Interim Industrial Land Detailed Plan | Amman Institute

Greater Amman Municipality Metropolitan Growth Strategy

Interim Industrial Land PolicyAug 18, 2007

Greater Amman MunicipalityIndustrial Land Policy

Presentation Overview

IntroductionPlanning ApproachILS Goals and Objectives

ProjectionsPopulationGrowth ScenariosIndustrial Land

Interim Industrial PolicyIndustrial ClassificationsTransportation Hierarchy and Street SectionsBuilding Envelope StandardsDesign GuidelinesIllustrationsOne Stop Shop

Interim Industrial Land LocationsContextPrinciplesSahab Al Mouwaqer Industrial Area Context and Concept PlanAl Qastal Industrial Area Context and Concept PlanAl Jeezah Industrial Area Context and Concept Plan


Introduction


“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”

HM King Abdullah II’s Vision


A New Metropolitan Amman

Old Boundaries

New Additions

2006: 680 sq. km.2007: 1,680 sq. km.


Our Master Plan Program

June 2006 Feb June

Corridor Intensification Strategy

Milestones

Interim Growth Strategy

Interim Industrial Land Policy

August Dec 2007

Metro-Growth Strategy

Master Plans for all Growth Areas

Dec 2008

Airport Road Land Use Concept Plan + Residential Compound Policy

Sept


Current Industrial Land Situation

Zoned industrial land has become expensive

Primary demand is in the unzoned south-eastern area of Metro Amman

Industrial 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


Metro Growth Strategy: Employment Land Goals

Plan and manage growth to support a strong and competitive economy –adhering to sustainable development principles.

Ample supply of serviced industrial lands with appropriate infrastructure + transportation.

Conserve natural and cultural heritage and agricultural resources by intensifying urban development.

Co-locate residential development in proximity to employment areas to reduce commuting times and offering public transportation.


Growth Projections


Population

Population Growthpopulation projections

indicate 6.4 million in Amman by 2025.

population is young, 55% are under 25

demand for jobs and housing will rise

0-4

10-14

20-24

30-34

40-44

50-54

60-64

70-74 FemalesMales

GAM Population Growth

1,816,153 1,971,9392,837,157

3,853,272

5,025,082

6,350,795

0

1,000,000

2,000,000

3,000,000

4,000,000

5,000,000

6,000,000

7,000,000

2004 2005 2010 2015 2020 2025


Amman 2025: Current Trend Implications

Cost of New Road Infrastructure (Billion of JD)

Prime Agricultural Land Impacted(sq. km.)

Urban Envelope(sq. km.)

Density (people/donum)

3.5

474

840

5

Status Quo –Expansion Only

Urban Envelope

Prime Agricultural Land Impacted

GAM’s Area

Increased Cost of Development

Costly Infrastructure

Loss of Agricultural Lands

Environmental Degradation

Expensive Public Transportation

Reliance on Automobile


Amman 2025: Alternative Scenarios

Cost of New Road Infrastructure (Billion JD)

Prime Agricultural Land Impacted (sq. km.)

Urban Envelope(sq. km.)

Density (people/donum)

3.5474

840

5

Status Quo –Expansion Only

1.5

225

340

10

Intensification + Expansion

1.0

96

120

15

PreferredIntensification + Densification +

Expansion

Urban Envelope

Prime Agricultural Land Impacted

GAM’s Area


Industrial Land Demand – Investment Growth

Projected Industrial Investment:2025=JD ~ 4 billion

Industrial Land Demand: 3.38 dunums per JD1M of industrial investment

Result: additional 13,266 dunums of industrial land required by 2025

* Growth rate overestimated by 10% to outline highest possible scenario for growth

Year Investment (JD)

Industrial Land Demand (Dunums)

2006 1,500,000,000 5,070

2010 1,966,194,015 6,646

2015 2,757,688,819 9,321

2020 3,867,801,225 13,073

2025 5,424,791,303 18,336


Industrial Land Demand – Employment Growth

Workforce Projection in 2025 = 1,523,581

Total Industrial Workforce in 2025 = 288,708

Density Range = 12.5 to 14.1 workers per dunum

Industrial Land Requirements in 2025 from 17,500 to 20,000 dunums


Current Industrial Land Supply

GAM Industrial Lands BreakdownLocation Name Total Area Developed VacantGAM (note 1 & 2) 23,728 10,308 13,420Industrial Estates Abdullah II Ibn Al-Hussein 2530 2479 51

Al Tajamouat 450 382 68Al Mushatta 4600 0 4600Al Mawared 325 0 325Al Qastal (note 3) 10000 1000 9000

Subtotal 15375 1382 13993Total 41,633 14,169 27,464

note 2: Existing Factories in Unzoned Land Occupies 10,373 Dunumsnote 3: Al Qastal QIZ = 4000 dunums w ith one factory registered

Private Estates

note 1: Includes zoned industrial area in old GAM plus expansion other than Industrial and Private Estates


Metro Growth Strategy -Interim Industrial Lands Policy


An Industrial Land Classification System

Heavy MediumLightTransitionalPrestige Business Park

All industrial applications the interim Industrial Land Policy Area will be classified according to the type of proposed industrial use. The following industrial classifications will be used to rationalise the application/approvals process and provide land use control to ensure compatibility with adjacent uses:


Heavy Industry

1- 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 yardIntegrated Chemical Installations (e.g. petrochemical manufacturing complexesComposting facilityConcrete, asphalt, cement and stone plantsCrude oil refineries Recycling plant Storage of flammable & combustible liquidsWaste transfer stationWaste ManagementExtraction, processing and transformation of asbestos and products containing asbestosIntegrated works for cast-iron and steel manufacturing

Other Secondary Uses:Conditional Commercial and Retail uses in designated areas to be determined


2- 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.

Medium Industry

Permitted Uses include:Light industryFood and beverage processingFueling installationTextileManufacturing Training and vocational schools Rock & marble processing Livestock processingRecycling depotsService IndustryStorage Yard Truck terminals & Tow truck dispatch

Similar uses that fit the definition of Medium IndustryHeavy Industrial uses are not permitted



3- 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.

Light Industry

Permitted uses include:Automotive repair shopCustom workshopsLight Manufacturing Food and beverage processingFueling installationsLumber and building supply Printing and publishing facilitiesRepair shopsStorageVeterinary clinics Recycling depotsTow truck dispatch and storage yardService industryTraining and vocational schoolsSimilar uses that fit the definition of Light IndustryHeavy and Medium Industrial uses are not permitted



4- 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.

Transitional Industry

Permitted Uses include:Repair shops (excluding auto-repair shops)Artisan ShopsTrade ShopsService industriesTools and equipment rentals and serviceVeterinary clinic Warehouse and mini-storageTraining and vocational schools Similar uses that fit the definition of Light IndustryHeavy, Medium and Light Industrial uses are not permitted


5- 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 theenvironment, 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 ServicesLight Manufacturing, focusing on high tech

sectorWholesalingWarehousing and DistributionSales and Service

And uses that service the park, such as: HotelsConference HallsCommercialCommunity FacilitiesRecreation & EntertainmentTransportation Facilities

Prestige Business Park


Interim Industrial Land Policy – Transportation

Road hierarchy comprised of:

Local Roads 18m Row or 20m RoW

Collectors 24 m RoW

Arterials - Transit Roads36m RoW with median and

boulevards


Interim Industrial Land Policy – Building Envelope Standards


Interim Industrial Land Policy – Illustrations

HeavyInd.

GeneralInd.

LightInd. Prestige

Ind.


Objective 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

One-Stop-Shop for Investors


Interim Industrial Land Location


Industrial Land Location – Existing Industry


Industrial Land Location – Applications

45 applications for industry


Industrial Land Location – Proposed Industrial Areas

Suitability for Industrial Development –Adequate Supply and flexibility to meet industrial needs to 2025

Land Use Compatibility: Minimize Impacts between industrial and non-industrial users

Access To Existing / Future Transit & Major Roads

Clustering and Marketability – Proximity to Existing Industry and Exposure for New Types of Industry

Servicing Efficiency: Utilize Existing Services and/or Clustering Users to Reduce Servicing Costs

Protected Areas – Retain natural, cultural and agricultural features, where possible

Live/Work – Co-locate Employment in proximity to Housing Communities

Location Principles


Industrial Land Location 1 – Sahab - Al Mouwaqer Industrial Area

1


Photos

Chlorine Factory Al Mouwaqer Factories South of Amman–Baghdad Road West of Al Mouwaqer

West off Ridge

Context: Views of Sahab - Al Mouwaqer Industrial Area


Context: Built Area

Sahab – Al Mouwaqer Industrial Area


Context: Existing Zoning and Subdivision



Context: Natural Features + Existing Agriculture



Context: Existing Industry and Industrial Applications



Concept Plan: Land Use


Sahab - Al Mouwaqer Industrial Area

UseSub Area 1* (Dunums)

Sub Area 2* (Dunums)



Sub Area 5* (Dunums) Total

Light 483 1,069 722 720 591 3,103Medium 717 649 571 938 1,448 4,323

Subtotal Gross Land Use 1,200 1,718 1,293 1,658 2,039 7,909Roads + NHS 222 140 194 245 350 1,152

Subtotal Gross Area 1,422 1,859 1,487 1,904 2,389 9,061Developed Designated Land

Light 192 192 40 73 497Medium 50 229 234 514Subtotal 0 192 242 269 307 1,011

Vacant Designated LandLight 483 1,261 914 760 664 3,599

Medium 717 649 621 1,167 1,682 4,837Subtotal 1,200 1,910 1,535 1,927 2,346 8,437

Sub Area E

Sub Area D

Sub Area C

Sub Area B

Sub Area A

Greater Amman MunicipalityIndustrial Land PolicySahab – Al Mouwaqer Industrial Area

Concept Plan: Transportation Hierarchy


Industrial Land Location 2 – Al Qastal Industrial Area

2


Photos

Medium Industry

Road Network

Rail Line

Medium Industry

Context: Views of Al Qastal Industrial Area


Context: Built Area + Current Zoning and Subdivision

Al Qastal Industrial Area

Built Area

Current Zoning + Subdivision


Context: Natural and Cultural Heritage and Existing Agriculture


MushattaCastle








Use

Gross Area*

(Dunums)

Developed Area

(Dunums)Vacant Land

(Dunums)Light 3,650 380 3,270Medium 3,340 630 2,710Prestige 3,505 0 3,505

Subtotal 10,495 1010 9,485Roads + NHS 263Total 10,758 1010 9,485

Greater Amman MunicipalityIndustrial Land PolicyAl Qastal Industrial Area

Concept Plan: Transportation Hierarchy


Industrial Land Location 3 – Al Jeeza Industrial Area

3


Context: Views of Al Jeeza Industrial Area

Steel Factory Arterial

Proposed Industrial Area


Built Areas Current Zoning + Subdivision

Context: Built Area and Current Zoning and Subdivision

Al Jeezah Industrial Area


Context: Natural and Cultural Heritage and Existing Agriculture









UseArea*

(Dunums)

Developed Area

(Dunums)

Vacant Land

(Dunums)Light 514 102 616Medium 1,395 502 1,897

Subtotal 1,909Roads 317Total 2,226 604 2,513

Greater Amman MunicipalityIndustrial Land PolicyAl Jeezah Industrial Area

Concept Plan: Transportation


Proposed Heavy Industrial Land Area

GAM 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


Area 1 Sahab - Al Mouwaqer Industrial Area

UseSub Area 1* (Dunums)




Sub Area 5* (Dunums) Total

Light 483 1,069 722 720 591 3,103Medium 717 649 571 938 1,448 4,323

Subtotal Gross Land Use 1,200 1,718 1,293 1,658 2,039 7,909Roads + NHS 222 140 194 245 350 1,152

Subtotal Gross Area 1,422 1,859 1,487 1,904 2,389 9,061Developed Designated Land

Light 192 192 40 73 497Medium 50 229 234 514Subtotal 0 192 242 269 307 1,011

Vacant Designated LandLight 483 1,261 914 760 664 3,599

Medium 717 649 621 1,167 1,682 4,837Subtotal 1,200 1,910 1,535 1,927 2,346 8,437

Area 2 Al Qastal Industrial Area Area 3 Al Jeezah Industrial Area

Use

Gross Area*

(Dunums)

Developed Area

(Dunums)Vacant Land

(Dunums) UseArea*

(Dunums)

Developed Area

(Dunums)

Vacant Land

(Dunums)Light 3,650 380 3,270 Light 514 102 616Medium 3,340 630 2,710 Medium 1,395 502 1,897Prestige 3,505 0 3,505 Subtotal 1,909

Subtotal 10,495 1010 9,485 Roads 317Roads + NHS 263 Total 2,226 604 2,513Total 10,758 1010 9,485* Assuming 20% to infrastructure

Industrial Land – Summary


Industrial Land – Summary

Total Industrial Area

UseArea*

(Dunums)

Developed Area

(Dunums)Vacant Land

(Dunums)Light 7,267 979 6,288Medium 9,058 1,646 7,412Prestige 3,505 0 3,505

Subtotal 16,325 2,625 13,700Roads + NHS 1,732Existing Supply 27,464Total 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


Next Steps

Issuance of Zoning Instrument, within next two weeks

Sixty (60) day public review

Release of Final Plans + Zoning Law

Release of Final Plans, after review period

Designation of a new Heavy Industrial Zone – next 2 months


Thank You!

To download all information go to: www.ammancity.gov.jo

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Interim Industrial Land Detailed Plan | Amman Institute

Documents

industrial nonindustrial

total industrial workforce

employment land goalsplan

rational land use framework

growth tosupport

growth rate

metro growth strategy

interim plan