Master Planning of Territories

What is a Master Plan?

Master plan is a strategic document that defines the concept for the development of a territory over the long term (10–30 years). Unlike project documentation, which describes specific buildings, a master plan sets the overall structure and principles for the development of the area.

A master plan answers the following questions:

• What functions will be accommodated on the territory?
• What will be the density and character of the development?
• How will transportation and pedestrian movement be organized?
• Where will public spaces be located?
• What will be the phasing of implementation?

Elements of a Master Plan

Functional Zoning

Definition of the main zones of the territory:

• Residential zone (with specification of typologies: high-rise, mid-rise, low-rise)
• Commercial zone (offices, retail, services)
• Public zone (parks, squares, green areas)
• Social infrastructure (schools, kindergartens, clinics)
• Transport infrastructure (roads, parking lots, public transport stations)

Transport Framework

• Main highways and their capacity
• Intra-block driveways
• Pedestrian routes and connections
• Bicycle infrastructure
• Public transport (routes, stops, metro stations)
• Parking policy (regulations, underground/above-ground parking lots)

System of Public Spaces

• Parks and green areas (hierarchy: district park → block green area → courtyard space)
• Squares and pedestrian streets
• Embankments
• Sports grounds and facilities

Engineering Infrastructure

• Water supply and sewerage
• Electricity supply
• Heating supply
• Gas supply
• Telecommunications
• Stormwater drainage

Height Regulation

• Determination of building heights for each zone
• Territory silhouette (how the development looks in the panorama)
• Dominants and accents (high-rise landmark buildings)

Principles of Quality Master Planning

1. Walkability

The concept of the “15-minute city”: all key services (shops, schools, parks, transport) should be accessible on foot within 15 minutes. This means:

• Building density sufficient to support services
• Mixing of functions (mixed-use) instead of mono-functional areas
• Comfortable pedestrian environment

2. Connectivity

• Multiple routes between points (fine-grained block grid)
• Absence of dead ends and enclosed territories
• Continuity of pedestrian routes

3. Diversity

• Different types of housing (apartments, townhouses, single-family homes)
• Various price segments
• Diversity of commerce and services
• Different age groups

4. Identity

• Unique character of the territory
• Preservation of cultural heritage
• Creation of recognizable places (landmarks)
• Consideration of local context (climate, culture, landscape)

5. Sustainability

• Energy efficiency of buildings
• Green infrastructure (landscaping, rainwater retention)
• Priority for public transport and pedestrians
• Minimization of parking spaces

Master Planning in the UAE and Europe: Practice and Tools

Examples of master plans for major projects:

Master planning tools:

• GIS (Geographic Information Systems): ArcGIS, QGIS — spatial analysis of territory, zoning visualization, 3D modeling of terrain
• Rhino + Grasshopper: parametric design — generation of hundreds of layout options and automatic optimization according to specified criteria (density, insolation, walkability)
• CityEngine / Infraworks: 3D visualization of master plans in urban context — presentation for investors and regulators
• Space Syntax: analysis of pedestrian flows and spatial connectivity — forecasting commercial activity in different parts of the territory

Master plan approval process in the UAE: A master plan for a project with an area >50,000 m² GFA requires approval from Dubai Municipality (for Dubai), DDA (Dubai Development Authority), or the relevant Authority of the emirate. The process includes Concept Approval, Preliminary Approval, Final Approval — each stage is accompanied by a document package according to Dubai Urban Plan 2040.

Practical Assignment

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A territory of 20 ha on the outskirts of a million-plus city. Nearby — a metro station and residential development from the 1970s. Develop a master plan concept.

Sample answer:

Concept: “New Center of Attraction”

Zoning:

• Residential development: 10 ha (50%) — 3 blocks, building heights 8–20 floors, ~200,000 sq. m of housing
• Park: 4 ha (20%) — central linear park along the territory
• Commerce/offices: 3 ha (15%) — at the metro station, shopping center + office block
• Social infrastructure: 2 ha (10%) — school for 800 students, 2 kindergartens
• Streets and squares: 1 ha (5%)

Building heights: decrease from metro (20 floors) to existing development (8 floors)

Transport: 2 entrances, internal boulevard street, bike paths, pedestrian priority

Population: ~6,000 residents

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International Examples of Master Planning

Masdar City (Abu Dhabi, UAE) — an example of an ecologically sustainable master plan: a carbon-neutral city for 50,000 residents, planned entirely without cars (underground PRT transport). Although the project is only partially implemented, it set new standards for sustainable development.

Canary Wharf (London, UK) — redevelopment of former docks into a business area: 97,000 jobs, 16 million sq. ft. of offices and retail, own infrastructure (metro, DLR). An example of phased master plan implementation with flexible zoning.

Dubai Creek Harbour (Emaar, UAE) — a mixed master plan of 550 ha with the future Dubai Creek Tower skyscraper: residential quarters, shopping streets, embankments, green parks — the concept of the “15-minute city”.

Hammarby Sjöstad (Stockholm, Sweden) — a former industrial area that became a model sustainable urban quarter: 25,000 residents, closed cycle of energy and waste (Hammarby Model), priority for pedestrians and cyclists.

These examples demonstrate that a successful master plan combines functionality, sustainability, and a unique identity of place.