Ministry Guidelines - Oman

8/10/2019 Ministry Guidelines - Oman

http://slidepdf.com/reader/full/ministry-guidelines-oman 1/64

DEVELOPMENT CONTROL PLAN FRAMEWORK

FOR TOURISM DEVELOPMENT PROJECTS





His Maje ySultan Qaboos Bin Said





DEVELOPMENT CONTROL PLAN FRAMEWORK

FOR TOURISM DEVELOPMENT PROJECTS

2010





Chapter Subject Page

1 Introduction 8

2 De nitions 9

3 Legal framework 12

4 Administrative procedures 15

5 Planning process 21

6 Planning guidelines 24

7 Social and environmental planning aspects 34

8 Controls for special areas 41

9 Surface water drainage and ood control 47

List of annexes

Annex 1 : List of concerned authorities and their contact details

Annex 2 :Forms related to real estate ownershipin Integrated Tourism Complexes

Annex 3 :Procedures related to real estate ownership in IntegrgatedTourism Complexes

Annex 4 : Request Form for an Integrated Tourism Development status

List of gures

Figure 1 :Administrative procedures for review and approvals oftourism development complexes

Figure 2 :Suggested process for issuing environmental approvals forITCs

Table of contents



8

1. Introduction

1.1 General

This Development Control Plan Framework (DCPF) is prepared by the Ministry of Tourism (MOT)in coordination with the Ministry of Housing, Ministry of Regional Municipalities and WaterResources, Ministry of Environment and Climate Affairs, Muscat Municipality and SupremeCommittee for Town Planning in response to the requirements of Royal Decree No. 65/2007(Article 3).

DCPF helps in establishing a consistent process to be followed for every tourism development.However, it is understood that it is extremely dif cult to have a ‘one-size- ts-all’ standard. Thus,MOT has attempted to incorporate standards that can be used by the majority of developers, but the

process also allows for exibility that responds to creative and innovative plans and designs.

1.2 What is a Development Control Plan Framework?

The DCPF is a document which provides a summary of the various policies, guidelines, andstandards adopted by the MOT and other concerned authorities (please refer to Annex 1 for details)for the planning, development and operation of Integrated Tourism Complexes (ITCs) and whichdevelopers should abide by throughout the development process.

1.3 Purpose of Development Control Plan Framework

The main aim of this DCPF is to provide well de ned and consistent tourism development standards,and an equitable review and approval process for ITCs.

The speci

c purpose of this DCPF is to provide guidance to entities submitting developmentapplications relating to all land designated by MOT for the development of ITC. This DCPF coverstwo main parts:

• Procedures to be followed for ITC development.

• Guidelines and standards to be met, (e.g. building densities, heights, etc.).

1.4 Use of the Development Control Plan Framework

Developers are expected to study the DCPF and apply the guidelines and standards provided in all planning phases of their developments.

The MOT will review the DCPs, Plans of Development (POD) and other documents submitted bydevelopers against the requirements, guidelines and standards outlined in this DCPF.

Developers are encouraged to discuss their proposals with the MOT as early as possible andto ful ll all the requirements of the DCPF to ensure compliance and avoid delays and costlyamendments.

After review and approval of the DCP by the MOT, it will be rati ed by a ministerial decisionaccording to the relevant laws.



9

2. De nitions

This section provides the de nitions of terms used in the DCPF to ensure standard and consistent

understanding throughout the development cycle.

Best InternationalPractices

The exercise of that degree of professional skill, diligence, prudence and foresight as would reasonably and ordinarily beexpected from a skilled, quali ed and experienced developer incarrying out responsibilities and discharging operations of a typesimilar to the project tasks.

Building Area(footprint)

The area of land measured at nished ground level that isenclosed by the external walls of a building or any attached

balconies or terraces.

Building Envelope

The three dimensional shape within which a development must

t. It de

nes the limits for the siting (including setbacks) andheight of any buildings.

Building Height

Is measured from nished ground level or the top of the basement whichever is higher to the height of the parapet.Roofs and unoccupied towers or architectural structures are notincluded in height measurement.

Building Permit To be obtained from the Concerned Municipality uponsubmission of a request by the Owner or his/her representative

Building ConstructionPermit

To be obtained from the Concerned Local Municipality uponsubmission of a request by the main contractor

Building Set BackThe distance between the relevant boundary and the nearest

part off the building to the boundary not being a car port,veranda, balcony or roof overhang.

Civil Defence Facilities Facilities developed for civil defence purposes according toROP standards and requirements.

CommunityDevelopment Plan

The plan of the Project Company for the development and promotion of the local community in the vicinity of the ProjectArea

Community Facilities Use of premises, within the DCP Area, for the provision of cultural,social or community services (e.g. schools, libraries, colleges,museums, community halls, hospitals, clinics, medical centres,mosques, landscaping, etc provided for the public).

Conceptual Master Plan

Provides an indicative graphic presentation, supported by awritten statement of the project vision and development intentin accordance with the land use plan. It is subject to technicalreview and detail design and does not commit the developer toits detailed outcomes.



10

Created Waterways

Those canals, water channels and other waterways situated inthe Project Area which have been or are to be created for the

purposes of the Project and which are identi ed and describedmore particularly as such in the Layout Plan and the Master plan.

Development ControlPlan Area (DCP Area)

Means the area having the coordinates described in thekrooki provided by the Ministry of housing for the speci cdevelopment.

Development ControlPlan Framework(DCPF)

Is the document set by the Ministry of Tourism in coordinationwith relevant government authorities to provide frameworks,standards, speci cations, measures and conditions to be used

by the developers to prepare the development control plans forIntegrated Tourism Complexes.

Development control

plan (DCP)

The document that is prepared by the Developer and approved by the MOT incorporating the primary and detailed plans as

well as the standards, speci cations, measures and conditions ofconstruction in the Integrated Tourism Complexes.

Domestic PetsMeans any animal, bird, reptile or sh which is kept in a

private dwelling for the interest, enjoyment or protection ofresident therein and not for sale, consumption or sacri ce.

Environmental ImpactAssessment (EIA)

EIA is a legal process that evaluates a development’s potentialenvironmental risks and impacts in its area of in uence,examines project alternatives, identi es ways of improving

project selection, siting, planning, design, and implementation by preventing, minimizing, mitigating, or compensating foradverse environmental impacts and enhancing positive impacts.

Environmental ImpactAssessment Report

The report resulting from carrying out an EIA for a proposeddevelopment and which is to be submitted to Ministry ofEnvironment and Climate Affairs (MECA) by the developer forreview and approval before starting the construction stage.

Final Master PlanIt is the engineered copy of the preliminary master plan with alldetails for roads, boundaries, landscape, infrastructure networksand sectors and phases of the DCP.

Infrastructures Provisions of basic services to ITCs including but not limited towater, electricity, sanitary drainage, roads, etc.

Land Use Concept Plan(LUCP)

Is a plan in the DCP that de nes land use and structuralelements in a notional way without being prescriptive on theexact boundary or location of those Land Use or structuralelements.



11

Level of Service (LOS)

LOS is a concept used to describe the degree of comfort ordiscomfort (delay) that drivers experience whilst driving throughthe road or junction. The service is graded from A to F, where A isthe highest and level F is the lowest.

Ministry Means the Ministry of Tourism (MOT)

Mixed Use Means a development which includes tourism and residentialuses.

Phasing Plan The plan for phased development of the Preliminary MasterPlan.

Plan of Development(POD)

It is a document containing all relevant information, details andspeci cations in respect of either pre-development works ordevelopment works and land use for a sector of the DCP.

PlotMeans an individual plot of land created by subdivision of partof the DCP Area.

Pre-DevelopmentWorks

All works necessary to transform the natural project land to astate where it is ready to be developed for its intended use.

Preliminary MasterPlan

Provides a detailed graphic presentation, supported by a writtenstatement of the project vision and development intent and maindevelopment guidelines in accordance with the land use plan.

Residential unit Any saleable unit in the ITC to be privately owned, even if it isserved by hotel management.

SectorMeans an area of land within the DCP Area having an area and

boundaries chosen by the Developer for inclusion in a POD.

SubplotMeans a subplot of land created by subdivision of a plot orunit into subplots and subunits each with access to CommonProperty as shown on a subplot plan.

Subplot PlanMeans a plan of subdivision of a plot or unit forming part of aPOD submitted for approval by the Developer to the ApprovalAuthority in accordance with this DCP.

Tourism Uses Hotels, marina, golf, restaurants, etc.

Traf c Impact Assessment(TIA)

A TIA study is a technical appraisal of the traf c and safetyimplications relating to a speci c development. The information

provided in the studyshould enable the relevant authorities to assess the traf c impactof such development.

Unit Means any at, apartment, building or any other structurewhich is situated on a plot.





13

7 MinisterialDecision No.

98/2009

Stipulating a new condition for thelicensing of ITCs as follows:

“The number of residential unitsin an ITC should not exceed thenumber of the tourism units”.

Ministry of Housing

B. Building Regulations

1 Local Order No.23/92

Requirements for site planning andarchitectural detailing requirementsfor Muscat Municipality

Muscat Municipality

2 Building RegulationDocument No.

48/2000

Requirements for site planning andarchitectural detailing requirements

for the rest of Oman

Ministry of RegionalMunicipalities and

Water Resources

C. Urban Development Standards & Speci cations

MinisterialDecision No.20/1990Amended by 23/97

Rules Regulating and SpecifyingCoastal Setbacks

Ministry ofEnvironment & ClimateAffairs

Oman Planning Guidelines Supreme Council ofTown Planning

Oman Highway Design Manual Ministry ofTransportation andCommunication

D. Social & Environmental Planning Aspects

1 Royal Decree No.114/2001

The Law on Conservation of theEnvironment & Prevention ofPollution

Ministry ofEnvironment andClimate Affairs

2 Royal Decree No.115/2001

The Law on Protection of Sourcesof Potable Water from Pollution

Ministry of RegionalMunicipalities andWater Resources

3 MinisterialDecision No.187/2001

Issuing the regulations fororganizing the issuance ofEnvironmental Approvals and FinalEnvironmental Permits



Control of air pollution from pointsources




14


Regulations for Noise PollutionControl in Public Environment



Regulations for Wastewater Re-Useand Discharge



Regulations for the Management ofSolid, Non-Hazardous Waste






16

4.2.4 In parallel, MOT will send copies of the preliminary master plan to the followinggovernment authorities for their review, comments and approvals:

• Ministry of Housing

• Concerned Municipality if within Muscat Governorate, Dhofar Governorate orSohar Development Of ce’s jurisdiction.• In other cases: Directorate General of Technical Affairs, Ministry of Regional

Municipalities & Water Resources.• ROP (Security Authorities , Traf c and Civil Defense )• Ministry of Transportation & Communication (in case there is a marina

component)• Supreme Committee for Town Planning

4.2.5 The developer is requested to amend the preliminary master plan as per MOT andother authorities’ comments and submit the amended preliminary master plan not laterthan three (3) months from receiving the comments to be concurrently approved andstamped by MOT and other concerned authorities.

4.3 Approvals for the Final Master Plan

4.3.1 Following the of cial approvals on the preliminary master plan, the developer startsto prepare the detailed engineering plans and designs (Final/detailed Master Plan) asdetailed in chapter 5.

4.3.2 The nal master plan (7 A0 hard copies and 7 digital copies) is to be submitted within

nine (9) months from obtaining the approval on the preliminary master plan.

4.3.3 In parallel, the developer will submit a complete detailed copy to the followingauthorities for their concurrent approvals:

• Concerned Municipality if within Muscat Governorate, Dhofar Governorate orSohar Development Of ce’s jurisdiction

• In other cases: Directorate General of Technical Affairs, Ministry of RegionalMunicipalities & Water Resources.

4.3.4 MOT will review the nal master plan within 45 business days.

4.3.5 In parallel, MOT will send copies of the nal master plan to the following governmentauthorities for their review, comments and approvals:

• Ministry of Housing• ROP Operations Department (3 copies) for nal approval

4.3.6 At this stage, the developer should start coordination with Public Power and WaterAuthority and the Omani Wastewater Company.



17

4.4 Approvals for the Plans of Development (PODs)

4.4.1 PODs are to be submitted in two (2) copies in conjunction with a full set of all otherrelevant approvals as detailed in chapter 5. One copy will be submitted by the

developer to the Concerned Municipality for review before issuing the building permits.

4.4.2 The other copy will be submitted to MOT to be reviewed within a period of 30 business days for each complete set of POD.

4.4.3 The municipality will only review the architectural drawings and MOT will reviewall drawings of each POD, through its contracted consultants.

4.4.4 The developer is requested to amend the POD(s) as per MOT and concernedmunicipality’s comments and submit the amended plans; not later than one (1) monthfrom receiving the comments to be concurrently approved and stamped by MOT andthe municipality.

4.4.5 Upon granting the approvals, the concerned municipality will issue the building permitof the approved components.

4.4.6 The main contractor then submits for receiving the construction approval from the localmunicipality(s).

4.5 General Procedures

4.5.1 After land allocation, the developer will be granted the right to access the land in orderto start the preparatory site investigations, planning and design process.

4.5.2 If the developer wishes to apply for an ITC status of the development, awritten application should be submitted to the Ministry (See Annex 3) togetherwith other requirements at the Conceptual Master Planning level (please see below).

4.5.3 The application will be studied by the Tourism Ministerial Committee, pursuant to thelaw, and a decision to grant or withhold the ITC status will be made.

4.5.4 Together with land allocation, a copy (hard and soft) of the DCPF will be handed tothe developer. The developer is required to follow the planning stages, adopt guidelinesand standards throughout the planning phases.

4.5.5 MOT will not accept submissions if they lack any of the relevant requirements as perthis DCPF.

4.5.6 When reviewing the master plans, MOT will only consider those components of the plan which MECA has included in its preliminary environmental approval.



18

4.5.7 With the submission of the PODs, the developer should submit detailed informationrelevant to the following items to the MOT:• Name of the project consultant• Scope of work of the consultant• Timeframe of the required scope of work • The speci c component(s) which the consultant is responsible for

4.5.8 Specialized consultants are required for special development features such as golfcourses, marinas, etc.

4.5.9 The developer is required to follow up the review process with thedifferent government authorities and respond to their comments and amend his

plans accordingly.

4.5.10 Copies of all environmental approvals should be submitted to MOT with relevant

documents for approvals.

4.6 Master Plan Amendment Procedures

4.6.1 Once approved, no amendments to a master plan will be allowed unless MOT receivesa written request from the developer detailing and justifying the proposed amendmentsand MOT approves it in coordination with other relevant authorities.

4.6.2 In general, major amendments or modi cation to master plans are discouraged.

4.6.3 Any changes/modi cations in the master plan will require a new approval of MECAand other concerned authorities, as per the law.

4.7 Review/Administrative Fees

4.7.1 MOT may collect an “administrative fee” of 0.25% of the project’s estimated cost tocover the following:

• Of cial reviews by the municipalities and civil defense authorities• Appointment of specialized consultants to review engineering drawings on behalf

of MOT• Costs of development monitoring on the ground by MOT staff

4.7.2 This fee will be paid in parallel to the construction permits issued for the POD(s).

4.8 Follow-up, Monitoring and Evaluation

4.8.1 Developers are requested to submit progress reports every three (3) months to MOT forfollow up and evaluation.



19

4.8.2 MOT will monitor the implementation of developments on the ground to ensure propercompliance to standards and schedules.

4.8.3 MOT may appoint a consultant to follow up and monitor the implementation of the

tourism project on the ground.

4.8.4 Any deviations from standards or timeframes will be communicated to developers forimmediate corrective actions.

4.8.5 In case of persistent deviations by developers, MOT will take the necessary actions.

4.9 Environmental Reviews and Approvals

• To ensure that tourism development is carried out with appropriate environmentalsafeguards, the environmental approvals for such developments are granted on a tieredmanner parallel to the project planning cycle (Figure 2).

• MOT coordinates the procedures and timeframes of environmental approvals withMECA in order to ensure a smooth planning cycle that respects the environment andnational cultures as well as achieves the intended economic goals of the Ministry.

4.9.1 On the Conceptual Master Plan Level

• In parallel with the submission of the conceptual master plan, MOT in coordinationwith MECA will carry out an Initial Environmental Evaluation (IEE) of the proposed

plan.

• The purpose of IEE is to broadly ensure that the environmental considerations areintegrated into the development planning and that no signi cant environmental/socialrisks are expected from that development.

• The outcome of this stage is a “Terms of Reference” (TOR) for the developer withguidance on available standards/guidelines for speci c components, the necessaryconsiderations and details that should be addressed in the environmental studies to becarried out within the next planning phases.

• No environmental approvals are granted at this stage.

4.9.2 On the Preliminary Master Plan Level

• The developer should carry out a Strategic Environmental Assessment (SEA) on themaster plan level covering the proposed development and all its components accordingto the requirements of MECA.





21

5. Planning process

5.1 General

• This section describes the process of planning and management of ITC projectsadopted by MOT in coordination with concerned authorities.

• It involves a four-tier planning process: Conceptual, Preliminary and Final master planning, and Plan of Development phases. The developer is required to complete therequirements of each phase - as detailed below - and submit it for approval by MOTand other concerned authorities before proceeding to the next phase.

• All development submissions in response to these planning phases should include bothgraphic representations and descriptive/analytical reports.

• Details and requirements under each phase are given hereunder.

5.2 Conceptual Planning Phase

To meet the requirements of the rst phase of approval, the developer has to deliver a “ConceptualMaster Plan” including the following:

5.2.1 Description of the DCP area and environs5.2.2 Development vision and concept: Explaining how the developer envisages the proposed

development to be within the national and international tourism contexts.5.2.3 Development objectives: Identifying the short, medium and long term goals of the

development.5.2.4 Analyses of site characteristics, potentials, and constraints: Collection andanalysis of DCP area-speci c data and information (physical, ecological, climaticand socioeconomic) necessary to gain an understanding of the site’s development

potentials and explore opportunities as well as constraints.5.2.5 Planning Principles: Planning principles which the developer adopts in order to meet the

development objectives.5.2.6 Proposed overall land uses and project components: The intended land uses and structural

elements of the development within the DCP area in an indicative manner. It is notintended to prescribe the precise boundary or locations of those land uses or

structural elements, but rather to show notional locations.5.2.7 Development Phases: Development priority of sectors and intents of the development and

their timeframes.5.2.8 Infrastructure requirements: Utilities and networks including accessibility and movement

systems (e.g. electricity, water, wastewater treatment plant, road networks, etc).5.2.9 Estimated costs of the project.5.2.10 Name and particulars of developer, promoters and specialized consultants.



22

5.3 Preliminary Planning Phase

5.3.1 This phase involves the development of the approved conceptual master plan of the project to a higher level of details identifying prototypical building footprints for

the various land uses under consideration, along with related infrastructure and phasing.5.3.2 To meet the requirements of this phase of approval, the developer has to deliver a

“Preliminary Master Plan” including inter alia the following:• Land use plan and land budget with the foot print of different components of the DCP

area, with initial coordinates• Maximum heights of buildings for different sectors• Densities and setbacks for different land uses and areas• Number of units and buildings• Prototypical sections showing the relationship of roads and buildings• Plan for drainage and ood protection, if relevant

• Traf c impact study, if needed• Preliminary landscape plans• Housing land requirements for the employees of the project (inside or outside the

DCP area)• Services & Facilities (e.g., educational and health facilities)• Infrastructure, utilities and networks (e.g. water, electricity, wastewater, solid

waste, roads –inside and outside the DCP area).• Sites dedicated for civil defense facilities, solid waste disposal, police and

security services, etc.• Development timetable (Schedule)• A copy of the Preliminary Environmental Approval for the project and its components

as indicated in the preliminary master plan

5.4 Final Master Planning Phase

• In this phase, the preliminary master plan must be engineered and detailed suf cientlyto prepare for nal review and approvals before issuing the construction permits.

• To meet the requirements for this stage of approvals, developers should submit a FinalMaster Plan document including inter alia the following:

5.4.1 Drawings and Graphics

• The proposed subdivisions of all sectors and parcels including roads, community uses,open spaces, residential lots, etc.

• Locations of all proposed uses and where relevant building envelopes for each POD.• Indicative architectural designs or suggested styles of development components.• Infrastructure and utilities: details of requirements, sources, networks, locations and

management plans.



23

• Final development phases, execution plans and time schedules with lists of componentsfor each phase.

• Perspectives and sketches illustrating the features of all development components.

5.4.2 Technical Report

The above mentioned requirements should be complemented with a report describing and analyzingthe nal planning phase and its outcome and should include the implementation schedule andestimated costs.

5.5 Plan of Development (POD) Phase

5.5.1 This phase involves the nal details and working drawings for individual sectors, plotsand/or components of ITCs.

5.5.2 Upon approval of a POD, developers will be granted construction permits to commencework on the ground.

5.5.3 The requirements for submitting a POD for a speci c phase or sector are as follows:• Planning and development objectives of the various land uses of the phase/sector

including descriptions of the land uses on maps and plans• Proposed subdivision of the sector including roads, community uses, open spaces,

residential lots, etc.• Location of all proposed uses and where relevant building envelopes• Boundaries of relevant land use elements• Cadastral boundaries of the sector, subdivisions and plots• Development controls (e.g. densities, set backs, etc) and guidelines (e.g. for design,

siting, landscape, signage, etc) for intended land uses• Details of utilities and services• Architectural drawing• Implementation schedule• Estimated costs

5.6 Amendments

Any amendments to the approved master plans or deviations from any conditions stipulated inthe approved plans will not be allowed unless explicit and written consent is issued by MOT, incoordination with other concerned authorities.



24

6. Planning guidelines6.1 General

In this section, guidelines, codes and standards that the developer should follow in the planning

and design of the different components of ITCs are outlined.

6.2 Overall Development Control

• Site CoverageThe percentage of land exploited for building shall not exceed 30% of total land area (30% footprint),with at least 50% devoted to tourism uses, and 50% or less devoted to residential uses.

• Tourism – Residential Units RatioAs the main objective of the ITC is to encourage tourism development, the number of residentialunits shall not exceed the number of hotel guest rooms (1:1 ratio), unless otherwise approved bythe MOT.

6.3 Densities

a) Hotels

Minimum number of units/hectare

Maximum number ofunits/hectareFoot print

Hotel Rank /Star Classi cation

306020%3

255015%4

204012%5

b) Residential Units

UseLocation

Densities (persons/hectare) Average Footprint

Lowdensity

Mediumdensity

Highdensity

Stand alone and semiattached units

Attachedresidential

unitsMixed use

Seaside 40 85 130 60 80 80Mountain 45 115 140 60 80 80

Golfcourses 35 75 110 50 70 70

c) Average built-up areas for apartment units

• Studio 30-45 m2• 1 room 47-68 m2• 2 rooms 72-99 m2• 3 rooms 97-132 m2

d) Minimum land area for a private villa: 400 m 2



25

6.4 Building Setbacks

6.4.1 Front setbacks

• Street address setback of building is generally developed in integration with the streetspace and landscape.• Residential Buildings setback is not less than 6 m.• Mixed use residential buildings setbacks are not less than 3 m.• Commercial facilities may be built to the road frontage boundary where outdoor dining,

leisure activities or public spaces are proposed.

6.4.2 Side and rear setbacks

• As a general guide, where there are openings to rooms in a building, it must be set back to a minimum of 3m from a side or rear boundary of the site.

• If there are no openings, buildings may be built to the boundary, where the next buildingmust be set back 3m, otherwise to be attached.

• Building-to-building setback is not less than 6 m if there are windows in both• Hotels set back should not be less then 10 m all around the boundary from inside

to accommodate an access service street unless one of the boundaries is a beach orwaterway, setbacks to be determined by law.

6.5 Heights Guidelines

6.5.1 Floor heights

The minimum oor to ceiling clear height shall be as follows:a) For residential areas:Ground oor or single storey buildings (3.00) meters and for other oors (2.80) meters.

b) For commercial–residential areas:

• The minimum height of the ground oor if there is no mezzanine is (4.00) metersand (6.00) meters if there is a mezzanine.

• The minimum height of a single storey commercial building is (4.00) meters ifthere is no mezzanine and (6.00) meters if there is a mezzanine.

• Height clearance of the rooms shall be the clearance after excluding all necessaryelectromechanical equipments requirements above the false ceiling.



26

6.5.2 Maximum Buildings Heights

a) Seaside heights

Use

Location

Within 100 m beyondthe setback

Next150 m

=> 150 m

Tourism 9 m (g+2) 21 m (g+4)

Residential including townhouses

7 m (g+1) 10 m (g+2) 14 m (g+3)

Mixeduse

Not applicable 14 m (g+3)

Public areas 7 m 14 m

• These guidelines do not apply to marina side buildings.• All villas must not exceed the residential heights with maximum of G+2 (10m) in all parts of the DCP area

b) Mountain side building heights

• Building heights should consider maximizing opportunities for view sharing.• Distribute buildings in such a manner that would not disturb the natural characteristics

of the site• Consideration should be given to reduce any blocking of the view and maximizing

view sharing opportunities.• Every effort should be made in order to maintain The Virtual line between the head of

the mountain and its foot including indigenous tall trees which should not be disturbed by any building.

• Complement the Nature of the mountain.

c) The maximum height of the following buildings shall be excluded:

• Public buildings such as lecture rooms, covered theatres, conference halls and thelike according to the technical speci cations in force in the Sultanate.

• Sports halls according to the structural requirements.

• Staircases, water tanks and air conditioners on top of the buildings provided that theyare enclosed and treated architecturally to conceal them.

• The parapet shall not be more than (one) meter above the maximum height of the building.

6.6 Car Parking

• Car parks shall be shown on the drawings for all buildings and shall be within the legal boundaries of the plot.

• Requirements for car parking are given in the following table.



27

Type of Use Car Parking Requirements

Residential areasAt least one car park for every at or single family residence of less than 4-room capacity.Two (2) car parks should be provided for units with more than 4 rooms.

Commercial andcommercial–residential areas

At least one car park for every at, of ce or shop. If the area of of ce or shop exceeds 50

m2, an additional car park shall be provided for every additional 50 m2.Cinemas,entertainmentcenters andtheaters

At least one car park for every (10) seats or (50%) of the total built area whichever providesthe largest parking space.

Clubs andrestaurants

At least one car park for every (12.00) square meters of covered area

Hotels *

5 stars, a car park for every (3) beds.4 stars, a car park for every (5) beds.3 stars, a car park for every (10) beds.Two spaces should be provided for tourist buses parking near the main entrance for loadingand unloading purposes only.

Marinas 1 car /boat up to 35 feet- long boat and 2 for morePublic areas Entertainment areas regulations will be appliedMixed use To be calculated as a sum of all needs of uses

* The numbers here refer to the number of beds only and other outlets in the hotels should have additional relevant parking spaces.

• Developers should be aware that the competent department may request that a studyon traf c effects be conducted in case of projects that may substantially affect traf ccirculation.

6.7 Requirements for People with Special Needs

• ITCs and all its components (hotels, residential, public areas, parking, etc) should be planned and designed to satisfy the requirements for people with special needs, and asspeci ed in the relevant regulations and according to international standards.

6.8 Utilities

• Some general guidelines are given hereafter for utilities components.• Details, however, vary between areas, locations and sites based on unique

characteristics.• Location of utilities should be sensitive to the amenity of other development facilities

in terms of visual intrusion, odors and noise pollution.• Public utilities/services (e.g. re protection, ambulance, etc) should be located witheasy access to roads and main entrances.

• Above-ground structures should be designed into the terrain or in a compatiblearchitectural style to surrounding developments in order not to detract from thecharacter of the project.

• The use of overhead cables for local infrastructure is prohibited in order to maintainthe visual appeal.





29

d) Electricity

• Electricity requirements for different development elements are shown in the followingtable.

Category* Consumption Rate (KVA/Unit)

Hotel 3 – 4 KVA /roomPublic Facilities (e.g. clinics, mosque,

school)1 KVA / 100 m2

Recreational Facilities 2 KVA /100 m2

* High consumption equipments to be calculated separately (A/C, pumps…., etc).

e) Solid Waste Collection and Disposal

• The collection of solid waste and its safe transport to disposal sites is the responsibilityof the Developer.

• The disposal of solid waste is carried out in of cially designated sites and it is theresponsibility of local Municipalities.

• Special requirements for the management of hazardous waste are set by the law.

6.9 Roads

a) Streets Hierarchy

• An illustrated example of streets hierarchy is given in the following gure.

• The streets hierarchy and its relationship to the planning hierarchy of ITCs



30

Type FunctionRight of WayStandard (m)

Relation to ITC planning

Primary Streets Connect districts to primary roads

80 - 120 Cannot provide the main access to an ITC

SecondaryStreets

Connect local areas and/to primary streets

30 - 50Connect an ITC to a primary street, may

continue around the main sectors within theITC

Local Streets Give access to propertiesand connect to secondary

streets20 Around the plots within sectors

Access Streets Give access to properties 10 - 15 Inside the plots

b) DCP Area Streets Network

• The local street network system must be designed to ensure low traf c speeds, safe pedestrian

routes and to create a pleasant residential and working environment.

• Layout principles for local and access streets as follows:

• It is desirable to limit the maximum straight length of street to 100 meters.• Minimum straight road approaching junction with local or Secondary Street 25 meters.• Minimum straight section between curves in opposite directions 40 meters.• Avoid cross roads where possible.• Angles of intersection at T-junctions should be 90 o if possible (minimum 75 o, maximum 100 o).

c) Design Standards for Streets

ItemUrban Street

Primary Street Secondary Street Local Street Access Street

Type of road2x3 or 2x2 lane

divided2x2 lane, 2 lane

2way2 lane2 way

2 lane2way

Right of way (m) 80-120 30-50 20 10-15

Design speed (km/h) 100 50-80 40 30

Lane width (m)3.65

(3.50 min)

3.65

(3.50 min)3.50 2.75-3.25

Pavement width (m) 7.30 or 10.95 7.30 or 15.60 7.00 5.50-4.50

Emergency shoulderwithout rounding (m)

3.00 2.50 2.0 -

Paved footpath (m) - 2.00 2.00 1.50

Landscaping, can be outside roadreservation

10 10 5 5



31

d) Junctions

• Junctions should be well spaced to minimize delays to traf c and can be grade-separated, roundabout or slip-on-off, depending on site conditions and predicted traf c

ows.• Priority junctions are permissible where traf c volumes are low. Junctions between primary streets and local streets should be avoided. There should be no junction between primary and access streets.

• Junctions to provide access to projects not to be added to main roads unless a distanceof 3km is provided before and after the new junction to other junctions.

e) Pedestrian facilities

• Pedestrian crossing should be provided for safe crossing of users in the busy partsof the ITC (down town), raised pavements clearly marked to emphasis priority to

pedestrians should be provided to ensure a safe passage for them.

f) Bikeways

• Cycle ways is recommended near marinas downtown areas, the beach hotel and seafront areas where residents can bene t from cycling near the beach on at areas.

• In steep lands and high topography areas bike ways are not recommended.

g) Traf c impact Assessment (TIA)

• Roads planning and design for ITCs may require a Traf c Impact Assessment (TIA)study.

• This study is required if the development would generate signi cant additional traf cin the development area of in uence (e.g. > 5%).

• The TIA study would determine whether the development necessitates changes in theexisting or planned road infrastructure or public transportation services and types ofstreets needed to connect the different uses within the ITC in a Level of Service (LOS)not less than B level according to the LOS scale.

• The developer is required to implement the recommendations of the concernedauthority after reviewing the TIA

6.10 Landscaping

• Developments should not pose any negative impacts on the natural landscape.• Developments should create a sense of place by enhancing the natural environment

and complementing the built environment• The use of indigenous plant species is highly encouraged.• The introduction of exotic species is prohibited unless prior approval of the Ministry

of Environment and Climate Affairs is granted.• The use of low-water plants should be promoted.



32

• Landscaping should blend into the background of the development as much as possibleand shaded pedestrian paths to be provided..

Landscape plans should show:

• Outline of proposed buildings• Existing trees (species, height and spread) with reference to any trees that might be

removed• Proposed planting (quantity, species, mature height and spread)• Irrigation systems and piping networks• Proposed pathways, paving materials and patterns.• Site furniture (Pergola, seats, etc.).• Water features (Fountains, water fall, etc).• Special features (pedestrian bridge, retaining walls, art elements, etc.).• Landscape lighting.

6.11 Golf Feature

• The golf features of ITCs should be designed and operated according to the bestinternational standards (e.g. PGA).

• The unique climatic conditions of Oman should be fully integrated into the design andoperation management.

• Water conservation practices should be observed.

6.12 General Development Guidelines

a) General built form

• The design should create a friendly and visually stimulating environment which re ects both the vernacular architecture of Oman and the Arab region

• Architectural style should generally contain elements of Omani architecture andmaterials should re ect the theme of the resort.

• Development should show where possible, take advantage of the views offered by thesite elements in order to enhance the ambiance of each development.

• Building form should respond to the climate of Oman to offer sustainable designsolutions.

• Pedestrian access is to be encouraged as well as environmental friendly transportationin the leisure and entertainment areas by providing enough parking spaces.

b) View sharing

• Endeavor must be made in the planning of land uses and design of buildings to minimizethe loss of view sharing possibilities, the site analysis must assess the value of the viewoffered and consider from what part of the site the views are obtained.

• An assessment of the impact of the proposal and its reasonableness must then beundertaken.



33

c) Materials

• Using materials which re ect the nature and colors of the area is encouraged.

d) Fences and boundary walls

• Fences and boundary walls should take into account the need for different levels of privacy indifferent parts of the DCP area.

e) Colors

• Developers should use the colors/pallets and tones in external nishes which best blendwith the natural surroundings of the development and according to the requirements ofthe concerned municipality.

f) Signage

• Signage throughout the DCP area must be in accordance with the signage code and areto be in both Arabic and English languages.

• Commercial sign boards should be compliant with local municipality guidelines• Internal direction signs and road names will be specially designed by the developer.

g) Animals in residential areas

• The keeping of animals, including domestic pets (e.g., birds, or sh) will be limited toshort lists to be prepared by developers and approved by MOT and other concernedauthorities within the DCP.



34

7. Social and environmental planning aspects

7.1 Introduction

• MOT strives for positive development outcomes in the projects it supports. Animportant component of positive development outcomes is the social and environmentalsustainability of tourism projects, which MOT expects to achieve by abiding to allrelevant national legslations and by adopting the social and environmental performancestandards developed by the IFC in 2006 (http://www.ifc.org/ifcext/sustainability.nsf/Content/EnvSocStandards).

• It is the responsibility of the developer to plan and implement proposed developmentsaccording to these standards.

7.2 Social and Environmental Planning Aspects

• To ensure social and environmental sustainability of its developments, MOT requiresthat all ITC developments are subject to EIA- a national legal requirement, beforecommencement of the construction phase.

• The de nition of EIA adopted by MOT is given in section 2. In carrying out EIAs,MOT encourages preventive measures over mitigatory or compensatory measures,whenever feasible.

• EIA should take into account the natural environment (including biotic and abioticcomponents- refer to sections 7.2.1 and 7.2.2 below for explanation); human health andsafety and social aspects (involuntary resettlement, indigenous peoples and cultural

property).• EIA considers natural and social aspects in an integrated way.

In the following parts, details of the various aspects of the natural and social components of theenvironment that are required to be addressed by developers during the planning stages of ITCsdevelopment are given.

7.2.1 Biotic Aspects

• During the planning and implementation phases of ITCs, developers should study the biotic components of their project area. These include existing plants and animals(both on land and sea), habitats and ecosystems. These components represent life-support systems and are the very asset of tourism itself.

• These living creatures may provide additional assets to tourism activities if wellmanaged. MOT encourages developers to promote conservation of endangered plantand animal species, critical habitats, and protected areas to conserve nature and sustaintheir developments.



35

7.2.2 Abiotic Aspects

• The abiotic components of development areas including geology, topography, surfaceand underground hydrology, soils and structural settings (fractures/faults), should be

thoroughly analyzed.• These components may offer opportunities or impose constraints and risks fordevelopment. Planning and design of developments should be based on the uniqueabiotic characteristics of the site and surrounding area.

7.2.3 Social Aspects

• Both the natural environment and its social pro le constitute the unique character of a place, area or region.

• Developers are encouraged to study social aspects of their project area of in uenceincluding: culture, livelihoods, traditional lifestyles, values and gender sensitivities oflocal communities, etc.

• These aspects should be integrated in project planning, design and implementation phases.

• In addition, protection of the nonreplicable cultural heritage of Oman should be promoted.

• Cultural heritage may include tangible property and sites having archaeological(prehistoric), paleontological, historical, cultural, artistic, and religious value, as wellas unique natural environmental features that embody cultural values, such as sacredgroves.

• Any risks or negative impacts on such social aspects should be addressed and dealt

with before projects commence.

7.2.4 Built-Environment Aspects

In case the development of an ITC occurs within a built environment, the following aspects should be taken into consideration:

• Sites, structures, and remains of aesthetic value or visual appeal should be preservedand integrated with the development design and architecture.

• Architectural style, landscape design and construction materials should re ect local

cultural elements and should be in harmony with the built fabric.• The development design and architecture should re ect high visual quality.• Developments should not obstruct the main view shed of the area.• Development facilities should not put pressure on existing infrastructure (water,

electricity, roads, solid waste management, etc) that would affect local communities.



36

7.2.5 Resource Ef ciency and Conservation (Leadership in Energy & Environment Design, LEED)

- Energy

Some of the measures most commonly recommended for both design considerations for minimizing

unnecessary energy use and for better control of energy intensive operating practices include thefollowing:

• signage and notes to remind tourists to participate in energy conservation by turningout lights, maintaining moderate air-conditioning operation, and

• solar water heaters

• designs for open-air public spaces in hotels and resorts

• motion detectors for room lighting

• re-engineering of kitchen areas

• replacement of appliances (e.g., refrigerators) in rooms with more modern, moreenergy ef cient versions

• reduced-wattage, low-energy, or solar-powered (e.g., for pathway lights) lightingsystems.

- Water

Some of the main approaches and measures commonly used in the tourism sector to achieve wateruse ef ciency are given below.

• Use low-volume showerhead faucets and toilets.• Replace faucets that use as much as 2.5 gallons per minute with those which use only

Low-volume faucet aerators can be installed in existing ones.• Installing toilet tank, water displacement devices, such as toilet dams, bags, or weighted

bottles.• Retro tting ush (tank-less) toilets with water-saving diaphragms which save one

gallon (20%) per ush.• Reduce excessive blow-down. Many cooling towers operate below the suggested levels

of total dissolved solids (TDS) unnecessarily. Adjust boiler and cooling tower blow-down rate to maintain TDS at levels recommended by manufacturers' speci cations.

• Consider using ozone as a cooling tower treatment to reduce water use for make-up.• Lower pool level to avoid splash-out. Water that is unavoidably splashed-out can be

channeled onto the landscape or back into the pool.• Reduce the water used to back- ush pool lters.• Water early in the morning or in the evening when wind and evaporation are lowest.• Consider using low-volume irrigation, such as a drip system.• Consider using drought-tolerant, low-maintenance plants.• Treat wastewater to the level that it can be re-used for irrigation safely.



37

- Material

The following factors and guidance should be considered when dealing with materials:

• Biodegradability• Recyclability• Non-hazardous chemicals• VOC-free material (e.g. paints)

7.2.6 Pollution Prevention and Control

• MOT encourages developers to adopt strategies that avoid or minimize adverse impactson human health and the environment by preventing or minimizing pollution fromtourism project activities.

• Developers are thus expected to consider ambient conditions and apply pollution prevention and control technologies that are best suited to avoid or reduce adverseimpacts on human health and the environment; while remaining technically and nancially feasible and cost-effective.

• These technologies and practices should be applied during the construction andoperation phases of the project.

• The project-speci c pollution prevention and control techniques applied during the project life-cycle will be tailored to the hazards and risks associated with projectemissions and consistent with good international practice.

• Standards for emissions to air, water and land, which developers should abide by, areset by a series of regulations that were formulated by the Ministry of Environment and

Climate Affairs.

7.2.7 Waste Management

Developers of ITCs are required to adopt integrated waste management strategies. The bene ts ofsuch strategies are:

• Reduced environmental impacts• Reduced impacts on tourism business• Reduced costs• Improved public image• Compliance with environmental laws• Conservation of land ll space• Support for local economic and social development

An integrated waste management strategy involves the following eight steps:

• Incorporate waste management into the design of the development



38

• Establish waste policy and management structure• Conduct a waste assessment• Identify waste prevention options• Identify waste diversion options

• Identify waste disposal options• Design waste management program• Implement, monitor and adapt the waste management program

7.3 Social Responsibility and Community Development

In this section, policies and directions of the MOT linking tourism development to communitiesand societies commensurate with corporate social responsibility are outlined.

7.3.1 Linking Development to Local Communities’ Cultures and Aspirations

• Cultural resources are re ections of past social, economic, historical and environmentalconditions and events. Thus, MOT is committed to socially-sensitive tourismdevelopment that focuses on local communities as the main bene ciary of suchdevelopment.

• Tourism activities in areas containing cultural resources or traditional activitiesshould be encouraged to pursue appropriate procedures from initial planning throughoperations to ensure that these nonrenewable, environmentally sensitive resources are

protected, conserved and interpreted for visitors and future generations.

• Among the speci c practices which need to be applied to the management of tourism

areas with cultural resources or populations employing traditional practices are thefollowing:

• Proposed development sites should be surveyed for cultural resources and traditionaluses, and the signi cance and integrity of these should be documented prior to theconsideration or approval of any tourism development proposal.

• Local communities should be integrated into the development plans and share its bene ts.

• Provisions for the local communities to continue to exercise their customary rightsshould be in place.

• Job or new livelihood opportunities for the local communities should be secured in thedevelopment plan.

• Site and facility designs should include features which preserve and promote signi cantcultural features.

• The operating plan of the proposed facility should include interpretation of culturalresources and opportunities to accommodate traditional practices. (For example,

provide a seasonal permit in portions of a bay containing a swimming beach to permit shers to harvest bait sh).



39

• Resettlement plans are required to be prepared by developers for every project involvinginvoluntary resettlement and impacts from land acquisition, in coordination with MOTand local of cials.

Local Community Engagement

• Community engagement is an on-going process involving the developer’s disclosureof information.

• When local communities may be affected by risks or adverse impacts from a project,the engagement process will include consultation with them or their representatives.This is to be also coordinated with the local of cials (e.g. Wali’s Of ce).

• The purpose of community engagement is to build and maintain over time a constructiverelationship with these communities and gain their support for the project.

• The nature and frequency of community engagement will re ect the project’s risks toand adverse impacts on the affected communities. Community engagement will be freeof external manipulation, interference, or coercion, and intimidation, and conductedon the basis of timely, relevant, understandable and accessible information.

• Effective community engagement is central to the successful management of risks andimpacts to the affected communities.

• MOT requires developers to engage with affected communities through disclosure ofinformation, consultation, and informed participation, in a manner commensurate withthe risks to and impacts on the affected communities.

7.3.2 Commitment to Omanization Plans

As part of Corporate Social Responsibility, developers are required to commit themselves to thefollowing:

• Promote training and employment of Omani nationals, preferably from localcommunities in tourism projects.

• Developers are required to identify the number and types of new job opportunitiesin their developments during both the construction and operation phases in relation

to all project components (e.g. golf course, marina, hotels, residential units, etc).• Plans detailing how the developer would advertise the available opportunities,

qualify/train local candidates and then employ them should be prepared bydevelopers for each ITC.

• These plans should be endorsed by government authorities for future monitoringand follow up.

• Developers are also required to give local suppliers and contractors a priority ( rstrefusal basis) for supply of material and goods as well as to perform works intourism developments.

• MOT will monitor and follow up these commitments throughout project phases.



40

7.3.3 Community Development Plan

For ITCs, developers are required to prepare a “community development plan”. This plan shoulddetail the following actions:

• How was the local community engaged?• How were the community needs and characteristics identi ed?• How were these needs and characteristics integrated into the development

planning?• What type of projects/services, and their budgets and timeframes the developer will

provide to maintain/upgrade living conditions of the local communities?• The number and types of employment opportunities or livelihoods that the

development will generate, and the percentage of these granted to Omaninationals.

• Training areas, venues and schedules for local people.

• Employment strategy for trained people and its sustainability.• General milestones for the plan, to be used for follow up and evaluation.



41

8. Controls for special areas

8.1 Introduction

• Planning differs widely according to project site and environment. Different settings andenvironments require different analyses of the physical constraints and opportunities

presented by the site.• In addition, the ecology and natural resources differ greatly among various environments

(e.g. coastal, desert, mountain). A clear understanding of the ecological processes/sensitivities and natural resources management issues of a particular environment is a

pre-requisite of a sustainable development.

8.2 Coastal Zones Development Control

Recognizing the importance and sensitivities of Oman’s coastal zone and ful lling the principlesof sustainable tourism development, the MOT adopts the following policies for coastaldevelopment:

• Execution of any work with the potential to affect the natural coastline or modify it is prohibited unless approvals by the concerned administrative authorities are obtained prior to the commencement of such works.

• In principle, land lling into the sea (reclamation) is prohibited.• Legal coastal setbacks are to be fully respected.• New developments should be carried out in harmony with coastal landscape while

protecting biodiversity, ecosystem integrity and natural and heritage resources (biotic,cultural, historic, etc).

• Areas for the development of public beaches must be designated in order to secure freeaccess of the general Omani public to the coastal areas.

• All customary rights of local communities should be respected while developing thecoastal areas.

• Development of new marinas within a 2 km-buffer of existing or already planned onesis discouraged. In such cases, loading/unloading structures (e.g. jetties) are allowed.

• Systems for controlling all types of marine pollution from coastal recreation facilitiesmust be established.

• No direct discharge of waste or treated wastewater is allowed to the marineenvironment.• In case the project utilizes a desalination plant, the brine may be discharged to deep

beach wells to protect the marine environment.• No development will be approved unless the developer has carried out detailed EIA

studies and environmental approvals have been granted.



42

8.2.1 Types of Coastal Areas and Setbacks

• Ministerial Decree No. 20/90 establishes two main types of coastal areas, when dealingwith setbacks. These are:

1) Urban coastal areas (de ned as having urban settlements on the city or villagelevels)

2) Open coastal areas (de ned as having no urban settlements and located outside oftheir potential extension as determined by the Ministry of Housing)

• Almost all ITCs are located within the open coastal areas category. Therefore, thelegal setbacks for such tourism developments should observe the following coastalsetbacks:

Area Description Legal Setback * (meter)

Natural coasts with natural landscapes and seascapes, suchas rocky headlands and cliffs ** 300

Sandy coasts and around khawrs 150

Stable coasts where urban development may not causeserious impacts on the receiving environment

50

* Setbacks are measured horizontally from the highest tidal mark.

** Development within these areas is not permitted unless approvals are provided by theMinistry of Environment and the Ministry of Housing.

• It should be noted however, that in rocky or cliff-shore fronts a reduced setback may

be adopted given that proper construction safety measures (slope stability/rock falls/land slides) are ful lled. Similar reduction may be adopted for narrow coastal plains

bounded by coastal mountains. Setbacks for such areas are to be determined by theconcerned authorities in coordination with the developer.

8.2.2 Beaches

• Provisions for the public access to beaches should be considered.• The number of residents and temporary visitors should not exceed 5 persons per linear

meter of the sea front.

• There should not be less than 15m2 beach for each resident at the ITC.• Swimming and marine sports areas should be separated and clear demarcations/signage posted and respected.

• Bathing water quality should be monitored regularly and any deviation frominternational water quality standards (WHO standards) be dealt with immediately.

• Only light structures should be allowed on the beach area with suf cient wastemanagement facilities.



43

• The construction of marinas and arti cial/created waterways can have a signi cantimpact on coastal resources and affect the value of adjacent coastal resources. Theseimpacts must be fully assessed before approvals are issued for these works.

• Developers should be aware that the planning, licensing and operation of marinas and

created waterways are regulated by legislations that involve in addition to the MOT,other government authorities.• Rules and regulations set by those authorities should be satis ed before the nal

approval for such tourism components.

The principal guidance of MOT for the siting and development of marinas and created waterwaysis summarized below.

a) Marinas

• Proposed sites for marinas should be selected through a systematic process consideringalternatives and their environmental and cultural impacts.

• Selection of appropriate designs that ensure proper ushing of waterways and preventmarine pollution from land-based sources and recreational activities

• Low Impact Development practices for storm/ ood water management shall beincorporated to the maximum practicable extent into the design of any new marina

• Impacts of proposed marinas on coastal stability, coastal processes, marine and coastalecology should be addressed and dealt with before nal approvals

• Impacts of land-based livelihoods and customary rights (e.g. people relying on theland for their residence and/or livelihoods) should be addressed and dealt with before nal approvals

• Dredging programs should be selected to minimize to the extent possible impacts onenvironmental resources

• A full EIA is required; including hydrodynamic modeling to ensure proper design andacceptable environmental impacts

b) Created waterways

• Created waterways are de ned as arti cial channels, lakes or other bodies of water ofdifferent shapes and con gurations.

• They may be closed or may include access channels and arti cial channels subject tothe ebb and ow of the tide.

General Guidance for Created Waterways:

• Design of created waterways should ensure proper ushing, high water qualitystandards and public safety. Hydrodynamic modeling may be required to supportdesign and environmental impact assessments.

• Slope stability and water table considerations should be suf ciently addressed in thedesign phase.





45

a. Slope Angle

• Selecting a stable slope angle for the proposed new bank is very important and willvary depending upon the soils at the site and the intended use of the area. A good

indicator of the suitability of the proposal is the surrounding slopes of the stable andunstable areas.• The less cohesive the materials, the atter the required slope. The stability of cohesion

less sand is dependent only on slope, while the stability of a cohesive material dependsupon slope and the vertical height. Generally the maximum slope which would beallowable is 2:1.

b. Erosion control

The amount of erosion which can be expected is dependent upon the contributing drainage area/amount of rainfall, the slope of the embankment, particle size and the tidal regime of the area.One or a combination of the above may dictate the need for some of the following indicativeerosion control methods:

• Seeding & mulching• Earthen dikes• Excelsior matting (arti cial woven erosion control mats)• Gobi mats (perforated concrete mats through which vegetation can grow)• Gabions (rock- lled wire baskets)• Diversion ditching or sedimentation ponds• Leaving a buffer strip of vegetation

Note: No shery uses are allowed in both types of created waterways.

8.3 Deserts and Wadis Development Control

• Deserts are unique and fragile ecosystems.• The desert landscape raises concerns about drainage as the desert oor is made up

of intricate networks of drainage beds that may remain dry for months but become pathways for ash oods after a rainfall.

• Water scarcity should form a major planning factor in desert environments.• Local communities and indigenous people have to be respected and integrated into the

development.• Development should provide planning that complements the desert environment,

selecting high-quality desert landscaping, encouraging low water-consumption, andrespecting the value and proportion of the surrounding topography without competingfor attention.

• Building and rendering should use local material and blending colors as much as possible.

• Building heights should be carefully planned in order not to cause visual intrusion.



46

• Native vegetation covers should be protected as they work against soil erosion and provide food for animals.

• Special attention should be paid to friendly systems of solid and liquid waste for bothaesthetic and environmental reasons.

• Development should not be allowed within the wadi beds to protect developmentinvestments.

• Only light, easily dismantled structures may be allowed.• Grading or stepping may be used to prepare wadi shoulders for light development.• Wadi beds should be protected against pollutant in ltration into the soil and ground

water.• The dynamic interactions betwen the two ecosystems shall be maintained.

8.4 Mountains Development Control

• A mountain development requires a thorough understanding of the mountainenvironment, its geologic processes and rhythms, its ecology and its value.

• The development should not dominate the environment but rather coexist within it.• Mountain developments are often four season developments. As a result, planning

must carefully consider the implications of the seasonal changes on the developmentactivities.

• Environmental sensitivity analyses are crucial aspects for mountain planning not onlyfor protection reasons but for marketing purposes as well.

• Mountain ora and fauna should be protected along the height gradient.• Roads and driveways have to be designed to t the topography and minimize impacts

to acceptable levels.• Location and siting of infrastructures should be selected carefully to avoid faults and

fractures.• Some of the main aspects to be considered in mountain planning include:

- Steep slopes, unstable slopes, and rock fall zones (slopes exceeding 30% are notsuitable for building).

- Microclimatic conditions such as wind hazards.- Flooding and unstable surface water ows.- Vistas- Sun orientation and shadows.



47

9. Surface water drainage and ood control

9.1 General

• Surface water drainage and ood control measures are among the most important aspectsto be considered while planning for any urban development including tourism.

• The Ministry of Regional Municipalities and Water Resources (MRMWR) isresponsible for the construction and maintenance of engineering works aimed tocontrol surface water drainage and ood water in all regions of the Sultanate of Oman,except for Muscat and Salalah Governorates and Walayat Sohar. In these regions,Muscat Municipality, Dhofar Governor and Sohar Development Of ce, respectivelyare responsible for these issues.

• MRMWR is responsible for monitoring of surface drainage and oods in addition toits responsibility for the identi cation of areas at risk of ash oods and setting theguidelines of urban development in such areas in coordination with other governmentauthorities.

9.2 Objectives

The main objectives of setting surface drainage and ood control are:• Mitigate potential damage to assets and infrastructure• Avoid the malfunction of transportation• Protect human life

9.3 Design Guidelines for Surface Drainage and Flood Control

Design guidelines, and not standards, are provided here. Detailed designs for surface drainage and ood control works should be developed for each tourism development individually in consultationwith the MRMWR and other concerned ministries. For ITCs, consultation on these issues should

be coordinated with the MOT.

9.4 Surface Drainage Systems

• ITCs should include appropriate systems for the collection and drainage of local surfacewater. Table 9.4.1 presents guidance on some recommended systems.

• Such systems must be designed to allow proper drainage of water from roads, nearbyareas and lands which do not have direct drainage passages and may block drainage.

• The detailed design for such systems should be based on the study of naturalcharacteristics of the area the degree of ood risk and the Flood Protection Guidelinesissued by the Supreme Council for Town Planning (Regulation no. 31/93).



48

9.4.1: Guidance for surface drainage systems

Item Type of Drainage Structures Design CriteriaLocal roads Open channels parallel to roads

Frequency (5-10 years)Local streets Culverts or tubes underground

S econdarystreets

Act as open drainage channels

9.5. Flood Control

• No development is allowed in areas exposed to high ash ood hazard without the provision of appropriate ood control measures.

• Flood channels (wadis) must be regularly cleaned and kept free of any debris blockingfree passage of ood water.

• In addition, the Ministerial Decree no 20/90 concerning coastal setbacks should also

be observed when locating developments along the coastal stretch to protect themagainst coastal oods (tidal waves/storm surges).

• The effect of the sea on the hydrological capacity of the drainage wadis should also betaken into consideration in the design phase.

• New urban developments including ITCs should observe a setback of 150 m from thehighest tidal mark.

9.5.1 Guidance for Flood Control Systems

• Flood control systems should be hydrologically designed to accommodate the maximum

ood event at its highest risk location.• The impact of oods should be considered early in the planning and design stages andshould consider international best practices and national guidelines.

• The detailed design of ood control systems should consider and not be limited to thefollowing:

a) Flood risk assessment b) Analysis of alternative methods to select the most economically feasible solutionc) Assessment of impacts on ood control systems on nearby areas and assets and

compensation costs



49

Guidance for ood control systems

Type of Flood Control Objective Design Criteria

Improved wadi channels

with drainage culvertsDrainage of highest water ows for ood protection

Frequency(10-100 years)

Protection works andelevation of structures

(buildings)Protect speci c areas from ood water ows

Storage structuresDecrease maximum water ows to levels that could be

drained safely through culverts or other similar structures

9.5.2 Road Crossing of Flood Channels

• Road construction should not obstruct or change the natural course of ood channelsin order to protect local areas.

• In case of main and secondary road crossings to ood channels (wadi), appropriatemeasures should be implemented to allow suf cient transverse passage of the maximum ood water.

• General Road Design Standards (1994) should be observed when designing thehydrological transverse wadi crossing for roads.

• More details on the design standards are given in Decree no. 5/88 as amended by thedecree no. 31/93 dealing with temporary solutions for ood protection.

9.6 Downstream Erosion and Protection Measures

• Tourism development plans within areas subject to surface drainage or ood eventsmust include measures to decrease the potential of slopes and /or channels from erodingand impacting storm water runoff.

These erosion control measures may consist of the following:a. Convey runoff safely from the tops of slopes and stabilize disturbed slopes.

b. Utilize natural drainage systems to the maximum extent practicable.c. Stabilize permanent channel crossings.d. Plant slopes with native or drought-tolerant vegetation, as appropriate.

e. Install energy dissipaters, such as rock, at the outlets of new storm drains, culverts,conduits, or channels that enter unlined channels in accordance with applicablespeci cations to minimize erosion, with the approval of all relevant agencies.

FINAL NOTE:

Developers should consult the MRMWR for surface drainage and ood risks data and mapsrelevant to their project sites. This information should be used by their consultants in the early

planning phase in order to protect the development, natural ecosystems and human life.



50

Annex 1

List of concerned authoritiesAnd their contact details





52

Annex 2

Forms related to real estate ownershipIn Integrated Tourism Complexes



53

Application for foreigners acquisition of real estate inintegrated tourism complexes

(1) Particulars of the Purchaser

- Name of Purchaser (The applicant):……- Nationality:….. DOB:…………- Passport No………….. Place of issue:………..- Date of issue:………- Commercial Registration No. (If the purchaser is a company or a legal

entity):……………..- Purchaser’s permanent address:……………….- Purchaser’s present address:………………..-

Tel. No.:……………….- Name of spouse:……………….- Nationality………………. Passport No.:……………….

(2) Particulars of the Developer

- Developer’s Name:……..- project Name:…….- Address:……..

(3) Particulars of the Seller

- Name of Seller (Property owner):…………..- Nationality:……… Passport/CR No……….

(4) Particulars of the Property

- Type of property: land prepared for building Built unit- Plot No:……….. Block: plot area:- Property usage:……..

Applicant’s signature :

For the use of the Real Estate Register Secretariat at the Ministry of Housing:

Approved for processing ownership of real estate in accordance to the order of ownershipin integrated tourism complexes

Not Approved

Secretary of the Real Estate Register



54



55



56

Annex 3

Procedures related to real estate ownershipin Integrated Tourism Complexes



57



58

Procedures for registration of sold real estate unitsIn integrated tourism complexes

First: Obligations of the Developer to Register the Real Estate Units:

Before requesting to register the Real Estate Units, which have been sold to purchasers, thedeveloper is obliged to meet the following requirements:

1. To arrange with the “Director General of Town Planning and Survey” at the Ministry ofHousing to approve the drawings of the Real Estate Units, for which “Title Certi cates”are required, by completing the relevant form prepared, for this purpose. Drawings must

be approved before completing sale procedures to a Third Party .

2. For the units that do not have separate Titles (such as apartments and attached houses), a

basic certi

ed drawing need to be issued.

3. Duly ll in the application form relevant for non-Omani people to acquire real estate unitsin ITCs and submit together with a detailed list of names, nationalities, plus purpose ofownership usage, to the Real Estate Register Secretariat at the Ministry of Housing.

4. The registration application form shall be submitted by the developer, after obtaining theapproval of the drawings, and the following should be attached:

- A copy of the passports of those for whom the Title Certi cates are required, alongwith a copy of the labor card if they are present in the Sultanate.

- In case of shared registration, relevant documents to verify the rst degreerelationship must be submitted.

Second: Registration of Real Estate Units in Integrated Tourism Complexes:

In case the land has an issued Title:

The registration application form of the real estate units in the name of the purchaser shall besubmitted to the Director of Legal Affairs at the Real Estate Register Secretariat and shall beaccompanied with the following documents:

1. Two copies of the Sale Contract in accordance with the Ministry’s form, and the presence of the seller and purchaser or their delegated agents is a must.

2. A copy of the approved drawing of the real estate and a copy of the Title.

3. A copy of the approval of the real estate ownership by a non-Omani in accordancewith the developer’s form.

4. An original and a copy of the buyer’s passport (if the buyer is a person). If theapplication is by an authorized agent, an original and a copy of the passport plusthe approved “Power of Attorney” must be submitted.



59

5. If the buyer is a legal entity, a copy of the Company Board of Directors Resolution,approving the purchase of the project real estate unit and a copy of the CommercialRegister must be submitted in addition to the designation of the authorized personto complete the registration procedures on behalf of the legal entity.

In case the land is allocated according to the system of usufruct:

1. Provide the required documents mentioned-above except a copy of the Title if notavailable. A copy of the usufruct contract of the land has to be submitted.

2. The developer is committed to obtain a letter from the Ministry of Tourism showingthe value of the square meter of the Land and the date of signing the DevelopmentAgreement in order to calculate the amount of money that the Ministry of Housingwill charge for the transfer of governmental land from usufruct rights to direct

purchase.

6% per annum, effective from the date of granting the usufruct up to the date ofregistering the land in the buyer’s name, shall be added to the value per squaremeter in the Development Agreement (determined by the MOT).

An Example:

• The value of the square meter = 3 Rials• The period from the date of granting the usufruct to the date of registration

= 4 years• The added percentage = 6%• The increase in the value of the square meter =3x4x6%= 0.720 Rials• The value of the square meter = 3.000 + 0.720= 3.720 Rials.• Accordingly, for a land with a total area of 1000 square meters, government’s

share will be as follows:1000x3.720 = 3,720.000 Rials (three thousand seven hundred and twenty Rials)

Third: Organizational Procedures:

1. The non-Omani purchaser shall submit a statement to the Directorate General ofTown Planning and Survey at the Ministry of Housing which includes:

The permanent address of the purchaser and the current address in Oman Names and addresses of his family and relatives of the rst degree Real estate properties which are owned by the purchaser in Oman

2. An approval from the developer is required before registering the real estate unit tothe next buyer in order to ensure that no nancial obligations on the rst purchaseare pending.

3. The value of the Real Estate Unit registration fees (3%) is calculated on the sale

value as stated in the sale agreement.



60

Annex 4

Request form for an Integrated TourismDevelopment status



61

¢ü«NÎd á«eƒµ◊G áæé∏dG ¢ù«FQ / IOÉΩô`àëŸG á∏eÉµàŸG á«MÉ«°ùdG äÉ©ªéŸG

,,,ó©Hh áÑ«W á«–

∂∏ªàH ÖfÉLC Ód ¬«a íª°ùj …òdG πeÉ`µ`àŸG »`MÉ«°ùdG ™ªéŸG áØ°U ≈∏Y ∫ƒ°üë∏d IôbƒŸG G Gòg ÉæÑ∏£H Ωó≤àf ájò«ØæàdG áëFÓdG ‘ IOQGƒdG ¢ù°SC ’Gh ÒjÉ`©ª∏d É≤ah √ôjƒ£J ‘ Ö``Zôf …òdG ´höûª∏d QÉªãà°S’G hC G øµ°ùdG ¢Vô¨H QÉ≤Y

.á∏eÉµàŸG á«MÉ«°ùdG äÉ©ªéŸG ‘ äGQÉ≤©dG ∂∏“ ΩÉ¶æ.¬JÉfƒµe øY π«°UÉØJh ´höûª∏d áMÎ≤ŸG äGQƒ°üàdG ≥aô G Éföùjh

,,,ΩGÎM’G ≥FÉa ∫ƒÑ≤H ºµJOÉ©°S Gƒ∏

: Ö∏£dG Ωó≤e º°SG •

: ïjQÉ`````````````àdG •

: ™`````````````«bƒ``àdG•

: (ájQÉÑàY’G äÉ«°üî°û∏d) ºàÿG •

´höûŸ øY áeÉY äÉfÉ«H :’hC G

1´hô°ûŸG º°SG

2:´hô°ûª∏d IQƒ£ŸG á¡÷G º°SCG

3:ácGô°ûdG áÑ°ùf :AÉcô°ûdG AÉª°SG

4:´hô°ûª∏d ájôjó≤àdG áØ∏µàdG

5:´hô°ûŸG ™bƒe

6:¢VQC’G IRÉ«M á«Yƒf

7: ¢VQC’G áMÉ°ùe

8:AÉæÑdG ‘ áeóîà°ùŸG áMÉ°ùŸG

9:´hô°ûŸG ò«Øæàd »æeõdG èeÉfÈdG



62

:´höûŸG AÉcöT øY äÉfÉ«H :É«fÉK

1:´hô°ûŸG AÉcô°T AÉª°SCG -

:AÉcô°ûdG äÉ«°ùæL -

2:á«°üî°ûdG ábÉ£ÑdG hCG RGƒ÷G ºbQ

(É¡æe ï°ùf ¥ÉaQEG ™e)

3:á«dÉ◊G áeÉbE’G ¿GƒæY

4:ºFGódG ¿Gƒæ©dG

´höûŸG äÉfƒµe :ÉãdÉK

1:¥OÉæ`````ØdG OóY:±ô``````¨dG OóY

2

:á«æµ°ùdG äGóMƒdG:π∏ØdG OóY -

:≥≤°ûdG OóY -

3:á«bóæØdG ≥≤°ûdG OóY

4:∞dƒ÷G ÖYÓe OóY

5(ójóëàdG ≈Lôj) :iôNCG

:áHƒ∏£ŸG äGóæà°ùŸG :É©HG

1 . ´hô`°ûª∏d …ó«¡ªàdG §£îŸG øe (A3 ) á«bQh h á«ªbQ ï°ùf ¿ÉªK OóY

2 .¢VQC’G á```````«µ∏e øe áî°ùf

3 .äóLh ¿EG ‹B’G Ö°SÉ◊G ¥GQhCGh …QÉéàdG πé°ùdG øe áî°ùf:»ª°SôdG ∫Éª©à°SÓd •

~~~~~~~~~~~~~~~~~~-:Ö``````∏£dG º∏à°ùe º°SG •

~~~~~~~~~~~~~~~~~~-:Ö∏£dG ΩÓà°SG ïjQÉJ •

~~~~~~~~~~~~~~~~~~~~-: ™```````````````````«bƒà •



63

A d m i n i s t r a t i v e p r o c e d u r e s

f o r r e v i e w a n d

a p p r o v a l s o f t o u r i s m

d e v e l o p m e n t c o m p l e x e s

D e v e l o p e r s ’

T i m e f r a m e s

M O T R e v i e w

T i m

e f r a m e s

C o n c e p t u a l

M a s t e r

P l a n

P r e l i m i n a r y

M a s t e r

P l a n

6 M o n t

h s

F i n a l

M a s t e r

P l a n

6 M o n t h s

9 M o n t h s

3 0

B u s i n e s s

D a y s

4 5

B u s i n e s s

D a y s

L a n d

A l l o c a t i o n

f o r t h e

D e v e l o p e r

4 5

B u s i n e s s

D a y s

P O D s

6 M o n t h s

3 0

B u s i n e s s

D a y s

F i g u r e 1



F i n a l m a s t e r p l a n

( E I A )

P r e l

i m i n a r y m a s t e r p

l a n

( S E A )

C o n c e p

t u a l m a

s t e r p

l a n

( I E E )

T h e d e v e l o p e r p r e p a r e s f u l l e i a s f o r e a c h o f t h e

p r e v i o u s l y i d e n t i e d c o m p o n e n t s t o b e r e v i e w e d

a n d a p p r o v e d b y m e c a b e f o r e t h e s t a r t o f t h e

c o n s t r u c t i o n p h a s e

F u

l l e i a

- A d d r e s s e s i m p a c t s o f a s p e c i c a c t i o n

- I n a s p e c i c s i t e / l o c a t i o n

- W i t h s p e c i c d e t a i l s ( s p e c i c a t i o n s ,

t e c h n o l o g i e s , m a t e r i a l s , e t c )

- I n a q u a n t i t a t i v e m a n n e r

- T h e d e v e l o p e r p r e p a r e s a

“ s t r a t e g i c

e n v i r o n m e n t a

l a s s e s s m e n

t ” ( s e a ) o n t h e m a s t e r

p l a n l e v e l a n d s u b m i t s i t t o m e c a f o r a p p r o v a l

- U p o n r e v i e w , m e c a

i s s u e s i t s “ p r e l i m e n a r y

e n v i r o n m e n t a

l a p p r o v a l ” w i t h c o n d i t i o n s a n d a

l i s t o f f u l l e i a s r e q u i r e d

f o r p r o j e c t c o m p o n e n t s a t

t h e n a l m a s t e r p l a n l e v e l . S

e a

- A d d r e s s e s i m p a c t s o f c o n c e p t u a l a c t i o n s

- I n b r o a d e r a r e a s / l o c a t i o n s

- W i t h g e n e r a l s p e c i c a t i o n s

- C o n s i d e r i n g c u m u l a t i v e a n d

i n t e r a c t i n g i m p a c t s

- I n a q u a l i t a t i v e m a n n e r

c a r r y o u t a n

i e e

di n a t i o n w i t h m e c a

e c a t o p r e p a r e a t o r f o r t h e

r w i t h a

l i s t o f f r o p o s e d

o m p o n e n t s w h i c h r e q u i r e

s t u d i e s / c o n s i d e r a t i o n s

I e e

d o u t a s p a r t o f t h e f s .

e s t h a t e n v i r o n m e n t a

l

a t i o n s a r e i n t e g r a t e d i n t o

c t p l a n n i n g / d e s i g n

e a n d d e p t h a r e l i m i t e d

in e s t h e p r o p o s e d p r o

j e c t & t h e e x i s t i n g

e n t a l c o n d i t i o n s

m e n d s s c o p e a n d t o r f o r d e t a i l e d s t u d i e s

F i g u r e

2

S u g g e s t e d p r o c e s s

f o r i s s u i n g

E n v i r o n m e n

t a l a p p r o v a l s

f o r I T

C S

ia t i o n s

it i a l E n v i r o n m e n t a

l E v a l u a t i o n

tr a t e g i c E n v i r o n m e n t a l A s s e s s m e n t

v i r o n m e n t a l I m p a c t A s s e s s m e n t

M O T : M i n i s t r y o f T o u r i s m

M E C A : M

i n i s t r y o f E n v i r o n m e n t &

C l i m a t e A f f a i r s

Documents

Ministry Guidelines - Oman