built-up-area-by-Dubai-Municipality.pdf

DUBAI MUNCIPALITY AREA DEFINITIONS

January 2008 Revision F

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1.0 Introduction Dubai Municipality (DM) use the following term for defining areas: 1. Floor Area Ratio (FAR) 2. Built-Up Area (BUA)

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2.0 Floor Area Ratio (Area)

3.0 Built-Up Area

The DM Submission definition of FAR is different from the internationally accepted definition. The DM Submission definition is a measurement of area.

Built-Up Area (BUA) is the total constructed floor area of a building.

The Floor Area Ratio (FAR) includes the following: • A (Usable Areas) • B (Circulation Areas) The FAR excludes of the following: • C (Balcony Areas) • D (Service Areas) • MEP Shafts

When providing BUA calculations to DM the BUA should be described as the total of the following areas • A (Usable Areas) • B (Circulation Areas) • C (Balcony Areas) • D (Service Areas) • E (Roof Slab Area)1 BUA is exclusive of: • MEP Shafts

Exceptions to the above rule: • Lift shaft area is to be counted as B (Circulation Area) for the Ground Floor only. On all other floors, lift shafts shall be considered as MEP Shafts.

FAR = A (Usable Areas) + B (Circulation Areas)

BUA = A (Usable Areas) + B (Circulation Areas) + C (Balcony Areas) + D (Service Areas) + (E) Roof Slab Areas 1

Update Revision F

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4.0 Definition of Areas 4.1

(A) Usable Areas

(A) Usable Areas are all sellable areas within a building enclosure.2 This includes, but is not exclusive of; residential apartments, office tenancies, retail areas, hospitality areas, building facilities, etc. Refer to Figure 1 for Balcony Areas that are included as (A) Usable Areas. Refer to 4.4 (D) Service Areas for Storage Area exclusion.

4.2

(B) Circulation Areas

(B) Circulation Areas are all public corridors, lobby spaces and stair cases.

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Updated Revision D

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4.3

(C) Balcony Areas

(C) Balcony Areas are naturally ventilated, areas above ground floor, which are accessible by one tenancy only,3 excluding: • Areas that run the entire length of a façade • Areas that are have two or more edge walls to a height greater than the balustrade height (900 1200mm).4 Exceptions to the above rule: • Where an area comprises of more than one type of the conditions noted above, each part shall be defined separately.5 • Full height glazed walls are not considered as edge walls. Partial glazing to edge walls shall be discussed with DM. • Areas that run the entire length of a façade exception, does not apply to Roof Slab Areas.6 Refer to Figure 1.

Figure 1: Balcony Definition Diagram7

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Updated Revision C Updated Revision E (removal of condition from Revision D) 5 Updated Revision F 6 Updated Revision F (removal of condition from Revision E) 4

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Updated Revision E

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4.4

(D) Service Areas

(D) Service Areas include: •

Basement Areas.

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Podium Car Parking Areas.

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When providing these storage areas it must be clearly evident that they are for tenant use only though their accessibility and size of individual storage compartments.

If a whole floor is dedicated to car parking, all areas shall be considered (D) Service Areas. This includes areas that would normally be considered; A (Usable Areas), B (Circulation Areas) and C (Balcony Areas). •

Storage Areas, within Basement Areas and Podium Car Parking Areas, for use of tenets only.9

MEP Plant Areas, excluding risers. If a whole floor is dedicated to MEP plant, all areas shall be considered (D) Service Areas. This includes areas that would normally be considered; A (Usable Areas), B (Circulation Areas) and C (Balcony Areas).

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Common Facilities that occupy an entire floor.8 Common Facilities are (A) Usable Areas that are have unrestricted access by more than one tenant (e.g. Gymnasium, Swimming Pools, Children’s Play Areas, etc).

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Added in Revision F

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Added in Revision F

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4.5

(E) Roof Slab Areas10

(E) Roof Slab Areas include all roof slabs that have not been previously defined as: • A (Usable Areas) • B (Circulation Areas) • C (Balcony Areas) • D (Service Areas)

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Added in Revision F

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5.0 Area Calculation Method 5.1

External Wall

All areas shall be measured to the external face of external walls at the finished floor level.11

5.2

Internal Walls

All areas shall be measured to the centre line of internal walls at the finished floor level.12

5.3

MEP Shafts

All areas shall be measured to the inside face of MEP Shafts at the finished floor level.13 All voids shall be considered as MEP Shafts.14 Figure 2: Method of Calculating Areas Diagram

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Updated Revision B Updated Revision B 13 Updated Revision B 14 Updated Revision B 12

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6.0 Area for Garbage and Car Parking Calculations The Area used for Garbage and Car Parking calculations is the (A) Usable Areas15 excluding the following: • Shared Toilet Areas with access only from (B) Circulation Areas and (D) Service Areas. • Store Rooms with access only from (B) Circulation Areas and (D) Service Areas.

8.0 Affection Plans In incidences where there is a conflict between DM regulations and the Affection Plan, the Affection Plan will take precedence. The FAR noted on DM Affection Plans is the ratio of the FAR (DM Submission) over the Plot Area.

7.0 Submission to DM Requirements When submitting to DM, a key plan is required showing floor by floor areas of; (A) Usable Area, (B) Circulation Areas, (C) Balcony Areas, and (D) Service Areas. The different areas should be show in distinctly recognizable hatches, not colours, as drawings are submitted in black and white. All areas units should be in both imperial and metric.

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Updated Revision D

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9.0 Appendix The following drawings are an example of area calculation drawings for Dm Preliminary Submission.

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