﻟا ﺖﻧﺎﻛ اذا لﺎﻋ(12) ﺎﮫﻨﻣ ﻞﻜﻟ م. ج.ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟا نﻮﻜﺗ نأ)(%320ﺎﻓﺎﻀ ﺎﮫﻣ ﯿﻟإ(%1)ﻞﻜﻟ(50)م2ﻦﻣ ﻰﻨﺜﺘﺴﻳو ﺔﻘﻄﻨﻤﻟا ﻚﻠﺗ مﺎﻜﺣأ ﻰﻠﻋ ﺪﻳﺰﺗ ﺔﺒﺴﻨﻟا ب ﺔﺎﺴﺣ ﯿﻓﺮﺧﺰﻟا تاءﻮﺘﻨﻟاو ﺢﻄﺴﻟا ﻖﺑﺎﻃو تارﺎﯿﺴﻟا ﻒﻗاﻮﻣو تﺎﻳﻮﺴﺘﻟاو ﺔﯿﺒﻗﻷا ﻖﺑاﻮﻃ ءﺔﯿﻘﺑﺎﻄﻟا ﺎﻨﺒﻟا جﺎﺗو. د.ﻲﻓ ﺔﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻸﻟ تاداﺪﺗرﻻا نﻮﻜﺗ ﻲنا ﻠﻳ ﺎﻤﻟ ﺎﻘﻓو ﺎﯿﻟﺎﺗ ةدﺪﺤﻤﻟا ﻖﻃﺎﻨﻤﻟا: 1.ﺔﯿﻨﻜﺴﻟا ﻖﻃﺎﻨﻤﻠﻟ:تاداﺪﺗرﻻا ﻲﻠﺜﻣ ﺮﻓاﻮﺘﻳ نأ ﻊﺐﺠﻳ ﻘﺗ ﻲﺘﻟا ﺔﻘﻄﻨﻤﻟا مﺎﻜﺣأ ﺐﺴﺣ ةرﺮﻘﻤﻟا ﺔﯿﻔﻠﺨﻟاو ﺔﯿﺒﻧﺎﺠﻟا تاداﺪﺗرﻼﻟ فﺎﻀﻳو ﺔﺎﮫﯿﻓ ﯿﻣﺎﻣﻷا(50)ﺿإ ﻖﺑﺎﻃ ﻞﻛ ﻦﻋ ﻢﺳﻖﺑﺎﻃ ءﺎﻨﺜﺘﺳﺎﺑ ، ﻰﻟوﻷا ﺔﻌﺑرﻷا ﻖﺑاﻮﻄﻟا ﻮﻠﻌﻳ ﻲﻓﺎﻒﻗاﻮﻣ عرﺎﺸﻟا ىﻮﺘﺴﻣ ﻦﻣو ﺢﻄﺴﻟا ﻖﺑﺎﻃو تارﺎﯿﺴﻟا. . 2.ﺐﺗﺎﻜﻤﻟاو ﺔﯿﻋﺎﻨﺼﻟاو ﺔﻳرﺎﺠﺘﻟا ﻖﻃﺎﻨﻤﻠﻟ:نأ ﺎﺐﺠﻳ ﻓﺎﻀﻣ ﺎﮫﯿﻓ ﻊﻘﺗ ﻲﺘﻟا ﻖﻃﺎﻨﻤﻟا مﺎﻜﺣأ ﺐﺴﺣ تاداﺪﺗرﻻا نﻮﻜﺗ ﺎﮫﯿﻟإ(50)ﻊﯿﻤﺠﻟ ﻟاﻢﺳ ﻮﻠﻌﻳ ﻲﻓﺎﺿإ ﻖﺑﺎﻃ ﻞﻛ ﻦﻋ ،تاداﺪﺗرﻻا مﺎﻈﻨﻟا اﺬھ مﺎﻜﺣأ ﺐﺴﺣ ﺎﮫﺑ حﻮﻤﺴﻤﻟا ﻖﺑاﻮﻄ ﻒﻌﺿ ﺮﻓاﻮﺘﻳ ناو ، عرﺎﺸﻟا ىﻮﺘﺴﻣ ﻦﻣو ، ﺢﻄﺴﻟا ﻖﺑﺎﻃو تارﺎﯿﺴﻟا ﻒﻗاﻮﻣ ﻖﺑﺎﻃ يأءﺎﻨﺜﺘﺳﺎﺑ ﺔﮫﺟ ﻦﻣ تاداﺪﺗرﻻا يﺪﻳاﺰﺗ داﺪﺗرا نوﺪﺑو ةروﺎﺠﻣ ﺔﯿﻨﻜﺳ ﺔﻌﻄﻗ ـھ.عرﺎﺸﻟا ضﺮﻌﻟ ﻻدﺎﻌﻣ ﻲﻟﺎﻌﻟا ءﺎﻨﺒﻟا عﺎﻔﺗرا نﻮﻜﻳ ﺎنأ ﻋﺎﺴﺗا عراﻮﺸﻟا ﺮﺜﻛأ عوأ رﺎﺷ ﻦﻣ ﺮﺜﻛأ ﻰﻠﻋ ﺔﻌﻄﻘﻟا ﺖﻧﺎﻛ اذإ عﻮﻤﺠﻣ لﺪﻌﻣ ﻚﻟذ ﻰﻟإ ﺎﻓﺎﻀ ﺔﻣ ﯿﻔﻠﺨﻟاو ﺔﯿﺒﻧﺎﺠﻟاو ﺔﯿﻣﺎﻣﻷا تاداﺪﺗرﻻا. و.ﺔﯿﻨﺑﻷا ﻲﻓ ةرﺮﻜﺘﻤﻟا تاداﺪﺗرﻻا لﺪﻌﻣ فﺎﻀﻳ ءنأ ﺎﻨﺒﻟا ﻦﻣ ءﺰﺠﻟا ﻚﻟﺬﻟ رﺮﻘﻤﻟا عﺎﻔﺗرﻻا ﺢﻟﺎﺼﻟ ﺔﺟرﺪﺘﻤﻟا. ز.ءﺎﻨﺒﻟا عﺎﻔﺗرﻻ فﺎﻀﻳ نأ(40)ﻞﻜﻟ ﻢﺳ(50)م2ﻋﺪﻳﺰﺗزوﺎﺠﺘﻳ ﻻ نأ ﻰﻠﻋ ﺔﻘﻄﻨﻤﻟا مﺎﻜﺣﻷ ةرﺮﻘﻤﻟا ﺔﺣﺎﺴﻤﻟا ﻰﻠ ﻻو ﺎﻘﺑﺎﻃ ﺮﺸﻋ ﺔﺴﻤﺧ ﻰعﺎﻔﺗرﻻا ﻠﻋ ﺪﻳﺰﻳ(50)م. ح.وأ ىﻮﺘﺴﻤﻟا ﻲﻔﻠﺘﺨﻣ ﻦﯿﻋرﺎﺷ ﻰﻠﻋ ضرﻷا ﺔﻌﻄﻗ ﺖﻧﺎﻛ ﺎاذإ ﮫﯿﻠﻋ مﺎﻘﻳ يﺬﻟا ﻲﻟﺎﻌﻟا ءﺎﻨﺒﻟا ﻰﻠﻋ ﻖﺒﻄﯿﻓ ضﺮﻌﻟا هﺬھ ﻲﻓ ةدراﻮﻟا مﺎﻜﺣﻷا ﻰﻟإ ﺔﻓﺎﺿ ﺔإ ﯿﻓﺎﺿﻹا تاداﺪﺗرﻻا ةةدﺎﻤﻟا ﺮﻘﻔﻟا ﻲﻓ ﺎﮫﯿﻟإ رﺎﺸﻤﻟا)د(ﻦﻣ ءاﺪﺘﺑا ةدﺎﻤﻟا هﺬھ ﻦﻣ ﻰﻧدﻷا عرﺎﺸﻟا. ط.ةﺮﻘﻔﻟا ﻲﻓ درو ﺎﻤﻣ ﻢﻏﺮﻟا ﻰﻠﻋ)أ(ةدﺎﻤﻟا ﻦﻣ(19)ﻲﻦﻣ ﻔﻜﺗ تارﺎﯿﺴﻠﻟ ﻒﻗاﻮﻣ ﺮﯿﻓﻮﺗ ﺐﺠﻳ ﻲﻠﺻﻷا مﺎﻈﻨﻟا ﻪﻠﻣﺎﻜﺑ عوﺮﺸﻤﻟا. ي.ﺪﻳﺰﺗ ﺔﯿﻟﺎﻋ ﺔﯿﻨﺑأ ءﺎﺸﻧإ ﻰﻠﻋ ﺔﻘﻓاﻮﻤﻟا ﺔﯿﻠﺤﻤﻟا ﻋﺔﻨﺠﻠﻟ ﺺﻨﻟا درو ﺎﻣ ﻰﻠﻋﻖﻃﺎﻨﻤﻟا ﻊﯿﻤﺟ ﻲﻓو ةدﺎﻤﻟا هﺬھ ﻲﻓ ﻪﯿﻠ ﺮﻀﺧﻷا ﻦﻜﺴﻟا ﻖﻃﺎﻨﻣ ﺎءﺎﻨﺜﺘﺳﺎﺑ ﻘﻓوو ﺔﻨﺠﻠﻟا ﺎھدﺪﺤﺗ ىﺮﺧأ ﺔﻘﻄﻨﻣ يأ وأ ﺔﺻﺎﺧ مﺎﻜﺣﺄﺑ ﻦﻜﺴﻟاو ﻲﻔﻳﺮﻟا ﻦﻜﺴﻟاو ﺔمﺎﻜﺣﻸﻟ ﯿﻟﺎﺘﻟا طوﺮﺸﻟاو: 1.ﻊﺑﺮﻣ ﺮﺘﻣ فﻻآ ةﺮﺸﻋ ﻦﻋ ضرﻷا ﺔﻌﻄﻗ ﺔﺣﺎﺴﻣ ﻞﻘﺗ ﻻ نأ(10000)م2ضﺮﻋ ﻞﻗﻷا ﻰﻠﻋ ﻦﯿﻋرﺎﺷ ﻰﻠﻋ ﻞﻊﻘﺗو ﻛ ﻰﻧدأ اﺪﺣ اﺮﺘﻣ نوﺮﺸﻋ ﺎﻤﮫﻨﻣ. 2.ﻰﻠﻋ ﻖﺑاﻮﻄﻟا دﺪﻋ ﺪﻳﺰﻳ ﻻ نأ(30)ﺎﻘﺑﺎﻃ. 3.ﻰﻠﻋ ﺔﻳﻮﺌﻤﻟا ﺔﺒﺴﻨﻟا ﺪﻳﺰﺗ ﻻ نأ30)%) . 4.ﻰﻠﻋ ﺔﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟا ﺪﻳﺰﺗ ﻻ نأ750)%) . 5.داﺪﺗرا يﻷ ﻰﻧدﻷا ﺪﺤﻟا نﻮﻜﻳ نأ(20)م. 6.ﻦﻋ ﻞﻘﺗ ﻻ ءاﺮﻀﺧ ﺔﻘﻄﻨﻣ ﺮﻓاﻮﺘﺗ نأ(%20)ﺔﻦﻣ ﺣﺎﺴﻣضرﻷا.

269 7.لﺪﻌﻤﺑو ﻪﻠﻣﺎﻜﺑ عوﺮﺸﻤﻠﻟ تارﺎﯿﺳ ﻒﻗاﻮﻣ ﺮﻓاﻮﺘﺗ ﻞنأ ﻜﻟ ةرﺎﯿﺳ ﻒﻗﻮﻣ(75)م2. 8.ﻪﻨﻣ ءاﺰﺟﻷ وأ ءﺎﻨﺒﻠﻟ بﻮﻠﻄﻤﻟا لﺎﻤﻌﺘﺳﻻا نﺎﻛ ﻦﻣاذإ يأ ﻰﻠﻋ ﻪﻟ ﺔﻳرﺎﺠﺗ باﻮﺑأ ﺢﺘﻓ زﻮﺠﻳ ﻼﻓ ﺎﻳرﺎﺠﺗ ﻻﺎﻤﻌﺘﺳا ﺢﺘﻓ زﻮﺠﻳو ﻪتاداﺪﺗرﻻا ﺒﻠﻄﺘﻳ ﺎﻤﻟ ﺎﻘﻓو ﻪﻟ جرﺎﺨﻣو ءﺎﻨﺒﻠﻟ عﻞﺧاﺪﻣ وﺮﺸﻤﻟا. 9.تﺎﻳﺎﻐﻟ ﻲﻣﺎﻣﻷا ﺪﺤﻟا ﻰﻠﻋ ﺔﯿﻋﺮﻓ ﺔﯿﻨﺑأ ءﺎﺸﻧإ ز ﻰﻮﺠﻳ ﻠﻋ ﺔﯿﻨﺑﻷا هﺬھ ﺔﺣﺎﺴﻣ ﺪﻳﺰﺗ ﻻ نأ ﻰﻠﻋ ﺔﺳاﺮﺤﻟاو ﺔﺒﻗاﺮﻤﻟا (100)م2. 10.ﺎﻤﮫﺑ حﻮﻤﺴﻤﻟا عﺎﻔﺗرﻻاو ﻖﺑاﻮﻄﻟا دﺪﻋ ﻦﻣ ﺔﻰﻨﺜﺘﺴﻳ ﯿﻜﯿﻧﺎﻜﯿﻤﻟا تﺎﻣﺪﺨﻟا ﻖﺑاﻮﻃ. 11.ﻟﻮﻣو ﺔﯿﻘﻨﺗ ﺔﻄﺤﻣو ءﺎﻨﺒﻠﻟ هﺎﯿﻣ رﺎﺑآ ﻦﯿﻣﺄﺗ ﺪﺐﺠﻳصﻮﺼﺨﻟا اﺬﮫﺑ رﺪﺼﺗ ﻲﺘﻟا تﺎﻤﯿﻠﻌﺘﻠﻟ ﺎﻘﻓو ﻲﻓﺎﺿإ ﻲﺋﺎﺑﺮﮫﻛ. 12.ﺎﻣأ ، ﺔﻌﻄﻘﻟا ﻢﯿﻈﻨﺘﻟ ﺎﻘﻓو مﻮﺳﺮﻟا ةﻰﻓﻮﺘﺴﺗ رﺮﻘﻤﻟا مﻮﺳﺮﻠﻟ ﺎﻘﻓو مﻮﺳﺮﻟا ﻰﻓﻮﺘﺴﺘﻓ ﺎﯿﻨﻜﺳ ﻢﯿﻈﻨﺘﻟا نﺎﻛ اذإ ﻲﻠﺤﻤﻟا يرﺎﺠﺘﻟا لﺎﻤﻌﺘﺳﻻ. ك.ةدﺎﻤﻟا هﺬھ ﻲﻓ ﺎﮫﯿﻟإ رﺎﺸﻤﻟا ﺔﯿﻨﺑﻷا لﺎﻤﻌﺘﺳا ز ﻻﻮﺠﻳ ﺎﻤﻌﺘﺳﻻا ﻒ ءﺎﻠﺘﺨﻤﻟ ﻨﺜﺘﺳﺎﺑ مﺎﻈﻨﻟا اﺬھ ﻲﻓ ﺎﮫﺑ حﻮﻤﺴﻤﻟا ت ﺔﯿﻋﺎﻨﺼﻟا ﺔتﻻﺎﻤﻌﺘﺳﻻا ﯿﻓﺮﺤﻟاو*31،32 ةدﺎﻤﻟا43 ضرﻷا ﻞﻣﺎﻛ ﻰﻠﻋ ﻪﺋﺎﺸﻧﺈﺑ ﺢﻤﺴﻳ يﺬﻟا ﺔﯿﺒﻗﻷا ﻖﺑﺎﻃ رﻰﻨﺜﺘﺴﻳ ﺮﻘﻤﻟا مﺎﻜﺣﻷا ﺔﻦﻣ ﯿﻘﺑﺎﻄﻟا ﺔﺒﺴﻨﻟاو تاداﺪﺗرﻼﻟ ة ﻖﺑﺎﻃ لﺎﻤﻌﺘﺳا ﺮﺼﺘﻘﻳ نأ ﺮﺔﻄﻳﺮﺷ ﯿﻏ ﻦﻳﺰﺨﺗ فﺮﻏو ﺄﺠﻠﻣو تارﺎﯿﺴﻠﻟ ﻒﻗﻮﻤﻛ ءﺎﻨﺒﻠﻟ ﺔﻣﺎﻌﻟا تﺎﻣﺪﺨﻟا ﻰﻠﻋ ﺔﯿﺒﻗﻷا ﺔﺔﻳرﺎﺠﺗ ﯿﺋﺎﺑﺮﮫﻜﻟا ﻞﻳﻮﺤﺘﻟا تﺎﻄﺤﻣو ﺪﻳﺮﺒﺘﻟاو ﺔﻳﺰﻛﺮﻤﻟا ﺔﺌﻓﺪﺘﻟا فﺮﻏو ءﺎﻣ ﺮﺌﺑو. *(31،32)ﺔﯿﻨﺑﻷا مﺎﻈﻧ ﺐﺟﻮﻤﺑ ةﺮﻘﻔﻟا ﻢﺖﻟﺪﻋ ﻗر(21)

270 APPENDIX - III High Building Policy: The 1987 Comprehensive plan. Source: The 1987 Comprehensive plan.

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279 APPENDIX IV HDMU Regulations IGS of the Amman Master Plan 2007 (In English and Arabic). Source: GAM I , 2007

280 ﻂﻉﻭﺮﺸﻣﻥﻄﺨﻣﻲﺎﻤﻋ ﻟﻮﻤﺸﻟﺍ ﺔﺔﻨﻳﺪﻤﻟﺍﺓﻠﺑﺎﻘﻟﺍﺔﻲﻫﺎﻴﺤﻠﻟﺔﻨﻳﺪﻣ ﻤﻈﻨﻣ...ﺡﺕﺍﺫ ﻭﺭ ﻥﺔﻧﺎﻣﺃﻯﺎﻤﻋ ﺮﺒﻜﻟﺍ ﺔﻁﻭﺮﺸﻟﺍﺕﻴﻌﺟﺮﻤﻟﺍﺔﺎﻄﻄﺨﻤﻠﻟ ﻴﻤﻴﻈﻨﺘﻟﺍ ﺔﺉﺩﺎﺒﻤﻟﺍ ﻴﺳﺎﺳﻷﺍ

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299 APPENDIX - V Le Royale Hotel related documents. Source: Al Shomali, 2001

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311 APPENDIX - VI Field Survey Research Checklist. Source: The Researcher, 2007.

312 The purpose of this survey is to gather information about high rise buildings in Amman for the completion of the demands of master degree in Architecture, at Jordan University of science and technology Title of the thesis: The Applicability of the Existing Building and Planning Laws to High Rise Building in Amman Jordan Building Name……………. The location Municipality The owner Building status (built, under-construction, proposed)…………………….. Designed by Date of permission…… Date of building execution…… No. Comply Comply 2(adm.) Doesn’t comply N/A Notes 1 Main function AFunctiondj.bldgs functions………… …… NH main function…………… Impact ………… 2 Original Land use Land Use Current 3 Number of surrounding streets WNumberidth……., …….., …….., …….. 4 Number of floors BMPMainublic…….ecAndelecasement………….. 5 Building Height In meter floors Original 6 Horizontal set backs of the building. OMExisted…………….in.allowed……….riginal………………(N/A)…. 7 Vertical setbacks of the building OMExisted…………….in.allowedriginal………………(N/A)…. 8 Total area of the plot The Area 9 Total Area of the building Building Area Percentage (% plot) Percentage of the tower Level percentage 10 Green Area Percentage………….

313 11 Parking spaces ALNumberocation………………dm.………(Accounted with up.) Estimation 12 Human scale considerations APodiumrcades, Awnings 13 Podium Number of floors Open to public Activities 14 Accessibility Number of entries…………. SMajor…………ervice 15 iEnvironmentalmpact Over shadowing Waste management 16 Security and safety Electric generator no Escape staircases no Water reservoir no 17 fTransportationacility Mode …………. Public……….. (N/A) 18 Mixed use Major……….. Minor………. Other (theater, …………………restaurant)……………….. 19 Adjacent places, plazas 20 Set backs (building envelop) OMExisted…F……S1……S2…..R…..in.allowed...F……S1……S2….R…..(landsbdvsn)riginal…F……S1……S2…..R…. Front, Side 1, Side 2, Rear 21 The location Node ……………(major, minor). Major street(s) High rise cluster Within existing center……. Focal point 23 Integration with natural features Yes no n/a 24 Visual impact On neighboring settings……….. PaMSkyline………….asses…………..noramicviews………. 25 rInterior/exteriorelationship(for the enhancement of public realm) Exist ……..Does not exist……….. ..Comments…………………. 26 Streetscape (related to the building) PTLFurnitureampsreeslaza,garden 27 adjacent settings of special character Heritage/archaeological sites, …cforest,amps.…….(n/a……)

314 28 Stepping down (yes….no….) n/a 29 Location vs. Topography No slope ……. Slope……. %age ……. BMT(qualitative)opofjabal…….iddleofjabal…..ottomofjabalorwadi…… 30 Pedestrian friendly environment (yes no ) n/a 31 Facades materials (principal facades) Materials (major) Lower floors ……………… %age of glazing Upper floors %age of glazing 32 Other facades Treated……….Not treated…….. %Comments………………………..ageofglazing. 33 Facades / balconies Exist (yes ., no ) Comments 34 Facades / articulations Exist (yes ., no ) Comments 35 cEcologicalonsiderations ……………………………………..

315 APPENDIX VII HDMU development areas’ special regulations.

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377 نﺎﻤﻋ ﻲﻓ ﺔﯿﻟﺎﻌﻟا ﻲﻧﺎﺒﻤﻟا ﻰﻠﻋ ﻢﯿﻈﻨﺘﻟاو ﺔﯿﻨﺑﻷا نﻮﻧﺎﻗ ﻖﯿﺒﻄﺗ نىﺪﻣ درﻷا ﻒﯾﺮﺸﻟا ﺪﻤﺣأ ﺲﯾوأ ﺲﯿﺋﺮﻟا فﺮﺸﻤﻟا:ﺪدﻲﻤﺣأ ﺒﻋﺰﻟا ﻒﺳﻮﯾ ﺺﺨﻠﻤﻟا ﻷا ﻦﯿﻧاﻮﻗ ﺔﺳارد ﻰﻟا فﺪﮭﯾ ﺚﺤﺒﻟا اﺬھﻢﯿﻈﻨﺘﻟاو ﺔﯿﻨﺑ(BPR)نﺎﻤﻋ ﺔﻨﯾﺪﻣ ﻲﻓ ﺔﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻷا ﻢﯿﻈﻨﺘﺑ ﺔﻘﻠﻌﺘﻤﻟا يﺮﻀﺤﻟاو يرﺎﻤﻌﻤﻟا ﻦﯾﺪﯿﻌﺼﻟا ﺔ،ﻰﻠﻋ ﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻸﻟ ﺔﻄﺑﺎﻀﻟا ﻦﯿﻧاﻮﻘﻠﻟ ﻢﯿﯿﻘﺗو ﺔﺳارد ﺔﯿﻠﻤﻋ ﺖﻤﺗ ﺚﺤﺒﻟا اﺬھ لﻼﺧو تﺎﻣاﺪﺨﺘﺳﻹا ةدﺪﻌﺘﻤﻟا ﺔﯿﻟﺎﻌﻟا ﺔﻓﺎﺜﻜﻟا تاذ ﻖﻃﺎﻨﻤﻟا ﻲﻓ ﺔﺣﺮﺘﻘﻤﻟا(HDMU)ﻦﻣ ءﺰﺠﻛﯿﺠﯿﺗاﺮﺘﺳﻹ ﻂا ﻄﺨﻤﻠﻟ ﺔﺘﻗﺆﻤﻟا ﺔ ﺔﯿﻤﻟﺎﻌﻟا ﺮﯿﯾﺎﻌﻤﻟا ﺾﻌﺑ ﻊﻣ ﺎﮭﺘﻧرﺎﻘﻣ ﻰﻟا ﺔﻓﺎﺿﻹﺎﺑ نﺎﻤﻋ ﺔﻨﯾﺪﻤﻟ ﻲﻟﻮﻤﺸﻟا قﺮﻄﻟا ةدﺪﻌﺘﻣ ﺔﯿﺠﮭﻨﻣ عﺎﺒﺗا ﻢﺗ ﺪﻘﻟ(multi method)ﺔﺳارﺪﻟا لﺎﻤﻛﻹ،ﻞﯿﻠﺤﺘﻟا ﻰﻠﻋ ﺔﺳارﺪﻟا تﺪﻤﺘﻋا ﺚﯿﺤﺑ تﺎﻣﻮﻠﻌﻤﻠﻟ ﻲﻋﻮﻨﻟاو ﻲﻤﻜﻟا.ﺔﯿﻨﺑﻸﻟ ﺔﯿﻟﺎﺤﻟا ﻞﻛﺎﺸﻤﻟا ﻰﻟا قﺮﻄﺘﻟا لوﺎﺣ ﺚﺤﺒﻟا اﺬھﻦﯿﻧاﻮﻘﻟا ﺔﺳارد ﻖﯾﺮﻃ ﻦﻋ ﺔﯿﻟﺎﻌﻟا ﻊﻗاﻮﻟا ضرأ ﻰﻠﻋ ﺎﮭﻘﯿﺒﻄﺗ ىﺪﻣ ﺔﺳاردو ﺎﮭﺑ ﺔﻘﻠﻌﺘﻤﻟا .ﺮﺒﻛأ ﻢﮭﻔﻟ ﺔﻟوﺎﺤﻤﻠﻟ ﺔﯿﻤﻟﺎﻋ ﺔﯿﺳارد تﻻﺎﺣ ثﻼﺛ ضﺮﻌﺑ ﺚﺤﺒﻟا مﺎﻗ ﻢﯿﻤﺼﺘﻟاو يﺮﻀﺤﻟا ﻢﯿﻈﻨﺘﻟاو ﻊﻗاﻮﻤﻟا رﺎﯿﺘﺧﺈﺑ ﺔﻘﻠﻌﺘﻤﻟا ﺔﯿﻤﯿﻤﺼﺘﻟا تارﺎﺒﺘﻋﻹا ﻢھا ﺪﯾﺪﺤﺗو ﺔﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻷا مﻮﮭﻔﻤﻟ ﻟاو نيرﺎﻤﻌﻤﻟا ﺎﻤﻋ ﺔﻟﺎﺣ ﻊﻣ تﻻﺎﺤﻟا هﺬھ ﺔﻧرﺎﻘﻣ ﻰﻟا ﺔﻓﺎﺿﻹﺎﺑ ﻲﺌﯿﺒ بﻮﺴﻨﻣ قﻮﻓ ً ﺎﻘﺑﺎﻃ ةﺮﺸﻋ ﻲﻨﺛا ﻦﻋ ﺎﮭﻋﺎﻔﺗرا ﺪﯾﺰﯾوأ يوﺎﺴﯾ ﻲﺘﻟا ﺔﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻷا ﻊﯿﻤﺟ ﺖﻠﻤﺷ ﺔﺳارﺪﻟا ﺔﻨﯿﻋ ﺔﺣﺮﺘﻘﻣوأ ءﺎﺸﻧﻹا ﺖﺤﺗوأ ﺔﻤﺋﺎﻗ ﺔﯿﻨﺑﻷا هﺬھ ﺖﻧﺎﻛ اءاﻮﺳ ﺔضرﻷا ﻔﻠﺘﺨﻣ ردﺎﺼﻣ ﻦﻣ تﺎﻣﻮﻠﻌﻤﻟا ﻰﻠﻋ لﻮﺼﺤﻟا ﻢﺗ ﻤﻟا ﻞ ﺔﻤﺸﺗو ﺳارﺪﻟا ﻰﻠﻋ دﺎﻤﺘﻋﻹا ﻰﻟإ ﺔﻓﺎﺿﻹﺎﺑ ﺔﺼﺼﺨﺘﻤﻟا ﺖﻧﺮﺘﻧﻹا ﻊﻗاﻮﻣو ﻞﻤﻌﻟا تﺎﺷروو تﻼﺑﺎﻘﻤﻟاو ﻲﻧاﺪﯿﻤﻟا ﺢﺴ ﺔﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻸﻟ ﺔﻘﺑﺎﺴﻟا. ﺔﻨﺴﻟ ﻢﯿﻈﻨﺘﻟاو ﺔﯿﻨﺑﻷا نﻮﻧﺎﻗ ﻦﻣ ﺲﻜﻌﻟا ﻰﻠﻋ1979ﺔﯿﻟﺎﻌﻟا ﺔﻓﺎﺜﻜﻟا تاذ ﻖﻃﺎﻨﻤﻟا ﻂﻄﺨﻣ عﺎﻄﺘﺳا ﮫﺗﻼﯾﺪﻌﺗو تﺎﻣاﺪﺨﺘﺳﻹا ةدﺪﻌﺘﻤﻟا(HDMU)ﻠﺘﺨﻣ ﺪﯾﺪﺤ ﺔﺗ ﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻸﻟ ﺔﯿﻤﯿﻤﺼﺘﻟا تارﺎﺒﺘﻋﻹا ﻒ .نﻮﻧﺎﻗ ﻒﻌﺿ ﺖﻨﯿﺑ ﺔﺳارﺪﻟا هﺬھ اﻮﻠﻋ ﺮﺜﻛﻷا ﺔﯿﻨﺑﻷا ﺎﺻﻮﺼﺧو ﺔﯿﻟﺎﻌﻟا ﺔﯿﻨﺑﻷا ﻊﻣ ﻞﻣﺎﻌﺘﻠﻟ ﻖﺑﺎﺴﻟا ﻢﯿﻈﻨﺘﻟاو ﻲﺔﯿﻨﺑﻷا ﻤﻤﺼﻣ نأ ﺔﺳارﺪﻟا هﺬھ ﺖﻨﯿﺑ اﺮﯿﺧأو ﻋار يﺬﻟا ﻞﻜﺸﻟﺎﺑ ﺔﯾﺮﻀﺤﻟا ﺔﯿﻤﯿﻤﺼﺘﻟا تارﺎﺒﺘﻋﻹا ﻮﻋاﺮﯾ ﻢﻟ ﺔﯿﻟﺎﺤﻟا ﺔﯿﻟﺎﻌﻟا يﺔﯿﻨﺑﻷا رﺎﻤﻌﻤﻟا ﻢﯿﻤﺼﺘﻟا ﮫﺑ ﺖ .