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KINGDOM OF SAUDI ARABIA SAUDI ORGANIZATION FOR INDUSTRIAL ESTATES & TECHNOLOGY ZONES PLANNING AND DESIGN
KINGDOM OF SAUDI ARABIA
SAUDI ORGANIZATION
FOR INDUSTRIAL ESTATES & TECHNOLOGY ZONES
PLANNING AND DESIGN GUIDELINES
FOR
DEVELOPMENT OF INDUSTRIAL ESTATES

Development of Industrial Estates, Planning, and Design Guidelines

Table of Contents

 

Subject

P.No.

 

Introduction

1

Section 1

Studies and plans consultant of specific industrial estate developer should submit

5

11

Technical report related to planning and economic studies

5

11 1

Identifying the essential needs and requirements

5

11 2

Site analysis

6

11 3

Master plan of the industrial estate

7

11 4

Provision of utilities and services through the detailed plan

7

12

A list of figures, plans and master maps provided to SOIETZ

7

13

Procedures of preparing plans of the industrial estate

9

Section 2

Principles of setting up the master and detailed plan of the industrial estate

10

21

Master plan of the industrial estate

10

21 1

Identifying pattern of the urban structure

10

21 2

Alternatives of the possible solutions for planning of the industrial estate and selecting the optimum option

13

21 3

Transitional growth plan of the industrial estate

14

22

Detailed master plan

15

22 1

Land subdivision

20

22 2

Urban design

22

22 3

Plan of site landscaping

23

22 4

Design plans

24

22 5

Building codes plan

24

22 6

Executive programs

25

Section 3

Principles, rates, and standards of planning and design

27

31

Principles of identifying general distribution of land uses within the industrial estate

27

31 1

Principles of the spatial distribution for industrial activities within the industrial estate

27

31 2

Determining relationship of factories with the other uses in the industrial estate

34

31 3

Determining relationship of the industrial estate with the green and

34

 

open spaces

 

31 4

Distribution of land uses within the industrial estate

37

32

Principles and standards of services and utilities

40

32 1

Identifying the necessary services for the industrial estate

40

32 2

Setting up programs and standards of services

42

32 3

Distribution of services

44

32 4

Distribution of service uses proportions

44

33

Standards of planning and design of the road network

45

33 1

Determining of the traffic study requirements

45

33 2

Principles and considerations of planning of the road network for the industrial estate

45

33 3

Design of the general structure of the road network and its hierarchy

46

33 4

Design principles of the road network for the industrial estate

47

33 5

Design principles of the lighting network for the roads

57

34

Design standards and principles of the parking areas

58

34 1

Determining of parking area requirements

 

34 2

Principles of determining requirements of the parking areas in the industrial estate

58

34 3

Design principles of parking areas

58

35

Design principles of public utilities

60

35 1

Determining of utility requirements

60

35 2

Principles and standards of the services and utilities networks needed in the industrial estate

60

35 3

Principles and considerations of designing storm water drainage network

63

35 4

Principles and considerations of designing feeding networks of drinking water and water for industry

63

35 5

Principles and considerations of designing waste water and industrial waste treatment plants

67

35 6

Principles and considerations of designing communications network

75

35 7

Principles and considerations of designing power distribution network

77

35 8

Principles and considerations of designing gas network

79

36

Principles and standards of planning employee housing

81

37

Principles and standards of designing central service buildings

81

37 1

Entrances of the roads and frontage

82

37 2

Rules of density

82

37 3

Requirements of height

82

37 4

Usage factor

82

37 5

Parking areas

83

37 6

Standards and requirements of landscaping

83

38

Requirements of security and safety in the industrial estate

84

Section 4

Technical appendices

86

Appendix 1

Guiding rates for land area allocated for factories according to their type

86

Appendix 2

Guide of environment impacts assessment for the project of setting up an industrial estate

89

Appendix 3

Standards of industrial waste and details of industrial waste treatment processes for some industries

95

Appendix 4

Protection degrees for electrical appliances against entrance of foreign objects and water

103

Tables

Table

Description

P.No.

1

Indicative land uses proportions in the industrial estate

13

2

Gradation of allowable road network in the industrial estate

48

3

Maximum limit of the side tilt and radii of curves in the industrial estate

56

4

Parking area places according to land uses

59

5

The required places with vehicle dimensions for parking areas in the industrial estate

60

6

Basic American standards as maximum limits for drinking water in terms of microbial pollutants

64

7

Standards of health hazardous substances that must not exceed their limits in drinking water (mg/l)

65

8

Specific standards for output water flow after treatment for industrial uses and drinking water

70

9

Maximum pollution loads in liquid pollutants for basic industries

71

10

Specimen and type of analysis of industrial liquid wastes

72

11

Type of analyses required for industrial wastes

72

12

Maximum rated current for 1000 k.v cables

79

13

Maximum rated current for 13.8 k.v cables

80

14

Maximum rated current for 33 k.v cables

80

Figures

Figure

Description

P.No.

1

Design stages of planning units

17

2

Stages of the estate growth

18

3

Controls of development

26

4

Distribution of the general structure of land uses

29

5

Determining the relationship of factory types with each other

31

6

Proposed principles for distribution of industrial activities

36

7

Distribution of uses in the industrial estate

39

8

Car parking

49

9

Visualization of road network structure

50

10

Road sections

53

11

Measurements of the horizontal projections and width of lanes for cars

55

Introduction:

The main purpose of the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ) is planning specified industrial estates in the Kingdom, encouraging their establishment, development, management, maintenance, and supervising. This includes issuing rules and specifications, performance standards, and the measures related to establishment of industrial estates, their development, management, commissioning, and maintenance.

Based on article eighteen of the regulation issued upon the cabinet decree number (235) dated 27/7/1422H: No establishment of any industrial facilities or management, development, commissioning, or maintaining thereof will be done unless after approval of the Organization. The Saudi Organization for Industrial Estates and Technology Zones (SOIETZ) also issues the necessary licenses containing controls and conditions. Based on article twenty, licenses for development and commissioning of the specified industrial estates include the following:

Land uses within the specified industrial estates.

The developer or operator should provide the necessary infrastructures, utilities, and services in the industrial estate and maintain them to be fit for commissioning it efficiently.

Ensure compliance with the specifications and performance standards indicated in the regulations.

Based on article (11) of the executive regulation for organizing the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ) approved by Board of Directors’ decree number (5/2003) dated 3/12/1423H concerning bases of determining specified site or lands to be a specified industrial estate that should be taken into consideration including:

The existing land use and distribution of the industrial lands.

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Environmental impacts resulted from allocation of the land or the site for the industrial activity, and the available practical procedures to mitigate these impacts and risks associated to allocating the land or site.

Level of services available in the land or site, along with the social indicators and costs implied in supplying the required infrastructure.

Area of available land or site in relation to the current needs and the necessary area for expansion in the future.

Article (12) of the executive regulation stated as part of site development condition for example:

Matters related to special environmental or planning controls.

Constraints to the allowed activities in the land or site.

The possible density of development.

Area of the land or site that could be included in the development contract.

Article (15) of the special executive regulation stated as part of license conditions that they must contain without limitation:

The minimum and maximum limits of areas and the environmental conditions.

Allowable works in the site.

Time schedule for stages of development and finance.

Any other conditions specified by the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ).

Therefore, this guide was prepared to set out the technical aspects in the process of planning and design for development of industrial estates, and to comply with the basic regulation of the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ) and its executive

2

regulation. The guide is composed of four sections to facilitate handling and dealing with it. These sections are as follows:

Section 1: Report of studies that should be submitted by the developer's consultant including the following:

Technical report concerning the industrial estate and its needs of services and development stages.

A list of drawings including plans and general maps that should be presented.

A list of procedures for preparing plans of the industrial estate and approving them.

Section 2: which indicates principles of setting up the general and detailed plans for the industrial estate including:

Principles of setting up the master plan of the industrial estates.

Principles of setting up the detailed plan

Section 3: which indicates principles and standards of planning and design of the industrial estate to serve as guidelines including:

Principles of determining the general distribution of land uses in the industrial estate.

Principles and standards of services and facilities.

Principles and standards of planning and design of the road network and lighting of the road network.

Principles and standards of designing car parking.

Principles of designing public utilities (storm water discharge networks water networks – sanitary drainage networks communications networks electricity networks …).

Principles and standards of designing central service buildings (mosque – administration – police civil defense – medical dispensary – commercial services – workshop warehouse …).

3

Section 4: which indicates technical appendices essentially related to the industrial estate including:

Rates of land areas for factories.

Guide of environmental impacts assessment of the industrial estate establishment project.

Standards of industrial waste water discharge and details of industrial waste water treatment coming out from factories for some industries and standards of output of treatment for industrial uses and irrigation uses for green spaces and standards of drinking water.

4

Section 1: Studies and plans that should be submitted by the developer’s consultant for specified industrial estate.

The consultant should present a study including the following:

11 Technical report about planning and economic studies:

The report should contain objectives, benefits, and advantages of the project and its economic feasibility. The following are the elements and components of the technical report related to planning of the industrial estate which will be submitted to the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ).

111 Relation of developing the industrial estate with the strategic plans:

A Strategy of industrial estates

Fiveyear plans of industrial development and their objectives.

Historical induction of developing factories in the Kingdom.

Current status of the industrial estates.

Extent of participation and relevance of the project to the industrial plans.

BAssessment of demand volume on industrial lands

At the level of the Kingdom.

At the level of the site.

Growth constituents of the industry at the site area.

CDetermination of the industrial estate pattern according to the industrial mix in the region.

D Determination of types and volumes of the industries to be emerged in the industrial estate.

5

E Determination of the employment capability of the industrial estate.

F Assessment of the needed external services (electricity water sanitary roads housing) and coordination with the agencies related to these services.

112 Site Analysis:

A Principles of selecting the industrial estate site.

In relation to sites as industrial estates or technology zones owned by the state.

In relation to sites as industrial estates owned by the private sector.

In relation to the adjacent land uses.

In relation to connecting the site to the structural plans.

BBasic data and information of the site: (Site Inventory)

Identification of the site: (In relation to the estate, road network, area, and dimensions).

Identification of the site ownership (public private) and type of development.

Identification of the site natural characteristics: (Topographic Geological – Climatic).

Identification of the site urban, economic, and social characteristics: (Existing and surrounding uses, and networks of the infrastructure) and their relation to the structural plan.

CPotentials and parameters analysis of the site, and inducing the planning considerations: (Geographic analysis ownership and development type analysis – site natural characteristics analysis – site urban characteristics analysis environmental and visual impact).

6

113 Development of Master Plan of the industrial estate:

Identification of the required spaces according to principles and standards and design requirements.

Development Program of elements and components of the industrial estate.

Planning Concepts Alternatives (Idea of distributing services, road networks, and uses).

Distribution of the region land uses on the master plan.

Setting up phases plan for growth of the industrial estate.

114 Submittal of the Detailed Master Plan for utilities and services:

Road and Transportation Profiles and Sections

Land Subdivision.

Urban Design.

Landscape.

Detailed plans of the master plan (roads – pavement – lighting – storm water discharge networks water and sanitary networks electricity networks communications networks – residential buildings central service buildings garden landscaping … etc).

Zoning plan: (Development Requirements).

Executive Plan.

12 List of drawings of plans and general maps presented to the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ):

A general site drawing illustrating the plan region submitted as industrial estate and indicating the current and proposed uses in the site and showing the uses surrounding to the submitted plan region.

7

A general site drawing illustrating relationship of the submitted plan to the existing and proposed infrastructure networks and the technical utility units (road network – electricity network telecommunications network water network sanitary drainage network – power plants – treatment plants …).

Survey drawing illustrating topographic and climatic characteristics of the site with a special mention to the outstanding natural elements in the site (hills – wadis – watercourses storm water runoffs – distinct plants – reserves

).

Land uses drawing for the master plan with indicating land uses ratios and services with carrying out analysis using illustrations and percentage tables.

Detailed plans for roads, sections, and coordinates.

Services drawing (mosques – dispensaries – commercial buildings police and civil defense – car parking gardens …etc).

Detailed plan drawing for the site showing industrial land subdivisions, their numbers and development requirements, road network, car parking, pedestrian sidewalks, green and open spaces, and services. It should illustrate type of subdivisions, their area and development requirements.

Drawing of road network and passages showing road sections and design requirements of traffic roundabout, corners, and crossings with a detailed study of car parking spaces and attracting areas and analysis of criteria of providing parking for industrial facilities and service elements.

Drawings of infrastructure networks (storm water discharge – water, sanitary, electricity, and communications – sites of transformer stations – treatment plants and water tanks).

Drawings of labor housing region (if any).

8

13 Procedures of preparing plans of the industrial estate:

Submitting a report of technical study including planning and economic aspects and presenting it to the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ).

Preparing the initial master plan of the site.

Submitting the master plan with the study report to the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ) for consideration and discussion.

After approval on the initial master plan is obtained, the following procedures are to be done:

Submitting the detailed master plan.

Reviewing and approving the detailed master plan by the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ).

Preparing detailed design plans for utilities and facilities then presenting them to the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ).

Reviewing and approving the design plans by the Saudi Organization for Industrial Estates and Technology Zones (SOIETZ).

9

Section 2: Principles of setting up the master and detailed plans for industrial estate:

21 Master Plan of the industrial estate:

The master plan is set up to include the following:

A Zoning ordinances.

BLand uses.

CUtility networks (roads rain water discharge – water – electricity communications …. etc.).

D Plans of growth phases in terms of volume, flexibility, and the proposed execution phases by preparing them on maps in suitable scale.

211 Determining the urban structure pattern:

The phase of preparing urban planning for the industrial estate requires setting up three design alternatives and considering them to find the suitable alternative according to the following criteria in order to achieve the planning objectives:

Planning Concepts which will be done according to the following:

A General analysis of the existing conditions in the industrial estate.

BSetting up planning standards and rates.

CIdentifying principles and constituents of planning and targeted development.

D Analysis of the site potentials and identifying the optimum use to achieve the targeted planning for the industrial estate.

E Identifying the general concepts proposed for planning of the industrial estate.

Development of the planning concepts for distribution of land uses so that through this step, the following should be identified:

10

A The spaces allocated for factories.

BThe required services and utilities.

COpen and green spaces.

D Various road networks and their gradation.

E The key pedestrian sidewalks.

F Areas allocated for labor housing.

Setting up a program for the project elements and components: which identifies the following:

A The proposed factory types.

BLand needs of such factories.

CService and utility needs of such factories.

D Principles of designing the factories.

E Principles of designing each type of the required services and utilities.

Planning proposals: to expand and develop the industrial estate through achieving balance between requirements of urban development factors, and economic development factors. Based on the specialized studies (environmental – urban economic – social … etc) potentials of the site are identified, and proposed activities (factories), and their service and utility requirements, showing the functional relations between elements and components of the project (factory types and volumes) and classifying them into main, medium, and weak relations, based on homogeneity of uses. Also, based upon identifying these relations, elements and components of the project are assembled by deducing the following relations:

A Relations that constitute functional and spatial homogeneous groups.

BRelations that require direct spatial proximity or connection.

11

CRelations that could be achieved through the main traffic corridors with possibility of their departing from each other.

Based upon these relations, land uses are determined: Principles, standards, and considerations of uses distribution, their relations with each other, type of the required services (public and private), travel distances between each of them, areas, and width of roads required for each element according to their position in the region so that they constitute coherent core formation. Regions of different uses and sites of activity are distributed in the industrial estate according to various parameters, the most important of which are:

ANatural, environmental, and urban parameters.

BRequirements of developing the industrial estate.

CPlanning concept and principles, and urban planning programs of elements and components.

D Functional relations between various elements and components with each others.

E Execution phases and integration of each phase.

The main features of the urban planning are formed through integration of the project uses and elements, traffic corridors, spaces and green areas. This integration should result in that all elements perform their functions and finding interaction among the developed environment.

Land use budgets

The industrial estate is planned after setting up a general strategy to provide all industrial and social services and provision of the necessary public utilities to establish, manage, and operate the estate efficiently.

Table (1) shows land use percentages in the industrial estate for guidance on design.

12

Table (1): Guiding land use percentages in the industrial estate

Use

Land use percentage %

Minimum

Maximum

Average

Industrial uses

60

70

65

Services

3

7

5

Roads and car parking

18

32

25

Green and open spaces

3

7

5

212 Alternatives of the possible solutions for planning the industrial estate and selecting the optimum option:

A Planning Options:

Planning principles and considerations for each alternative.

Identifying the planning criteria.

Advantages and disadvantages of each alternative.

BAssessment of alternatives and identifying the optimum option:

Identifying the assessment methodology and elements (quantitative / qualitative).

Assessment according to natural, environmental, urban, economic, and industrial principles and considerations.

CDeveloping the selected optimum option:

Identifying land uses.

Identifying concept and distribution of services and their types.

Identifying concept of road network and distribution of car parking areas.

Identifying principles and designing of road sections, roundabouts, radii of corners, and intersections.

Identifying principles and methodology of designing car parking.

13

Identifying requirements and building codes in various plots.

Identifying methodology of landscape in sites.

Preparing the accurate detailed plan.

Preparing the time schedule for developing and marketing the industrial estate.

213 Transitional growth plan of the industrial estate:

Growth of the industrial estate should include the following factors:

A Specific growth with setting up general framework for growth and its phases, through which the first phase of the industrial estate growth is identified. Figure (1) shows phases of design of the planning units. Figure (2) illustrates growth phases of the industrial estate.

BSpecific growth through each phase of execution of the industrial estate until it is completed.

CReassessment of the growth plan according to changes in reality with conditions different from growth rates.

D Specific growth through each phase of execution of the industrial estate with directing growth in the next phases by identifying its trend.

This would require the following:

Study of growth policies of the industrial estate: which aims at achieving multiple objectives, such as:

A Achieving flexibility to meet the changing demand.

BAchieving growth with the least possible cost.

CAchieving high industrial economics.

14

Identifying the evaluation criteria for growth alternatives:

A Complying with the general form of the master plan of the industrial estate.

BIntegration at each phase of growth.

CEfficiency in case of slow growth of the industrial estate.

D Economics of infrastructure and integration of the phases with planning of the industrial estate and planning of networks.

E Relations between land uses in the industrial estate.

Execution phases : a detailed time schedule should be set up that includes the following:

A Setting out the different phases for growing the industrial estate.

BSetting up a detailed plan for each phase: showing the land to be paved and prepared, in addition to utilities and services to be provided for each of the project phases.

CIdentifying the period lapsed by the entire (final) development of the industrial estate.

22 Detailed Master Plan:

In this stage, detailed plans are prepared which include plans of land uses and plans of subdivision, and their alternatives and proposals. In the stage of general planning, required areas are identified according to principles, standards, and design principles through the following:

A Areas of land plots: required to be subdivided according to subdivision principles.

BNumber of land plots: required for the industrial estate based on the whole land area available in connection to rates and criteria.

CPercentages of land plots: from the different areas required to be provided in the industrial estate.

15

D Execution phases: the proposed period for growth of the industrial estate based on flexibility of the design.

Preparation of the detailed master plan of the industrial estate, which includes the following:

16

Figure (1) phases of designing the planning units

Figure (1) phases of designing the planning units 17

17

Figure (2) phases of growth of the industrial estate

Figure (2) phases of growth of the industrial estate 18

18

Figure (2) continued, phases of growth of the industrial estate

Figure (2) continued, phases of growth of the industrial estate 19

19

221 Land Subdivision:

It includes distribution of uses and identifying areas and dimensions which are affected by type of factories since each type of factory has its needs of necessary area of land plots that are sold or rented to investors based on standards, principles, and rules of subdivision.

To prepare land subdivision plans, planning module should be identified for land plots and areas, and the proposed methodology of land subdivision in the industrial estate should also be indicated based on the following:

A Principles of factory classification and their distribution in the regions.

BSpecific specialization inside each subdivision area of factories.

CPrinciples of the proposed module network and its characteristics and planning levels.

The following are principles of subdividing groups of industrial lands for ideal planning modules:

The theoretical approach is identified for subdividing factory lands into groups, each of which represents the area that includes homogeneous plots in area where each plot is allocated for a factory in the industrial estate. There are three main types of plot groups:

A Inner plots group bordered by inner distribution roads of the industrial estate.

BOuter plots group bordered by main traffic roads and arteries in the estate.

CBoundary plots group bordered by roads in the estate and boundaries of the site.

In order to allocate land for specific factories with certain area, any group could be subdivided into classes with regular dimensions that we consider subdivision module which we call planning module. An industrial project might occupy a number of such planning modules

20

according to necessities of the factor activity needs and specialization standards.

There are also proposed standard measurement dimensions for the groups to meet the factory activity needs and variation of the required areas needed for them and such dimensions are identified as follows:

A First group with 75 m depth and 50 m width as minimum (3750

m 2 ).

BSecond group with 100 m depth and 65 m width as minimum (6500 m 2 ).

Dimensions of these groups depend on possibility of resubdividing or assembling any of them according to necessities of the market needs and its future changes, which achieve maximum flexibility in subdivision of the group itself. Each group is subdivided into main modules. Width of each one of such modules is fit with the width of the group itself and the required areas needed for plots. Through this system, flexibility is achieved for the industrial estate’s management on allocating land groups that meet needs of factories of various activities through observing the following criteria:

A The minimum width of the site should not be less than one module.

BWidth of frontage of the site on the road should not be less than half of the group depth and the ratio should not be more than 2:3 to achieve maximum benefit from frontages of traffic network and therefore, utility and infrastructure networks.

CThe maximum frontage of a site should not be more than its width.

D Length of connected groups should not be more than 510 modules if there is no planning necessity for this.

21

Principles and criteria of land subdivision in the industrial estate: when designing areas allocated for factories, subdivision should be made for land plots with a suitable distribution for the plots areas to provide for the various sized factory buildings. Hence, there should be flexibility in designing and subdivision of land plots in the industrial estate so that they cover different areas of land plots that are suitable for each type of factories.

Conditions, measurements, and criteria are set up to follow when designing and subdividing plots allocated for factories as follows:

A Block lengths: 100, 150, 200, 250, 300 meters and relationship between block length and width is in ratio of 3:1.

BMeasurements of land plots: in ratios of 1:2 to 2:3.

CLengths and widths of the road network: (main, branch, inner).

D Pedestrian sidewalks: with no less than 6 meters width.

222 Urban Design of the industrial estate:

A Identifying the urban character: where the urban character is a group of complex attributes that characterizes the site by itself. It includes urban concepts, architectural elements, features of the site and the proposed activities within it.

BIdentifying the design principles: to reach an urban pattern in which building requirements are mingled to serve the urban design as constraints to control development of the industrial estate resulted from it.

CIdentifying constraints