Notebook
05
UrbanModelled
Zoning Framework
7 planning zones · Permitted uses · Floor area ratios · Heritage overlays · Enforcement mechanism
7
distinct land use categories
Total zones
8,927 ha
full boundary
Planning area
28 ha
Old Town Z2
Heritage overlay
4,200 ha
Phases 2–3
Growth reserve
Zone Definitions & Standards
Z1Waterfront & Tourism
240 haMax height3 floors / 12m
Max FAR1.2
Permitted uses
- ·Hotels, guesthouses
- ·Restaurants, cafés
- ·Cultural facilities
- ·Fishing industry
- ·Promenade retail
Ground floor must be publicly accessible use. No residential on ground floor.
Z2Old Town Conservation
28 haMax height2 floors / 8m
Max FAR0.8
Permitted uses
- ·Heritage dwellings
- ·Boutique retail
- ·Craft workshops
- ·Cultural centres
- ·Guesthouses
Heritage overlay: all modifications require Conservation Officer approval. Traditional facade proportions (openings <40% of facade) mandatory.
Z3Mixed-Use Centre
380 haMax height7 floors / 28m
Max FAR2.5
Permitted uses
- ·Offices, commercial
- ·Ground-floor retail
- ·Apartments (upper floors)
- ·Clinics, schools
- ·Civic and government
Transit corridor bonus: FAR 3.0 within 200m of BRT corridor. 20% affordable housing quota in residential component.
Z4Residential Low-Density
1,450 haMax height2 floors / 8m
Max FAR0.5
Permitted uses
- ·Family compound housing
- ·Home-based businesses (limited)
- ·Community facilities
Minimum plot 200m². Traditional compound layout with shared courtyard encouraged. 50% site coverage maximum.
Z5Residential Medium
520 haMax height5 floors / 18m
Max FAR1.8
Permitted uses
- ·Walk-up apartments
- ·Ground-floor retail where fronting Z3
- ·Schools, clinics
- ·Community parks at 500m intervals
20% affordable quota. Green court design standard: minimum 25% of site as landscaped shared open space.
Z6BEZ Industrial Buffer
1,207 haMax height15m eave height
Max FAR0.4
Permitted uses
- ·Light manufacturing
- ·Logistics and warehousing
- ·Food processing
- ·Tech and business parks
- ·BEZ Authority headquarters
100m minimum setback from Z4/Z5 boundaries. Noise and emissions assessment required for all industrial uses.
Z7Urban Growth Reserve
4,200 haMax heightTBD Phase 2
Max FARTBD
Permitted uses
- ·Reserved for Phase 2 planning
- ·Interim: dryland agriculture, grazing
No permanent development permitted in Phase 1. Phase 2 plan to be prepared 2031–2033 with full community consultation.
Interactive Zoning Map
Enforcement Mechanism
The zoning framework requires establishment of the Berbera Planning Authority (BPA) with statutory powers to issue, condition, and refuse planning permits. This is a new institution — the legal framework must be enacted before Phase 1 permits can be issued.
| Action | Body | Timeline | Status |
|---|---|---|---|
| Enact Planning Act (Berbera) | Cabinet / Parliament | Q2 2027 | Required |
| Establish Berbera Planning Authority | Ministry of Planning | Q3 2027 | Required |
| Adopt Zoning Scheme as statutory document | BPA / Cabinet | Q4 2027 | Required |
| Begin development permit system | BPA | Q1 2028 | Required |
| Heritage register: Old Town buildings | BPA + EPA | Q2 2027 | Required |
All enforcement actions are prerequisites for DFI-financed development to proceed under proper governance