Interim Industrial Land Detailed Plan | Amman Institute

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  • 1. Greater Amman MunicipalityMetropolitan Growth StrategyInterim Industrial Land Policy Aug 18, 2007
  • 2. Presentation Overview Introduction Planning Approach ILS Goals and Objectives Projections Population Growth Scenarios Industrial Land Interim Industrial Policy Industrial Classifications Transportation Hierarchy and Street Sections Building Envelope Standards Design Guidelines Illustrations One Stop Shop Interim Industrial Land Locations Context Principles Sahab Al Mouwaqer Industrial Area Context and Concept Plan Al Qastal Industrial Area Context and Concept Plan Al Jeezah Industrial Area Context and Concept Plan Industrial Land Policy Greater Amman Municipality
  • 3. Introduction Industrial Land Policy Greater Amman Municipality
  • 4. HM King Abdullah II’s Vision “To achieve the optimum balance of healthy growth and quality living, flourishing expansion and organized districts, 21st century conveniences and traditional character, we must embark on a serious and comprehensive project of city planning for Amman” Industrial Land Policy Greater Amman Municipality
  • 5. A New Metropolitan Amman2006: 680 sq. km.2007: 1,680 sq. km. Old Boundaries New Additions Industrial Land Policy Greater Amman Municipality
  • 6. Our Master Plan Program June 2006 Feb June August Sept Dec 2007 Dec 2008Interim Growth Strategy Corridor Intensification Strategy Interim Industrial Land Policy Airport Road Land Use Concept Plan + Residential Compound Policy Metro-Growth Strategy Master Plans for all Growth AreasMilestones Industrial Land Policy Greater Amman Municipality
  • 7. Current Industrial Land SituationZoned industrial land has become expensivePrimary demand is in the unzoned south-eastern area of Metro AmmanIndustrial development in south-eastern area is typically: ad hoc in location, but informal clusters have emerged- but no rational land use framework to guide this development no industrial land use classification system for zoning significant demand for infill & to ‘formalize’ the clusters insufficient in servicing and transportation infrastructure very limited public transit does not adequately address land use compatibility problems between industrial & non-industrial uses We have put in place an Interim Plan to addresses this situation Industrial Land Policy Greater Amman Municipality
  • 8. Metro Growth Strategy: Employment Land GoalsPlan and manage growth tosupport a strong andcompetitive economy –adhering to sustainabledevelopment principles.Ample supply of servicedindustrial lands withappropriate infrastructure +transportation.Conserve natural and culturalheritage and agriculturalresources by intensifyingurban development.Co-locate residentialdevelopment in proximity toemployment areas to reducecommuting times and offeringpublic transportation. Industrial Land Policy Greater Amman Municipality
  • 9. Growth Projections Industrial Land Policy Greater Amman Municipality
  • 10. Population GAM Population GrowthPopulation Growth 7,000,000 6,350,795 population projections 6,000,000 5,025,082indicate 6.4 million in 5,000,000 3,853,272Amman by 2025. 4,000,000 2,837,157 3,000,000 population is young, 55% 1,816,153 1,971,939 2,000,000are under 25 1,000,000 demand for jobs and 0housing will rise 2004 2005 2010 2015 2020 2025 70-74 Females Males 60-64 50-54 40-44 30-34 20-24 10-14 0-4 Industrial Land Policy Greater Amman Municipality
  • 11. Amman 2025: Current Trend Implications Costly Infrastructure Urban Envelope Prime Agricultural Expensive Public Transportation Land Impacted GAM’s Area Reliance on Automobile Status Quo – Expansion Only Loss of Agricultural LandsDensity 5(people/donum)Urban Envelope 840 Environmental Degradation(sq. km.)Prime Agricultural Land Impacted 474(sq. km.) 3.5 Increased Cost of DevelopmentCost of New Road Infrastructure(Billion of JD) Industrial Land Policy Greater Amman Municipality
  • 12. Amman 2025: Alternative Scenarios Urban Envelope Prime Agricultural Land Impacted GAM’s Area Preferred Intensification + Status Quo – Intensification + Densification + Expansion Only Expansion ExpansionDensity(people/donum) 5 10 15Urban Envelope(sq. km.) 840 340 120Prime Agricultural LandImpacted (sq. km.) 474 225 96Cost of New RoadInfrastructure (Billion JD) 3.5 1.5 1.0 Industrial Land Policy Greater Amman Municipality
  • 13. Industrial Land Demand – Investment Growth Industrial Land Demand Projected Industrial Investment:Year Investment (JD) (Dunums) 2025=JD ~ 4 billion2006 1,500,000,000 5,070 Industrial Land Demand:2010 1,966,194,015 6,646 3.38 dunums per JD1M of industrial investment2015 2,757,688,819 9,321 Result: additional 13,266 dunums of2020 3,867,801,225 13,073 industrial land required by 20252025 5,424,791,303 18,336* Growth rate overestimated by 10% to outline highest possible scenario for growth Industrial Land Policy Greater Amman Municipality
  • 14. Industrial Land Demand – Employment GrowthWorkforce Projection in 2025 = 1,523,581Total Industrial Workforce in 2025 = 288,708Density Range = 12.5 to 14.1 workers per dunumIndustrial Land Requirements in 2025 from 17,500 to 20,000 dunums Industrial Land Policy Greater Amman Municipality
  • 15. Current Industrial Land Supply GAM Industrial Lands Breakdown Location Name Total Area Developed Vacant GAM (note 1 & 2) 23,728 10,308 13,420 Industrial Estates Abdullah II Ibn Al-Hussein 2530 2479 51 Al Tajamouat 450 382 68 Al Mushatta 4600 0 4600 Private Estates Al Mawared 325 0 325 Al Qastal (note 3) 10000 1000 9000 Subtotal 15375 1382 13993 Total 41,633 14,169 27,464 note 1: Includes zoned industrial area in old GAM plus expansion other than Industrial and Private Estates note 2: Existing Factories in Unzoned Land Occupies 10,373 Dunums note 3: Al Qastal QIZ = 4000 dunums w ith one factory registered Industrial Land Policy Greater Amman Municipality
  • 16. Metro Growth Strategy -Interim Industrial LandsPolicy Industrial Land Policy Greater Amman Municipality
  • 17. An Industrial Land Classification SystemAll industrial applications the interim Industrial Land Policy Area will be classifiedaccording to the type of proposed industrial use. The following industrial classificationswill be used to rationalise the application/approvals process and provide land usecontrol to ensure compatibility with adjacent uses: Heavy Medium Light Transitional Prestige Business Park Industrial Land Policy Greater Amman Municipality
  • 18. Heavy Industry1- Definition: A place of business for large scale manufacturing or processing, characterized by: frequent emissions, large physical size, outside storage of raw and finished products, large production volumes and continuous movement of products and employees during daily shift operations.Permitted Uses include: Automobile salvage or wrecking yard Integrated Chemical Installations (e.g. petrochemical manufacturing complexes Composting facility Concrete, asphalt, cement and stone plants Crude oil refineries Recycling plant Storage of flammable & combustible liquids Waste transfer station Waste Management Extraction, processing and transformation of asbestos and products containing asbestos Other Secondary Uses: Integrated works for cast-iron and steel Conditional Commercial and Retail uses in designated manufacturing areas to be determined Industrial Land Policy Greater Amman Municipality
  • 19. Medium Industry2- Definition: A place of business for a range of industrial processing, manufacturing, assembling, fabricating, warehousing, distribution and sales and servicing and with outdoor storage of wastes or materials (i.e. it has an open process) and/or there are outputs of nuisance and low probability of emissions. Outside storage and open processing permitted.Permitted Uses include: Light industry Food and beverage processing Fueling installation Textile Manufacturing Training and vocational schools Rock & marble processing Livestock processing Recycling depots Service Industry Storage Yard Truck terminals & Tow truck dispatch Similar uses that fit the definition of Medium Industry Heavy Industrial uses are not permittedOther Secondary Uses: Conditional Commercial and Retail uses in designated areas to be determined Industrial Land Policy Greater Amman Municipality
  • 20. Light Industry3- Definition: A place of business in a self-contained plant or building, for product manufacturing, assembling, fabricating, warehousing, distribution and sales and servicing, which has limited nuisances and low probability of unexpected emissions. No outside storage and or processing permitted. Permitted uses include: Automotive repair shop Custom workshops Light Manufacturing Food and beverage processing Fueling installations Lumber and building supply Printing and publishing facilities Repair shops Storage Veterinary clinics Recycling depots Tow truck dispatch and storage yard Service industry Training and vocational schools Similar uses that fit the definition of Light Industry Heavy and Medium Industrial uses are not permitted Other Secondary Uses: Conditional Commercial and Retail uses in designated areas to be determined Industrial Land Policy Greater Amman Municipality
  • 21. Transitional Industry4- Definition: A place of business for a small owner/operated or micro enterprise for production of handicraft or specialty products in small workshops usually attached to a building of another use. Can be co-located within certain residential areas…may be owner occupied. Permitted Uses include: Repair shops (excluding auto-repair shops) Artisan Shops Trade Shops Service industries Tools and equipment rentals and service Veterinary clinic Warehouse and mini-storage Training and vocational schools Similar uses that fit the definition of Light Industry Heavy, Medium and Light Industrial uses are not permitted Industrial Land Policy Greater Amman Municipality
  • 22. Prestige Business Park5- Definition: A district intended for master-planned business and/or research and development parks that have a suite of industrial, service and office requirements, are located in campus-like settings containing modern innovative industries with a more sensitive impact on the environment, and are of high quality design because of their prominence and accessibility to the main road network, attractive physical setting, and proximity to existing major concentrations of industry.Permitted Uses include: Research & Development Financial Services Light Manufacturing, focusing on high techsector Wholesaling Warehousing and Distribution Sales and ServiceAnd uses that service the park, such as: Hotels Conference Halls Commercial Community Facilities Recreation & Entertainment Transportation Facilities Industrial Land Policy Greater Amman Municipality
  • 23. Interim Industrial Land Policy – TransportationRoad hierarchy comprised of: Arterials - Transit Roads 36m RoW with median and boulevards Collectors 24 m RoW Local Roads 18m Row or 20m RoW Industrial Land Policy Greater Amman Municipality
  • 24. Interim Industrial Land Policy – Building Envelope Standards Industrial Land Policy Greater Amman Municipality
  • 25. Interim Industrial Land Policy – Illustrations General Light Ind. Ind. Prestige Ind. Heavy Ind. Industrial Land Policy Greater Amman Municipality
  • 26. One-Stop-Shop for InvestorsObjective is for single-window approvals process through GAM: – Currently industrial investors have at least 8 stops (GAM, Min. of Environment, Civil Defense, JEA, WAJ-MIYAHUNA, JEPCO, JTC, Min. of Tourism & Antiquities) – No coordination between agencies – GAM will manage the One-Stop-Shop – e-Enable workflow process Industrial Land Policy Greater Amman Municipality
  • 27. Interim Industrial LandLocation Industrial Land Policy Greater Amman Municipality
  • 28. Industrial Land Location – Existing Industry Industrial Land Policy Greater Amman Municipality
  • 29. Industrial Land Location – Applications45 applications for industry Industrial Land Policy Greater Amman Municipality
  • 30. Industrial Land Location – Proposed Industrial AreasLocation Principles Suitability for Industrial Development –Adequate Supply and flexibility to meet industrialneeds to 2025 Land Use Compatibility: Minimize Impactsbetween industrial and non-industrial users Access To Existing / Future Transit & MajorRoads Clustering and Marketability – Proximity toExisting Industry and Exposure for New Types ofIndustry Servicing Efficiency: Utilize Existing Servicesand/or Clustering Users to Reduce ServicingCosts Protected Areas – Retain natural, cultural andagricultural features, where possible Live/Work – Co-locate Employment in proximityto Housing Communities Industrial Land Policy Greater Amman Municipality
  • 31. Industrial Land Location 1 – Sahab - Al Mouwaqer Industrial Area 1 Industrial Land Policy Greater Amman Municipality
  • 32. Context: Views of Sahab - Al Mouwaqer Industrial AreaPhotos Factories South of Amman–Baghdad Road West ofChlorine Factory Al Mouwaqer Al MouwaqerWest off Ridge Industrial Land Policy Greater Amman Municipality
  • 33. Context: Built AreaSahab – Al Mouwaqer Industrial Area Industrial Land Policy Greater Amman Municipality
  • 34. Context: Existing Zoning and SubdivisionSahab – Al Mouwaqer Industrial Area Industrial Land Policy Greater Amman Municipality
  • 35. Context: Natural Features + Existing AgricultureSahab – Al Mouwaqer Industrial Area Industrial Land Policy Greater Amman Municipality
  • 36. Context: Existing Industry and Industrial ApplicationsSahab – Al Mouwaqer Industrial Area Industrial Land Policy Greater Amman Municipality
  • 37. Concept Plan: Land Use Sahab - Al Mouwaqer Industrial Area Sub Area 1* Sub Area 2* Sub Area 3* Sub Area 4* Sub Area 5* Use (Dunum s) (Dunum s) (Dunum s) (Dunum s) (Dunum s) Total Light 483 1,069 722 720 591 3,103 Medium 717 649 571 938 1,448 4,323 Subtotal Gross Land Use 1,200 1,718 1,293 1,658 2,039 7,909 Roads + NHS 222 140 194 245 350 1,152 Subtotal Gross Area 1,422 1,859 1,487 1,904 2,389 9,061 Developed Designated Land Sub Area C Light 192 192 40 73 497 Medium 50 229 234 514 Subtotal 0 192 242 269 307 1,011 Sub Area B Vacant Designated Land Light 483 1,261 914 760 664 3,599 Medium 717 649 621 1,167 1,682 4,837 Subtotal 1,200 1,910 1,535 1,927 2,346 8,437Sub Area A Sub Area D Sub Area E Sahab – Al Mouwaqer Industrial Area Industrial Land Policy Greater Amman Municipality
  • 38. Concept Plan: Transportation HierarchySahab – Al Mouwaqer Industrial Area Industrial Land Policy Greater Amman Municipality
  • 39. Industrial Land Location 2 – Al Qastal Industrial Area 2 Industrial Land Policy Greater Amman Municipality
  • 40. Context: Views of Al Qastal Industrial AreaPhotos Medium Industry Rail Line Road Network Medium Industry Industrial Land Policy Greater Amman Municipality
  • 41. Context: Built Area + Current Zoning and SubdivisionBuilt Area Current Zoning + Subdivision Al Qastal Industrial Area Industrial Land Policy Greater Amman Municipality
  • 42. Context: Natural and Cultural Heritage and Existing Agriculture Mushatta CastleAl Qastal Industrial Area Industrial Land Policy Greater Amman Municipality
  • 43. Context: Existing Industry and Industrial ApplicationsAl Qastal Industrial Area Industrial Land Policy Greater Amman Municipality
  • 44. Concept Plan: Land Use Al Qastal Industrial Area Gross Developed Area* Area Vacant Land Use (Dunum s) (Dunum s) (Dunum s) Light 3,650 380 3,270 Medium 3,340 630 2,710 Prestige 3,505 0 3,505 Subtotal 10,495 1010 9,485 Roads + NHS 263 Total 10,758 1010 9,485Al Qastal Industrial Area Industrial Land Policy Greater Amman Municipality
  • 45. Concept Plan: Transportation HierarchyAl Qastal Industrial Area Industrial Land Policy Greater Amman Municipality
  • 46. Industrial Land Location 3 – Al Jeeza Industrial Area 3 Industrial Land Policy Greater Amman Municipality
  • 47. Context: Views of Al Jeeza Industrial AreaSteel Factory ArterialProposed Industrial Area Industrial Land Policy Greater Amman Municipality
  • 48. Context: Built Area and Current Zoning and SubdivisionBuilt Areas Current Zoning + Subdivision Al Jeezah Industrial Area Industrial Land Policy Greater Amman Municipality
  • 49. Context: Natural and Cultural Heritage and Existing Agriculture Al Jeezah Industrial Area Industrial Land Policy Greater Amman Municipality
  • 50. Context: Existing Industry and Industrial Applications Al Jeezah Industrial Area Industrial Land Policy Greater Amman Municipality
  • 51. Concept Plan: Land Use Al Jeezah Industrial Area Developed Vacant Area* Area Land Use (Dunum s) (Dunum s) (Dunum s) Light 514 102 616 Medium 1,395 502 1,897 Subtotal 1,909 Roads 317 Total 2,226 604 2,513 Al Jeezah Industrial Area Industrial Land Policy Greater Amman Municipality
  • 52. Concept Plan: Transportation Al Jeezah Industrial Area Industrial Land Policy Greater Amman Municipality
  • 53. Proposed Heavy Industrial Land AreaGAM will also designate a special heavy industrial land zone to accommodate: •Future investment in this industrial sector •Re-locate existing heavy industries that: •Don’t have room to expand •Are located in areas unsuitable for this type of development Industrial Land Policy Greater Amman Municipality
  • 54. Industrial Land – SummaryArea 1 Sahab - Al Mouwaqer Industrial Area Sub Area 1* Sub Area 2* Sub Area 3* Sub Area 4* Sub Area 5* Use (Dunum s) (Dunum s) (Dunum s) (Dunum s) (Dunum s) Total Light 483 1,069 722 720 591 3,103 Medium 717 649 571 938 1,448 4,323 Subtotal Gross Land Use 1,200 1,718 1,293 1,658 2,039 7,909 Roads + NHS 222 140 194 245 350 1,152 Subtotal Gross Area 1,422 1,859 1,487 1,904 2,389 9,061 Developed Designated Land Light 192 192 40 73 497 Medium 50 229 234 514 Subtotal 0 192 242 269 307 1,011 Vacant Designated Land Light 483 1,261 914 760 664 3,599 Medium 717 649 621 1,167 1,682 4,837 Subtotal 1,200 1,910 1,535 1,927 2,346 8,437Area 2 Al Qastal Industrial Area Area 3 Al Jeezah Industrial Area Gross Developed Developed Vacant Area* Area Vacant Land Area* Area Land Use (Dunum s) (Dunum s) (Dunum s) Use (Dunum s) (Dunum s) (Dunum s) Light 3,650 380 3,270 Light 514 102 616 Medium 3,340 630 2,710 Medium 1,395 502 1,897 Prestige 3,505 0 3,505 Subtotal 1,909 Subtotal 10,495 1010 9,485 Roads 317 Roads + NHS 263 Total 2,226 604 2,513 Total 10,758 1010 9,485 * Assuming 20% to infrastructure Industrial Land Policy Greater Amman Municipality
  • 55. Industrial Land – Summary Total Industrial Area Developed Area* Area Vacant Land Use (Dunum s) (Dunum s) (Dunum s) Light 7,267 979 6,288 Medium 9,058 1,646 7,412 Prestige 3,505 0 3,505 Subtotal 16,325 2,625 13,700 Roads + NHS 1,732 Existing Supply 27,464 Total Supply** 40,681 * 20% of interim areas for infrastructure ** The light industrial area in Area 1 Sub Area 1 is accounted in the Existing Supply Industrial Land Policy Greater Amman Municipality
  • 56. Next StepsIssuance of Zoning Instrument, within next two weeksSixty (60) day public reviewRelease of Final Plans + Zoning LawRelease of Final Plans, after review periodDesignation of a new Heavy Industrial Zone – next 2 months Industrial Land Policy Greater Amman Municipality
  • 57. Thank You! To download all information go to: www.ammancity.gov.jo To receive updates please leave business card, including email address at reception area. Industrial Land Policy Greater Amman Municipality