abu dhabi capital district

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Capital District


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Capital District

Masterplan Summary


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Mandate


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HH Sheikh Khalifa bin Zayed Al Nahyan

President of the United Arab Emirates

Ruler of Abu Dhabi

The late Sheikh Zayed bin Sultan Al Nahyan

Founder of the United Arab Emirates.

The Abu Dhabi Urban Planning Council was created

by Emiri Decree number 23 o the year 2007 and is

the agency responsible or the uture o Abu Dhabis

urban environments, and the expert authority behind

the visionary Plan Abu Dhabi 2030 Urban Structure

Framework Plan published September 2007. Chaired

by His Highness Sheikh Mohamed Bin Zayed Al Nahyan,

Crown Prince o Abu Dhabi and Chairman o the Abu

Dhabi Executive Council, the Abu Dhabi Urban Planning

Council denes the shape o the Emirate, ensuring

actors such as sustainability, inrastructure capacity,

community planning and quality o lie, by overseeing

development across the city and the Emirate as a

whole. The Abu Dhabi Urban Planning Council ensures

best practice in planning or both new and existingurban areas.

The Abu Dhabi Urban Planning Councils primary

purpose is to deliver the vision o His Highness Sheikh

Khalia Bin Zayed Al Nahyan, President o the UAE, Ruler

o Abu Dhabi or the continued ullment o the grand

design envisaged by the late Sheikh Zayed Bin Sultan

Al Nahyan and the ongoing evolution o Abu Dhabi as a

global capital city.


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Contents


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Foreword Page 1

Creating a Global Capital Page 5

Masterplan Vision Page 11

Masterplan Process Page 15

Site Location & Context Page 19

Guiding Principles Page 27

Urban Design Layers Page 39

Land Use Strategies Page 43

Precinct Summaries Page 59

Next Generation Planning Page 91

Appendix Design Guidelines Page 95


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Foreword


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The Capital District is a key project o Plan Abu

Dhabi 2030, a monumental planning initiative

envisaged by the late Sheikh Zayed bin Sultan

Al Nahyan to guide and promote the ongoing

evolution o Abu Dhabi as a global capital city.The Capital District Masterplan, developed by the Abu Dhabi

Urban Planning Council, is designed to manage the development

o the new city through a long term vision. It represents a unique

opportunity to create an authentic sustainable modern Arab capital,

which will shape the uture o the region by dening a unique and

contemporary urbanism.

At the heart o the Capital District will be a Federal Precinct, which

will serve as the national seat o government or the United Arab

Emirates. At the citys centre, a radial pattern o streets surrounds a

central monumental space. From this point, a series o seven grand

boulevards, representing the seven emirates, connect this symbolic

centre with surrounding districts. Along primary boulevards and at

gateways to the city, monuments and public spaces will reinorce

the citys ceremonial and symbolic unction. The creation o distinct

districts and national institutions connected by grand boulevards,

walkable streets and monumental spaces will symbolically linknational government, city lie and Emirati culture.

Central to the Capital District Masterplan is the commitment to

create a sense o identity and community. The Masterplan aims to

preserve the traditions, heritage and way o lie or Emiratis, while

being fexible enough to accommodate the needs o the Emirates

diverse population. Each neighbourhood will be well-served by a

wide range o community services and amenities.

The Capital District will also become a centre o learning and

excellence. New universities, a medical campus and biomedical

research acilities oering great potential or synergies with the

private sector, will all be housed here. A world-class transportation

system will connect neighbourhoods within the Capital District and

connect the City to the wider region. An extensive public transit

network will provide a ocus or high density development, alleviate

trac congestion and reduce reliance on the automobile.

Developed over an eighteen month period between late 2007

and early 2009, the Capital District Masterplan will serve as the

oundation upon which all uture land use, transportation, and

urban planning decisions in this new city will be made. As a road

map or the uture, the Masterplan establishes quantiable targets

or population, land uses, transportation and pedestrian access. It

covers the location and quantity o mosques, parks, schools and

utilities, as well as building and open space perormance targets

or meeting Estidama goals. In addition, the Masterplan describes

the design intent and character o individual precincts, districts and

neighbourhoods. Design considerations, such as the relationship

between buildings and spaces, architectural character, and sense o

place are all addressed.

The Masterplan will serve as an evolving tool to assist the UPC,

government ocials, and land owners to implement the Capital

District in keeping with the goals and principles o Plan Abu Dhabi2030 and its vision or creating a sustainable, world-class Capital

City or the United Arab Emirates.

Our ultimate goal is to create a cohesive, contemporary and

sustainable urban abric or this new city . The Masterplan provides

the clarity and direction or achieving this goal in a way that serves

the various and distinctive community expectations, now and well

into the uture.

H.E. Falah Al Ahbabi,General Manager,

Abu Dhabi Urban Planning Council


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Creating aGlobal Capital


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In 2006, His Highness Sheikh Mohamed Bin Zayed Al

Nahyan, Crown Prince o Abu Dhabi and Chairman o

the Executive Council, mandated the Executive Aairs

Authority to design and implement a planning initiative to

guide the evolution o Abu Dhabi as a Global Capital City.

Trends that infuenced this initiative include:

The continued expansion o the economy

Rapid population growth

Liberalized real estate laws

Signicant oreign investment

Construction projects o unprecedented size

A distinguished Taskorce that included local government leaders and international

experts was appointed to create a long term urban plan or Metropolitan Abu

Dhabi to the year 2030 based on the ollowing two core objectives:

Create an attractive/livable and sustainable managed urban environment in

which all necessary services and inrastructure are provided.

Ensure a vibrant mix o cultures is able to fourish in Abu Dhabis livable

spaces, while maintaining the unique traditions and cultures o the Emirates.

The Taskorce was also mandated to recommend the most eective regulatory

and institutional ramework or managing and implementing the plan.

The resulting Plan Abu Dhabi 2030: Urban Structure Framework Plan and

terms o reerence or the Urban Planning Council were prepared by the

Taskorce and adopted by the Abu Dhabi Executive Aairs Authority in 2007.

Articulating a clear direction and description o uture growth, the Plan

anticipates a population o 3 million by 2030 centred on the themes o

sustainability, economy and environment. In addition to oering ar reaching

land use proposals, it embodies a ramework or the management o Abu

Dhabis uture growth according to the ollowing overarching principles:

Abu Dhabi will be a contemporary expression o an Arab city

Growth in the city will be measured to refect a sustainable economy

Development in the city will respect, be scaled to, and be shaped by the

natural environment o coastal and desert ecologies

Abu Dhabi will maniest its role and stature as a capital city

The urban abric and community inrastructure will enable the values,

social arrangements and culture o an Arab city

Plan Abu Dhabi 2030 envisions two major urban cores linked by a world-

class transit system. The rst is the historic centre o Abu Dhabi at the

northern tip o Abu Dhabi Island. Together with designated near shore

islands currently under development, this area is visualized as an expanded

and enhanced Central Business District (CBD) with a concentrated ocus o

commercial activity surrounded by higher density residential communities.

The second urban core is an entirely new Capital District, located south

o Abu Dhabi Island between Mohamed bin Zayed City and Abu Dhabi

International Airport. Positioned where the desert meets the sea, and

shaped by a rich heritage, the Capital District will serve as a seconddowntown or Abu Dhabi and be a sustainable, authentic and modern

Arab city. It will be planned and designed to maniest Abu Dhabis role

as a capital city, with a Federal Precinct at its heart that will serve as the

national seat o government.


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MasterplanVision


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With an area o orty-ve square k ilometres, and a projected

population o three hundred and seventy thousand residents, the

Capital District is one o the most ambitious urban development

projects being planned in the United Arab Emirates.

The Capital District Masterplan provides a long term vision toward

2030 or the development o a global, 21st Century capital based on

sound planning principles, sustainable criteria toward environmental

quality and energy consumption and a desire to provide the highest

quality o lie possible or all its citizens.

In creating this new city, the Masterplan has capitalized on the sites

physical assets - its centrality within the region and accessibility

to both Abu Dhabi Island and to emerging developments on the

mainland; its proximity to a well-connected highway network;coastal climate and breezes; and its adjacencies to existing

residential neighbourhoods. The sites triangular shape provided

strong cues or organizing development around proposed high

capacity transit lines through the site and in creating a series

o symbolic and visual axes that link important civic spaces and

landmarks, terminating at a central civic space that will represent

the nation.

The Capital District is planned as a sustainable, compact, mixed-

use city, comprised o high-density transit-oriented communities,

employment, major universities, hospitals and knowledge-

based employment sectors, as well as a lower density Emirati

Neighbourhood. A central driver behind the Masterplan vision is

the symbiotic relationship between land use and transportation in

the creation o high quality, attractive district and neighbourhood

centres, vibrant streets and public spaces, and well-planned

cultural and community acilities, all served by a world-class public

transportation system.

The Capital District will be the new seat o national government and

house a diplomatic and embassy neighbourhood. It will also serve

as the city o Abu Dhabis second business district, providing over

one hundred thousand jobs in a dynamic mixed-use urban core. In

addition to a dense network o open spaces and community uses to

support the local population, the Capital District will host an Olympic

calibre 65,000 seat National Stadium as well as various sports

venues and conerence acilities. New universities and research

acilities will position the city as a hub or education and research.

The new city will also be a leader in environmental sustainability,

with requirements or the use o highly energy ecient building

structures, district cooling systems, water sensitive landscaping

and irrigation and an overall urban design plan that promotes

connectivity and walkability.


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MasterplanProcess


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Capital District Concept Plan

The Capital District Concept Plan was developed during a series o

workshops during the all o 2007 and involved UPC sta and ateam o international experts including architects, urban planners,

urban designers transportation engineers and transportation

planners. The goal o these sessions was to brainstorm and work

towards a preerred concept plan or the Capital District based on

principles o urban livability and high quality urbanism, sustainable

transport and inrastructure, cultural vibrancy, and energy ecient

landscapes and buildings. The Final Concept Plan was approved in

2007 and provided the blueprint or the Masterplan.

UAE Capital District Symposium

A UAE Capital District Symposium was held at the Emirates Palace

Hotel in Abu Dhabi over three days rom March 30th to April 1st,2008. The Symposium gathered key gures in the local leadership

and planning community as well as delegates and experts rom

around the world, to present, discuss and rame recommendations

about issues o importance to contemporary capital cities, with

specic ocus on creating a sustainable Capital District or Abu Dhabi.

A key recommendation o the Symposium was the creation o a

Capital Planning Commission to manage UAE Federal assets within

the Capital as well as assist in the planning and programming o the

symbolic, commemorative, and celebratory aspects o the Capital

District.

The Symposium was an ocially-sanctioned meeting o the

Capitals Alliance, an organization consisting o the capital planning

commissions o Australia, Brazil, Canada and the United States o

America and is part o an ongoing broader program, initiated by the

Abu Dhabi leadership, to bring the most progressive urban planning

approaches and practices to the UAE.

November 2007 March 2008

While Plan Abu Dhabi 2030 provides the overall context or the project, a

number o eorts shaped the principles and design o the Capital District and

served as the oundation or the Capital District Masterplan.


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Final Capital District Masterplan

The Capital District Masterplan was initiated in early 2008 based onthe nal Concept Plan and was developed by a consortium o inter-

disciplinary consulting teams and international experts.

The preparation o the Masterplan involved extensive consultation

with government agencies and stakeholders in all aspects o

planning and design including: the denition and renement o land

use and development requirements; architectural, urban design and

landscape architectural strategies; the articulation o sustainability

criteria and parameters; transportation modelling and intersection

analysis; distribution o utilities and inrastructure; and the

development o saety and security guidelines.

The Capital District public transport network was also planned in

close collaboration with the Department o Transport (DoT) and in

parallel with the preparation o the Surace Transport Masterplan

(STMP), an initiative commissioned by the DoT to translate the

conceptual transport strategy outlined in Plan Abu Dhabi 2030 into a

detailed Masterplan and implementation programme.

This Masterplan Summary provides an overview o the background

and concept planning process, and distills the key land use, urban

design, transportation and sustainability strategies that combineto make up the Capital District Masterplan. The documents that

collectively comprise the Capital District Masterplan include:

Capital District Federal Precinct Masterplan and Development Requirements

Capital District City Centre Masterplan and Development Requirements

Capital District Emirati Neighbourhood Masterplan and Development

Requirements

Capital District Inrastructure Masterplan (Volume I & Volume II)

Capital District Transit Network Design (Volume I & Volume II)

March2009


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SiteLocation &

Context


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Mussaah

Arabian Gul

Abu Dhabi City

Al Reem Island

Al Sowwah Island

Mina Zayed

Lulu Island

Saadiyat Island

Zayed Sports City

LocationThe current Abu Dhabi CBD is situated at the western tip o Abu

Dhabi Island. Plan 2030 proposes that this CBD be revitalised and

extended onto near shore islands and connected through a series

o bridges. Because o its constrained position, uture development

growth on the island is restricted.

To accommodate and concentrate uture growth in the region, Plan

2030 identied the ormer Khalia City C site, a triangular area o

land between Abu Dhabi International Airport and Mohamed bin

Zayed City, as the second downtown or Abu Dhabi and the new

Capital District.


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Yas Island

Mohamed Bin

Zayed City

Motor World

Abu Dhabi International Airport

Raha Beach

Khalia A

Masdar

North Wahthba

Baniyas

Al Falah

Khalia B


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Transportation AccessAt approximately 45 square kilometres, the site is at the centre

o development activity on the Abu Dhabi Mainland and has the

highest accessibility in the region. Two major highways the E20

and E22 bound its north and west sides and intersect at its apex,

while highway E11 runs along its south side. The site is strategically

located to connect with the key areas o the Abu Dhabi metropolitan

area such as the Airport, Al Raha Beach, Emirates Palace, Palaces

District, CBD, Corniche District, Cultural District on Sadiyaat Island

and the new developments on the mainland: Masdar, Mohamed bin

Zayed City and Khalia Cities A and B.

The Surace Transport Masterplan or Abu Dhabi envisions a highly

integrated transportation system comprised o improved highway

links and connections to surrounding communities; a high-speed rail

service to Abu Dhabi; some 131 KM o metro railway; regional rail

connections to nearby urban centres, including Al Ain; and a ne-

grained network o surace tram and bus service.

The Capital District will benet rom this comprehensive inter-

modal network, which will oer residents, employees and visitors

convenient and alternative methods o movement and connections

throughout the new city and to the surrounding region. And it will

encourage pedestrian activity and alleviate trac congestion as the

city and surrounding region undergoes phased development and an

increase in population.

Existing Features


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Surace Transport Masterplan, Abu Dhabi Department o Transport

Capital District


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Although the majority o the Capital District site

is vacant, there are a number o constraints and

opportunities acing development.

AirportThe Abu Dhabi International Airport is within ve kilometres o

Capital District CBD and has impacts on building heights due to fight

patterns. The airport and highway along the northern edge are also

high volume noise sources.

Existing Land UsesExisting land uses consist primarily o Abu Dhabi University, a

cemetery and military complex along the western edge o the site.

Subsurace ConditionsSubsurace conditions on the site are characterized by a high water

table and high soil salinity. Through evaporation o ground water

this condition can result in underground cavities.

Utility InrastructureA number o utility corridors exist along the west edge o the site,

including high voltage overhead power lines and gas lines. As part o

implementation, these lines will be relocated.

ClimateSituated at the northwest-acing coastline o the Arabian Gul, the

climate o Abu Dhabi is aected by the sea to the north and the

desert to the south. Proximity to the desert results in high solar

radiation and high daytime temperatures. During mid-summer

months, the sun is almost directly overhead or most o the

aternoon, creating a harsh outdoor environment or pedestrians.

Abu Dhabis location near water provides a northwestern wind

occurring rom noon until late evening nearly every day. This wind

transports resh air rom the sea, purging used and polluted air out

o the city and replacing it with resh air. It also creates a cooling

eect even though the air temperature is generally high.

Existing Features


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Capital District Site Constraints, Capital District Concept Plan


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GuidingPrinciples


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CultureThe Capital District is grounded in principles o Estidama, or sustainability,

and as such, will be a city where cultural, social, economic and

environmental systems thrive, or present and uture generations. The

ollowing core principles guided the Capital District Masterplan.

A Livable, and Modern

Arab CapitalThe structure o the Capital District is based on creating a culturally

symbolic, vital, contemporary and distinct Arab urban orm or this

new city. The plan proposes a high degree o land use mix and

diversity, with neighbourhoods linked by walkable streets and a

world-class public transport network.


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A Global CapitalAt the heart o the Capital District will be a Federal Precinct, which

will serve as the national seat o government or the United Arab

Emirates and be designed to celebrate the identity, culture and

values o the Emirates. Government buildings, national institutions

and embassies along grand boulevards will provide a symbolic

and memorable approach to the Capital District. Contemporary

Arab architecture and a strong international diplomatic presence

will reinorce the cultural diversity o the Emirates population.

Along primary boulevards and at gateways to the city, distinct

public spaces and commemorative places will reinorce the city s

ceremonial and symbolic unction and provide the space or the

parades, celebrations, and events that are an integral part o the lie

o a global capital city.


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Social

Complete CommunitiesCentral to the Plan or the Capital District is the commitment to create

a sense o community. The plan seeks to preserve the traditions,

heritage and way o lie o Emiratis and is fexible enough to

accommodate the needs o the Emirates diverse population, ensuring

everyone can live and work in peace and harmony.

The Capital District will provide a wide range o housing options

or all income levels. Residential neighbourhoods are designed

to accommodate the various needs and desires o Abu Dhabis

diverse population including Emirati extended amilies, -ex-patriot

households and guest workers.

Each neighbourhood will be well served by community services and

amenities, including cultural centres, youth centres, post oces,

womens centres, libraries, and mosques. Mosques have been sited

to be within walking distance o nearby residents. Two hospitals

will provide quality healthcare to the city and support the vision o

creating a healthcare precinct.

In the Capital District, open space is a strategic planning component

that greatly contributes to quality o lie. Throughout the city there

is a hierarchy o open spaces - rom large commemorative places,

to civic plazas to neighbourhood parks - which will provide a ocus

or national and local celebrations and be accessible to all residents

within a 5 minute walk.


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Diverse and Healthy EconomyA prosperous economy that benets all citizens is a primary at-

tribute o all vital cities o the world. The plan or the Capital District

is oriented towards acilitating the growth o Abu Dhabis key eco-

nomic sectors including healthcare, education and tourism.

The Capital District will host an Olympic calibre 65,000 seat National

Stadium as well as various sports venues and conerence acilities.

New universities and research acilities will position the city as a

hub or education and research.

Oce zones are poised to accommodate government unctions, as

well as high end oce tenants and multinational corporations seek-

ing presence in the Arabian Gul.

The strategic placement o land uses is based on maximizing their

inherent economic, as well as cultural synergies. The Capital District

CBD oers the highest concentration o oce use in order to attract

commerce and trade oriented towards the global needs o the mod-

ern business world. Along the north and south transit spines, local

retail and transit-oriented development nodes provide a range o

retail and employment opportunities within close proximity to transit

and residential neighbourhoods.

Economic

High-quality

Development OpportunitiesThe plan is grounded in the practical and unctional aspects o

creating high quality development parcels. Each city block andparcel is designed to provide maximum value or its intended use.

The block and parcel dimensions are the result o an in-depth

study o comparable cities and best practices o modern high

rise development around the world. With the intention o rapid

development it is important that the land parcels be as ecient and

fexible to accommodate the evolution o development requirements

over time.

To maximize development value, the majority o parking in the

Capital District will be provided in underground parking garages up

to our levels. In addition to underground parking, district parking

acilities are located to serve the total parking needs o visitors and

working population.

Streets in the Capital District have been designed to make the

most ecient use o space within the right-o-way. Select

utilities have been placed beneath the roadway, and buildings and

shading devices will provide maximum street enclosure to create acomortable, human-scaled streetscape.


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Height/Density Strategy

91-120 meters

71-90 meters

121-150 meters

51-70 meters

31-50 meters

15-30 meters


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Environment

A Connected CapitalAs the City o Abu Dhabi plans or regional mobility into the 21st

century it is important that this emerging capital district is based on

strategic integration o land uses that balance development densities

with transportation access. The Masterplan has identied a model

split goal o 40% o the trip generation to be accommodated by

public transportation by 2030 through the implementation o an

extensive network o regional rail, metro rail, street trams and eeder

bus systems.

The distribution o land uses and densities in the Capital District

is based on Transit Oriented Development (TOD) model that

concentrates a mix o transit supported land uses and development

densities strategically at transit station locations. This will provide

employment opportunities within walkable and relatively short

commute distances o residential areas.

Pedestrian AccessibilityWith the predominance o the automobile as the only means o

transportation in Abu Dhabi today, the Masterplan promotes a

strong pedestrian bias. The development o the proposed transit

network will generate more pedestrians on the street in the Capital

District. However, it is important that there is an inviting pedestrian

oriented network rom transit stations to nal destinations to ensure

adequate ridership o the transit system. The design o the Capital

District encourages walking as preerred means o transportation by

providing seamless pedestrian accessibility and inviting streetscapes.

Dedicated bike routes will be integrated into the streetscape and oer

opportunities or sae and convenient travel across the city.

A Sustainable CapitalAbu Dhabis desert and coastal climate poses some signicant

challenges to maintaining human comort in outside urban

environments.

The Plan seeks to mitigate the negative impacts o thermal heat gain

through comprehensive systems o shade and ventilation throughout

the urban environment. The undamental planning principles guiding

the geometry o the plan seek to naturally ventilate the city by

having roadways, block orientation, landscape and building orm

being oriented towards the prevailing winds.

Shading devices such as arcades, trellis and landscaped canopies

are thought o as a complex network o places that allow pedestrian

movement, solar protection and reuge rom the harsh climatic

conditions o Abu Dhabi.

Sustainable practices towards conservation o energy and water

are a key stone o the Plan. The plan optimises building energy use

and water consumption through the application o green building

practices as dened by the governments Estidama Program.

Recycling centres will be located within the ground foor o public

parking acilities and encourage individuals and households to recycle.

Fresh water is a precious resource in the Emirates. The plan oers the

best practices or the uture through the integration o design strategies

and guidelines to ensure that open spaces are designed and managed to

refect the desert environment o Abu Dhabi and to conserve our scarce

water resources.


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Throughout the planning process, design scenarios were

tested in order to understand the implications rom a wind

and cooling standpoint. Based on the results rom this

modelling and additional scientic research, strategies were

developed to guide decision-making with regard to the

orientation o streets and the positioning and dimens ioning

o buildings in order to best take advantage o the wind.


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UrbanDesign

Layers


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Urban Design Layers

Radial Streets

The city structure links national government, city lie and Emirati

culture through creation o distinct districts and national institu-

tions connected by grand boulevards, walkable streets, monumental

spaces and a world class public transit system.

At the citys centre, a radial pattern o streets surrounds a central

monumental space. This radial pattern o streets is the primary

ramework or identity and place making and provides the structure

or neighbourhoods and connect ivity within the District.

The Masterplan can be broken down into a series o strategic layers that

orm the basic urban design ramework or the Capital District.

SPORTSHUB

PRECINCT

SOUTH SPINE

PRECINCT

FEDERAL

PRECINCT

EMIRATI

NEIGHBOURHOOD

PALACE

PRECINCT

SoukDistrict

CentralBusinessDistrict

NorthSpine

District

FederalMosqueDistrict

CITY

CENTRE

PRECINCT

Grand Boulevards and

InstitutionsA series o seven, tree-lined grand boulevards, representing the

seven emirates, connect the symbolic centre with surrounding

districts, large civic institutions, and regional access routes. The

monumental Capital Boulevard provides a beautiul and dramatic

connection between the Presidential Palace and the Grand Mosque

on Abu Dhabi Island.

Precinct IdentityThe Plan strives to create a coherent sense o place that provides

precinct and neighbourhood identity through land use mix,

block structure, streetscape design, architectural expression,

district amenities, vibrant civic spaces and landscape expression.

Within each o the Plans six precincts are several smaller and

neighbourhoods ormed around retail and transit streets, community

acilities, schools and local parks.


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Tram alignment.

Regional rail alignment.

Metro / subway alignment.

TransitThe location o the public transport network has signicant impacts

on land use, density, pedestrian access and overall district character,

and was a undamental urban design device in the Masterplan.

Regional RailThe regional rail will connect the Capital District with Al Ain, Dubai,

the Airport and downtown Abu Dhabi. A multi- modal transporta-

tion hub will provide a world-class interchange or metro, ast train,

trams, buses and taxis and be a ocal point or high density retail

and oce development in the CBD.

MetroMetro stations will be conveniently located within walking distance

o the highest density areas in order to serve the largest population

and reduce reliance on driving. Transit-oriented development at each

station will provide a range o housing, shopping, employment and

community services.

TramsAn extensive and interconnected network o trams throughout the

majority o the city will ensure that no resident is less than a ve

minute walk rom transit.


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Land UseStrategies


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The designation o land uses in the Capital District is supportive ocreating high-quality, mixed-use and transit-oriented urban districtsand neighbourhoods. O the total site area there is approximately 26million square metres o developable land area with approximately 33million square metres o building gross foor area (GFA). Total openspace accounts or 178 195 hectares, or approximately 6% o thetotal developed area o the Capital District. About 15 million squaremetres make up the citys roadway network which includes areasdedicated to pedestrian and bicyles, desert landscaping, and publictransportations systems such as surace tram line and bus routes.Residential uses account or almost 60 percent o building GFAwithin the Capital District and occupy the greatest land area. Thehighest density residential areas are located in the CBD, with more

medium density neighbourhoods located along the North and SouthSpine. Lower residential densities are located in the Mosque Districtas well as west o the CBD. While residential areas in the CBD are,or the most part, mixed with oce uses, residential uses alongthe North Spine, South Spine and the Mosque District have a strongneighborhood presence and will benet rom close access to tram-serving retail streets and metro stations. Lower density residentialuses surround the City Centre Precinct and oer a range o housingoptions or nationals and expatriate households. These areas are alsowell served by schools, community acilities and commercial centres.

Oce uses account or the second largest percentage o building GFA(12%). The majority o general oce use is in the CBD, which hasover 80% o the overall general oce space in the Capital District.A lower density oce zone surrounds the central ceremonial spacewhere upper foors o buildings will house proessional services orresidential uses and lower foors will host a variety o specializedoce spaces relating to cultural activities and civic organizations.The remaining general oce space is located at TOD nodes along the

north and south transit spines, and in small amounts within the SportsHub and mixed-use buildings within the Federal Precinct.

Hotel, Government Oce and Healthcare have the third largestamount o building GFA and are concentrated in specic areas, or asin the case o hotels, located on a ew parcels with taller buildings.Hotels throughout the City Centre, Sports Hub, and North and SouthSpines, and at entries into the Federal Precinct will serve commercial,business and healthcare uses in addition to supporting tourism. Atull build-out, a total o approximately 4,600 hotel rooms and 2,030serviced apartments will be available.

Within the Federal Precinct, ederal government oce uses areconcentrated in a single area at the northwest edge o the CBDand extend towards the centre o the city. Major embassiesand signicant national institutions are located along the CapitalBoulevard, providing a visible and prestigious address or thesebuildings. A mix o housing, or diplomats and private residences,

along with other major and minor embassies and government ocesare located on either side o the Capital Boulevard. Opposite theFederal Precinct, at the edge o the CBD Federal Mosque District, isa concentration o lower rise oce buildings that will house AbuDhabi government departments and agencies and serve city centrebusinesses and nearby residential communities.

A variety o retail strategies are utilized throughout the Plan to supporta vibrant street environment and provide residents and visitors withthe high quality services they need. Retail venues such as a regionalmall, the multi-modal transportation hub, and high end retail locationsin the CBD and Souk Market, will showcase the citys retail diversityand excellence. Transit-oriented mixed-use retail streets along thenorth spine, within the Federal Precinct, the Mosque District, and theEmirati Neighbourhood, will serve people living and working nearby.

Saety and security acilities will service neighbouring areas withappropriate emergency services. In addition, utility acilitiesnecessary or appropriate city unction and service stations or those

driving in an out o the City Centre will be integrated into the citysurban character.

Land Use Summary


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The Land Use Plan represents the recommended

designations or use and pattern o uture

development in the Capital District. The plan

will direct the provision o public inrastructure

and guide all uture land use and development

decisions. The table at right provides the

population and land use designations by Precinct.

PrecinctGross Land

AreaResidential Oce Retail Institutional

Cultural /

CommunityMosques School s

Open

SpaceTotal GFA

Residential

Population

Daytime

Population

Ha GFA, m2 GFA, m2 GFA, m2 GFA, m2 GFA, m2 GFA, m2 GFA, m2 Ha GFA, m2

City Centre Precinct

CBD & Souk D is tr ic t 243 3,399,121 1,808147 323,162 101,574 21,369 28,810 64,838 17 5,682,183 67,982 179,994

North Spine D is tr ic t 713 6,036,152 377,113 128,000 117,851 60,188 61,342 868,339 49 6,780,646 120,651 246,623

Mosque Dis tri ct 176 733,281 169 ,016 16 ,000 69 ,659 11 ,064 55,011 196,428 19 1 ,054,031 14 ,666 40,595

Federal Precinct 310 628,746 1,604,457 30,521 253,784 45,692 21,755 77,576 33 2,584,955 12,575 77,072

Sports Hub Precinct 140 381,539 - 15,000 - 8,400 23,465 23,610 19 428,404 7,592 21,991

Emira ti Neighbourhood* 1,865 5,026,478 - 57,872 - 40,418 221,776 508,800 36 5,346,544 69,728 115,677

South S pine Precinct 982 3 ,785,300 221,530 64,286 - 92,000 87,100 136,500 22 4 ,250,216 74 ,059 131 ,698

TOTALS 4,429 19,990,617 4,180,263 634,841 542,868 279,131 499,259 1,876,091 195 26,126,979 367,253 813,650

Landmark (Tall)

Landmark

Open Space / Recreation

High-Density Res (R6)



Utilities

Service Station

Parking

General Office

Government Office

Retail

Hotel / Resort Civic / Institutional

Religious

School

Healthcare

Cultural / Community

Safety / Security

Conference Center

Transportation

Mixed Use

(within other land use)

(301 + units / hectare)

(151 - 300 units / hectare)


Medium-Density Res (R3)

Medium-Density Res (R2)



Low-Density Res (R1)(3 - 5 units / hectare)

Palace

Embassy / Diplomatic Area

Sports / Entertainment Center

Undeveloped Open Space

Tram

Metro

High Speed Rail

Bus Route

* includes Palace Precinct


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The Masterplan promotes a mix o densities across the city

appropriate to the location and mix o uses, transit access and

district character. Maximizing density and population can help

create successul places that can support local business, services

and acilities. In line with the strategy or building heights (acing

page), the foor to area ratio (FAR) is greater towards the centre o

the city, with the greatest density occurring above and around the

transportation hub and around the inner ring o the CBD.

Along the north and south spines, the highest densities are within

a 300m radius o each metro station. In between these mixed-use

TODs and along the spine edges, densities decrease to accommodate

a more mid-rise apartments and courtyard buildings.

Lower density residential neighbourhoods are located along theedges o the city, within the Federal Precinct, adjacent to the north

and south spines and between the CBD and Emirati Neighbourhood.

In these neighbourhoods, a variety o housing orms, rom row

housing, to apartments to single amily villas provide housing

options or a variety o household sizes and types.

FAR/Density

0m 200m 400m 1km

DENSITY / FAR

0-2.0

2.1 - 4.0

4.1 - 6.0

6.1 - 8.0

8.1 - 10.0

10.1 - 14 .0


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Proposed building heights relate to a variety o urban design, land

use, transportation and environmental considerations. The highest

buildings are strategically located along view corridors, adjacent to

civic and open spaces, at signicant entry points into the CBD and

at transit hubs. The inner ring boulevard in the CBD will have the

tallest buildings. Predominantly oce towers these buildings will

dene the image o the city and orm gateways to the two spines

and other important arterial boulevards. They will stand in contrast

to the lower rise Souk District in the city centre and surrounding

residential neighbourhoods in outer rings.

Building heights are calibrated to the location o transit service

and a high degree o land use mix. On the North and South Spines,

building heights increase at each o the metro stations, while

between metro stations and along the edges o the spine buildingheights decrease. This height strategy support the creation o high

density nodes at transit hubs, while also allows cool breezes to be

channelled through tall buildings to lower density neighbourhoods

beyond.

Building Heights

BUILDING HEIGHTS


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Movement & Connections

StreetsThe Masterplan or the Capital District continues and extends Abu

Dhabis traditional urban grid with an interconnected street system

designed to encourage walking, especially or short distances.Streets are classied according to a hierarchy o arterial, collector

and local streets. This hierarchy was established through careul

modelling o predicted vehicular trac volumes combined with a

desire to achieve a high quality streetscape environment and provide

comortable micro-climates at the street level.

The generous widths o the Entry and Radial Boulevards (70 75m)

allow or vehicular trac to be accompanied by a surace tram line

network, providing various modes o transport to a variety o land

uses. The Central Boulevard (62m) in the North and South Spines

carries signicant trac volumes rom the east into the CBD. This

key arterial will also house the underground metro system and

the relating surace metro stops and will provide the opportunity

or transit-oriented development. On either side o the Central

Boulevard, tram streets provide surace transit within a high-quality

pedestrian environment. On the outer edges o the spines, are major

collector routes (41 48m) that will eciently move trac in

and out o the city. In contrast to the main boulevards, local streets

(16 33m) connect short distances between residential, oce,

religious and other community activities within a district. These

streets create more pedestrian scale spaces within neighbourhoods,

while allowing or local vehicular trac movement. Rear alleys

(6.5m) provide or fexible building service access, and maintain

street ronts ree o undesirable activities.

To provide ecient links between the Capital District and the

surrounding region, a number o highway access improvements

are proposed. This includes: upgrading existing interchanges to a

more urban standard, proposing six new access points to the City,

including a direct ceremonial connection to the Federal Precinct at

its apex, and providing new overpasses to Khalia A to the north and

Mohamad Bin Zayed City to the west.

A world-class transportation system will connect

neighbourhoods within the Capital District and connect

the district to the wider region. The system will include

high-speed rail, metro rail, a surace network o trams

and buses, and a ne-grain interconnected network o

streets and sidewalks.


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Major Arterial - Entry Boulevards

Major Arterial - Radial Boulevards

Major Arterial - Central Boulevards

Collector

Collector - Capital Boulevard

Local Street

Minor Street

Service Alley

Pedestrian Only

0m 200m 400m 1km

STREET HEIRARCHY


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0m 200m 4 00m 1km

TRANSIT PLAN

Metro

High Speed Train

Tram

Major Bus Route

Metro Stop

Transit Hub

Park and Ride

Movement & Connections

TransitAs part o the Abu Dhabi Surace Transport Masterplan, the Masterp-

lan or Capital District proposes a highly integrated public transporta-

tion network that will provide high capacity, high requency service

to the majority o the region. This network will cover the Capital

District with the aim that a substantial proportion o the population,

and all key destinations, are within a 5 minute walk (or 300 metres)

o public transport.

The modes o public transport that will operate within the Capital

District include:

A high-speed regional rail connecting Dubai, Abu Dhabi International

Airport, Capital District, Downtown Abu Dhabi and Al Ain. A metro system providing high capacity, high requency service

along the north and south spines, and through the Federal

Precinct. A total o 10 metro stations are proposed and provide a

ocus or high density, mixed use development in order to serve

the largest population and reduce reliance on driving.

A comprehensive network o tram and bus routes with

interchanges provided at most metro stations.

A major multi-modal interchange at the centre o the city will

serve metro, ast train, trams, buses and taxis and house high

density retail and oce development.

Park and ride acilities will be integrated with transportation

interchanges and located just outside the city to serve regional

commuter trac and reduce trac congestion within the city.


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Walking and CyclingOne o the key aspirations o Plan Abu 2030 and o the Capital

District Masterplan is to create vibrant urban places that both wel-

come and encourage pedestrian activity. This is achieved through

the provision o high-quality streetscapes, a diverse mix o uses

and concentration o densities, and an emphasis on an integrated

public transport network, which supports the idea that every transit

passenger is also a pedestrian. The Masterplan addressed three

primary challenges in creating a comprehensive pedestrian network:

1) providing an attractive and accessible pedestrian environment by

keeping blocks small, providing generous and shaded sidewalks and

providing requent crossing points; 2) controlling the climate through

the creation o arcade zones, street and building orientation; and 3)

careully distributing the mix and concentration o uses to supportvibrant, livable neighbourhoods.

The creation o a walkable Capital is also extended to the deni-

tion o an integrated bike network, which provides dedicated routes

throughout the city. On the widest and busiest vehicular streets,

these paths are separated rom vehicular trac, and given dedicated

space within the sidewalk realm. On more local, narrower streets,

it is envisioned that bikes will share the road space, through the

provision o clear pavement markings that delineate bike zones rom

vehicular zones.

0m 200m 400m 1km

TRANSIT PLAN

Metro

High Speed Train

Tram

Major Bus Route

Metro Stop

Transit Hub

Park and Ride

Dedicated Bike RouteMetro StopTram Stop

5 minute walking distance from transit

WALKING AND CYCLING


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Open Space

The Capital District has been designed to maximise

opportunities or residents to enjoy a high-quality public

realm through a linked system o open spaces. Throughout

the Capital District there is a hierarchy o public spaces that

are located within easy access to all residents.

An integrated planning approach incorporates these various open

space types collectively to dene an interconnected network o

open space that includes the pedestrian zones in rights-o-way,

public transportation and bicycle corridors, public parks, plazas,

recreation areas, and private open space. The urban street is an

important open space corridor and streetscape designs respond

to the adjacent land use, scale o building and intended district

character. This signicant open space network will enhance theoverall character and identity o the Capital District by providing

great spaces or commemoration, celebration and the activities o

civic lie.

Open Space TypologyAll the open spaces are categorized into specic typologies based

on the size o the parcel, scale and intended character o the

space. These typologies include: ceremonial open spaces, district or

recreational parks, neighbourhood parks, civic plazas, linear parks and

pedestrian spaces in relation to street right-o-ways.

Open Space DistributionThe distribution o open space in the city is based on balancingopen standards with overall land densities and neighbourhood

populations. The Capital District aims to provide approximately 1

hectare o open space or every 1,000 people which is a substantial

amenity in a dense urban environment and signicantly greater than

many world class cities.

Sustainable LandscapesThe design o landscapes and open spaces in the Capital District will

respond to the desert environment o Abu Dhabi, and will respect

local ecological conditions and scarcity o resh water. Conservation

o water is a primary concern and is refected in the urban design

in coordination with the proposed water and irrigation network and

water management zones. All open spaces are classied as low,

medium or high water use areas, with specic horticultural goals

and guidelines associated with each.


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0m 200m 400m 1km

OPEN SPACE

Ceremonial

Civic Plaza

Linear

Recreation

Neighbourhood

Public Reserve


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Due to their location and urban design signicance,

certain parcels throughout the Capital District are

designated as landmark buildings and commemorative

sites. These sites will express and embrace the identity,

history, achievements and culture o the Emirates

through exemplary architectural, public realm, and

landscape architectural design.

Landmark BuildingsLandmark buildings will emphasize the skyline at important radial

axes and are opportunities or extraordinary architectural design

solutions. Landmark buildings within the CBD are required to be 150

metres in height. Landmark buildings along the transit spine are to

be 110 metres in height.

Commemorative SitesSeven central axes lead into the CBD, symbolically represent-

ing the seven Emirates. A series o monumental sites and national

institutions will reinorce the ceremonial character o these central

boulevards which either terminate or create view corridors into the

central monumental elliptical park. Another strong visual connec-

tion is along the Capital Boulevard in the Federal Precinct, across

the National Square and central oval, to the Federal Mosque. This

visual connection is reinorced by large rectilinear ceremonial parks

and landmark buildings. In addition, important monuments at key

intersections orm important gateways supported by the buildingsunique character, elaborate landscape elements, signage and public

art. Smaller monuments become points o interest in smaller civic

plazas and neighbourhood parks.

Institutional SitesInstitutional and civic acilities have been located at key locations

throughout the city. The Federal Precinct has the highest

concentration o institutional sites with a total o 30 sites being

reserved or the most prominent national and civic institutions, such

as museums, galleries, and centres. The majority o these sites ace

onto the Capital Boulevard, extending the ederal government ocus o

the ministries zone. In the City Centre there are 14 Institutional / Civic

sites with a total o approximately 347,000 square metres o acility

space. Institutional and civic institutions serve as part o a gateway at

the eastern end o the North Spine as well as key places o interest at

entry points to the CBD and other North Spine neighbourhoods.

These institutional and civic acilities will be composed o public

uses that are either publicly owned or operated by nonprot

organisations. Examples include local museums, central post oce

acilities, main libraries and civic uses that provide educational,

cultural, recreational and other similar public services.

Landmarks, Institutions &

Commemorative Sites


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0m 200m 400m 1km

LANDMARKS, MONUMENTS AND COMMEMORATIVE SITES

Tall Landmark Buildings

Landmark Buildings

Small Monuments

Large Monuments

Major Entry / Gateway

Secondary Entry / Gateway

Primary Ceremonial Route

Visual Connection


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The provision o accessible, high-quality community

services and acilities is essential to the uture o

any sustainable development and to the creation o

successul communities.

Based on local and international best practices, a range o community

acilities have been proposed within mixed use blocks within the

Capital District. Identied as community and cultural centres within

the plan, these centres will have a variety o community services

uses, including mosques, play grounds, health care centres, post

oces, recreational acilities, and womens centres.

A range o school sites and sizes have been provided throughout the

city, with the largest sites being along the north and south spine andwithin the Emirati Neighbourhood.

In addition to underground parking on every building site, district

parking acilities are located in above ground garages and below a

number o public parks to serve the total parking needs o visitors

and working population. Recycling centres will be located within

the ground foor o public garages and encourage individuals and

households to recycle.

Service stations are distributed throughout the city and located close

to regional routes to allow or easy access.

Community Facilities


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0m 200m 4 00m 1km

Schools

Mosques

Hospitals

Civil Defence / Police

Community / Cultural Centres

Petrol Stations

Major Sports / Recreation

Public Parking & Recycling Centre

Public Underground Parking

COMMUNITY FACILITIES


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PrecinctSummaries


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SPORTSHUB

PRECINCT

SOUTHSPINE

PRECINCT

FEDERAL

PRECINCT

SoukDistrict

Central

BusinessDistrict

FederalMosqueDistrict

CITY

CENTRE

PRECINCT


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EMIRATI

NEIGHBOURHOOD

PALACE

PRECINCT

orthpineistrict

The success o the Capital District relies on the creation o

distinct and identiable and neighbourhoods and places.

The Masterplan has identied six major precincts, each o

which are distinguished by unique characteristics such as

land use distribution, density, built orm, location to transit

inrastructure, and open space. Within each o these

precincts are several smaller districts, or neighbourhoods,

ormed around retail and transit streets, community

acilities, schools and local parks.

1. Federal Precinct

2. City Centre PrecinctCentral Business District

Souk District

North Spine District

Federal Mosque District

3. Emirati Neighbourhood

4. Sports Hub Precinct*

5. South Spine Precinct*

6. Palace Precinct*

* Currently under design development


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Federal Precinct

The Federal Precinct is located at the northwestern apexo the Capital District and will serve as the national seat ogovernment or the United Arab Emirates. The plan or theFederal Precinct supports the goal o making the CapitalDistrict a contemporary expression o an Arab City, withpeople living, working and thriving in healthy, supportiveproximity o each other.

Precinct Structure

The structural organization o the Federal Precinct is based on thevisual and physical connection o the existing Abu Dhabi city centreto National Square in the heart o the Capital District. The hierarchy

o land uses places the larger more signicant public institutions,such as libraries, museums, and government oces raming andreinorcing the monumental Capital Boulevard while allowing ane grain mix o uses to promote viable streets that are activatedthroughout the day. Smaller scale embassies, oces, associatedhousing and services interace with medium density residential usesborder the Federal Precinct.

The block structure acknowledges the uture role o transit bycreating direct routes rom all parts o the site to the proposeduture transit stations. Transit stations are located at key points toprovide comortable walking distances to the public institutions andmajor community parks and acilities.

Blocks

The building blocks o the Precinct are combined to create ahierarchy o building types and uses, dene edges and nodes, andprovide landmarks or orientation within the greater community.

The blocks are designed to ensure a ne grain street grid in order toallow maximum permeability throughout the neighbourhood and toallow or linkages to surrounding neighbourhoods.

Streets

Capital Boulevard is a ceremonial route which serves as a visualcontinuation rom the Grand Mosque and Presidential Palace on AbuDhabi Island into the centre o the Capital District. From Highways E20and E22, two Gateway Boulevards provide access to the edges o theFederal Precinct and direct access to the Capital District radial boulevards.There are our collector routes which lead to the central InternationalPark rom the Gateway Boulevards and a network o local streets whichserve to disperse and distribute trac.

Architectural Character

The overall architectural vision or the Federal Precinct is to create

a grand sense o arrival to the capital o one o the worlds mostprosperous nations. This vision will achieved through distinguishingcharacteristics appropriate to each individual zone within the Precinct,while achieving an overall cohesive image. Each zone shall refect aunique expression o building materials, colours, nishing techniques,landscape eatures, signage, roo orms, and climatic response.

The distinguishing elements are intended to reinorce the varyingexperiences o the place at a pedestrian scale, and respect the specicuse and unction o buildings and spaces. A cohesive architecturalcharacter will be achieved in elements such as horizontal roo orms,deep set windows and shade devices, a muted, desert colour palette,sturdy and durable materials, and elegant acade massing to express adignied image or the Capital.

Saety and Security

All government buildings, streets, and public spaces throughout theFederal Precinct will be careully designed to incorporate security

measures and best practices into their plans to preserve and protectFederal government assets and ensure the saety and well-being oall residents and visitors.


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Character ZonesThe Federal Precinct is divided into our character

zones, distinguished by their unique use, built orm,

character, and unction within the Precinct.

Ministries Zone

This zone is located at the eastern end o the Federal Precinct

and integrated into the surrounding Capital District CBD. In

the planning o this district the challenge was to create a

high-quality urban environment with pedestrian-oriented

streets and plazas, within a government oce district. The

zone is comprised o urban blocks o stately courtyard

buildings ranging rom 4 to 7 storeys with taller architecturalexpressions permitted at corner sites, marking major streets.

A proportion o government buildings are allowed street

ronting retail uses in order to provide services and amenities

or employees and visitors.

International Park is located in the centre o the Ministries

zone to provide a community open space ocus which can

be shared by residents, visitors, shoppers, and workers. As

part o the overall Capital Boulevard, this space will also host

ceremonial events, and two smaller institutional pavilions

could become venues or celebrating local, national and

international cultures.

Institution Zone

Located in the western area o the Federal Precinct, the

Institutional Zone rames either side o the Capital Boulevard.

Architecturally, building design and character will be bold, withparticular ocus given to distinct roo orms, and subtle wall

articulation to achieve larger scaled massing and variety in

elevation. Generous green edges along Capital Boulevard, will

reinorcing a dignied and stately entry into the Capital District.

Diplomatic Zone

The diplomatic zone consists primarily o embassies and a

variety o residential types with two small local shopping

nodes, together with schools, cultural/civic buildings,

and utility plots. A variety o embassy sites mixed with

residential plots will create a ner grain character to the

neighbourhood. Two large local parks in the heart o the

two diplomatic housing and embassy neighbourhoods will

serve the diplomatic residents and workers. The Diplomatic

Zone is connected via a regular grid o local roads o varying

widths which link into a two-way sub-arterial that runs

the perimeter o the neighbourhood and connects the two

Gateway Boulevards. Within the Ministries Zone the street

blocks are delineated by narrower pedestrian riendly local

streets that integrate into the CBD block pattern.

High Streets

Mixed-Use (Commercial/Residential) land uses are

concentrated along tram streets leading rom the north and

south to the centre o the Precinct and will orm a vibrant

commercial gateway to the area. Two smaller neighbourhood

mixed-use zones in the Diplomatic Zone will service the

residents and workers o the diplomatic neighbourhoods.

The overall ocus is on creating mixed-use shopping streets

or the neighbourhoods with retail uses on the ground foor

and residential and oce above. Retail uses on the ground

foor will stimulate pedestrian fow and street activity. Major

landmark uses such as hotels and oce centres, and higher

density housing, are to be located at the gateway Entry

Boulevards in order to provide activity anchors or streets.

Federal Precinct


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Ministries Zone

Institutions Zone

Diplomatic Zone

High Streets

High Density Areas


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Open Space

A well dened public realm in the Federal Precinct

provides a diversity o opportunities or expressing

local and national heritage and identity and or the

programming o events, celebrations, monuments and

commemorative spaces that refect the unique history o

the UAE.

Major Commemorative Spaces

Three major public spaces will provide ceremonial and symbolic

anchors or the Federal Precinct: National Square, located within the

monumental central oval space, International Park located between

the Ministries Zone and the Institutions Zone, and Monument Park,

located at the apex o the Federal Precinct.

Capital Boulevard

Connecting the Major Commemorative spaces is Capital Boulevard, a

major ormal and ceremonial axis through the centre o the Federal

precinct, which provides a signicant visual axis into the centre o

the city, and beyond, to the National Mosque. At the eastern end

o the Capital Boulevard, the grounds o a major civic / institutional

building will serve as a National Square or the Capital City o the

United Arab Emirates.

Neighbourhood Parks

Two large neighbourhood parks in the Diplomatic Zone provide

passive and active spaces or residents and visitors to the area.

Local Parks and Plazas

Throughout the Precinct are smaller gathering spaces consisting o

planted and paved plazas, eaturing ormal landscaping and tensile

shade structures.

Linear Parks

Linear parks will provide pleasant walking and cycling connecting

between districts and neighbourhoods.

Streetscapes

Throughout the Precinct, a varied palette o streetscapes designed

with generous sidewalk space, street urniture, shade andlandscaping, will invite pedestrian activity and ensure that public

spaces are activated throughout the day and evening.

Federal Precinct


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1 Major Commemorative Spaces

a. National Square

b. International Park

c. Monument Park

2 Capital Boulevard

3 Neighbourhood Parks4 Local Parks and Plazas

5 Linear Parks

3

1c

3

4

5

5

5

1b

1a

4


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Central Business DistrictThe Central Business District (CBD) is at the centre o the Capital

District with high density oce and residential uses combined with

a diversity o cultural and social amenities. It will be the largest

concentration o high density oce, residential and commercial

uses outside o the Abu Dhabi Island. Land uses consist o Class

A oce space providing over 150,000 jobs and residential

neighbourhoods o 3 million square metres oering a live work

environment or almost 70,000 residents.

A key organizing principle o the CBD is the close integration o

land use and transportation networks supported by high-quality

pedestrian-oriented urban design and vibrant open spaces to create

livable neighbourhood centres.

Residential developments oering a range o housing options are

clustered primarily within the south and north neighbourhoods,

and including local mosques, women and youth centres, libraries,

local retail shops and recreational acilities serve as central spaces

o gathering. These neighbourhoods are ramed by oce and hotel

uses located along main radial streets leading into the CBD.

The CBD oers a range o retail, cultural and entertainment

opportunities. High-end and local retail streets provide a diverse

range o shopping experiences while a large retail and entertainment

node in the eastern CBD will serve residents o the Capital District

and surrounding region.

Buildings, streets, and open spaces within the CBD are aligned to

maximize natural ventilation and the circulation o aternoon breezes

through the public realm. A series o linear open spaces provides

pedestrian connectivity through the district, with building podiumsand shade structures providing much needed shade during the

hottest parts o the day.

National institutions and landmark buildings at key entry points to

the City provide opportunities or distinctive architecture and rame

visual gateways to the CBD.

City Centre PrecinctThe City Centre Precinct is comprised o our distinct

districts or neighbourhoods: The Central Business

District, the Souk Market District, North Spine District

and the National Mosque District.


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High Density Ring

This iconic zone o the CBD will be a showplace o important

business in the Capital District. These buildings will be the highest

and most visible buildings. In the entire Capital District. It is primarily

a high-end oce zone with mixed-use retail as well as some

residential and hotel uses.

Regional Transit Hub

A multi-modal transportation hub will provide a world-class

interchange or metro, ast train, trams, buses and taxis and be a

ocal point or high density retail and oce development in the

CBD. This important regional transportation node will be the entrypoint or all visitors, and residents o the Capital District and will be

designed to express the status o Abu Dhabi as a global capital city.

Regional Shopping

A large city-serving retail and entertainment node, this

neighbourhood will be important or all residents o the Capital

District and surrounding region. The neighbourhood also serves as

an important transition between the North Spine and the CBD.

Government Ofces

Adjacent to the landmark Federal Mosque and open spaces o

national importance is a node o government oce uses. These

buildings will house local Abu Dhabi government agencies and that

will benet rom being located within the high density CBD.

Medium and High Density Residential

Neighbourhoods

These neighbourhoods make up the majority o the CBD. Oce and

hotels uses are located along main radial streets leading into the CBD

while mosques and community acilities serve as central spaces

o gathering. In general the neighbourhood will be a dense urban

residential zone with a wide variety o services easily accessible or

the pedestrian.

Cultural / Community Services

Within each residential neighbourhood are cultural and community

services, located adjacent to parks and mosques, which will provide

a variety o services or local residents. A number o compact school

sites at the edges o the CBD will serve the school-aged populationo these neighbourhoods.

City Centre PrecinctCentral Business District

CBD Height Character

The inner ring o the CBD will be the location or

some o the tallest buildings in the Capital District

and will be a showcase o important business in

the Capital District. These buildings will dene the

image o the CBD and begin to orm gateways to the

two spines and other important arterial boulevards.

This high density zone will stand in contrast to

the central International Souk Market and the

surrounding residential neighbourhoods.


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l

l

L l

l

l l

High Density Ring

Regional Transportation Hub

Regional Shopping

Local Government Oces

Medium & High Density Residential Neighbourhoods

Cultural / Community Uses


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The Souk Precinct is the symbolic nucleus o the Capital

District, instantly recognizable on any map with the

National Square at its centre and radiating roadway

pattern spreading out in all directions, like spokes on a

wheel.

The seven Emirates are represented in the radial roads, along with

a central monumental boulevard representing the collective UAE

ederation. This axial boulevard is unique in its design with extensive

parkways and string o ceremonial parks connecting the two

governmental /cultural anchors o the Capital District, the Federal

Precinct to the west and the Federal Mosque District to the east.

The urban orm o this district is based on the Middle Easternsouk, or bazaar, which is one o the classic dening eatures o a

traditional Islamic town.

Great Civilizations o the World

The leadership o the Emirates is seeking recognition o the great

civilizations o the world within the design o the Capital District.

The intention is to promote world peace, tolerance and acceptance

o many cultures through the creation o great public places. The

challenge is how to produce an authentic architectural image or

this concept o great civilizations that does not appear historically

overly simplied. The Souk International Market Place was identied

as one place where there could be natural synergies between the

concept o great civilizations and the design o a vibrant international

market place. A market district could be easily transormed by the

exquisite iconography o the ancient civilizations. For example, vivid

imagery rom the civilizations o the Mediterranean and MiddleEast could utilize art, symbolic designs and materials rom the time

o the Egyptians, Mesopotamians, Greeks and Romans; or Asian,

European and South American civilizations. Through art, signage

and thoughtul translations o the historical arteacts, the history

o the world could be a lively underpinning or a modern day Souk

celebrating the international market place o today.

Souk District



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Inner Oval Zone

The Souk District will house important Capital District cultural and

civic oces adjacent to the ceremonial open space and Federal

Precinct and will dene the edge o the oval park. The development

program or this zone is comprised o stately buildings that are

home to a mix o prominent cultural institutions, non-governmental

agency oces, and other uses seeking a prestigious address. Also

interspersed amongst the oce uses, there will be small boutique

hotels, restaurants, caes, branch oces o major banks, airlines and

other places o importance to visitors.

International Souk Market Place

The Souk Market Place is imagined to be one o Abu Dhabis most

popular shopping venues, attracting both residents and city visitors

alike to a diverse and exciting market experience.

Recalling the traditional markets o the Middle East it will also

encourage a mixing o cultural backgrounds in a city that promotes

tolerance and acceptance. It will have a high concentration o ne

grained retail development with a street-ront ocus and be a

popular tourist destination.

Covered Market Streets

The key element o the Souk District is the network o narrow

shopping/market streets that make up the districts circulation system.

The primary shopping street in the centre o the souk district

provides over two kilometres o retail street rontage. At this scalethe souk identity is dened by a multitude o destinations and

places. Based on the geography o the land uses and road way

geometries in the CBD, the Souk International Market Place is

composed three major sub-districts.

High-end International Boutique Market

Tourist / Local Products Market

International Food / Produce Market

Plaza Souk Entry Points

The tram will circumnavigate the outer edge o the Souk district. Tram

stations have been located at the large public plazas are located at

the key assess points to Souk. These plazas will civic destinations

with hotels, restaurants and shops along the perimeter with artul

landscapes, water eatures and shading devices establishing the

design character o the place. The intended atmosphere o the plaza

the draws inspiration rom urban piazzas o Italy.

Linear Green Spaces and View Corridors

These linear parks will allow the Souk district to connect back to other

CBD neighbourhoods. They act as both green pedestrian corridors and

as visual/axis corridors into the central oval park space.

Souk District



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Inner Oval Zone

International Souk Market Place

Covered Shopping Streets

Plaza Souk Entry Points

Linear Green Spaces and View Corridors


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Souk District Building Prototype Organization

This district design incorporates a variety o land uses intended to

enhance the symbolic character o the district and overall urban

vitality o the City Centre Precinct.

The unique urban design o the Souk District is a combination o

many actors including a specic land development approach.

In the Souk Market Place a multi-block development strategy is

recommended or creating a parking structure under multiple blocks

that serves that portion o the district. This will probably require

that multiple parcels be developed by a single entity to ensure

access and service.

The Souk District is composed o three distinct components and

corresponding building prototypes:

1) Inner Oval

2) Souk Market Place

3) Souk Outer Edge

4) Plaza Buildings

The low density and scale o the Souk District is accentuated by the

high density tall buildings o the inner ring boulevard.

The podiums o these high density buildings area required to be 3-4

foors high to create a consistent perimeter street wall dening Souk

Market District.

Inner Ring BoulevardInnerOval

Souk Retail

LandmarkBuildings

Inner OvalBuildings

Pedestrian StreetBuildings

Tram PlazaBuildings

Lobbies & Retail

Continuous Below Grade Parking & Service Deck

Tram

3-4 foorPodiumHeight

5 to 7 storeys 3 to 4 storeys 7 to 8 storeys

Section Diagram rom Inner Oval to Landmark Buildings Sites

Section Through Souk District (A)

Souk District



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3 Souk Outer Edge Ring

Boulevard Buildings

5to7storeys

Plotslocatedonouterringroadof

the Souk.

Denesthestreetwall.

4 Souk Plaza Buildings

7to8storeys

Plotslocatednexttotransitpiazzas.

Heightservesasway-ndingdevice

in Souk. Unique identity to exterior

envelope including a tower element

within the plaza.

2 Souk Market Place

Pedestrian Street Buildings

3to4storeys

LocatedwithintheSoukon

pedestrian retail street.

Denespedestrianretailzone.

Shading device required.

5to7storeys

Buildingfacadescreateanurban

wall at the central ceremonial space.

Denesstreetwall.

1 Inner Oval Buildings

Building Prototype Principal Zones

Tram Plaza Buildings

Inner Oval Buildings

Pedestrian Street Buildings

Ring Boulevard Buildings

(A)


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The design o the North Spine ocuses on creating a

critical mass o mixed-use development and a highly

pedestrian-oriented street environment at each transit

node in order to build high transit ridership and create

unique district identity. Supporting this primary ocus

are major civic acilities, retail-mixed use nodes at

tram stations, and a diverse mix o housing types,

which combine to create a series o attractive urban

neighbourhoods along the northern length o the city.

Transit Oriented Development

A central concept behind the design o the North Spine is the

creation o transit-oriented development (TOD) nodes at each metro

station. Transit oriented development is a place that, by design,

encourages transit use through a dense concentration and mix o

land uses, pedestrian-oriented streets, high-quality urban design, all

supported by high capacity and requent transit service. Clusters o

high- and mid-rise oce, hotel and residential buildings will anchor

each metro station. These locations will eature the highest density

development along the spine, and oer opportunities or landmark

buildings. Between metro stations, residential blocks, consisting o a

variety o housing types and densities, will be within easy walking

distance o tram and metro service.

Arcade Streets

Along retail streets, and in conjunction with tram stops, buildings

will be designed with arcade zones. These arcade systems will be

the main route or pedestrians through the district and will connect

key public places within the city. The primary purpose or the

arcade zones is to provide pedestrian comort. This zone will create

a shaded environment to encourage on-street activity at all times

o the day. This shaded zone will also protect the ground foor o

buildings rom the highest density areas are located adjacent to

metro station and retail streets..

T

Arcade Streets

City Centre PrecinctNorth Spine District


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North Spine General Height Ch aracter


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TNorth Spine District


Retail Streets

At each metro station will be a transit-oriented development node.

Coinciding with each o these nodes will be an intimate retail street

that provides a link between each neighbourhood. This retail street

will be lined with neighbourhood retail and services and have a

high-quality pedestrian environment consisting o shaded arcades,

street trees and street urnishings. Restaurants and caes will serve

area residents, oce employees and visitors, while businesses along

these streets will take advantage o the pedestrian trac generated

by metro and tram stations.

Neighbourhood Tram Streets

Running the entire length o the spine, neighbourhood tram

streets provide pedestrian oriented, walkable, and human-scaled

streetscapes.

Central Boulevard

The Central Boulevard running the length o the north Spine will

serve as a symbolic entrance to the city. Public art, monuments,

national institutions, and mosques will provide visual div

abu dhabi capital district

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