CHAPTER II

Architectural and Technical

Conditions of Buildings
Article 11: Percentage of Covered Area
The percentage of covered area differs from one area to
another depending on the condition of each area and the
type of buildings. Hence, it is not allowed to exceed the
percentage set by the Authority for each area according to
its detailed plans.
Article 12: The percentage of covered area does not include the
following:
1. Architectural Projections.
2. Water tanks and mechanical equipments (if it is
necessary to keep these separate from the main
building).
3. Guard room and annexed facilities (if built separately
from the main building).
4. (The annex of the workers residence and the external
services of the main building provided the annex should
be of one floor, and 20% of the main building area not
more than 50 square meters).
5. Pergola whether it is used for sitting out of doors or for
parking.
6. Open-to-sky.
7. Projecting shades, canopies at entrances of buildings

Article 13: The calculations of the percentage of floor area does not
include the following:
A. Mezzanine.
B. Service floor.
C. Stair and lift room on the roof of the building or any
other room permitted on the roof.
D. Buildings mentioned in article (12) above under 3, 4, 5, 6,
7.
Article 14: Standard Internal Architectural Design of Residential Units.
Building Materials, Areas and Dimensions of Rooms:
1. Privacy within the residential unit
A. The architectural design of the building shall conform
 with the social norms of the Arab Muslim families in terms
of the location of various parts of the residential unit eg.
the main entrance should be located in such a way that
does not expose the house or interfere with the privacy
and freedom of internal movement of members of the
family ie. from the living room to the bedroom or to
various service facilities in the house.
B. Privacy within the residential unit shall be maintained
whether the building is for private residence or for
investment ie. a multi-floor apartment.
C. Boundary walls of any building, walls separating two
residential units or separating the living room from the guest
room shall not De less than 20 cm. thick, so as to prevent or
reduce the emission of sound. The Consultant shall be
required to submit proper technical treatment in this regard.
2. Building Materials
A. Materials used for buildings shall conform to locally
approved specifications and measurements. The main
building materials should be non-inflamable.
B. Heat insulation materials shall be used for roofs and
external walls according to the following formula:
- Roofs:
U (Maximum) = 0.1 B.t.u/sq.ft/hr. F
ie. 0.57 Watts/sq.m.C
External Walls.
U (Maximum) = 0.13 B.t.u/sq.ft/hr. F
ie. 0.741 Watts/so.m C
C. Sketches showing heat insulation layers (for external face
walls and roofs) should be submitted. These should be
appropriately placed in relation to other layers and in
accordance with the standard technical practice. Other
specifications or information that help in implementation may
also be submitted.-
D. Acceptable building insulation materials are.
- Non-inflammable poly-styrene (extruded or expanded)
- Sprayed or solid Poritine/rigid polyurethane foam.
Other materials of the identical qualities may be used as heat
insulators. However heat insulation materials used in
buildings should be of similar composition, long lasting
insulation capacity, fixed dimensions, hardly liable for
expansion or contraction, and corrosion and stiff resistant. It
 would also be resistant to environment conditions in the
Sultanate, chemical changes and reactions and fire resistant.
-The condition for using heat insulation materials for
(external walls) may not apply to the following
-Oriental style buildings of one floor only where the internal
court yard, verandah etc. provide treatment for weather
conditions.
- Part of the boundary wall within the balcony.
- Industrial buildings (workshops, factories,
warehouses). Buildings for non-human use may
also be excluded.
3. Areas and Dimensions of Rooms:
The minimum areas and dimensions of
rooms in buildings are determined according
to the following table:

Description Minimum Area (Sq. m) Least Dimension

Bedrooms 12.00 3.00
Office 8.10 2.70
Shop or showroom 8.10 2.70
Kitchen 5.00 2.00
Bathroom 4.00 1.80
Toilet 1.50 0.90

N.B. 1. Areas of rooms in Public buildings such as schools, hospitals, hotels

etc. are determined in accordance with the international code of
practice adopted in the Sultanate.
2. Measurements in the above table do not apply to guards room, servant
quarters or the small kitchens annexed to an office or workshop etc.
However the difference in area should be within reasonable limits.
Article 15: Windows and Doors
A. Rooms and other building facilities should
be provided with an opening or openings
(windows) for ventilation and natural
lighting. These should open on a street,
road or internal court yard and should be in
accordance with the conditions mentioned
in this Order. The minimum area of an
opening should be as follows:
1. 7% of the ground area of a residential
room or office.
2. 5% of the ground area of a bathroom
and toilet.
 3. 6% of the ground area of kitchen or stair
well in the same floor.
B. Glass (laminated or solar control or
reflective) shall be used in all windows
(bedrooms, living rooms and offices) of
multi floor buildings with more than four
floors (or flats or offices of more than 11
units and public buildings).
C. In order to maintain privacy in residential
buildings where window openings of
bedrooms are opposite the windows, of a
neighboring building, with a maximum
distance of 10 m. in between, a screen,
should be provided on to the windows
opening of both buildings to conceal or
diminish the chance to see from outside.
The same applies to windows of bedrooms
or kitchens over-looking an internal court
yard (open-to-sky).
The use of duplex or reflective glass does not apply
to windows with screens and windows within roofed
balconies or those provided with enough architectural
projection to give shade.
Acceptable types of screens
1. Perforated wood screen or wood-grills to cover
the upper half of the window opening with
ventilation blinders used for the other half (subject
to acceptable design). This should be framed and
fixed to the aluminum window and glass at a
reasonable distance.
2. Wood blinders that open and close vertically or at
an angle.
3. Aluminum blinders with an insulation layer - This
should be fixed to the window from outside
(outside the aluminum frame). Blinders should
open and close vertically and at an angle.
4. Other types of screens that serve the same
purpose may be used subject to approval of the
concerned department provided that these are
non-metallic.
D. The entrance door of a residential unit should
be 1.00 m. wide, minimum, width of bedroom door
and similar doors 0.90 m., kitchen door 0.80 m,
 minimum bathroom door 0.75 m. Doors should not be
less than 2.10 m high, measured from the ground
floor level to the soffit of lintels/beams or slabs.

Article 16: Heights of Buildings

The net vertical height of the floor is determined
according to the type and usage of the building. The
height is measured from the level of the neighboring
street up to the roof tiles. In other cases approval of
the concerned Authority should be obtained.

Article 17: Internal Heights

In residential areas the minimum head room shall be
as follows:
A. Ground floor or one storey buildings. 3.00 m up to
4.00 m maximum.
B. Upper floors 2.80 m up to 3.60 m maximum.

Article 18: In Commercial and Commercial Residential Buildings

the minimum nett headroom shall be as follows:
A. Ground floor 4.00 m up to 4.75 m maximum in
case there is no mezzanine. The measurements
apply whether the ground floor is part of a multi-
storey residential-commercial building or a one-
storey commercial building.
B. In case of mezzanine, the minimum height of
ground floor should be 6 m. whether the ground floor
is part of a multi-storey commercial residential
building or a one storey commercial building. 70 cm.
may be added to the height if there is a concrete
beam projecting down the roof and central
cooling is used unless area planning and building
regulations specify a particular height that should be
observed.
C. The minimum height of mezzanine is 2.60 m
to 3.00 m
maximum.
D. Upper floors 2.80 to 3.60 maximum.
N.B. 1. The head-room is measured from the
finished floor level to the clear soffit of floor
above.
2. In service floors the head-room is
measured in accordance with the
provisions under Article (34).
Article 19: Industrial Areas
A. The height for workshops, store rooms
and factories with sheds should be 8 m,
maximum. (Heavy industries of special
specifications may be excluded).
B. For Workshops and stores built in
reinforced concrete, with no mezzanine,
the height may be 4.5 m. minimum or 6
m. to 7 m. maximum (Heavy industries of
special specifications are excluded
provided that the building consists of
ground floor only).
Article 20: If the architectural design requires a visible reinforced concrete
beam inside the roof of an office, shop or showroom, the projecting
part of the beam should be 0.40 m. maximum when the minimum
head-room measurement is applied. The reinforced concrete beam
should not be visible within bedrooms in residential units.

Article 21: International code of practice shall apply to public buildings (eg.
International and regional exhibitions, conference halls, theatres,
cinemas and similar buildings if no particular conditions are
specified). Sheds may exceed the limit of maximum height, subject
to functional and structural requirements.

Article 22: Staircase room, water tank and air conditioning equipment etc. on
the roof of the buildings may exceed the maximum height of the
building and shall be screened according to the Municipalitys design
or any other approved design. The parapet wall shall not be more
than one metre and a half above the maximum height of the
building. Domes decorations, ventilation towers, chimneys and
minarates may exceed the maximum height of the building.

Article 23: The Roof Floor

Usage and conditions of the Roof Floor.
1. The roof floor is used to accommodate service facilities in the
building such as the staircase room, water tank air conditioning
equipment, lift engine room, central TV antenna etc.
2. A room or hall may be approved on the roof of villas only pro-
vided that it occupies about 10% of the roof area. Its area should
not be more than 30 sq.m. whatever the roof area is.
3. a. Regarding the 2 floor commercial and investmental buildings,
the roof annex should be constructed in an area not more than
35 S.M.
b. Regarding the private buildings, the roof annex should be con-
 structed in an area of 20% of the roof area not more than 50
S.M.
4. (For the commercial or commercial residential building which
consist of many floors (3 floors or more), the permission could
be granted for one or more private residence within 50% of the
building roof area provided the constructed area should not
exceeds 400 S.M whatever the roof area is).
5. A pergola of permanent or temporary material occupying about
10% of the root area may be permitted provided that its area, is
limited up to 40 sq.m., maximum whatever the area of the roof.
The pergola should be 2.30 m. height, measured from the
ground of the floor to the lower soffit of concrete or wooden
beams.
6. Buildings with more than three residential units should have one
central TV antenna to serve the whole building. This should be
shown on plans of the building when submitted for approval.
7. Rooms on the roof are not permitted in buildings in industrial
areas. Only a stair room is allowed.

Article 24: 1.In residential, commercial and multistorey residential com-

mercial buildings (where the open-to-sky is required in the
architectural design to meet the condition for natural light and
ventilation for rooms, offices, bathrooms, toilets, kitchens and
staircases) the area and dimensions for the open-to-sky shall be
according to the table below:

(The conditions mentioned under No. 1, 2 and 3 of the table

below do not apply to bath rooms in public buildings such as
Hospitals and Hotels etc.)

The areas and dimensions do not include balconies overlooking the

open-to-sky. Open-to-sky should not have any sort of construction
that reduces the amount of light or ventilation or the areas and
dimensions shown on the table below:
No. No of floors Internal space Minimum area of Least dimension
overlooking the opening (Sq. m.) of sides (M.L)
open-to-sky
A 1 -3 floors Bedrooms or offices 7.50 2.50
B More than Bedrooms or offices (1 /5 x height)2 the 3.00
three floors outcome of this formula
should be 9 sq.m.
(minimum)
C 1 -3 floors Kitchen, bathrooms, 7.50 2.50
toilets, stairs
D 4-6 floors Kitchen, bathrooms, 9 3.00
toilets, stairs
4 More than 6 Kitchen, bathrooms, 12 3.00
toilets, stairs

2. In residential buildings one room only, in each unit (flat), shall

overlook the open-to-sky.

3. In multi-storeyed residential, commercial and residential-

commercial buildings where only bathrooms or toilets overlook
the open-to-sky, the area of the open-to-sky provided for natural
light and ventilation shall be 1.50 sq.m. The length of each side
shall not be less than 1 m. Bathrooms and toilets of multi-
storeyed buildings (3-floors or more) may be excluded from the
open-to-sky condition provided that proper artificial means are
provided for ventilation and treatment of bad odour. Doors shall
also have reasonable opening of perforated wood or aluminum.
The sketches and specifications of these shall be submitted by
the consultant (in his capacity as the owners representative).

4.The floor of the open-to-sky shall be paved with tiles or

concrete and provided with appropriate means for drainage.

5. The open-to-sky may have an opening for maintenance,

cleaning and rescue purposes.
Article 25: Set-backs
Setbacks from the boundaries of adjacent plots in residential and
commercial areas are determined according to the following
(This does not include areas where special conditions are set for
set-backs).

A. If there are openings or windows on the side of the building

overlooking the adjacent plot, a distance of 1.50 m. minimum shall be
left as set-back in single storeyed buildings or the ground floor of
multistoreyed building.
B. A set-back of 3 m. minimum shall be left for the same purpose (as
mentioned in 'A' above) in case of successive upper floors of the
same design (up to seven floors, ground floor is not included)
provided that the area of openings is less than 15% of the area of the
building facade/elevation overlooking the neighboring plot. In case of
successive floors above the 7th floor (ground floor not included) set-
back shall be 5 m.
C. No openings or windows are permitted in buildings which consist of
 more than one floor unless these are overlooking a road, of width 6 m.
minimum. Otherwise the setback between the facade/elevation of the
building and the edge of the road shall be half the difference between
the width of the existing road and.6 m. This does not apply where the
openings are only for bathrooms toilets and stairs. Also for buildings in
small plots in unplanned areas where plot area is within 200 sq.m.
D. Set-backs shall always be measured from the external boundary of
the building to the boundary of the adjacent plot.

Article 26: A distance of 1.5 m., minimum shall left for set-back if there are
exhaust fans or air conditioners facing the adjacent plot. This
condition applies to all residential and residential-commercial buildings
whatever the number of the floors.

Article 27: In areas for industry and warehouses where plot area is more than
1500 sq.m. (whether there are openings in the building or not) set
backs shall be as follows:
- 8 m. between the main building and the boundary of the plot on the
main road side. Guards room, usually built near the main entrance of
the plot is not included.
- 3 m. between the main building and the boundary of the plot on the
minor road side, if any.
- 5m. minimum, between the main building and the boundaries on the
side of the adjacent neighbor.

Article 28: In plots allotted for light industry (workshops) with areas ranging
from 800-1500 sq.m. set backs shall be as follows:
- 5 m. between the main building and the boundaries of the plot
on the main road side.
- 1.50 m. minimum, between the main building and boundaries of the
plot on the side of the adjacent neighbor or neighboring street or road
whether there are openings in the building or not.
- 3m. between the main building and plot boundary on the side of the
adjacent neighbor. This applies to two-storeyed buildings where there
are openings for windows in the upper floor.

Article 29: In plots allotted for light industry with areas less than 800 sq.m.,
set-backs shall be as follows:
- 1.5 m set-back, in the ground floor between the main building and
 boundary of the plot of adjacent neighbor (if the building has openings
overlooking the neighboring plot).
- 3 m. between the main building and boundary of the neighboring plot in
case, there are window openings for offices in the upper floor.
N.B. Planning conditions for set-backs, as determined by the concerned
Authority, shall be adhered to (This only applies where the set-backs
required are more than what is mentioned under these Regulations).

Article 30: Use of Buildings

- In Industrial areas of various types, warehouses and workers camps
it is not permitted to build residential units for family accommodation.
Owners of industrial plots over-looking a main street shall use the front part of
the plot for commercial purpose, provided that prior approval is obtained from
the concerned Authority. The conditions for set back at the front do not apply
in such cases.
Article 31: A. Workers accommodation is permitted within reasonable limits, in
various types of industrial areas according to the type of industry or
workshop built on the same plot. Bachelors accommodation for
staff or technicians may be permitted in plots with large areas,
originally allocated as workers camp.
B. Showrooms (to exhibit industrial products and spare parts only)
shall be permitted in areas allotted for light industry provided that
the area of showrooms is not more than 30% of the approved
percentage of building.
C.(It is allowed to construct offices only in the first floor in the
industrial areas and stores areas provided the public utilities for the
same should be in one place).
D. Complexes or buildings for workers or bachelors accommo-
dation are not permitted in residential or residential commercial
areas. Any architectural design revealing such use shall not be
accepted. Also buildings that consist of family as well as bachelors
accommodation shall not be permitted.
E. Buildings for industrial activities (heavy or light industries) shall
not be permitted in residential, commercial or residential-
commercial areas.
F. Residential and residential-commercial buildings of four floors,
minimum, or buildings that have more than 10 residential units shall
be provided with a bathroom in the ground floor, connected to the
entrance, for use of the guard.
Article 32: A. Planned Areas
1. Balconies and rooms projecting beyond the boundary of the plot shall
not be permitted.
2. Balconies and projecting rooms are considered an integral part of the
main building, therefore the article on set backs, if any, shall be equally
applied.
B. Un-planned and Partly Planned Areas
1. The projection of room or balcony shall be 10% of the width of the
road. It should not be more than 1.20 m. wide whatever the width of
road.
2. The nett width of the balcony shall be 75 cm. minimum.
3. The clear distance between the soffit of the slab of balcony or
projecting room and the level of neighboring foot-path shall be 4 m.
minimum.
4. No balcony or room may project over a road less than 7.5 m wide.

N.B. 1. Balconies in residential buildings overlooking the street and used for
washing lines shall be screened. Perforated wood may be used for
screening provided that the openings are not more than 1.50 cm x 1.50
cm., also perforated concrete depth 10 cm. maximum and openings not
more than 7 cm x 7 cm. may be used. The relevant sketches shall be
submitted to the concerned Department.
2. In multistoreyed residential buildings, with more than three units (flats)
a balcony shall be provided in each unit for washing line. This should
be appropriately located according to the architectural design of the
unit and screened using one of the screening elements mentioned in
No. 1 above.
3. Washing lines. on balconies may only be used if the screening
elements mentioned above are provided.
4. It shall not be permitted to use metal grills to screen openings in
buildings (balconies or windows).

Article 33: Architectural Projection and Building Facades/Elevations

1- Architectural projection, 5% of the width of the street, is permitted on
the neighboring street side provided that the projection does not
exceed 50 cm. whatever the width of the street.
2- The architectural design of facades/elevations of residential and
residential-commercial buildings shall be according to the local, Arabs
or Islamic style as in the models prepared by the concerned
Department or the conceptual design submitted by the Consultant
and approved by the concerned Department.
 3- Totally inclined roofs are not permitted as well as the use of potter
tiles of all colors. However in facades such as entrances of buildings
and sheds over windows slight deviations from these conditions may
be accepted.
4- In Industrial areas of various types, wood or metal sheds shall be
covered. Concrete materials, metals or wood may be used as cover
depending on the areas where the plot is located.
5- Projecting or visible air-conditioners on facades/elevations of
buildings shall be covered with a screen as per Article 32 item
l.Air-conditioners, in all floors, shall have plastic pipes coming down
the building to the ground to drain excess water. These pipes shall be
inside the wall or fixed to it from outside in such a way that does not
distort the facade/elevation of the building.
Article 34: Service Floor
Conditions and usage of the service floor:
1-A service floor may be permitted in high rise buildings (above 8-
floors).
2-It is used for collection and convergence of sewage connections,
water pipes, mechanical equipments and or for parking.
3-The height of service floor from the ground level to the soffit of
the roof slab shall be 2.30 m. maximum.
4-The service floor shall be an open area without any partitions.

Article 35: Leveling Floor

1-The conditions regarding the heights of buildings do not apply to the
leveling floor.
2-One leveling floor only, is permitted, however another leveling floor
may be allowed in areas where the slope of the ground is steep.
3-No walls shall be built around the leveling floor if it is on the front
side of the plot.

Article 36: All the conditions regarding ventilation natural lighting and set-
backs shall apply to the leveling floor.

Article 37: Retaining walls shall be built of reinforced concrete and

according to the international approved standard codes of
practice.

Article 38: Basement

The basement in any building shall not be more than one floor.
Article 39: The basement shall be used for the following purposes
 1- Residential Building:- Parking, services, emergencies and
recreation. It should not be used for residence.
2- Residential Commercial and Commercial Bldgs: For storing
non-inflammable materials, services, emergencies and
parking.

3- Industrial areas: Basement may only be permitted in buildings

with showrooms on the front side of the industrial plot.
4- Buildings for Public: A basement may be permitted if nece-
ssary, provided that approval of the security department is
obtained if it is to be used for parking.
5- In the commercial centres, in which the movement is from
inside, it is allowed to utilize the gable for commercial shop or
showrooms.

Article 40: 1. The basement should not project, more than 1.40 m. above
the level of the internal courtyard or the level of road pavement.
2.The basement shall have natural ventilation, directly or
indirectly.

Article 41: 1.The nett vertical height of basement is 2.75 m. to 3.50 m

maximum, measured from the ground of the basement to the
soffit of the roof slab.
2.One toilet or two may be permitted in the basement if proper
connections to main sewers are provided.

Article 42: Provisions for setbacks of the main building apply to the
basement floor as well.
Article 43: Protections against leaking through the walls and the ground of
the basement should be considered. Drainage shall be provided
and necessary precautions taken to protect neighboring
buildings during the construction of basement.

Article 44: All the conditions and provisions for protection against fire and
other safety conditions apply to the basement floor.

Article 45: The area of basement shall not exceed the area of the ground
floor.

Article 46: Pergola

 The pergola, whether of reinforced concrete or timber, may be built
on the roof of the building or the courtyard of the plot. The
conditions for setbacks apply if it is built of concrete material.

Article 47: The pergola should be open on all sides except the side adjoining
part of the building or a wall.

Article 48: The area of openings in the pergola shall not be less than 50% of
its total area.

Article 49: A. The construction of commercial mezzanines in show rooms and

commercial buildings shall be approved subject to the following
conditions:
1.The area of mezzanine shall not be more than 50% of the area of
show-room or shop. The Municipality may not be committed to that
percentage, provided that requirements for public safety and
protection against fire are provided.
2.The space for the mezzanine shall be connected to the showroom
or shop and provided with a fence or rails, of minimum height 0.9 m.
It shall have a staircase of reinforced concrete, wood or steel for
access from the showroom or shop.
3.The mezzaine shall only be used for the direct service of the show-
room or shop.
4.The height of commercial mezzanine is determined according to
the conditions specified for internal heights of buildings in these
Regulations.
5.The projection of Mezzanine beyond the horizontal floor plan of the
showroom or shop is not permitted. Special cases may be excluded
if approved by the concerned Authority.
6.The mezzanine shall have ventilation and natural lighting.
B. The construction of commercial mezzanines in industrial
areas (workshops or factories) and warehouses shall be
approved subject to the following conditions:
1.(For the workshops, factories and stores constructed of gables, it
is allowed to construct partition (Siddah) with in an area of 50 % of
the net area utilized for the work shop or factory or store).
2.The same conditions in pargraph 2 item A above apply, but
in factories and warehouses it is permitted to screen the
space of mezzanine connected to the lower space with
glass, perforated wood or aluminum.
3.(For the workshops constructed of fixed materials, it is
 allowed to construct partition (Siddah) within an area of
50% of the net area of the workshop).
4.The mezzanine shall only be used for offices or storage.
5.The conditions under No. 4,5,6 of item A above apply
C. In the commercial centres in which the movement is from
inside, it is allowed to utilize the commercial partition
(Siddah) for commercial shops or showrooms.

Article 50: Staircases

Any building consisting of more than one floor shall have a number
of staircases (other than fire exits) as follows:
1. One staircase, at least, for each building where the area of one
floor is not less than 500 sq. m and the total floors area is not
more than 1,500 sq. m.
2. An additional staircase shall be provided for every 500 sq. m
in addition to the area of one floor or for every 1500 sq. m
additional to the total area of the building as mentioned under
No.1 of this Article.

Article 51: The main staircase shall be built of reinforced concrete or any
non-inflammable material. Staircases of private buildings (villas)
and those for mezzanine in small shops are not included.

Article 52: The nett minimum clear width of stairs of a main staircase shall be
as follows:
Residential and Residential Commercial building 1.10 m if the
staircase serves
three residential
units in one floor oi
a total of 12 units
maximum in all
floors.
1.20 m. if the
number of
residential units in a
floor is above 12
Commercial Buildings 1.20 m. in buildings
that consist o* up to
5 floors and 1.40 m.
in buildings above
that limit 1.40 m.
 Public Buildings(Hospitals Schools- Hotels etc.)
The above conditions do not apply to staircases used for special or
industrial purposes, minarets, towers and small oriental style
buildings, Also excluded are staircases of private buildings and villas
the dear width of which shall be 1m, minimum.

Article 53: The maximum travel distance served by the staircase shall be 27 m.

Article 54: The number of stairs in each part of the staircase leading in one
direction shall not exceed 14. Open external stairs of one-storey
oriental buildings are not included.

Article 55: The tread of one step may not be less than 28 cm in width and
not more than 30 cm. The rise of the step should not be less
than 15 cm and not more than 18 cm.
Note: Tread excludes nosing if any.

Article 56: The stairs shall be calculated according to the following formula.
Twice the rise of one step + tread = 60-65 cm.

Article 57: The nett distance between one landing and the one above shall
not be less than 2.20 cm.

Article 58: Passages and Corridors

The minimum width of corridors and passages in a building shall be
as follows:
Residential Buildings
A. Corridors inside the residential unit 1.20 m.
B. Public Corridors of 15 m. length maximum leading to various
residential units (between two rows of units) shall be 1.50 m
wide. If the length is more than 15 m. the maximum width shall
be 2.20 m.
C. Public corridors (in front of one row of units) leading to five
residential units shall be 1.40 m. wide. For more than five units
the width of the corridor should be increased by 5% per unit
provided that it does not exceed 2 m.
Commercial Buildings
A. The width of the main corridor in front of a row of showrooms
or shops shall be 1.80 m. (unless special conditions are set for
the commercial area).
B. The width of the main corridor between two rows of
 showrooms or shops shall be 2.50 m.
Hospitals & Schools
A. The width of the main corridor shall be 2.50 m.
Hotels & similar buildings
-The width of the main corridor shall be 2.20 m.
- Standard international specifications and measurement shall apply to
corridors in other public buildings such as sports grounds, cinemas
..etc.

Article 59: Electric lifts

Any building of four storeys or more (the ground floor included)
shall have one lift at least. The number of lifts in a building shall be
in proportion to its size, number of its residents and usage.

Article 60: The number and capacity of each lift supported by any other
information shall be indicated in the drawings submitted for any
building of more than three floors. This shall be according to the
conditions and specifications for electric lifts shown in the appendix
issued by the Municipality.

Article 61: Electric lifts should work efficiently throughout the year, the owner
(or his agent) should submit a certificate from a specialized
registered company certifying that the lift is in good condition or is
properly maintained and usable. This certificate should be submit-
ted to the Municipality at least once a year.

Article 62: Oriental Style Residential Buildings:

Oriental style residential buildings are permitted according to the
following:
The building may be constructed on the boundary of the plot
directly, provided that the rooms and services overlook a courtyard
or space. The least dimension of the courtyard or space should be
4 m.

Article 63: The internal space shall not be roofed or covered.

Article 64: Setbacks shall be according to the Regulations set for the
region.

Article 65: Water tanks:

Water tank shall be of non-rusting, non-corrosive material that
 preserve the natural and chemical qualities of water, its colour,
taste and odour and is unaffected by weather conditions such as
heat and humidity. Omanian Standard O.S 89/1985 may also be
referred.

Article 66: The design of tanks shall not include sharp angles that lead to the
accumulation of dirt or germs and obstruct regular cleaning.

Article 67: Tanks shall have tightly closed openings for filling, distribution and
discharge. Openings shall be designed in such a way that prevent
pollution and entry of insects. The openings shall be as follows:
A.For big tanks the opening for filling shall be wide enough to allow
the person in charge of regular cleaning to get inside the tank.
B.Openings for distribution shall be at one side of the tank at a
height of 6 cm, minimum, in order to prevent in-flow of deposits
from the tank to distribution pipes.
C.Openings for scour-drainage shall be at the bottom of the tank. It
shall be wide enough to drain all water and deposits.
D.The tank shall be covered with wooden slats designed according
to the architectural design specified by Directorate General of
Technical Affairs of the Municipality.

Article 68: The tank inward or outward connections for distribution of water to
the building should be of non-rusting, non-corrosive material.

Article 69: Wherever the tank is located in a building it shall be put on

appropriate supports of 1 foot above floor level so that the bottom
of the tank may be cleansed. The tank should be kept away from
sources of external pollution and should not be placed on the
ground directly.

Article 70: Water tanks shall be cleaned regularly (once in every six months
minimum) and sterlized with approved detergents. Materials and
equipment used for cleaning should be non-poisonous and should
not include organic materials harmful to health. The Municipality
has the right to take regulatory actions according to the controls set
in this regard.

Article 71: Municipal authorities reserve the right to enter residential com-
plexes at appropriate times to inspect water tanks, ensure
 adherence to the conditions and that tanks are regularly cleaned
and the water is suitable for human consumption.

Article 72: The regulations and laws in force in other Ministries and Govern-
ment departments shall be observed in the implementation of the
provisions of these Articles.

Article 73: Toilets, Drainage and Sanitary Items

A Single family residence consisting of one or two bedrooms shall
have at least one complete bathroom that shall not open on any of
the bedrooms directly. If there is more than one complete bathroom
in a single family unit or flat, the additional bathrooms may open on
bedrooms directly. It is not permitted to have bathrooms directly
opening to a kitchen or a place for storing food.

B Toilets and bathrooms may be located next to dining rooms or

living rooms provided that the access is not directly through
these rooms.

Article 74: The number of toilets in commercial buildings, offices and

workshops is determined according to the following table:
No Sex No. of users Sanitary units required Remarks

1. Men 1-100 1 Toilet 1 hand washing basin for If there is no

every 10 people urinal
2. Men above 100 1 more toilet & hand washing basin If there is no
for every 20 people urinal
3. Men 1-100 1 Toilet to every 25 people If there are
(handwashing basin and 1 urinal for urinals
every 10 people
4. Men above 100 1 more toilet for every 40 people, 1 If there are
urinal 1 hand washing basin for urinals
every 20 people above 100
5. Ladies 1-100 1 Toilet 1 hand washing basin for No urinal
every 10 people
6. Ladies above 100 1 more toilet & 1 hand washing No urinal
basin for every 10 people above
100

Article 75: The minimum number of sanitary units required in public buildings
 is as follows:
1. Hotels
Halls: 1 toilet, 2 urinals, 2 hand-washing
basins for every 80-100 men,
3toilets, 2 hand washing basins, for every 100
ladies.
Rooms: 1 toilet, 1 hand-washing basins, 1
bathroom basin for every 10 beds.
2. Theatres & Cinemas
1 toilet 1 urinal for every 200 men
2 hand washing basins for every 300 men
1 toilet for every 150 ladies
1 hand washing basin for every 200 ladies
3. Hospitals
1 toilet for every 18 beds (men)
1 urinal for every 30 beds (men)
1 hand washing basin for every 25 beds
(men)
1 hand washing basin for every 12 beds
(ladies)
1 hand washing basin for every 15 beds
(ladies)
Visitors and staff toilets are not included in the above. A
reasonable number of toilets should therefore be provided.
4. Sports grounds and similar buildings
Standard international code of practice shall be
applicable
5. Mosques
1 toilet, 4 water taps for ablution for every 100
men.
N.B.
A. A separate area for ablution shall be provided and connect to the
women place of prayer (i.e. 1 toilet and four water taps for ablution for
every 100 ladies)
B. It is not permitted to build toilets and ablution facilities on the front
side of the mosque or on the directional-bearing of Mecca. Ablution
places and toilets shall be carefully deter- mined taking into
consideration the direction of winds and the possibility of entering the
ablution place or toilet from outside and then to the mosque through
an inside door.
C. Ablution places (toilets in particular) shall have a high
degree of privacy i.e. no one can see from outside through a
door or window.
6. Filling Stations
1 toilets shall be built as part of the main building
 of a petrol filling station (toilets for workmen in the
station are not included) one for men and the
other for ladies. The men's toilets shall be
provided with a hand washing basin and 2 urinals,
the ladies with a hand washing basin only.

Article 76: 1. The minimum number of sanitary units required for schools
below secondary level is as follows:
1 toilet, 1 hand washing basin for every 20 students or half a
class.
2 .For secondary schools and schools above the secondary level
the minimum number of sanitary units should be as follows:
1 toilet for every 30 students Male
1 hand washing basin for every 25 students Male
1 urinal for every 25 student Male
1 toilet for every 20 student Female
1 hand washing basin for every 15 students
Female
3.In boarding schools (male and females) architectural standard
code of practice shall be applicable.
N.B.
A. A water tap shall be provided near toilet or bathroom basin for
cleaning purposes unless there is a bidet (ladies shower)
B. All sanitary items shall be fixed in position according to the
specifications and criteria adopted in the Sultanate. Technical
Standards shall be observed for proper installation and
connection.
Sewage Disposal
Without violation of the conditions and specifications for sewage
disposal network and the provisions stipulated vide Ministerial
Decision No. 5/86 issued by the Ministry of Environment the
following articles shall be applicable.

Article 77: Requirement for sewage disposal:

Vertical waste - water pipes
1. In toilets, the internal diameter of sewage disposal pipe shall be
10 cm. minimum.
2. The internal diameter of the waste water pipe (for bathroom
basin, handwashing basin, ground sewerage .. etc.) shall not
be less than 7.5 cm. Waste in the pipe is disposed into a
gully trap before reaching the inspection chamber.
3. Waste water from the dishwashing sink in the kitchen is
 directly disposed into the vertical waste water pipe then into
the gully trap and then inspection chamber.
4. A vent pipe, diameter 7.5 cm minimum, shall be used for
ventilation in toilets. The pipe shall be of a reasonable height.
5. The diameter of waste pipes (ground connection) shall be 15
cm minimum. The laying of such pipes under buildings
should be avoided as far as possible. But if the laying of part
of the waste pipe under the building is unavoidable it should
be made of cast iron or any other material of approved
technical specifications. The pipe shall be 6 mm thick
(minimum) and covered with concrete 13 cm thick
(minimum).
6. If bathrooms, toilets or kitchens overlook a main road or
minor road, the vertical pipes, if any, should be covered.
Doors for inspection and maintenance of pipes should also
be provided and appropriately located.
7. Waste water pipes whether vertical, horizontal or under-
ground should be of strong non-inflammable non-corrosive
material and according to the specifications adopted in the
Sultanate.

Article 78: Waste water pipes (ground connections) should not be less than 60
cm. below the ground level and its slope shall be as follows:
Horizontal gradient Vertical gradient
Pipes diameter 15 cm. 1/60 1/8
Pipes diameter 20 cm. 1/90 1/12
Pipes diameter 22.5 cm. 1 /100 1/14
In case it is necessary to use pumps the department concerned
may permit lesser gradients as follows:
Pipes diameter 15 cm 1/100 Maximum
Pipes diameter 20 cm 1 / ^ 75 Maximum
Pipes diameter 22.5 cm 1 /200 Maximum

Article 79: The locations and conditions of inspection chamber:-

1. Inspection chambers shall be built at each point
the pipe route (sewer) changes its direction, level
or slope.
2. At the junctions of two or more waste pipes.
3. At the open ends of the waste pipe under the
building.
 4. At the junction of a vertical pipe with the ground
connections.
5. At the end of the horizontal waste pipe before it is
connected to the main sewerage or septic tank.
6. The inspection chamber shall be built on a
reinforced concrete layer 20 cm. thick, minimum.
Its wall shall be built of block work with a thickness
proportionate to the depth but not less than 20 cm.
(Walls may be built of concrete).
The inside of the inspection chamber shall be plastered in
order to be smooth and to insulate water and humidity.
7. Sloping grounds (benching) shall be built
inside the entrance openings around the pipes.
The slope towards the pipe shall be 1:2.
8. The distance between an inspection chamber
and the next one shall not be more than 25 m.
9. The dimensions of inspection chambers vary from one
chamber to another. However, these shall not be less
than 60 cm. x 60 cm. The opening of the entrance shall
be 45 x 45 cm. minimum. The inspection chamber shall
be tightly covered with a cast iron cover or reinforced
concrete in accordance with the standard specification in
the Sultanate.
Article 80: In areas with no public sewers, a septic tank shall be provided
according to the type of soil at the site of the building, technical
specifications, regulations and approved schedules. Excess liquid
waste from the tank shall be disposed to the soakage pit, waste
pit or well.
A. Septic Tank
The following conditions shall be observed when the septic
tank is built.
1. It shall be of adequate capacity, to contain human waste of the building
and according to Standard criteria and rules adopted in the Sultanate.
2. It shall be built in an open space accessible for maintenance,
discharge etc. It may also be built near to a place where public sewers
are expected to be provided in future.
3. The septic tank shall not be less than 2 m. from any building in the plot
or neighbouring building. It shall be provided with insulators on the base
and sides and well plastered from inside with cement and sand. The 2
m. distance between the tank and building is subject to review in
 unplanned areas where plot area is not more than 100 sq. m. provided
that it has no adverse effect on public safety or interference with the
rights of others.
4. The tank shall be built on a concrete or reinforced concrete layer and
the side walls of cement blocks, concrete or reinfoced concrete. The
roof shall be of reinforced concrete, thickness 15 cm. minimum. It shall
have enough openings for inspection (60 cm x 60 cm) and a tight cover.
5. A septic tank shall have inspection chambers at the entrance and exit.
The inspection chamber at the entrance is for initial precipitation.
6. The length of the tank shall not be less than three times the width or
four times the width, maximum.
7. The depth of the septic tank shall be 1.20 m. minimum, if it is intended
to serve 10 people and 1.50 m. minimum if it is for more than 10
people.
8. Ventilation shall be adequately provided by using the proper means as
in force.
9. Approved ready made septic tanks may be used.
10. other technical methods in building septic tanks shall be observed.
B. Soakage pit
1. Waste is disposed from the septic tank on to the soakage pit
in case of porous soil, where ground water is at an appropriate
depth from the surface to allow for disposal. An under-ground
soaking system may be used after obtaining approval from the
concerned departments.
2. Walls of the pit shall be built of cement
blocks or lime stone with no mortar but
openings to allow disposal. Thickness of
stone walls is 50 cm, minimum. Block walls
shall be 35 cm thick, minimum with no
foundations.
3. The soakage pit shall be covered with a
tight reinforced concrete cover, 15 cm
thick, minimum with a tightly covered
opening for inspection.
4. The depth or height of the pit shall not be
more than- 2 m.
5. The length is determined according to the
permeability of the soil and the rate of
soaking.
6. Half the pit may be filled with soaking
material.
7. The soakage pit shall not be placed at less
 than 3 m. distance from any building.
8. The construction of soakage pit and way of disposal from
the septic tank to soakage pit shall be according to
approved technical conditions.
. Collection tank (Holding Tank)
If the ground conditions make it impossible to have a soakage pit for disposal
of refuse from the septic tank, a collection (holding) tank may be built
according to the following conditions to contain and collect (hold) the waste.
1. The tank shall have a capacity of a two
days waste, minimum ie. 200 litres for
every person. The total capacity of the tank
shall not be less than 2000 litres.
2. It shall be built on reinforced concrete
base.
3. The walls shall be built of blocks, 30 cm
thick at least.
4. The collection (holding) tank may be built
of reinforced concrete in order to stand the
load of traffic.
5. For easy insertion of the suction pipe to
pump out the waste collected in the pit, the
reinforced concrete base of the pit shall
have a slope of 1:4 towards the draining
point, size 60 cm x 60 cm and 30 cm
depth, below the base of the tank under the
tightly covered opening on its roof (60cm x
60cm).
6. Ventilation shall be provided according to
approved standard practice.
7. The depth of the tank shall be 1.5m.
minimum or 2m. maximum.
8. If more than one collection (holding) tank
is built the minimum distance between
each two shall be three times the
dimension or diameter of the largest tank.
9. The tank shall be covered with a reinforced concrete roof,
have an opening of 60cm x 60cm minimum, and a tight
cover. Precautions shall be taken to prevent the entry of
insects through the openings.
10. The collection (holding) tank shall be located in an open place
accessible for maintenance, discharge etc. and suitable for
connection to public sewers in future.
11. Approved readymade collection (holding) tanks may be used.
 N.B. 1. If an alternative method is used for sewage disposal,
approval shall be obtained from the concerned depart-
ments.
2. Under all circumstances technical aspects and approved
sanitary regulations shall be observed.

Article 81: Waste water pipes, septic tanks and soakage pits shall be within
the legal boundaries of the plot, exceptional cases in unplanned
areas, plots of small areas or rocky lands are excluded subject to
prior approval of the Municipality and adherence to the conditions
under Article (80).

Article 82: Septic tanks and soakage pits already built outside the boundaries
of the plot shall remain in place. A permission to maintain and
clean them shall be obtained. If a house is demolished and rebuilt,
its owner shall lose the above concession and shall construct a
septic tank or soakage pit according to the permit and drawings
approved by the Municipality.

Article 83: Safety means and Precautions against Fire

Any building of more than three floors (ground floor included) or of
a height more than 13.5m. measured from the road level or have a
floor area more than 350 sq.m., corridors, emergency exits or
additional stairs leading directly outside, shall be provided.
These means of escape shall be according to the specifications
and conditions for protection of buildings against fire issued by the
Directorate of Civil Defence and Fire of the Royal Oman Police.
Buildings of one to four floors and floor area of 450 sq.m.,
maximum, may be exempted from the additional staircase
condition provided that other precautionary measures against fire
are provided.
Article 84: Staircases, emergency exits, corridors and walls shall be capable
resisting fire for half an hour at least or made of non-inflammable
material.

Article 85: The staircase provided for escape shall have a clear width of not
less than 90cm. The rise of one step shall not be more than 20 cm.
and the number of steps leading in one direction shall not exceed
12.
Article 86: 1. The distance from the escape staircase to the entrance of the unit
shall not be more than 10 m.
2. The distance from the door of any bed room to the entrance of
the unit shall not be more than 7.50 m.
3. Doors of bed rooms, kitchen and the main entrance of the unit
shall be fire resistant for half an hour at least.
4. Partitions between indoor halls and corridors shall be provided
with materials capable of resisting fire for half an hour at least.
The same applies to walls along the staircases.
5. In order to limit the spread of fire to other parts of the building,
facilitate extinction and the safe evacuation, the building shall be
divided horizontally and vertically into fire zones according to the
specifications and conditions for the protection of buildings
against fire issued by the Civil Defence Administration of the
Royal Oman Police.

Article 87: Buildings where large number of people are usually present or
areas where inflammable or dangerous materials are manufactured,
used or stored, the number, direction and distance from one point
and the nearest emergency exit should be according to the
specifications and conditions for protection of buildings against fire
issued by the Directorate of buildings against fire issued by the
Directorate of Civil Defence and Fire of the Royal Oman Police. The
same applies to unfamiliar buildings or building in which people
cannot easily' move.

Article 88: Stairs shall be secured with rails. The nett vertical height of these
rails shall not be less than 80 cm.

Article 89: Roofs of buildings, balconies and open-to-sky shall be provided with
rails or walls of height not less than 90 cm.

Article 90: 1. Hose reels for fire extinction or rising pipes shall be used to
extinguish fire in buildings of more than four floors or where the
number of flats in one floor exceeds four.
2. Small shops shall be provided with manually operated fire
extinguishers. Equipment for fire extinction in commercial
showrooms of large areas (area of one show room more than 60
sq.m.) shall be determined by concerned department, each case
considered separately.
3. Fire extinguishing equipment shall be appropriately placed
and according to approved technical standards.
Article 91: Buildings of heights and areas mentioned under these Articles shall
have fire warning and firefighting devices according to the
specifications and guidelines approved by the concerned fire
department.

Article 92: Approval of the concerned fire department (Directorate of Civil

Defence and Fire of the Royal Oman Police) on plans for the
following buildings shall be obtained before these are finally
approved by the Municipality.
A. Buildings of and more than four floors or if the area of ground floor is
more than 350 Sq. m. or the area of the one shop in the ground floor
used for commercial purposes, is more than 60 Sq. m.
B. Any Multi-storey Commercial building.
C. Hotels, hospitals and similar buildings, also private shopping
centres, multi-storey car parks in basements if the area is more than
450 sq. m, heavy and other industrial buildings in which more than
10 people are employed and involve the use of dangerous materials.
Also buildings used for storing or selling inflammable materials,
cinemas, theatres and other similar buildings.
D. The Municipality may ask for approval to be obtained from the
Directorate of Civil Defence and Fire of the Royal Oman Police for
plans of any building, if necessary.

Article 93: A space or balcony, over-looking an open space which as

courtyard or road shall be provided outside the kitchen for keeping
gas cylinders to ensure the safety of residents in single family
housing and multi floor residential blocks. The cylinder outside the
kitchen, shall be properly connected to the kitchen and shall have
natural ventilation and protection against heat in a way that does
not distort the outlook of the building. The cylinders shall also be
provided with safety devices such as fast-closing valves etc.
N.B. If in the architectural design the Kitchen and its balcony
overlook an internal courtyard (open-to sky) surrounded by
walls on all sides, gas cylinders shall not be kept in the
balcony. A well secured place may be provided instead on
the ground floor for the connection of cylinders to the upper
floors. This condition does not apply to two storey buildings.

Article 94: Chimneys in factories should be at a distance of 10 m. minimum,

from the boundaries of the neighboring plot or road (or as
determined by concerned departments). The height of house
chimneys and gas exhaustion facilities shall be according to the
provisions and regulations set by concerned Departments. In
 certain cases it shall be necessary to provide gas purification
equipment in order to comply with the conditions set by the
concerned departments.

Article 95: Public Utility Connections within Buildings:

All Public Utility connections within buildings and establishments
shall be according to the conditions and specifications set by the
concerned department.

Article 96: Car Parks:

Car Parks shall be provided in each building according to the use
of the building. These shall be within the legal boundaries of the
plot. Parking areas shall be shown on site plans according to the
following:
A. Residential Areas:
One Car Park at least for every residential unit (flat) or a
single family residence (Villa).
B. Commercial and Commercial-Residential Area:
One car park, at least, for every flat, office or shop. If the
area of the office or shop exceeds 100 sq.m. an additional
car park shall be provided for every additional 50 sq.m.
C. Industrial and Warehouses Area:
One car park at least for every five employees. Open or
covered areas provided for workshops or warehouses are
not included.
D. Cinemas, Theatres and Entertainment Centres:
One car park at least for every 15 seats.
E. Clubs and Similar Facilities:
One car park at least for every 12 Sq.m. of the covered area.
F. Hotels:
Five Star Hotels : A car park for every 3 beds
Four Star Hotels : A car park for every 5 beds
Three Star Hotels : A car park for every 10 beds
N.B. 1. Standard code of practice for car parks applies to public
buildings such as Hospitals, Sports Grounds etc.
2. Plots area 200 Sq.m. in unplanned areas,
inaccessible plots and plots that have special planning
conditions are excluded from the conditions set for car
parks.
Article 97: A. The dimension of car parks (for private cars) whether on road
sides or the areas mentioned under Article 96 above shall be as
 follows:
Length: 5 m. Width : 2.40 m.
B. The minimum width of paths within car parks is an follows:
- 3m if the parking is parallel to the path.
- 3.5m if the parking makes an angle of 45 with the path.
- 6m. if the parking is at a right angle with the path.
If the width of parking area for each car is increased by 25%, the
above width of paths may be reduced by 18%, maximum.
A. The dimensions of parking for heavy duty
vehicles such as trucks shall be determined
according to the specifications of the international
code of practice.
B. parking areas in covered and multi-floor garages are
planned according to the specifications of international code of
practice.

Article 98: When the minimum limit for paths within car parks is applied, traffic
shall be in one direction to facilitate entrance and exit.
N.B. If parking cannot be provided within the iegal boundaries of
the plot, for any reasons, it may be permitted to use the ground
floor for parking provided that the height of the floor from the
ground to the slab of the roof is 225 cm. But, that height shall
not be included in the permitted heights of buildings. Thus the
location of columns and smooth entrance and exit of cars
should be considered carefully. The same applies for residential
buildings where the number of units or flats is more than seven.

Article 99: Refuse Collection Centres

Multistorey buildings consisting of four floors minimum (Ground
Floor + 3 Floors) shall be provided with a refuse collection
chamber in the Ground Floor as part of the Main Building. The
collection chamber shall be according to the following conditions:
1. In four-Storey buildings the area of the chamber shall be 4 sq.m.
minimum. This area shall be increased by 20% for each extra floor
provided that the maximum area is 8.30 sq.m.
2. The Municipality reserves the right to order the increase of the area
of chamber if the number of residential units in each floor is more than
seven. A refuse collection chamber may also be required in multi floor
buildings where the number of floors is less than four but the number
of units in each floor is more than 10.
3. Huge buildings of more than 40 units (whatever the number of
 floors) shall be provided with refuse pressing machines inside the
chamber. The area of the chamber shall therefore be determined
according to the size of the machine.
4. The chamber shall be built of non-inflammable materials.
5. The surface of its floor and walls shall be strong, smooth and
corrosion resistant.
6. It shall be provided with means for liquid disposal on its floor. These
are connected to the main sewers to dispose water when the
chamber is washed or cleaned.