Dubai Palm Regulations

THE PALM JUMEIRAH DEVELOPMENT CONTROL REGULATIONS
VOLUME 3
REVISION 4.0, JUNE 2005
This page is intentionally left blank
Revision 4.0, June 2005
CONTENTS
Part A Development Control and
Administration
1
2
Part B Design Guidelines

1
The Crescent
The Trunk and Village Centre
The Fronds and Spine
Introduction
Administration of the Development
Control Regulations
The Development Application and

Approval Process
Zoning Districts
General Development Provisions
Building Regulations
General Administrative Procedures
THE PALM JUMEIRAH DEVELOPMENT CONTROL REGULATIONS

PART A - DEVELOPMENT CONTROL AND ADMINISTRATION
REVISION 4.0, JUNE 2005
CONTENTS
Part A Development Control and
Administration
1
Introduction
1.1 Preamble
1.2 Aims and Objectives of the Regulations
1.3 Structure of the Regulations
Administration of the Development

Control Regulations
2.1
2.2
2.3
2.4
Development Control Authority

Other Relevant Authority Approvals
Minimum Requirements
Interpretation
The Development Application and

Approval Process
3.1 Development Requiring a Development

Approval
3.2 Pre-Application
3.3 Concept Proposal Stage
3.4 Detailed Proposal Stage
3.5 Criteria for Reviewing Development
Applications
Building Regulations
6.1
6.2
6.3
6.4
6.5
6.6
Overview
Application for a Building Permit
Applicable Building Standards
Organisation, Administration and Enforcement
Eligible Contractors
Duties of Developer after Issurance of a
Building Permit
6.7 Maintenance, Additions and Changes
General Administrative Procedures
7.1 Powers and Duties

7.2 Development Application Administrative
Procedures
7.3 Appointment and Pre-Qualification of
Consultants
7.4 Zoning Map Changes
7.5 Regulation Amendment
7.6 Variances
7.7 Exceptions
7.8 Enforcement and Violations of these
Regulations
Table Index
Figure Index
Appendices
Table 4.1 Zones

Table 4.2 Zoning Main Development Zones
Table 4.3 Zoning Other Zones
Table 5.1 Signage Requirements
Table 5.2 Parking Requirements
Figure 1.1 Schematic Perspective of the Palm,

Jumeirah
Figure 3.1 Development Application and Approval
Process
Figure 4.1 Zoning Map
Figure 4.2 Navigation Control Areas
Figure 5.1 Parking Dimensions
Figure 5.2 Location and Design of Off-Street Loading
Areas
Figure 7.1 Administration Control Procedures
A
B
Contents of a development application

Definitions
Zoning Districts
4.1 Establishment of Zones

4.2 Zoning Map
4.3 Development Requirements
General Development Provisions
5.1
5.2
5.3
5.4
5.5
5.6
General Requirements
Accessory Structure or Use
Temporary Uses and Structures
Signs
Off-Street Parking and Loading
Landscaping, Walls and Fences
1. INTRODUCTION
1.1
Preamble
Objectives
1.3
The
statements,
procedures,
requirements,
development standards and guidelines contained in
this document shall be known as the Palm Jumeirah
Development Control Regulations and will be herein
referred to as the Development Control Regulations
or simply the Regulations.
The objectives of the Regulations are to protect:

- The public health, safety, convenience, order,
prosperity and the general welfare of the community
visiting or residing on the Palm;
The Regulations consist of two parts:

- Part A Development Control and Administration
(this part): provides information on the application
of the Regulations; the development approval
and building permit process; zoning districts
and allowable uses; and general development
requirements.
The Regulations set out the requirements for the

use and development of land, water, structures and
advertising signs within Palm Jumeirah. Any proposal
for use and development of land or sea within Palm
Jumeirah must have regard to the controls and
requirements specified by these Regulations.
These objectives are achieved by regulating land use

and development. Development includes matters
such as:
- the height and size of buildings and other
structures;
- the percentage of a lot that may be occupied;
- Part B Design Controls and Guidelines: provides

requirements, together with precedents and
examples, for the quality of design treatment at
each of the major precincts of the Palm Jumeirah
(the Crescent, Fronds/Spine, and Trunk/Village
Centre).
The Regulations constitute regulations for the

purposes of agreements for the sale and purchase of
property between Nakheel L.L.C. (Nakheel) and the
purchaser/developer.
- the size of lots, yards, courts and other open

spaces;
A schematic perspective of the Palm, Jumeirah is

shown on Figure 1.1.
The Regulations reflect and recognise that prior

approval of development has been given for many of
the lots on Palm Jumeirah.
- the appearance of building and structures;
1.2
Aims and Objectives of the
Regulations
Aims
- regulation of the amount, location and size of

outdoor advertising and signs.
The overall aims of the Regulations are:

- The provide a clear and consistent framework within
which decisions about the use and development of
Palm Jumeirah can be made; and
- To allow for the orderly development of Palm
Jumeirah in accordance with the Palm Jumeirah
Master Plan (as updated).
- The amenity of the Palm; and

- The environment of and around the Palm.
- the location and use of buildings and related

structures;
- the adequancy of onsite parking access and

loading area; and
Land use is controlled through the designation of land

use zones for commercial, retail, residences and other
purposes, and a process of requiring applications for
development.
Structure of the Regulations
Figure 1.1: Schematic perspective of the Palm, Jumeirah
2. ADMINISTRATION OF THE DEVELOPMENT CONTROL REGULATIONS

2.1
Development Control Authority
Nakheel will act as the development control authority

herein after referred to as the Authority. It will be
responsible for:
- Control of development within Palm Jumeirah;
- Establishing policies for, and regulating the use
and development of land, water, and structures
within Palm Jumeirah;
- Approving or rejecting applications for development
within Palm Jumeirah;
- Requiring compliance with the Regulations by
landowners and leaseholders;
2.2
Other Relevant Authority Approvals
Nothing in these Regulations shall relieve the land

owner or developer of the responsibility for also
meeting the technical requirements of, and securing
relevant approval(s) or permit(s) from, any government
agency or entity or other third party having jurisdiction
over the development activities and the use of land,
including but not limited to:
- Jebel Ali Free Zone Authority (JAFZA);
- Dubai Municipality (DM);
- Dubai Electricity and Water Authority (DEWA);
- Dubai Ports Authority;
- Recommending amendments to the Regulations;
- Etisalat;
- Interpreting the requirements of the Regulations for

landowners and leaseholders.
- Customs;
- Adopting and promulgating the Regulations;

- Establishing a Development Review Board
to consider and make recommendations on
development applications; and
- Ensuring that development is in compliance with
these Regulations.
In making its determinations and exercising any
discretion allowed under the Regulations the Authority
will shall have regard for:
- The Palm Jumeirah Master Plan and other plans
adopted by the Authority for the Palm Jumeirah
development; and
- All other applicable rules, technical codes, design
guides and regulations adopted by the Authority.
- Free Zone Authority; and

- The Department of Civil Defence.
Evidence of all such approvals, permits, NOCs or
other permissions shall be submitted to Nakheel in
advance of construction.
2.3
Minimum Requirements
The regulations contained in this document shall be

held to be the minimum requirements. Developments
shall also comply with all relevant legislative
requirements of Dubai including, but not limited to,
Dubai Municipality standards and other Authority
standards. In the event of an inconsistency between
this document and other Dubai standards, the higher
(i.e. more stringent or restrictive) requirements shall
prevail. Where the applicability of this document
or other Dubai standards is unclear or open to
interpretation, the Authority shall be requested to

make a determination, and its determination shall be
final. Where no standards are set out in this document
or other relevant Dubai standards, internationally
recognised British or American standards shall be
adopted.
Any use or development shall comply with the
minimum requirements and:
1 Unless in compliance with the regulations:
a. No building, structure or land shall hereafter
be used or reused;
b. No buildings or structure or part thereof shall
hereafter be used or occupied; or
c. No building or structure or part thereof shall
hereafter be erected, constructed, reconstructed,
moved or structurally altered.
2 No building or other structure shall hereafter be
erected or altered to:
a. Exceed the permitted height, Gross Floor
Area, or bulk;
b. In the case of a workplace, house
or accommodate a greater number of
employees;
c. Occupy a greater percentage of lot area; or
d. Have narrower or smaller rear yards, front
yards, side yards, or other open spaces than
herein required; or in any other manner contrary
to the provisions of this ordinance.
3 No part of a yard, or other open space, or offstreet parking or loading space required about or
in connection with any building for the purpose of

complying with this ordinance, shall be reduced
in area or amount or included as part of a yard,
open space, or off-street parking or loading space
similarly required for any other building.
4 No yard or lot existing at the time of introduction
of these Regulations shall be reduced in dimension
or area below the minimum requirements set forth
herein. Yards of lots created after the effective date
of these Regulations shall meet at least the minimum
requirements established by these Regulations.
5 Any structure damaged or destroyed may be
restored if that structure does not involve a
nonconforming use.
6 Whenever the requirements of this chapter are
at variance with the requirements of any other
lawfully adopted, rules, regulations, ordinances, or
resolutions, the most restrictive, or that imposing
the higher standards, shall apply.
7 No advertising sign shall be erected, altered
or displayed unless in conformity with these
Regulations.
2.3.1
Development Approval and Building

Permit
Land, water, or structures shall not be used or

developed or site works performed, or advertising
signs erected, altered or displayed until the applicant
has first obtained development approval from the
Authority and until a building permit has been issued.
A development approval and building permit shall not
be issued for any plans that are not in accordance with
these Regulations unless exceptional circumstances
are clearly demonstrated.
2.3.2
Exemptions
Subject to the requirements of Section 2.2, the

following structures and uses shall be exempted from
the provisions of the Regulations:
1 Transformers, poles, wires, cables, conduits,
switchgear, duct banks, vaults, laterals, pipes,
mains, valves or other similar equipment for
distribution of electricity, gas or water, telephones
or other power or communication systems or the
collection and treatment of sewage or surface
water or waste water from the immediate vicinity.
This clause also includes desalination plants and
LPG storage.
2 Bridges, causeways and similar infrastructure
facilities and their equipment located in a right-ofway.
4 Navigation facilities except as otherwise stated in

these Regulations.
2.3.3
Utility Structures
Power substations, pump stations, GSM sites and

similar facilities shall be permitted in all zoning
districts subject to the approval of the Authority, as
evidenced by prior written approval. These and
other utility buildings shall be permitted in all nonresidential zoning districts (as defined in Part A of
the Regulations), provided that they do not require
sites exceeding 1,000 m2. Such buildings shall be
screened and landscaped in accordance with Section
5.6 of Part A, and Part B of the Regulations.
2.4
Interpretation
If a question arises concerning discrepancies,

inconsistencies or ambiguities within the Regulations,
the Authority shall interpret the Regulations and
shall render a decision to clarify the question. The
Authoritys decision shall be final.
No discrepancy, inconsistency or ambiguity between
the provisions of any agreement for the sale and
purchase of property and these Regulations shall
render either inoperative. The agreement will take
precedence over Regulations.
3 Streets, traffic lanes, pedestrian paths and their

public rights-of-way, except as otherwise stated in
the Regulations.
3. THE DEVELOPMENT APPLICATION AND APPROVAL PROCESS

The Development Application Approval process and
the Building Permit process taken together constitutes
the Planning Application and permission process
described in a Palm Jumeirah sale and purchase of
land agreement.
3.1
Development Requiring a
Development Approval
These Regulations specify the types of development
for which approval is required. Within the various land
use zones (refer Section 4), specific uses may only be
permitted once approval is obtained.
The Authority may grant a development approval,
subject to such conditions as deemed necessary, for
any one of the uses or buildings listed in the zoning
tables (refer Section 4) as Development Requiring
Approval.
To obtain a development approval, a development
application must be submitted to the Authority. The
development application and approval process is
outlined below.
Section 4 provides information on the land use zones
into which Palm Jumeirah has been divided, and the
development controls which apply to each zone.
The development application process will consist of
three phases:
1. Pre-application (see section 3.2)
2. Concept proposal stage (see Section 3.3)
3. Detailed proposal stage (see Section 3.4)
Approval of the concept proposal is required to

proceed to the detailed proposal stage. If the detailed
proposal is approved, a development approval will
be issued to the applicant.
Documents that need to be submitted as part of the
development application (at both concept proposal
and detailed proposal stage) are listed in Appendix A.
Following granting of a development approval, a
building permit can be sought from JAFZA.
No site work, construction or occupancy of any
structure on site shall commence without an approved
building permit.
No building permit shall be granted by JAFZA without
the prior approval by the Authority of a development
application.
An overview of the development application and
approval process is provided in Figure 3.1.
3.2
Pre-Application
The Applicant is required to fill out a development

application form prior to obtaining permission to
proceed. Copies of the form are available from the
Authority.
The applicant is required to attend a pre-application
meeting with the Authority prior to preparation of the
concept proposal. The purpose of the pre-application
meeting is to discuss project concepts and to
familiarise the applicant with these Regulations and
related requirements affecting the project.
At the pre-application meeting, the Authority will

make available copies of these Regulations and other
development requirements.
3.3
Concept Proposal Stage
The documents to be submitted at concept proposal

stage are listed in Appendix A. These documents are
collectively referred to as the concept proposal and
consistute the concept plan referred to in the sale and
purchase agreement.
The concept proposal shall conceptually show to
scale property boundaries, approximate location and
dimensions of all structures and setbacks, advertising
signs, adjacent street rights-of-way, driveways and
parking areas, landscaped areas, topography, north
orientation, landscaping and schematic floor plan and
elevations of at least three sides of the development.
The Authority shall approve, disapprove, or request
additional information in relation to each application
for approval of the applicants concept proposal.
Three copies of the concept proposal shall be
provided.
An additional CAD file of the concept proposal
design documents must also be submitted. The CAD
file referred to above should be in AutoCAD (version
14 or later) format. It should layer separate design
elements and all line work should be clean, i.e. all line
segments should close, without under or overshoots.
3.3.1 Time Limits for Decision on the

Concept Proposal
The Authority shall make a decision on the application
for approval of the concept proposal within 60
days of receipt of the application with all required
information.
3.3.2
Request for Additional Information
Where the Authority has requested additional

information, the time for making its decision on the
concept proposal will be extended by the time taken
to submit the requested information from the date of
the original request.
3.3.3
Approval of the Concept Proposal
After the Authority has reviewed the concept proposal

and has been found it to be consistent with these
Regulations, and with any other adopted criteria and
standards, approval can be granted.
Upon approval of the concept proposal, the applicant
may proceed to the next stage of the development
application process the detailed proposal stage.
Approval of the concept proposal shall be evidenced
by a letter from the Authority authorising the
preparation of a detailed proposal, in accordance
with stamped concept proposal documents.
3.3.4 Expiration of Concept Proposal

Approval
In the absence of evidence of the Developer
proceeding to the detailed proposal stage, the
concept proposal approval will expire three months
after the date of approval unless otherwise extended
by the Authority.
Figure 3.1: Development Application and Approval Process
AFFECTION PLAN
ISSUED BY
NAKHEEL
APPLICANT OBTAINS
AUTHORITY
APPROVALS/NOCs
THE DEVELOPMENT APPLICATION APPROVAL PROCESS
THE BUILDING
APPROVAL PROCESS
Preliminary Design
Stage
Pre-Application Meeting
JAFZA Building
Permit Approval
Nakheel
Development
Approval Notice
Submission of Permits, NOCs,

documents to Nakheel
3.4
Detailed Proposal Stage
Following approval of the concept proposal, the

applicant shall, within three months, submit three
copies of the detailed proposal to the Authority. The
documents to be submitted as part of the detailed
proposal are listed in Appendix A. These documents
are collectively referred to as the detailed proposal.
They constitute the site plan otherwise referred to in
the sale and purchase agreement.
The detailed proposal shall accurately illustrate
property boundaries, location and dimension of all
structures, all building wall elevations and setbacks,
advertising signs, adjacent street rights-of-way,
driveways and parking areas, topography, north
orientation, landscaping, and irrigation. Submission
of the detailed proposal shall also include drawings
and specifications of proposed signs as required by
these documents.
The Authority shall approve, disapprove, approve
with conditions, or request additional information
in relation to each detailed proposal application.
An approval of the detailed proposal will constitute
a development approval for the purpose of these
Regulations.
Three copies of the detailed proposal should be
provided.
One CAD file of the detailed proposal design
documents must be submitted with the application
for approval of the detailed proposal. The CAD file
referred to above shall be in AutoCAD (version 14 or
later) format. It shall layer separate design elements
and all linework shall be clean, i.e. all line segments
should close, without under or overshoots.
The documents submitted as part of the detailed
proposal stage of the application process will also be

used as part of the building permit approval process.
3.4.1
Environmental Impact Assessment
An Environmental Impact Statement (EIA) and Traffic

Impact Assessment (TIA) is required to be submitted
with applications at the detailed proposal stage, for
any development with the potential for significant
impacts on the environment, as determined by the
Authority.
The Authority will advise applicants when an EIA
and/or TIA is required to be submitted as part of the
detailed proposal, based on information provided at
the concept proposal stage.
An EIA shall include relevant information on the
project, the site and its surrounding areas, an
assessment of the potential environmental impacts
and any measures that will be employed to reduce
the potential for environmental impacts.
A TIA shall include assessments of land use and
population, and the associated traffic generation.
The impact of this traffic on surrounding roads and
transport system shall be stated.
3.4.2
Request for Additional Information
Where the Authority has requested additional

information, the time for making its decision on the
detailed proposal will be extended by the time taken
to submit the requested information from the date of
the original request.
3.4.3 Approval of the Detailed Proposal the

Development Approval
After the detailed proposal has been reviewed by the
Authority, and has been found to be consistent with
these Regulations and with any other adopted criteria

and standards, development approval be granted
with or without conditions. Approval of the detailed
proposal (and the granting of development approval)
shall be evidenced by a letter of approval from the
Authority with accompanying stamped proposal
documents. Upon receipt of a development approval,
the applicant may proceed to prepare the application
for a building permit application. Any conditions of
approval must be satisfied prior to commencement
of construction unless inconsistant with the terms of
the condition.
3.4.4 Time Limits for Decision on the Detailed

Proposal
A decision by the Authority on the detailed proposal
application shall be made within 60 days of receipt of
the application and all required information.
3.5
Criteria for Reviewing Development
Applications
The Authority shall review all applications for
development at Palm Jumeirah. The Authority will
refuse any application if the application does not
satisfy these Regulations.
In considering whether or not such application for
a development approval should be granted, the
Authority will give consideration to the effect of the
requested use on the environment, health, safety,
and general welfare of the property owners and the
residents of the area in the vicinity of the property in
question, and the residents and visitors of the Palm in
general. In considering the application, the Authority
shall take into account the following tests:
- The degree of conformity and compatibility with
the approved Master Plan for the Palm.
- Compliance with all applicable provisions of these

Regulations, including intensity of use regulations,
setback regulations and use limitations, and any
other regulations or requirements that may apply.
- The proposed development will not cause
substantial reduction to the amenity of the area, or
to the overall development of the Palm.
- The proposed development will not cause significant
impacts to the environment, including the quality
of surrounding waters; land or marine ecosystems;
the noise, air, and human environments.
- The location and size of the development, the
nature and intensity of the operation involved in or
conducted in connection with it, and the location of
the site with respect to streets giving access to it are
such that the development will not dominate the
immediate environment, preventing development
and use of neighbouring property in accordance
with the applicable zoning district Regulations.
- The size, floor area, mass, and general appearance
of the proposed structure in which the proposed
development is to be housed is compatible with
adjacent structures and buildings in the surrounding
properties and neighbourhood.
- Adjacent streets have the capacity to handle
increased traffic volumes both on a daily basis and
at peak times.
- Adequate access roads or entrance and exit
driveways will be provided to minimise traffic
congestion and hazards in public streets.
- Off-street parking and loading areas will be
provided in accordance with the standards set forth
in these Regulations.
- Adequate utilities, drainage, and other facilities will
be provided.
- The impact of night lighting in terms of intensity,

duration and frequency of use on adjacent
properties is minimised.
- The added noise created by activities associated
with the proposed use on adjacent properties is
minimised.
3.5.1 Conditions, Safeguards, and

Restrictions
In granting a development approval, the Authority
may impose such conditions deemed necessary to
minimise any potential impacts of the development.
3.5.2
Transferability
Development approvals are not transferable to new

tenants or operators.
3.5.3
Revocation
The Authority may revoke all or part of a development

approval if it is not put into use within 12 months of
the date of approval. The Authority may revoke a
development approval for failure to comply with the
Regulations and restrictions of this ordinance or the
requirements of the development approval.
10
4. ZONING DISTRICTS
Table 4.1: Zones
4.1
Establishment of Zones
For the purpose of these Regulations, the Palm

Jumeirah is divided into the zones listed in Table 4.1.
Column 1 Zone
The title of the zone (as marked on the zoning
map).
If required, and upon request, the Authority will

provide a precise delineation of the boundary of any
zone relative to a lot or a cadastral base map.
Column 2 Purpose
Describes the purpose of the zone, and the main
land use/s occurring within that zone.
4.2
Zoning Map
The boundaries of the zones are identified on the

zoning map (see Figure 4.1). The zoning map forms
part of these Regulations. The areas shown as white
on the zoning map are beaches and open space that
are designated as unzoned land.
The logo islands and mainland base area are not
covered by these Regulations. They are the subject of
seperate provisions.
No change shall be made to the zoning map except
in conformity with the procedures set forth in these
Regulations.
4.3
Development Requirements
Tables 4.2 and 4.3 set out the purpose and specific
development requirements for each Zone.
4.3.1
Operations of zones
Zoning provisions have been prepared which outline

the purpose of each zone, development permitted
without development approval, development
requiring approval, prohibited uses, other limitations,
and design controls, as follows:
Column 3 Development permitted without

development approval
Column 3 lists uses permitted within the zone
without additional conditions or requirements
being satisfied (unless otherwise specified). Any
use or development shall be consistent with the
Regulations.
Column 4 Development requiring approval
The Authority may approve an application for a
development listed in this column if it satisfies the
purpose of the zone, other limitations, the design
controls and any other requirements specified by
the Regulations. A column 4 use must obtain
approval from the Authority.
Column 5 Prohibited Uses
Column 5 outlines prohibited uses within each
zone. Any use not defined within columns 3 or 4 is
considered to be prohibited.
Column 6 Other Limitations
The zoning provisions also outline other
limitations, which apply to use and development
within each zone. This column outlines additional
limitations, which may affect the proposed use or
development.
Column 7 Design Controls

Each zone specifies additional controls, which
relate to any development, and need to be satisfied
as part of any use and development within that
zone on the Palm.
3. The Fronds/
Spine
4.3.3
Unzoned Land
The roads and beaches are shown as unzoned
land on the zoning map. Development must not
be carried out on unzoned land without approval.
Notwithstanding, no approval is required for
development for the purposes of roads and/or
public utility installations.
In determining whether or not to grant approval to
an application for development on unzoned land,
the Authority must have regard to the objectives of
the zone abutting the unzoned land.
4.3.2
The Fronds (including Fronds Tip

Estate, Fronds Standard Villa,
Fronds Garden Villa) (Zone R-1)
The Spine (Zone R-2)
Building Approval
It must be noted that any development within each

zone requires a separate building permit in addition
to a development approval (where required) prior
to the commencement of works.
ZONE SYMBOL
R-1
Residential Fronds
R-2
Residential Spine
R-3
Residential Trunk
(Shoreline Apartments)
AC-1
Trunk Village Centre
AC-2
Local Activity Centre

(Golden Mile)
H-1
Hotels & Resorts Trunk
H-2
Hotels & Resorts Crescent
SU
Open Space, Right of Way

and Public Utilities
Waterways
Design Controls for Zones
Part B of these Regulations includes detailed design

controls and guidelines as follows:
Division
1. The Crescent
2. The Trunk/
Village Centre
Zones Covered
The Crescent (Zone H-2)
Village Centre Zone (Zone AC-1)
Local Activity Centre (the Golden
Mile) (Zone AC-2)
Local Activity Centre (Hotels and
Resorts) (Zone H-1)
Residential Trunk Zone (Shoreline
Apartments) (Zone R-3)
DESIGNATION
11
Figure 4.1: Zoning Map
12
Table 4.2: Zoning Main Development Zones
ZONE
The Fronds R-1
PURPOSE
This category includes villas and

estates with sea frontage.
The purpose of the zone is:
- To provide for low density
residential development in the
form of detached and semidetached family villas.
- To encourage high quality
residential development that
reflects the relevant specified
neighbourhood character.
The Spine R-2
This category includes areas of

exclusive townhouse dwelling types,
to be integrated with the adjacent
neighbourhood style.
- To provide for medium density
residential development in the
form of multi-family units or town
houses.
- To encourage high quality
residential development that
reflects the relevant specified
neighbourhood character.
DESIGN CONTROLS
USE LIMITATIONS
DEVELOPMENT PERMITTED
WITHOUT DEVELOPMENT
APPROVAL
DEVELOPMENT REQUIRING
APPROVAL
PROHIBITED USES
OTHER LIMITATIONS
Accessory Uses: Uses customarily ancillary to any

of the uses listed in this section, and subject to the
conditions outlined in Section 5.2.
Residential Uses: Detached and semi-detached

family villas.
Any use not in Column 3 or

Column 4 of this table.
- All land uses and associated operations and

activities shall be conducted wholly inside a
building except for parking and loading facilities.
- Storage may be maintained outside buildings if
separated from a public right-of-way by a suitable
fence.
- No use shall involve the bulk storage of vegetable
oil or fat, animal oil or fat, fish oil or meat, fish,
grain, sugar, wax, scrap or waste materials.
- No use shall involve storage of goods or materials
or the placement of machinery or of refuse/
garbage receptacles other than within a wholly
enclosed building, unless adequately screened
from view by a suitable wall or fence restricting
public access.
- No structure or physical barrier will be allowed
from individual plots to extend to the waters edge
causing interruption with the linear waterfront/
beach edge easement.
- Development shall be in accordance with the

Design Controls and Guidelines in Part B.
- The site layout shall allow for parking of vehicles to
take place within the boundary.
- Accessory and temporary uses and structures,
signs, off-street parking, landscaping, walls and
fences, shall be in accordance with Section 5.
- No impacts detrimental to the environment and/or
the health safety and general welfare of the public
shall be permitted outside the site boundaries.

- All operations and activities shall be conducted

wholly inside a building except for parking and
loading facilities.
separated from a public right of way by a suitable
fence.
oil or fat, animal oil or fat, fish oil or meal, fish,
public access.
- No structure or physical barrier will be allowed
from individual plots to extend to the waters
edge causing interruption with the linear
waterfront/beach edge easement. A continuous
walkway connecting adjacent properties shall be
maintained.

take place within the plot boundary.
Cultural and Recreational Uses: Local Park/

Garden, Open Space.
Parking Uses: Off street parking shall be provided
within residential plots in accordance with Table
5.2 Parking Requirements.
Residential Uses: Dwelling unit for caretaker,

gardener, watchman or similarly employed.
Jetties: Jetties for the temporary mooring of tip lot
owners boats only, in locations nominated on the
master plan or agreed in advance with the Authority.
Utility and Communication Uses: Public utility,

radio-communication station, recycling depot.

Garden, Open Space.
5.2 Parking Requirements.
Utility and Communication Uses: Public utility,
Residential Uses: Attached dwelling.

watchman or similarly employed.
Office Uses: Provided the office is an accessory use
to public security services uses.
Transportation and Storage Uses: Palm special
transit (bus, mini-van, and boat) or taxi station
facility.
Institutional Use: Mosque and associated car
parking.
Public Facilities: Municipal, police or fire station.
13
Table 4.2: Zoning Main Development Zones (contd)
ZONE
The Trunk
Residential Zone
(Shoreline
Apartments) R-3
PURPOSE
The purpose of the zone is to

encourage the development of:
- Apartments for high quality
multi-level medium to high density
residential development.
WITHOUT DEVELOPMENT
APPROVAL
APPROVAL
PROHIBITED USES
OTHER LIMITATIONS

Residential Uses: Multiple dwelling unit

- All operations and activities shall be conducted

wholly inside a building except for parking and
loading facilities.
separated from a public right of way by a suitable
fence.
oil or fat, animal oil or fat, fish oil or meal, fish,
public access.

take place within the boundary.
shall be permitted beyond the site boundaries.

- No use shall involve the bulk storage of scrap

or waste materials, lime, fertilisers, explosives,
ammunition, fireworks, flares, paint, varnish,
fungicides, pesticides, radioactive material etc.
or the placement of machinery or of refuse or
enclosed building unless adequately screened from
view from any adjacent building, street or lane by a
suitable wall or fence restricting public access.
- Office use shall not be permitted unless it is directly
related to, ancillary to and supportive of the
primary approved development on the same site.

- The site layout shall allow for parking and
unloading of vehicles to take place within the
boundary.
signs, off-street parking and loading, landscaping,
walls and fences, and non-conforming uses shall
be in accordance with Section 5.
- A continuous seafront or canal public walkway
connecting to adjacent plot walkways shall be kept
open and maintained.

Garden, Open Space Institutional Uses; Mosque,
Medical facility (provided that the facility is accessory to community uses).
5.2 Parking Requirements. Designated surface
parking areas will be provided at community recreational use areas and any approved permitted or
special use area.
Utility and Communication Uses: Public Utility,
The Trunk Village

Centre Zone AC-1

- Retail businesses and shopping
centre to serve local and regional
needs for commercial goods
and services including those
frequently needed by the residential
neighbourhood and tourist guests.
- Limited high quality apartment
development.
- To provide adequate space for
mainstream community support
services to the Palm Jumeirah.
- To provide boating marina services
for residents, guests, and marina
members.
- To provide for limited public access
and use of those commercial/retail
shops and marinas specifically
designated for public use.
DESIGN CONTROLS
USE LIMITATIONS

Garden, Open Space, Boat Marina docks and
boat storage.
Institutional Uses: Mosque, Medical facility
(provided that the facility is accessory to
commercial uses) and utilities services authority
facilities.
Office Uses: Bank, lawyer, general office (may be
permitted as accessory use only).
Public Facilities Uses: police or fire station, post
office, parking area, parking garage, water taxi.

watchman or similarly employed.
Office Uses: Provided the office is an accessory use
to the public facilities uses.
Public Facilities: Municipal, police or fire station.
Service Uses: Motor vehicle petrol/fuel station.
Transportation and Storage Uses: Palm special
transit (bus, mini-van, and boat) or taxi station
facility.
Retail Uses: Small convenience grocery store, retail
store, (may be permitted as an accessory use only,
to be integrated with community centre/clubhouse
in special designated, approved areas to the satisfaction of the Authority).
Commercial Retail Uses: shopping centre/
grocery store, clothing and gift retail shops, food
and beverage shops/clubs (non alcohol unless
specific application is approved).
Hotels/Resorts.
Transportation and Storage Uses: Marinas/boat
berthing, Palm special transit (bus, mini-van, and
boat) or taxi/bus terminal or courier depot.
Service Uses: Barber shop, catering establishment,
beauty saloons, Laundromat/dry cleaner, photo
finishing or photography studio, restaurant, and
entertainment use.
Residential Uses: Multiple Dwelling Unit.
14
ZONE
The Trunk
(Golden Mile)
AC-2
PURPOSE

- To provide for entertainment and
food/beverage type restaurants and
clubs.
- To encourage specialty retail shops
catering to tourism.
- To provide for limited high quality
apartment development.
WITHOUT DEVELOPMENT
APPROVAL
APPROVAL
PROHIBITED USES
OTHER LIMITATIONS

Commercial Retail Uses: Clothing and gift retail

shops, food and beverage restaurants/clubs (non
alcohol unless specific application is approved).


Garden, Open Space, Temporary boat docks for
patron business access.
Residential Uses: Multiple Dwelling Unit.
- No development of physical barrier that prevents

access along or from the linear shoreline easement
of the canal (Canal Walk).

- The site layout shall allow for parking and
unloading of vehicles to take place within the
boundary.
- A continuous seafront or channel public walkway



- Unloading of vehicles to take place within the
boundary.
- A continuous seafront or channel public walkway
Public Facilities Uses: Police or fire station, post

office.
5.2 Parking Requirements. Designated surface
parking areas will be provided at community recreational use areas and any approved permitted or
special use area.
The Trunk
(Hotels and Resorts)
H-1

- 5 Star hotel and resorts with
medium to high densities.

Entertainment and Recreational Uses: Hotel
accessory uses such as beach areas, swimming
pools, retail, sports facilities, and other
entertainment areas.
Transport and Storage Uses: helicopter pad,
temporary storage boat docks for hotel patronage/
business access and permanent storage of hotel
guests recreational use boats.
Utilities and Communication: Public utility,
recycling depot & waste transfer facility.
DESIGN CONTROLS
USE LIMITATIONS
Transportation and Storage Uses: The Palm

special transit (bus, mini-van, and boat) or taxi/bus
terminal or courier depot.
Utility and Communication Uses: Recycling
depot, waste transfer facility.
Recreational Uses: Public or hotel associated
beach area on canal and related concession areas,
boat rental facility.
Office Uses: Bank, lawyer, general office (may be
permitted as accessory use only).
Hotels/resorts.
watchman or similarly employed should be incorporated within respective hotel grounds or building.
Parking Uses: Parking area or parking garage
within plot boundary with visibility screened with
landscaping or designed in a sensitive manner to
harmonise with surrounding buildings.
Transport and Storage Uses: Helicopter pad.
Institutional Uses: Medical facilities (provided that
the facility is ancillary to hotel uses).
15
ZONE
The Crescent H-2
PURPOSE
The purpose of zone is to encourage

the development of:
- High quality international standard
resort/hotel developments.
DESIGN CONTROLS
USE LIMITATIONS
WITHOUT DEVELOPMENT
APPROVAL
APPROVAL
PROHIBITED USES
OTHER LIMITATIONS

Hotels/resorts.


Entertainment and Recreational Uses: Hotel

accessory uses such as beach areas, spas, retail,
swimming pools, spas, sports facilities, and other
entertainment areas.
Institutional Uses: Medical facility (provided the
facility is ancillary to hotel uses).
Utility and Communication: Public utility,
recycling depot & waste transfer facility.
Residential Uses: For double or multiple allotments

only, up to 30% of the permitted rooms may be
developed as apartments.
watchman or similarly employed should be
incorporated within respective hotel grounds or
building.
Transport and Storage Uses: Helicopter pad.
Temporary storage boat docks for hotel patronage/
business access and permanent storage of hotel
guest recreational use boats.

- A continuous seafront public walkway connecting
to adjacent plot walkways shall be kept open and
maintained.
Parking Uses: Parking area or parking garage

within plot boundary screened with landscaping or
designed in a sensitive manner to harmonise with
surrounding buildings.
Institutional Uses: Medical facilities (provided that
the facility is ancillary to hotel uses).
16
Table 4.3: Zoning Other Zones
ZONE
Special Uses SU
PURPOSE
The purpose of the zone is to provide:

- A pleasant visual environment.
- A system of outdoor recreational
space and an integrated pedestrian
network.
- Roadway, public walks and
promenades, beach areas and
parking areas.
- Necessary service, utilities areas and
community facilities.
- Other uses (including significant
individual developments) not
covered under other zonings, at the
approval of the Authority.
Waterways - W
The purpose of zone is:

- To define areas within which the
related regulations (refer Figure 4.2)
must be observed. Areas shall be as
noted:
1. Both sides of the Crescent.
2. Between Crescent and Fronds.
3. Between each Frond.
4. Between Fronds and Trunk.
5. Both seaward sides of the Trunk.
6. Within the Trunk canal.
7. Between the Trunk and the
mainland.
DESIGN CONTROLS
USE LIMITATIONS
WITHOUT DEVELOPMENT
APPROVAL
APPROVAL
PROHIBITED USES
The following listed uses are examples of those

which may be allowed in this zone:
- Surface and subsurface facilities for drainage,

water and irrigation, sewage, telecommunications
or power.
- Road rights-of-way.
- Public transportation stops or public boat taxi
docking.
- Active recreational or entertainment type use for
neighbourhood or public/tourism benefit, inclusive
of band shells, sports fields or special activities.
- All uses requiring night lighting or concessions will
require special permit approvals.
- Community or public swimming pools
- Other community facilities.


- Parking where provided for public access to parks
or open space activities are required to take place
within the boundary.
- All requirements shall be met on site and no
impacts detrimental to the environment and/or
All other water craft operations/facilities including:

All permanent use watercraft require licensing and

registration with the Authority. Such craft will require
regular maintenance and safety inspections to the
satisfaction of the Authority.
- Landscaped open space.

- Passive outdoor recreational use including
pedestrian walkways, bicycle and jogging paths,
picnic areas, playground equipment, shade
structures.
- Fountains, water features.
- Public shoreline beach areas.
- Public utilities.
The following listed uses are examples of those

which may be allowed in this zone:
- Civil defence functions such as police and
emergency services.
- Utility services and facilities to the Palm
components.
- Hotel operated boats.
- Official operations boats.
- Members boats permanently docked at any Palm
Jumeirah marina.
Boat taxi or ferry operation.

Goods handling service.
Public use boat rental services.
Private jetties on tip lots.
Navigation controls are depicted in Figure 4.2.
CHANNELNARROWSAT
TUNNELCROSSI
NG
SMALLHI
GHL
YVI
SI
BLE
BUOYMARKEXTENTOF
SWI
MMI
NG ZONE
50METREWI
DE
SWI
MMI
NG ZONE
50METRESEPARATI
ON
BARRI
ER
250METREWI
DE2WAY
NAVI
GATI
ONAL
CHANNEL
18
5. GENERAL DEVELOPMENT PROVISIONS

5.1
General Requirements
5.1.1
Subdivision
Land may not be subdivided without the specific

written approval of the Authority.
5.1.2
5.1.7
Underground Utilities
Permanent on-site utility lines, cables or pipes shall

not be placed above ground. Temporary utilities may
be permitted above ground for the period during
which construction is continuing and for which valid
building permits have been issued.
Bulk Standards
In these Regulations, property development standards

are established in terms of maximum structure height,
maximum lot coverage, minimum lot setbacks, and
minimum landscaped areas (refer Part B). No structure
or part thereof shall be built, moved or remodelled,
and no structures or land shall be used or designed
for use or occupancy unless in accordance with these
Regulations.
5.1.8 Screening of Mechanical Equipment

and Refuse Storage Area
5.1.3
The Standard International (SI) system of measurement

shall be used in all designs, plans, specifications,
calculations and drawings submitted.
Accessory structures or uses may be established, built,

moved, remodelled or enlarged only as they are
permitted by Section 4 and Section 5.2.
All outdoor mechanical equipment, roof top

equipment, material storage areas and trash,
garbage or refuse storage areas shall be screened in
accordance with these Regulations.
5.1.9 Standard International Measurement

System
5.1.10 Definition of Zoning Terms

5.1.4
Signs
Signs may be built, moved, remodelled, or enlarged

only as permitted by Section 5.4.
5.1.5
Off-street Parking and Loading
Any structure built or moved and any structure or land

used shall provide the minimum off-street parking
and loading spaces required by Section 5.5.
5.1.6
Building or Structure Height
No building or structure shall be allowed in any

zone that exceeds the height limitations set out in
the applicable section of Part B of these DCRs unless
otherwise approved by the Authority.
Terms referred to within these Regulations are defined

in Appendix B.
5.2
5.2.1
Purpose
The purpose of regulating accessory structures and

uses is to ensure that they will not adversely affect
surrounding properties nor disrupt the orderly
development and continuance of other uses. The
requirements set forth in this section are those deemed
necessary to ensure compatibility and harmony with
adjacent uses.
5.2.2
General Provisions
Except as otherwise provided or limited by these

Regulations, accessory uses and structures are
permitted in any zoning district in connection with any
approved development. They are structures or uses
which:
- Are not permitted without the approved
development.
- Are subordinate to and serve a principal structure
or approved development.
- Are subordinate in area, extent or purpose to the
principal structure or approved development.
- Contribute to the comfort, convenience or necessity
of occupants, business or industry in the principal
structure or approved development.
- Are located on the same lot as the principal
structure or approved development served.
- Are included in the calculation of total gross site
coverage.
For purposes of these Regulations, landscaping, walls
and fences are not considered accessory uses, but
shall conform to Regulations. Any question of whether
a particular accessory use or structure is permitted by
the provisions of this chapter shall be determined by
the Authority.
5.2.3
Building Permit Required
No new accessory use shall be established unless it is

accessory to a use or development that has received
development approval. If a building permit has been
granted and the accessory use was approved under
the same building permit, no additional approval is
required if the accessory use is established at a later
date.
5.2.4
Permitted Accessory Uses
Any approved use may be allowed an accessory use

as well as the following specific structures and uses:
- Storage structures not exceeding 10 percent of
the maximum floor area of the principle structure,
and architecturally compatible with the principal
structure.
- Permanent signs as permitted by Section 5.4.
- Off-street parking and loading spaces as permitted
by Section 5.5.
- Restaurant, cafeteria, snack counter, mosque,
newsstand, laundry, or commissary for the exclusive
use of employees associated with a use.
- Solar panels and solar heating systems.
- Awnings, canopies, trellises, shade structures.
- Carports and garages.
- Trash or refuse storage and enclosures.
- Roof structures for the housing of elevators,
stairways, water tanks, air conditioners, ventilation
fans or similar equipment, fire or parapet walls,
skylights or similar structures.
- Radio, television, or other telecommunications
antennas, flagpoles.
- Temporary uses associated with construction sites,
such as contractors offices, construction equipment
sheds and laydown areas, access roads, and other
construction related uses.
5.2.5
Prohibited accessory uses
The following accessory uses are prohibited, except

as specifically permitted in the zoning district
Regulations:
- Unenclosed long term storage of loaded or
unloaded vehicles.
- Unenclosed storage of materials, supplies or

equipment.
- Outdoor display for sale of automobiles, trailer or
rental equipment, new or used furniture, appliances,
plumbing, house wares, building material, or other
similar products.
- The raising, breeding, or keeping of dogs, cats,
birds, poultry, reptiles, monkeys, goats, sheep,
donkeys, horses, camels, or other animals for sale,
feeding, slaughter, rent, show, or experimentation.
- Any prefabricated, portable, mobile home trailer or
other type of temporary structure as living quarters
for caretaker, guard, residents, or guests, except
for temporary uses associated with construction
sites.
5.2.6
Property Development Standards
The following property development standards shall

apply to all accessory structures:
1. Any fully enclosed accessory structure, together
with the principal use or structure, shall not exceed
the building dimensions allowed for that zoning
district.
2. Accessory structures or uses shall not be constructed
or established on any lot prior to the completion
of the principal structure to which it is accessory,
except for guard facilities.
3. Accessory structures attached to principal structures
shall not extend into the required setback of the
principal structure.
4. Accessory structures located on the roof of a
principal structure shall not exceed the maximum
permitted height for that zoning district, nor shall
they occupy more than 50 percent of the roof
area.
19
5. In all zoning districts all accessory structures shall

maintain the same minimum setbacks as are
required for the principal structure, except for
transformers and fuse rooms.
6. Gates, gate houses and guard houses (25m2
maximum gross floor area, maximum height of
3.7m for a gatehouse or guardhouse located
within a setback).
7. For all outdoor mechanical equipment, roof top
equipment, and refuse storage areas, the following
additional regulations shall apply:
- All such areas shall be concealed from public
view by solid walls, screens, fences, parapets,
enclosing structures or landscaping;
- The solid walls, screens, fences or enclosing
structures shall not exceed 2m unless otherwise
approved by the Authority;
- For rooftop equipment, screens or parapet
walls shall be of sufficient height to conceal the
equipment from public view; and
- In lieu of walls, screens, fences or enclosing
structures, landscaping may be used.
5.3
Temporary Uses and Structures
5.3.1
Purpose
The purpose of regulating temporary uses and

structures is to ensure they will not adversely affect
surrounding properties nor disrupt the orderly
development and continuance of the approved
developments. The requirements in this section of
these Regulations are deemed necessary to ensure
compatibility and harmony with adjacent uses.
5.3.2
General Provisions
5.3.5
Property Development Standards
Except as otherwise provided by these Regulations,

temporary uses and structures may be permitted for
period(s) of time specified by the Authority provided
they do not adversely affect surrounding properties
nor disrupt the orderly development and continuance
of approved developments. Extensions of time may
be granted at the discretion of the Authority.
The following property development standards shall

apply:
- Hours of operation and length of time shall be
confined to those specified in the approval. The
maximum period of time shall be two years except
as otherwise specifically limited to a shorter period
of time by the Authority.
5.3.3
- Temporary sanitary facilities shall be approved by

the Authority.
Building Permit Required
The following temporary uses shall not be established

unless the Authority has issued a building permit.
5.3.4
Permitted Temporary Uses
1. Contractors office, construction equipment sheds

and lay-down areas, haul roads, access roads,
burrow / fill sites and other construction related
uses:
- Permitted in any zoning district.
- Maximum length of time for the temporary use
shall be 24 months.
- The site shall be cleared of all debris at the end

of the temporary use and cleared of all temporary
structures within 30 days after expiration. A
guaranty or signed contract with a disposal firm
may be required as a part of the application for a
temporary use permit to insure that the premises will
be cleared of all debris during and after temporary
use.
- Maximum length of time for the temporary use

shall be 24 months.
3. Parking lot:
- Permitted in any zoning district, except the
residential zones.
- Must have landscaping and shade structures, as
required by the Authority
- Maximum time for the temporary use shall be
24 months
Site Fencing Standards
Permanent boundary walls or fences shall be erected

as per the requirements of Section 5.6. Temporary
walls and fences shall comply with the following
requirements:
- Wall height: maximum 3m, minimum 2m.
- Material: plywood or equivalent.
- Finish: paint to match standard boundary walls.
- Contractor identification: limited to a single notice
not exceeding 1 square metre.
- Location: entirely within the development lot.
5.4
Signs
5.4.1
Purpose
enclosures and which can be viewed only by the

occupants and visitors to that building.
2. Traffic, parking, warning, danger, street name,
utility marker, official signs and legal notices issued
by the Authority.
5.4.2
Required Drawings And Specifications
As part of the detailed proposal submission, described

in Section 3, a plan shall be submitted showing
the location of the proposed signs and detailing
dimensions, proposed colour, material, copy, and
method of illumination.
5.4.3
Prohibited Signs
It shall be prohibited to erect, alter, display or relocate

any sign which:
- Does not conform to the provisions of these
Regulations.
- Parking for the exclusive use of the facility may be

required, and a stabilised drive to the parking area
shall be provided and maintained in such areas.
The purpose of regulating existing and proposed

signs is to promote and protect the public health,
safety, convenience and general welfare by assuring
that signs:
- Do not reduce the value or amenity of their
surroundings;
5.3.6
- Are appropriate to the type of activity to which they

relate; and
- Constitutes a traffic hazard, by reasons of its size,

location, projection, content, colour or manner of
illumination.
- Are placed in a safe manner and do not create any

hazardous conditions.
- Is affixed to utility poles, trees, stones, bushes,

other natural features or other signs.
Required Approval from the Authority

A temporary or permanent sign may be erected, altered,
displayed or relocated only after first obtaining an
approval from the Authority as part of the development
approval process under these Regulations. Approval
is required for all advertising signs, directional and
identification signs. The following signs are exempt
from this requirement:
1. Signs which are wholly within individual building
- Obstructs light, air, ingress or egress from a

required door, window or other opening.
2. Real estate office:

- Permitted in any zoning district except the office
may not contain sleeping accommodations.
5.3.7
Storage of Materials and Equipment
No materials, supplies, tools or equipment, including

trucks and other vehicles of the developer, shall at any
time be placed or stored in any area within the Palm
other than the specified lot. Instead, these shall be
placed and stored solely on the specified lot inside a
closed, temporary building, or behind a visual barrier
or fence of such design and construction to screen such
areas from view of adjoining properties and public
streets. Such temporary buildings, fence or visual
barriers shall first be approved by the Authority and
shall not extend over the lot boundary (as described in
these Regulations or the approved detailed proposal)
unless specifically approved by the Authority.
- Moves, makes sounds, revolves or uses waving,

blinking, flashing, vibrating, flickering or otherwise
animated lighting.
- Is structurally unsafe or not kept in good repair or

maintenance.
- Advertises a business or product no longer operated
or sold.
- Is not related to the premises on which the sign is
erected.
20
- Projects over a public right-of-way, is closer to the

curb line than 2.5 metres or closer than one metre
to any side property line, as measured from the
farthest projection of the sign.
- Obstructs neighbouring signs or pedestrian traffic,
either physically or visually.
- Is mounted on a roof.
General Standards
Language
The content of all signs shall be displayed in both
Arabic and English, with equivalent translations of all
sign content.
Dimensions
The height of a sign shall be measured from the top
of the sign face to the upper surface of the plinth
(pavement) below, or to the ground surface below, if
no pavement exists. The maximum allowable height
and area of a sign shall not exceed the dimensions
specified in Table 5.1.
Sign Face
1. In the case of freestanding signs, the sign face area
shall consist of the entire surface area of the sign
on which copy could be placed. The supporting
structure or bracing of a sign shall not be counted
as a part of sign face area unless such structure
or bracing is made a part of the signs message.
Where a sign has two display faces back to back,
the area of only one face shall be considered
the sign face area. Where a sign has more than
one display face, all areas, which can be viewed
simultaneously, shall be considered the sign face
area.
2. In the case of a sign (other than free-standing)

whose message is fabricated together with the
background that borders or frames that message,
sign face area shall be the total area of the entire
background.
3. In the case of a sign (other than free-standing)
whose message is applied to a background, which
provides no border or frame, the sign face area
shall be the area of the smallest rectangle that can
encompass all words, letters, figures, emblems,
and other elements of the sign message.
4. When two or more signs are permitted on a single
lot, the total sign face area of all signs on the lot
shall not exceed the maximum sign face area per
building frontage as identified in Table 5.1.
5.4.5
Illumination of Signs
Sign Illumination Types

1. Internal
Made of translucent material with
internal lights.
2. Back lighting
Lighted in such a way that

the external source of light
illuminates the background
3. Front Lighting Lighted by front or spotlights

specifically directed at it.
Sign Illumination Requirements
- Sign lighting shall be so arranged and maintained
that the light source is not directly visible from a
public right-of-way or adjacent property.
- Artificial lighting is only allowed if permitted within
Table 5.1.
5.4.6
Maintenance
Each sign shall be maintained in a secure and safe

condition. If the Authority is of the opinion that a

sign is not secure, safe or in good state of repair or
maintenance, written notice of this fact shall be given
to the person responsible for the sign.
5.4.7
Inoperative Activities
Signs pertaining to activities or occupants that are no

longer using a property shall be removed from the
premises within 30 days after the activity have ceased
or the premises have been vacated.
5.4.8
Non-Conforming Signs
A non-conforming sign may not be expanded or

structurally altered or improved so as to extend its
useful life, unless it is brought into conformity with
these Regulations.
5.4.9
Special Signs
Signs that do not belong to any class listed in Table

5.1 shall be subject to the approval of the Authority.
5.4.10 Table of Permitted Signs

Table 5.1 lists the maximum number; maximum sign
face area, maximum height and other requirements
relating to the erection, alteration, display or relocation
of any temporary or permanent sign. No detailed
proposal approval shall be granted unless any
proposed temporary or permanent sign conforms to
the requirements stated in Table 5.1 unless specifically
exempted in this section.
21
Table 5.1: Signage Requirements
CLASS
TYPE
MAXIMUM
NUMBER
MAXIMUM SIGN
FACE AREA
HIGHEST
POINT
ABOVE
GROUND
OTHER REQUIREMENTS
ARTIFICIAL
LIGHTING
PERMITTED
2.5m
Shall advertise only the property on which

the sign is located.
No
TEMPORARY SIGNS
Advertising Real
Estate
Advertising
Construction or
Contractor
Ground, Wall
Window
Ground, Wall
Window
One (1) per street

frontage
One (1) per lot
1m2 for lots up to 2000m2

Up to 0.5% of the lot area for lots in
excess of 2000m2 provided the maximum area does not to exceed 4m2
Shall be removed on or before closing

date of sale or rent.
3.5m
Up to 0.5% of the lot area for lots in

excess of 2000m2
Not to exceed 10m2
Shall advertise only the name, address

and other similar data concerning the
architect, builder or owner, the job, facility
or project.
Front light
Internal
Shall be removed no later than ten (10)

days after the issuance of an Occupancy
Certificate.
Shall be constructed of a durable material
such as plastic, wood or metal, sealed
and painted to prevent weathering. The
colour shall be to the satisfaction of the
Authority.
Advertising Future
Facility
Ground Wall
One (1) per street

frontage

0.1% of the lot area for lots in excess
of 2000m2
Provided the maximum area does not
exceed 6m2
3.5m
Shall advertise only the type, size, facilities,

amenities and occupancy date of the
future facility.
Front light
Internal
Shall be removed no later than ten (10)

days after the issuance of an Occupancy
Certificate.
Shall be constructed of a durable material
such as plastic, wood or metal, sealed
and painted to prevent weathering. The
colour shall be to the satisfaction of the
Authority.
22
Table 5.1: Signage Requirements ( contd)

5.5
Off-Street Parking and Loading
5.5.1 Purpose
The purpose of regulating off-street parking and
loading is to ensure that all structures and land
uses are provided with sufficient space for off-street
parking and off-street loading to meet the needs of
persons making use of and making deliveries to such
structures and land uses.
5.5.2 General Provisions
No development approval shall be issued unless
plans are submitted which show the location and
size of the off-street parking and off-street loading
space and the means of access to such space from
public streets in compliance with the regulations set
forth in this section. In the event of the enlargement
of an existing structure, the requirements set forth in
this section shall apply only to the area added to the
existing structure.
The following requirements apply to all parking and
loading facilities in all zoning districts, except where
noted. Reference should also be made to Part B:
Design Guidelines and any other requirements issued
by the Authority.
Parking and Loading Design
Off-street parking and loading shall be so designed,
maintained and regulated such that no parking or
manoeuvring incidental to parking or loading shall
be on any right-of-way or other lot and that no motor
vehicle requires moving to park or re-park another
vehicle on that same lot. This provision does not apply
to uses normally associated with moving residence in
the R-1 Residential Fronds Zone.
CLASS
TYPE
MAXIMUM
NUMBER
MAXIMUM SIGN
FACE AREA
HIGHEST
POINT
ABOVE
GROUND
OTHER REQUIREMENTS
ARTIFICIAL
LIGHTING
PERMITTED
2.5m
Shall advertise only the nature of, dates,

time and general content of the event.
No
TEMPORARY SIGNS
Advertising Special
Event
Ground, Wall
Window
One (1) per street

frontage
2m2
Shall not be displayed on the premises

more than fourteen (14) days prior to or
more than five (5) days after the dates of
the event.
Shall conform to the design specifications
provided by the Authority.
PERMANENT SIGNS
Identification
Address Nameplate
Identification Free
Standing
Single Tenant
Ground,
Wall
Ground
One (1) per street

address
One (1) per lot
1m2 in Local Activity Zone.

2m2
Pedestal
Shall be permanently displayed above

or adjacent to the main entrance of the
building.
3.5m

2.5m
Shall not be located within any driveway

or roadway.
in Village Centre Zone.

3m2
3m
for multi-tenant sign
Shall be sited at a minimum of three (3)

metres behind the property line.
0.1% of the lot area for lots in excess

of 2000m2
Advertising
Ground, wall
Window
Front light
Back light
Internal

Provided the maximum area does not

to exceed 10m2
Directional or
Informational
Front light Internal

Individually lit letters
As approved by the
Authority
0.2% of lot area
3.5m
Shall bear no advertising message.
One for each

establishment
1m2
3m
Shall be made of durable materials.

Shall advertise only on premise use,
service or product
Shall be located on the inside glass of the
window
Front light
Back light
Internal
23
Off-street Parking and Loading

Any structure built or moved and any structure or land
used shall provide the minimum off-street parking
and loading spaces required by Section 5.5.
Parking Lot Setbacks
Parking lots shall be setback a minimum of 3 metres
from the front property line and 2 metres from
any structures, unless otherwise specified in the
Regulations.
Combined Use of Parking Areas
Combined use of parking areas for two or more lots
is not permitted.
Parking and Loading Area Use Restrictions
No required off-street loading area shall be used to
satisfy the space requirement for any off-street parking
facilities, and no loading area shall be so located as
to interfere with the free circulation of vehicles in any
off-street parking area.
Parking and loading areas shall not be used for
automobile sales, petrol sales, storage, repair work,
dismantling or servicing of any kind.
Lighting of Car Parking Areas
Any lighting that is provided shall be installed in a
manner that will prevent direct light from shining onto
any street or adjacent property.
Grading, Drainage and Surface Requirement
All unenclosed driveways, access ways, off-street
parking and loading areas shall be graded, surfaced
with tar, asphalt, concrete, or other durable impervious
paving, drained and suitably maintained to the
satisfaction of the Authority so as to avoid nuisances
of dust, erosion, or excessive water flow across right
of ways. The surface shall be graded and drained so

as to dispose of all surface water to the curb or gutter
and away from adjoining properties.
- Curb cuts shall not be placed closer than 10

metres from a curb line intersection, measured to
the nearest edge of the driveway.
Landscaping and Screening for Off-street Parking

Landscaping and screening of parking areas shall be
in accordance with Section 5.6.
- Driveways providing access to off-street parking

spaces shall have a minimum width of 3.75 metres
for a one-way operation driveway (angled parking
45o) and 6.0 metres for a two-way operation.
Same Lot
Required off-street parking facilities shall be provided
on the same lot as the approved development they
are required to serve.
- A minimum clearance of 1.5 metres shall be

provided between driveways and a main building. A
lesser distance may be provided to the satisfaction
of the Authority subject to the installation of
approved safety barriers.
Space Marking
Required off-street parking areas for more than five
vehicles shall have individual spaces marked in
accordance with DM standards.
- Driveways providing access to an off-street parking

area containing 10 or more spaces shall have a
minimum radius curb of 6 metres.
Required off-street parking areas for more than

20 vehicles shall have aisles, approach lanes and
manoeuvring areas clearly marked with directional
arrows and lines in accordance with DM standards.
5.5.3
Parking Dimensions
Parking Space Size

1. Each required parking space shall be not less
than 2.5 metres in width and 5.5 metres in length,
exclusive of driveways and manoeuvring space.
Wheel Stops
Wheel stops or a continuous curb shall be provided
in accordance with adopted standards along the
boundary line of any parking lot which abuts a street
or a right of way. Wheel stops or curbs shall also
be provided where necessary to prevent vehicles from
striking walls, buildings or structures within or adjacent
to any parking lot and to protect landscaping.
2. A bay width of 2.7 metres is recommended for

larger vehicles such as four wheel drives.
Driveways
Driveways to required off-street parking and loading
facilities and lot access shall be as follows:
- Driveways providing access for emergency vehicles
and loading shall have a minimum vertical
clearance of 5.5 metres.
4. Car parking areas are calculated on a gross area

of 35m2 to allow for adequate circulation.
3. For parking areas providing parking for more than

20 vehicles, ten percent of the total spaces may be
designated as small car spaces with dimensions
of not less than 2.5 metres in width and 5.0 metres
in length. All such spaces must be clearly identified
by appropriate signs.
- 45 parking = 3.75 metres

o
- 60 parking = 4.5 metres

o
- 75 parking = 6 metres
o
- 90 parking = 7 metres
2. The end caps of parking aisles shall meet the
following minimum requirements:
- radius = 6 metres
- minimum depth to driveway = 4 metres
3. Landscaped parking islands are required in parking
areas greater than 40 metres or two parking bays
wide.
4. Figure 5.1 illustrates these design requirements.
5. For parallel car parking, dimensions shall be as
follows:
- Width:
2.5m
- Length:
6.5m
- Aisle width
4m
5.5.4
Off-Street Parking Requirements
Minimum off-street parking requirements, unless

otherwise approved by the Authority, are listed in
Table 5.2. In no case shall less than three parking
spaces be provided.
Parking Aisles
1. The minimum aisle width for parking areas is:
- parallel parking = 4 metres
24
Figure 5.2 Location and Design of Off-Street Loading Areas
Figure 5.1: Parking Dimensions
2.50 m
2.50 m
2.50 m
4m driveway
27.5 m
13.15m
14.30m
15.50m
45o
Parking
60o
Parking
75o
Parking
18.00 m
principal building
17.00 m
12.5 m
turning radius
90o
Parking
no minimum
setback
loading space
3.7m x 13.5m
two axle
trucks
9m
turning
radius
22.5 m
4m driveway
no minimum
setback
15.70 m
semi-trailer
trucks
1.5 m
14.35 m
towards front property line
loading space
3.7m x 15.0m
25
Table 5.2: Parking Requirements
LAND USE
PARKING
CAR SPACE MEASURE
RATE
Villa (detached dwelling)
Car spaces per dwelling
2.0 A 3.0 B
Apartments
Car spaces per 1 bdr unit

1.0
1.75
2.0
3.0
Residential Visitors
Car spaces per apartment
1 space per 10 apartments
COMMERCIAL OFFICES
Car spaces per apartment
2.4C
Regional Shopping Centre
Car spaces per 100m2 GFA
3.0C
General Retail
2.2C
Restaurant
10.3C
Luxury Hotel
Car spaces per room
0.65C
Resort Hotel
Car spaces per room
0.8C
Theme Parks
Car spaces per visitor
0.28D
Marina activities
Car spaces per wet berth
0.6D
Car spaces per dry berth
0.2D
Car spaces per marina employee
0.5D
RESIDENTIAL
RETAIL
OTHER
Notes:
A Recommended off-street parking supply standards: Deira outer CBD, Table 6.9(B), Dubai Municipality Structure Plan for the Dubai Urban Area, 1993 2012.
B Recommended off-street parking supply standards: Outside CBD, Table 6.9(C), Dubai Municipality Structure Plan for the Dubai Urban Area 1993 2012.
C Recommended parking supply rates, based on demand, Dubai Municipality Trip Generation And Parking Rates Manual (Sept 1998)
D Indicative rates based on relevant Australian parking standards.
26
5.5.5
Off-Street Loading Requirements
The following requirements are for all areas and

facilities required for the loading and unloading of
trucks, buses and other commercial vehicles. Figure
5.2 illustrates the basic principles described below.
Location of Loading Areas
Loading areas shall be provided entirely within the site
of the facility they serve. No loading/unloading areas
for trucks or commercial vehicles shall be permitted
between a principal building and a front property line.
Bus pick-up/drop-off areas are permitted between a
principal building and a front property line.
Design of Loading Areas
All truck, bus and commercial vehicle parking and
loading areas must be designed and used in such
a manner as to not constitute a nuisance or an
unreasonable impediment to traffic. They shall:
- Allow for easy manoeuvring.
- Have surfaces able to withstand the heaviest
anticipated loads.
- Be designed in such a way that vehicles can
enter and leave the area from the road in one
manoeuvre, and can park and manoeuvre on the
site without entering on the public right-of-way.
Manoeuvring Areas
Required manoeuvring areas shall be maintained clear
of obstructions and shall not be used for storage.
Size of Spaces
Each required loading space for heavy good vehicles
shall be a minimum of 3.0 metres in width and 12 - 14
metres in length, exclusive of aisle and manoeuvring
space, and shall have a minimum vertical clearance
of 5.5 metres. Loading space for large single-unit
and semi-trailer combination trucks/articulated lorries

shall be a minimum of 3.5 metres in width and 17
- 19 metres in length and a minimum clearance of
5.5 metres.
Turning Radius
Inside turning radius for commercial trucks and buses
shall be a minimum of 9 metres, and for large, single
unit and semi-trailer combination vehicles, a minimum
of 12.5 metres.
- Any additional guidelines and controls issued by

the Authority.
proposed landscaping is adequately detailed on

the said plan.
General Landscaping Requirements

1. Landscaped areas shall be provided with a fixed
and permanent irrigation system for planted areas,
protected by adequate back flow prevention,
designed and installed in accordance with the
following general provisions:
Landscape Requirements for Off-Street Parking

1. Unenclosed parking areas in any zoning district that
contain more than five spaces shall be designed
so that a minimum of one percent of the total
off-street parking area is landscaped. Such one
percent is included in the overall lot landscaping
requirements.
a) Treated sewage effluent should not be used for

irrigation on the Fronds, Spine or Trunk.
Reduction of Spaces or Usability

Loading facilities shall not be reduced in total extent or
usability after their installation except to comply with
the requirements of this section.
b) Treated sewage effluent can be used for irrigation

on the Crescent, as long as it is treated to (at
least) human contact standards. An impermeable
barrier should also be installed to prevent
migration of irrigation water to the lagoon.
5.6
5.6.1
b) Water conservation shall be accomplished

in manually operated (hose-bib) system by the
installation of flow limiting devices.
Landscaping, Walls and Fences

Purpose
The purpose of regulating landscaping, walls, and

fences is to:
- Encourage pleasant and attractive surroundings;
- Contribute to the relief of heat, noise, dust, and
glare through the proper placement of green
plants, trees, and decorative features; and
- Provide for the needs of security and privacy
through the provision of fences and walls.
5.6.2
Landscaping
All lots shall be landscaped in accordance with the

requirements of these Regulations. Reference should
also be made to the following requirements:
- Part B of the Regulations;
- Palm Jumeirah Master Plan;
- Any landscape master plan for Palm Jumeirah;
c) Applicable codes shall be utilised for the design

and installation of automatic control systems.
2. In all zoning districts, required landscaped areas
shall be permanently irrigated and maintained
including the proper pruning, weeding and removal
of litter, fertilizing and replacement of plants when
necessary.
3. No landscaping shall be permitted which in any
way endangers health or public safety by creating
a traffic or fire hazard, obstructing vision, or which
is detrimental to the use of surrounding property.
4. As part of the development application process,
a plan shall be submitted showing the proposed
landscape development, irrigation system, and walls
and fences. The same plan used to show parking
layout or other requirements for the issuance of the
development approval may be used, provided all
2. Whenever such parking areas abut the boundary

of the site, they shall be screened from view by
planting or a screening material between 1 metre
and 1.8 metres in height, except at intersections
of access drives and streets where the maximum
height of screening material shall be 0.75 metres
so as not to obstruct vision. Screening material
may consist of one or any combination of the
following elements:
- Walls or fences;
- Densely planted compact plants; and/or
- Landscaped berms.
3. A planting area with a minimum width of 2.5
metres shall be provided at the ends of parking
bays. Such planting areas may be included in the
1 percent landscaping requirement.
5.6.3
Walls And Fences
Walls and fences shall comply with the requirements set

forth in these Regulations as well as the requirements
of Part B.
1. All walls and fences, including foundations, shall
be placed entirely inside the lot or parcel to which
they belong except where common walls are
agreed upon by both property owners.
2. When a boundary wall or fence is set back from

a property line, the portion of land between the
property line and the boundary wall or fence
shall be permanently landscaped, irrigated and
maintained to the satisfaction of the Authority.
3. All walls and fences shall be constructed of durable
materials that are compatible with buildings on the
same lot in terms of materials, finish, colour and
appearance.
5.6.4
Lighting
Lighting of site development shall comply with the

requirements of the Regulations for each zoning district
and the requirements of Part B.
5.6.5 Landscaping of Roads, Streets and

Public Spaces
Landscaping of all roads, streets and other public
spaces shall be in accordance with the Palm Jumeirah
Master Plan and any landscape master plan that may
apply.
27
28
6. BUILDING REGULATIONS
6.1
Overview
This section of the Regulations identifies the building

standards and specifications that must be complied
with to obtain a building permit from the Authority.
The construction standards that need to be observed
during the construction of development within the Palm
are also specified.
The Authority shall be responsible for issuing building
permits for uses and developments within the Palm.
It is likely that it will delegate this obligation and the
administration of the building permit process, to a
third party such as JAFZA.
6.2
Application for a Building Permit
Within three months or such other time as approved by

the Authority, the Applicant shall complete and submit
to the Authority, an application for a building permit
in the form as prescribed, authorising the Applicant to
commence and proceed with work on the prescribed
lot. A Development Approval must be issued before a
building permit may be issued.
6.3
Applicable Building Standards
All building permit documents must be prepared in

accordance with the standards specified by either the
Uniform Building Code (USA) or the British Building
Regulations.
The standards for all building materials must be in
accordance with the British Standard Specification
(BSS) or with American ASTM specifications.
The standards specified in Dubai Municipality
Regulations and the Planning and Construction
Regulations for Control of Commercial Developments
in the Jebel Ali Free Zone (Building and General Civil
Work Construction Regulations, Third Edition 2003)

shall apply to such matters that may not be specified
in either the American or British Regulations or, as may
be required by the Authority or its delegate to take
precedence over those codes.
6.4
Organisation, Administration and
Enforcement
Administration and enforcement of the building permit
process shall be the responsibility of the Authority. This
Part of the Regulations identifies the building standards
and specifications that must be complied with to obtain
a building permit from the Authority. The construction
standards to be observed during the construction of
development within the Palm are also specified. The
Authority shall be responsible for the following matters
in relation to the construction of development within
the Palm.
6.5
Eligible Contractors
The Applicant shall provide the Authority, in writing;

with the names and addresses of the sub-contractors,
and other persons and organisations it proposes to
carry out the work.
The Authority shall have the right to refuse approval
for organisations and/or individuals to carry out work
or construction on the Palm.
6.6
Duties of Developer after Issuance
of a Building Permit
Each Applicant to whom a building permit is issued
shall adhere to the Regulations in the development
of a specified lot, and any conditions which may
accompany issue of the permit.
6.6.1 Commencement and Completion of

Construction
Commencement of works and construction shall be
subject to the following requirements:
1. Works and construction shall not commence until
after the issuance of a building permit.
2. The Applicant shall diligently pursue construction
to completion on or before the completion date in
accordance with:
- The construction schedule and management plan
for the specified lot or such modified construction
schedule and management plan submitted to
the Authority; and
- The building permit; and when completed, the
work and the improvements shall comply with
the Regulations and with the detailed proposal
approval.
6.6.2
Surveys
Prior to commencement of any work on an the Palm

lot, the Developer shall supply the Authority with
verification by an eligible licensed civil engineer or land
surveyor that the Work is being commenced on, and is
fully within the boundaries of the specified lot, and that
the developer has located permanent iron bars set in
concrete to show all survey points as indicated on the
site survey plan, and that all buildings are located as
shown on the approved detailed proposal.
6.6.3
Workmanlike Construction
All improvements, and additions and any subsequent

approved alterations, shall be constructed in a good
workmanlike manner, shall be executed with reasonable
diligence to completion under the supervision of an
eligible licensed architect or engineer, and when
completed, shall comply with the Regulations and the

approved detailed proposal.
6.6.4
Storage of Materials and Equipment
Refer to Section 5.3.6.
6.6.5
Safety Program
The Developer shall carry out all Work in a manner

that is conducive to the safety of all personnel on
or adjacent to the specified lot and the public. The
specified lot, including all materials, equipment and
structures, shall be adequately fenced, kept, and
maintained in a safe and sanitary condition that is
not hazardous to persons in, on, or around the lot or
the adjacent public streets, walkways and adjoining
property. Particular care shall be taken regarding
public access points and contiguous pavement. No
materials, equipment or waste shall be placed in any
public areas in the Palm, which shall be kept clear and
free from all hindrance at all times.
6.6.6
Damage to Property
The Developer shall bear sole and complete

responsibility for any loss or damage during
development of the specified lot to lands and other
property lying outside the lot boundaries or to public
utilities or facilities, including roads, sidewalks,
driveway curbs, landscaping, water, sewer, power and
telecommunication lines and connections, whether
located within or without the property line, and shall
be obliged to promptly repay to the Authority all
costs and expenses incurred by the Authority for and
in connection with the repair or replacement of any
such lands, public utilities or facilities damaged by the
Developer. The Developer shall abide by all directives
issued by the Authority for the purpose of protecting
such lands, property, and public utilities and facilities
from damage.
Environmental Impact
The work should be carried out in a manner that does
not result in unacceptable impacts to the environment,
and in accordance with any environmental standards
or requirements that may be issued by the Authority.
At the completion of building activities a Certificate of
Completion shall be sought from JAFZA as evidence
that the building has been completed in accordance
with all requirements.
Any conditions or recitification requirements of the
Authority must be addressed before the building can
be occupied or unless these relate to the building in
its operational mode.
6.7
Maintenance, Additions and
Changes
At all times subsequent to the issuance of the completion
certificate, the landowners or developer holding title to
the specified lot shall undertake to:
1. Maintain such lot and the improvements, including
all landscaping, and other appurtenances that may
from time to time be placed thereon;
2. Maintain all additions or modifications in good working
and decorative order and repair and safe condition, in
a manner that is in keeping with the approved detailed
proposal and the Regulations; and
3. Not cause or allow to be caused or allow to persist,
any condition which is an aesthetic or visual
detriment to persons within the Palm or which
constitutes a nuisance or hazard to persons or
things on, in, or outside of such lot.
29
30
7. GENERAL ADMINISTRATIVE PROCEDURES

7.1
Powers and Duties
7.1.1
General Provisions
The Authority shall administer and enforce these

Regulations.
The Authority shall be responsible for determining
all development applications, prior to the landowner
or leaseholder making an application for a building
permit.
The Authority shall have the power to interpret these
Regulations and to clarify any ambiguities contained
therein.
The Authority decision shall be final.
7.1.2
(DRB)
The Palm Development Review Board
The Authority shall appoint a Development Review

Board (DRB) to provide review and comment on all
development applications. The DRB shall consist of
not more than five members, of which three shall be
regular members and two shall be alternate members.
The DRB shall meet on a regular basis to make
decisions on all relevant matters referred to it.
Duties and Procedures
The DRB shall consider and act for and on behalf of
the Authority with respect to the following land use and
development matters pursuant to these Regulations:
1. Review all applications for development approval.
2. Review and recommend upon any proposed
changes to these Regulations.
3. Review and recommend upon any proposed

variances, exceptions and conditional approval
under these Regulations.
4. Review any violations of these Regulations and
recommend enforcement proceedings to be taken
by the Authority.
- An increase in lot coverage;
The DRB may accept further advvice from expert

reviewers and/or design advisory group.
- An increase in the amount of traffic generated; or
Where the DRB has written delegated authority from

the Authority it may make decisions on development
applications and building permit application.
All decisions of the DRB acting under delegation
shall be final unless otherwise specified in these
Regulations.
7.1.3 The Palm Development Control

Regulations Administrator
The Authority shall appoint a Development Control
Regulations Administrator, whose role shall be to:
1. Receive, review and administer all matters related
to these Regulations.
2. Organise and conduct pre-project meetings.
3.
Prepare written responses to development

applications that have been submitted.
4. Prepare recommendations to DRB.

The administration control procedures are depicted in
Figure 7.1.
7.2
Development Application
Administrative Procedures
7.2.1 Modification to the Concept and
Detailed Proposals
The Authority may permit minor modifications to
an approved concept or detailed proposal, if the

modification will not result in:
- A change in the use or the character of the
development;
- An increase in height on skyline profile;
- A reduction in the number of off-street parking

spaces.
If the proposed modification results in a change of any
of the above, the applicant shall submit new plans and
a new application.
7.2.2
Consultation
If the Authority so decides, it may enter into without

prejudice discussions with on Applicant in regard to
non-conforming aspects of the Applicants proposal.
This may lead to modification and re-submission of all
or part of the proposal which shall then be subject to
the provisions of the following clauses.
7.2.3
Notification
The Authority shall notify the applicant in writing of the

approval or disapproval of a concept proposal or a
detailed proposal application within 5 days following
such decision. One set of the approved concept
proposal or detailed proposal shall be marked
as approved or disapproved and returned to the
applicant. Two sets of plans shall be similarly marked
and retained by the Authority.
The developer shall be deemed to have agreed with
and accepted all conditions marked on the plans
accompanying an approval, unless within 21 days
after the notification date, the applicant requests a
review of such decision to the DRB.

Upon notice of a request for a review of the decision,
the Authority shall, within 21 days, render a judgment
whether or not to modify its decision.
The judgment shall be in writing and state the grounds
for the judgment.
7.2.4
Expiration
Any approval granted by the Authority for a concept

proposal or detailed proposal, which has not been
utilised (i.e. construction has not started, the land
use has not been established or final plans and
construction documents have not been filed) within a
period of three months from the effective date, shall
become null and void. The Authority may grant an
extension of time for finalisation of plans or beginning
of construction.
7.2.5
Request for Extension of Time
Any request for an extension of time to either commence

construction, establish the land use, or submit final
plans and construction documents must be made in
writing to the Authority prior to the expiration date of
the relevant approvals.
7.2.6
Approval Date
The approval date shall be deemed to be the date

upon which the Authority notifies the developer that
all design documents have been stamped Approved
or Conditional Approval and the applicant does not
request a review of the decision.
31
Figure 7.1: Adminstration Control Procedures
Reviews and makes

recommendations on:
32
7.3
Appointment and Pre-Qualification
of Consultants
Landowners, developers or investors interested in
developing within the Palm must appoint on their
behalf engineering, architectural, or other relevant
professionals who are registered and licensed to
perform work and have been approved or prequalified by the Authority.
7.4
7.4.1
Zoning Map Changes

Purpose
Whenever necessity, convenience, general welfare or

zoning practice justifies such action, the Authority may
amend the zoning map by changing the boundaries
of any zoning district (hereafter referred to as a zoning
map change).
7.4.2
4. That the proposed zoning map change would

not be detrimental to persons or property in the
surrounding area, nor to the Palm community in
general.
5. That the proposed zoning map change will not
adversely affect the transportation system, utilities
or public facilities in the surrounding area and
that the zoning map change is consistent with the
objectives of the Palm Jumeirah Master Plan.
7.4.3
Grounds For Reversion
If an approved zoning map change has not been

utilised within 6 months from the effective date it shall
become null and void and the zoning district shall
revert to its original zoning or to such other zoning as
the Authority may deem to be in the best interest of
the overall design and the public health, safety and
general welfare of the Palm community.
General Provisions
A zoning map Change shall not be considered unless

all of the following conditions are met:
1. That the proposed zoning map change is necessary
to achieve orderly, efficient and economical
development and to protect and promote the
health, safety and general welfare of the Palm
Jumeirah and associated community.
2. That there is a real need for more of the types of
uses permitted by the zoning district requested than
can be accommodated in the areas already zoned
for such use.
3. That the property involved in the proposed zoning
map change is more suitable for the uses permitted
in the proposed zoning district than for the uses
permitted in the present zoning district.
7.5
7.5.1
Regulation Amendment
Purpose
Whenever necessity, general welfare, or zoning

practice justifies such action, any part, chapter, section,
provision, standard, or procedure of these Regulations
may be amended (herewith referred to as a Regulation
Amendment). Amendments to these Regulations are
subject to review and approval by the Authority.
7.5.2
General Provisions
Before approving a Regulation Amendment, the

following conditions must be met:
1. That the proposed Regulation Amendment
is necessary to achieve orderly, efficient and
economical development and to protect and
promote health, safety and general welfare.
2. That the proposed Regulation Amendment would

not be detrimental in any way to persons or property
nor to the community in general.
3. That the proposed Regulation Amendment will
not adversely affect the transportation system,
utilities or public facilities and that the Regulation
Amendment is consistent with the Palm Jumeirah
Master Plan.
7.6
7.6.1
Variances
Purpose
The purpose of the variance application process is

to allow a variance of the dimensional requirements
of the these Regulations where such action will not
be contrary to the public interest and where, owing
to conditions peculiar to the property and not the
result of actions or the situation of the applicant, a
literal enforcement of the Regulations would result
in unnecessary and undue hardship. Granting of
a variance is subject to review and approval by the
Authority.
General Provisions
A variance from the specific terms of the Regulations
shall not be made, unless the following conditions are
met. The Authority shall make a determination on
each condition, and the finding shall be entered into
the Authoritys official records.
1. The applicant must show that his property was
acquired in good faith and where by reason of
exceptional narrowness, shallowness or shape of
this specific piece of property at the time of the
effective date of these Regulations, or where by
reason of exceptional topographical conditions or
other extraordinary or exceptional circumstances
that the strict application of the terms of these

Regulations actually prohibit the use of this property
in the manner similar to that of other property in the
zoning district where it is located.
2. The variance requested arises from such condition
which is unique to the property in question and
which is not ordinarily found in the same zone or
district, and is not created by an action or actions
of the property owner or applicant.
3. The granting of the permit for the variance will
not adversely affect the rights of adjacent property
owners represented in the application.
4. The strict application of the provisions of the
Regulations of which the variance is requested will
constitute unnecessary hardship upon the property
owner represented in the application.
5. The variance desired will not adversely affect the
public health, safety, morals, order, convenience,
prosperity, or general welfare of the Palm Jumeirah
community.
6. The granting of the variance desired will be
consistent with the general spirit and intent of these
Regulations.
7. In granting a variance, the Authority may impose
such conditions, safeguards, and restrictions upon
the premises benefited by the variance, as may be
necessary to reduce or minimise any potentially
injurious effect of such variance upon other
property in the Palm and to carry out the general
purpose and intent of these Regulations.
7.6.3
Cessation of Variance
Expiration
If an approved variance has not been utilised (i.e.
construction has not started, the land use has not
been established, or final plans and construction
documents have not been filed) within three months

from the effective date it shall become null and void.
The Authority may grant an extension of time for
finalisation of plans or beginning of construction.
Compliance Applicability with Specific Permit Only
Unless otherwise specified a variance applies only to
the use for which it was granted. No new use shall be
permitted which does not conform to the Regulations
for the zone.
7.7
7.7.1
Exceptions
Purpose
The purpose of the exception application process

is to allow an exception by the Authority of specific
requirements of the Regulations where such action will
not be contrary to the public interest and where, owing
to conditions or proposals peculiar to the applicant,
a literal enforcement of the Regulations would result
in unnecessary and undue hardship. Granting of
exceptions is subject to review and approval by the
Authority.
7.7.2
General Provisions
An exception from the specific terms of these

Regulations shall not be made, unless all the following
conditions are met. A determination shall be made on
each condition, and the finding shall be entered into
the Authoritys official records.
- The granting of the permit for the exception will
not adversely affect the rights of adjacent property
owners represented in the application.
- The strict application of the provisions of the
Regulation of which the exception is requested will
constitute unnecessary hardship upon the property
owner represented in the application.
- The exception desired will not adversely affect the
33
public health, safety, morals, order, convenience,

prosperity, or general welfare.
- The granting of the exception desired will be
consistent with the general spirit and intent of these
Regulations.
In granting an exception, the Authority may impose
such conditions, safeguards, and restrictions upon
the premises benefited by the exception, as may
be necessary to reduce or minimise any potentially
injurious effect of such exception upon other property
in the Palm Jumeirah and to carry out the general
purpose and intent of these Regulations.
7.7.3
Cessation of Exception
Expiration
If an approved exception has not been utilised (i.e.
construction has not started, the land use has not
been established, or final plans and construction
documents have not been filed) within three months
from the effective date it shall become null and void.
The Authority may grant an extension of time for the
finalisation of plans or beginning construction.
Runs with the Use
Unless otherwise specified a cessation applies only to
the use for which it was granted. No new use shall be
permitted which does not conform to the Regulations
for the zone.
7.8
Enforcement and Violations of these
Regulations
7.8.1
Purpose
The purpose of this section is to ensure that appropriate

action and proceedings shall be taken to prevent any
violation of these Regulations.
7.8.2
Responsibility For Enforcement
It shall be the duty of the Authority to monitor and

ensure that all development, businesses, and
operations within the Palm are in compliance with the
provisions of these Regulations. The Authority has
ultimate responsibility for enforcement and imposition
of penalties for violations of these Regulations.
7.8.3 Construction and Use to be as Provided

in Applications and Plans
Permits issued by the Authority on the basis of
approved plans and applications authorise only the
use, arrangement and construction set forth in such
approved plans and applications and no other use,
arrangement, or construction. Any use, arrangement
or construction differing from officially approved plans
shall be deemed a violation of these Regulations.
Any structure which has been constructed, altered,
converted, remodelled or maintained contrary to the
provisions of these Regulations, and any use of land
or structure maintained or operated contrary to the
provisions of these Regulations ,are hereby declared
to be opposed to the orderly development of the Palm
and shall therefore be deemed a violation of these
Regulations.
7.8.4
Responsibility For Violations
It shall be the duty of all architects, engineers,

contractors, the applicant/landowner, and other
persons responsible for the establishment of any land
use or the construction or alteration of any structure
to ensure that proper permits and approvals have
been granted before such work begins. Any such
architect, engineer, contractor or other person doing
or performing any such work without proper permits
having been issued is in conflict with the requirements
of these Regulations and shall be deemed guilty of
violation in the same manner and to the same extent

as the landowner/leaseholder of the property.
7.8.5
Complaints Regarding Violations
Whenever a violation of these Regulations occurs, or

is alleged to have occurred, any person may make
a written complaint. Such complaint shall fully state
the substance of the alleged violation, the dates and
period of occurrence, and the alleged responsible
parties. Complaints shall be filed with the Authority
who shall properly record such complaint and take
appropriate action as provided by these Regulations.
7.8.6
Notice of Violations
If it is found that any of these Regulations are being

violated, the Authority shall give notice in writing to
the person or persons responsible for such violations
indicating the nature of the violation and ordering the
action necessary to correct it. Discontinuance of illegal
use of land or structures, removal of illegal structures,
additions, alterations, or discontinuance of any illegal
work or operations being done shall be ordered as
appropriate.
Subsequent violations of the same or similar
requirement of these Regulations occurring within five
years of the previous violation shall be considered
additional violation occurrences, and penalties
assessed accordingly.
7.8.7
7.8.8
Penalties
One or more of the following penalties may be assessed

against any person who violates any provision of these
Regulations:
1. Removal or correction of the violation at the
owners expense.
2. A fine of up to Dhs. 1,000 for each day that a
violation exists after 15 days has elapsed from
the issuance of a Notice of Violation, calculated
from the date of issuance. A one-time fine for each
occurrence of a violation as follows:
- Initial occurrence:
up to Dhs 1000
- Second occurrence:
up to Dhs 2,000
- Third occurrence:
up to Dhs 3,000
- Subsequent occurrences:
Dhs 10,000
3. Discontinuance of utility services until the violation

has been corrected to the satisfaction of the
Authority
4. In the case of a violation which endangers public
health or safety, arrest and detention for a period
of time established by a court of jurisdiction.
7.8.9
Building Permit Violations
The Authority is the authority with responsibility

for enforcement and imposition of penalties for
violations of the Building Regulations within the Palm
development.
Enforcement Against Violations
Appropriate actions and proceedings shall be taken

to prevent unlawful construction, to recover damages,
or to restrain, correct, or abate any violation of these
Regulations.
34
APPENDIX A CONTENTS OF A DEVELOPMENT APPLICATION
CONCEPT PLAN STAGE

DETAILED PROPOSAL STAGE
36
APPENDIX A CONTENTS OF A DEVELOPMENT APPLICATION

Documents to be submitted at the concept
proposal stage
The concept proposal shall consist of three sets of
the documents listed below. Drawings shall be clearly
labelled (1 Layout Plan, etc.) in the lower right hand
corner and shall contain all required information
sufficient to indicate compliance with these Regulations.
All drawings shall be folded to A4 size with the drawing
titles and the relevant identification number clearly
visible (e.g. 1 - Layout Plan, etc.).
The design documents, and others as specifically
required by the Authority, shall be referred to
collectively as the detailed proposal. Approval of
the detailed proposal shall not be deemed to have
occurred until such time as all of such documents
have been approved and stamped by the Authority.
Documents must demonstrate compliance with Part B
of the Regulations.
It should be noted that incomplete submissions may be
returned without review or comments. The responsibility
for delay will rest with the consultant.
ITEM
CONTENTS
1. Layout Plan (Scale 1:1,000), showing:
- The location of the proposed development on the Palm plot in relation to the boundaries and showing any existing neighbouring
development.
2. Plot Site Plan (Scale 1:200), showing:
- All site dimensions and a table of coordinates.

- The coordinates, dimensions and levels of all site services and entrances.
- The location of all proposed buildings and other improvements, including access ways and car parking in relation to the boundaries
and required building setbacks.
- The location of boundary screen fencing and solid boundary walls, transformer station, and refuse container where applicable.
3. Schematic architectural drawings showing:
The proposed development clearly showing the proposed style, appearance and form of all buildings and improvements, including:
- Elevations (Scale 1:100) at least three faces of the building/s (including ancillary buildings). Sections may also be submitted where
necessary to correctly present the design.
- Floor and roof plans (Scale 1:100), showing: all of the roofs and floors in each building and indicating the proposed uses of all
indoor and outdoor spaces. Roof plans will clearly show if the roof is to be publicly accessible, and the proposed location and type
of any rooftop equipment (A/C units, water tanks, TV aerials, telecommunications antennae, etc.).
- A table of area calculations showing floor areas, gross floor area, FSR, and percentage building and landscaping coverage.
- Perspective view(s) or projection(s), sufficient to clearly present the concept.
4. Design Statement:
- A statement in which the basic design principles around which the development will be based are elaborated, a description of the
development and its key features, and a declaration by the architect stating that the building will be designed in such a manner that
there is no overlooking of the private areas of any adjoining properties (as may be enclosed or fenced with a solid wall).
5. Documentation:
- Documentation establishing the qualifications, registration and experience of the architect approved by the Authority.
6. Schematic Landscape Plan (Scale 1:200), showing:
- Areas to be allocated for landscape treatment including a detailed allocation of hard and soft landscape
7. Estimate of irrigation water needs:
- An estimate in litres of the total peak daily irrigation water requirements for all proposed plantings based on the preliminary
landscape plan. A separate estimate of the total peak daily water requirements for grass (lawn) if any.
8. Services
- Schematic drawings of services reticulation and demand.
9. Topographical Plan (Scale 1:200), showing:
- Existing contours and surface features sufficient to accurately depict the existing topography of the site.
10. Statement of environmental effects
- An overview of the potential environmental effects associated with the development, including emissions (volumes, materials etc) and
mechanisms proposed to reduce these emissions.
11. Plan for proposed geotechnical investigation
- Outline scope and extent of investigations and testing proposed, including assessments of soil properties, load bearing capacity,
settlement potential and earthquake hazard.
12. Name of development
- Applicant to submit name of development for approval.
37
Documents to be submitted at the detailed

proposal stage
The detailed proposal shall consist of three sets
of original design documents described below.
Drawings shall be clearly labelled (1 Plot Site Plan,
etc.) in the lower right hand corner and shall contain
all required information set out herein sufficient to
indicate compliance with these Regulations. All plans
shall be folded to A4 size with the drawing titles and
the relevant identification number clearly visible (e.g.
1 Plot Site Plan, etc.).
A duly licensed architect, landscape architect and/or
engineer, as approved by the Authority, shall prepare
each of the design documents. The design documents
certifications and materials referred to above, as
approved by the Authority, shall be referred to
collectively herein as the detailed proposal. Approval
of the proposed detailed proposal shall not be deemed
to have occurred until such time as all of the foregoing
design documents have been approved and stamped
by the Authority.
Documents must demonstrate compliance with Part B
of the Regulations.
DESIGN DOCUMENTS
CONTENTS
1. A Plot Site Plan (Scale 1:200):
- Containing all information submitted at concept proposal stage, but modified to incorporate any changes to the proposal made at
the instigation of the developer and approved by the Authority or at the direction of the Authority.
2. Architectural drawings, materials and design report

as follows:
Accompanied by a narrative explanation (design report) of the design and architecture proposed for the development stating the
design intent, the construction techniques to be applied, key features and the type and colour of material to be used in exterior
finishes:
- Plans (Scale 1:100): Showing all of the floors of the development or improvements/alterations, including roof plan, and indicating
the proposed uses and dimensions for all indoor and outdoor spaces together with linkages to adjoining development or areas
where appropriate. The roof plans shall be clearly annotated to show areas of public use and/or accessibility, and the location and
type of any proposed roof top equipment (A/C units, tanks, telecommunication antennae, etc.).
- Area calculations: A table of area calculations to permit ground coverage evaluation.
- Elevations (scale 1:100): Showing all elevations of all the buildings (including ancillary structures).
- Sections: At least two sections (Scale 1:100), at right angles through the buildings showing the internal-external floor levels, window
sill heights, parapet heights, and the relationship of the proposed development to existing neighbouring development and the
pavement levels contiguous to the development.
- Subordinate structures: All elevations, plans (including roof plans) and sections (scale 1:2), as applicable, for all subordinate
structures including transformer station guard house, if applicable, garbage storage receptacle, landscape features, car parking
shade structures, signs, and lights, radio transmission and other aerials and any other structures that will be visible from public areas.
- Fences and walls: Detail drawings, including elevations for the whole site (Scale 1:100) and sections (Scale 1:20) of proposed
transparent fences and solid boundary walls. The drawings shall show all openings (e.g., garbage storage receptacles if to be
included) together with details of metre boxes, letterboxes, lighting and any other wall-mounted object.
- Samples: Samples of all external finishing materials showing size, proposed colour, texture and appearance.
3. Grading and Surface Water Drainage drawings and

calculations:
- Cross Sections: Two cross-sections (Scale 1:200) through the site in each main direction (i.e. 4 sections) showing proposed finished
levels in relation to the existing surface level with areas of cut and fill emphasised by shading. Drainage flow must be shown to an
approved stormwater inlet, or to the driveway and then to the street. Details of how nutrients will be prevented from entering the
waters of the lagoon both overland and via groundwater shall be given. It is anticipated that cut-off barriers will be required to
achieve this.
4. A Landscape Plan (Scale 1:200):
- Indicating the numbers, species, sizes and positions of all trees, shrubs, ground cover plants and lawn areas, such planting to be
related to the estimated irrigation water demand calculations. The landscape plan shall also identify and describe all hard landscape
surfaces and any landscape features including sculptures and water features.
5. Irrigation calculations and drawings as follows:
Irrigation Water Demand Calculations relating to the proposed planting shown on the Landscape Plan. The calculations shall show:
- The Peak Daily Plant Water Consumption figure presented in litres per day calculated on the irrigation needs in the peak season (the
peak being an average day in July).
- Monthly Projected Irrigation Water Consumption figures covering the effect of leaching and other off-season practices.
- An Irrigation Plan (Scale 1:200) showing:
- The location and capacity of the irrigation water storage tank(s) and the incoming and outgoing connections thereto.
- The irrigation water distribution system(s) related to the landscaping plan, including information on timing sequence, emitter rates,
valves, sprinklers, etc. A timetable for the timing sequence shall also be provided showing that irrigation requirements at maturity are
met.
38
DESIGN DOCUMENTS
CONTENTS
6. A Utility Layout Plan (Scale 1:200), showing:
- The coordinates, depths, and levels and sizes of all pipes, conduits and connections in respect to potable and irrigation water, sewer,
telephone, electricity, from the points of entrance to the site to the centres of distribution, including location of transformer station,
switch room and metres.
- The location of any proposed standby generator.
7. Electricity Calculations and Diagrams:
- Final electricity load calculations for the development expressed in kVA not exceeding the load previously approved pursuant to the
concept proposal, together with a single line diagram showing details of circuit breakers.
8. Garbage Calculations and Plans:
- A calculation showing the anticipated garbage generation in cubic metres (M3), together with plans showing the provision to be
made for garbage storage and disposal.
9. Certificates:
- Certificates issued by a duly qualified engineer attesting to the matters specified hereunder. In addition, the Authority may require the
submission of all architectural and engineering documents, including structural calculations, drawings and detailed service layouts
prepared or examined by the Engineer in the course of preparing and issuing his certificate.
10. Overall Integrity of the Development:
- The developer will be required to submit documents to confirm the adequacy of the structural design of the proposed
improvements and their structural integrity, the conformity with the Building Regulations and other applicable, plumbing, electrical,
telecommunications and water systems regulations and the adequacy of all other technical provisions to guarantee the safety
and security of users of the Palm. (In the event that local codes, regulations and standards with regard to this subsection are not
available, the equivalent international standards will apply and the Developer shall indicate which type of standards have been used
in the design).
11. Construction Time Schedule:
- A proposed construction time schedule for the proposed Improvements shall be submitted as part of the documentation for detailed
proposal approval.
12. Management Plan:
- A management plan specifying how the work will be organised and managed on the plot, both with respect to the storage of
material on the site(s), qualified supervisory personnel to ensure consistency with the detailed proposal, and measures to minimise
the potential for environmental impacts.
13. Environmental Impact Assessment
- As required by the Authority, a statement describing the existing site environment, the nature of the project, the potential for
environmental impacts, and the measures that will be implemented to mitigate impacts.
14. Report on Geotechnical Investigation Testing and

Assessment
- Report detailing site and material properties, and setting out specific design recommendations for ground improvement, load
bearing capacity, slope stability, settlement control etc.
39
40
APPENDIX B DEFINITIONS
Definitions
For the purpose of these Regulations, certain terms or
words used herein shall be interpreted as follows.
The word person includes a firm, association,
organisation, partnership, trust, Company, or
cooperation as well as an individual.
The present tense shall be constructed to include the
future tense, the singular number shall include the
plural number, and the plural number shall include
the singular.
The word shall is mandatory; the word may is
permissive.
The words used or occupied as applied to any land
or structure shall be constructed to include the words
intended or designed or arranged to be used.
The word lot includes the words plot or parcel.
Definition of terms
Access: The place or way by which pedestrians and
vehicles have a safe and usable ingress and egress to
a property or use. An unobstructed way or means of
approach to provide entry to or exit from a property
Accessory building means:
- A building, the use or intended use of which is
ancillary to that of the principal building situated on
the same site, but does not include an additional
dwelling unit to a dwelling unit already existing;
- A building that is ancillary to the principal use
being made of the site on which such accessory
use is located;
Accessory structure: A structure on the same lot
with, and of a nature customarily incidental and
subordinate, to the principal structure.
Accessory use: A use customarily incidental to and

related to a principal use established on the same
plot.
Addition: An extension or increase in floor area or
height of a building or structure.
Applicant: The person, party or corporation applying
for approval or permission; normally understood to
be the owner, leaseholder or developer of the lot.
Approved development: A development that has
received development approval.
Building height: The vertical distance measured
from the average elevation of the finished grade at
the front of the building to the highest point of the
structure, exclusive of parapet walls, roof structures
for elevators and stairways, and ventilating fans.
Building line: The line which is located at the front
yard setback of a lot and at which the required lot
width for the district is met.
Building permit: An authorisation granted by the
Authority certifying that the design of a proposed
structure to be erected on a designated plot complies
with all relevant provisions applicable to the use or
uses which the structure will contain. The permit
allows building construction to commence.
Building, main: A building within which is conducted
the principal use permitted on the lot, as provided by
these Regulations.
Building: A permanently located structure having a
room supported by walls or columns but excluding
any courtyard such structure may have; provided
however, that no form of fabric tent or vehicle shall be
considered a building.
Car park: Land used to park motor vehicles.
Carport: A permanently roofed structure with not
more than two (2) enclosed sides, used or intended to

be used for vehicle shelter and storage.
Change of use: Any use which differs from the
previous use of a building or land.
Commercial facade: The development of the
ground floor of a building for retail, service or office
uses. These commercial uses may also include the
basement, mezzanine and first floors.
Comprehensive development: A development
containing any number of buildings or uses on a site
or a combination of sites that is planned or developed
in an integrated fashion.
Density: The number of dwelling units per unit of land.
1.
Gross Density: The number of dwelling units
per area of land to be developed prior to dedication
of public right-of-way.
2.
Net Density: The number of dwelling units
per acre of land when the acreage involved includes
only the land devoted to residential use.
Development: The construction, reconstruction,
conversion, erection, alteration, relocation or
enlargement of any building or structure; any mining,
excavation or landfill; and any land disturbance in
preparation for any of the above.
Development application: To achieve a development
approval, an application for development approval
(a development application) must be submitted. The
development application consists of two stages the
concept proposal stage and the detailed proposal
stage.
Development approval: An approval for
development granted by the nominated authority,
for uses nominated as a requiring a development
approval by the zoning tables.
District: Same as zone. This term may apply to any

size area. A zoning district is an area of land with a
particular designated use.
Existing use: The lawful use of a building, lot

or structure at the time of the enactment of these
Regulations.
Driveway: An access to a required off-street parking

facility or an off-street loading area.
Floor area: The total horizontal area of all the floors

of a building measured from the exterior surface of
the outside walls including all floors below ground
level but exclusive of vent shafts and courts.
Dwelling: A building used as a self-contained

residence that must include:
1.
A kitchen sink
2.
Food preparation facilities;
3.
A bath or shower; and
4.
A closet pan and washbasin.
Dwelling unit: One or more habitable rooms

constituting a self-contained unit with a separate
entrance and used or intended to be used for living
and sleeping purposes.
Dwelling, multiple: A building divided into two or
more dwelling units, each of which is occupied or
intended to be occupied as a permanent home or
residence.
Effluent: A discharge of liquid waste with or without
treatment into the environment.
Egress: An exit.
Emission: A discharge of pollutants into the
environment.
Emission standard: The maximum amount of a
pollutant legally permitted to be discharged from a
single source, either mobile or stationary.
Environment: The physical factors of the
surroundings of human beings including the land,
water, atmosphere, climate, sound, odours, tastes,
the biological factors of animals and plants and the
social factor of aesthetics.
Floor space ratio (FSR): The ratio of the gross floor

area of a building to the area of the site on which it
is situated.
Fully enclosed covered area: This is the measure
of the sum of all such areas at each building floor
levels, including basements (except unexcavated
portions), floored roof spaces and attics, garages,
penthouses, enclosed porches and attached enclosed
covered ways alongside buildings, equipment rooms,
lift shafts, vertical ducts, staircase and any other
fully enclosed spaces and useable floor areas of the
building. This is calculated by measuring from the
normal inside face of exterior walls (ie excluding the
wall thickness) but ignoring any projections such as
plinths, columns, piers and the like which project from
the normal inside face of exterior walls
Frontage: That portion of a lot that abuts a road.
Garage: An accessory building or portion of the
main building having a minimum of four walls, and
designed and used principally for the housing of
motor vehicles.
Grade: The elevation of the surface of the ground at
any point on a site;
Grade, existing: The elevation of the surface of the
existing undisturbed ground at any point on a site;
Gross floor area: The sum of the fully enclosed covered
floor area (defined above) and the unenclosed covered
area (defined below) of a building at all floor levels.
41
Guesthouse: An accessory building for the housing

of temporary guests, not containing a kitchen and not
being rented or leased.
Lot coverage: The percentage of the area of a lot

or parcel of land, which is occupied by buildings or
structure (building footprint).
Parcel of land: Any contiguous quantity of land,

in the possession of, owned by, or recorded as the
property of the same applicant person.
Hotel: A building offering temporary accommodations

for eight (8) or more guests which may provide as
accessory uses; restaurants, meeting rooms, and
recreation facilities.
Lot development standards: The Regulations set

forth herein pertaining to the area and dimensions
of property, bulk, size and location of structures, offstreet parking, signs, landscaping, storage areas and
other physical improvements.
Parcel: Any contiguous areas, sites or portions of

land under common ownership.
Ingress: An entry.
Intersection: The crossing of two (2) or more roads
at grade. It includes outbuildings and works normal
to a dwelling.
Jetty: A structure built over the water providing a
bridge from the land to a point where boats may be
temporarily moored for embarking/disembarking of
people and/or goods.
Landscaping: The treatment and maintenance
of a property or yard area with predominantly
vegetation such as ground cover, plants, shrubs or
trees; and containing paving, brick, rock work and
other natural or decorative features, in an organised
manner designed to create or enhance a specific
appearance.
Loading space, off street: Space logically and
conveniently located for bulk pickups and deliveries,
scaled to delivery vehicles expected to be used, and
accessible to such vehicles when required off street
parking spaces are filled.
Lot: A piece, parcel, or plot of land occupied by
or to be occupied by one principal building and its
accessory buildings and including the open spaces
required under this chapter.
Lot area: The total extent of surface, measured in a
horizontal plane, within the lot lines of a lot.
Lot line: Any line bounding a lot as herein defined.

Lot line, front: A line separating an interior lot from
a street. In the case of a corner plot the orientation
of existing or proposed development shall be used
to determine which lot line shall be considered the
front.
Lot line, rear: A lot line which is opposite and
most distant from the front lot line. In the case of
an irregular lot, the rear lot line shall be an assumed
line parallel to and at the maximum distance from the
front lot line.
Lot line, side: Any lot boundary line not a front lot
line or a rear lot line.
Lot frontage: The front of a lot shall be construed
to be the portion nearest the street. For the purpose
of determining yard requirements on corner lots and
through lots, all sides of a lot adjacent to streets shall
be considered frontage.
Noise: Any undesirable audible sound.
Noise pollution: Continuous or episodic excessive
noise in the human environment.
Occupied: Means arranged, designed, build, altered,
converted, rented, leased, occupied or intended to be
occupied.
Parking area: An area of open land other than a

road, used or intended to be used to provide space for
the parking or storage of motor vehicles, and includes
parking spaces, loading spaces, manoeuvring aisles
and other areas providing access to parking or
loading spaces.
Parking covered: A parking space or spaces
completely enclosed in a garage, under the roof of
a carport or within the enclosed portion of a parking
structure.
Parking space, off-street: An off-street parking
space consists of a space adequate for parking an
automobile with room for opening doors on both
sides together with properly related access to a public
street and manoeuvring room.
Parking, assigned spaces: Those spaces intimately
associated with an individual dwelling for the use of
the residents of that dwelling.
Public facilities: Services or facilities provided by
government, or government agencies for the benefit
of the general public and to which the public will have
access at need.
Remodelling: The refashioning or alteration (whether
structural or not) of a building or structure without its
established use being changed.
Residential unit: A sleeping unit or dwelling unit.
Right-of-way: A strip of land acquired by reservation,
dedication, or condemnation and intended to be
occupied by a road, crosswalk, sidewalk, railroad,
electric transmission lines, oil or gas pipeline, water

line, sanitary or storm sewer and other similar uses.
Road: A right-of-way that has been improved and is
intended for motor vehicle traffic and provides access
to property.
Servants quarters: An accessory building or an
accessory portion of a main building designed or used
as the principal residence of persons employed on
the same property as domestic help, driver, gardener,
maintenance man or similar occupations.
Setback: A line established by development control
regulations, generally parallel with and measured
from the front property line, defining the limits of a
lot in which no building, or accessory building or
structure may be located above the ground.
Shared surface: A surface within the right of way
that is designated for shared use by pedestrians and
vehicles but over which cars and other vehicles will
pass at low speeds, pedestrians having priority.
Sign, flashing: A sign having a conspicuous and
intermittent variation in the illumination.
Sign, free standing: Includes any sign supported by
the ground. Such signs are usually, but not necessarily,
supported from the ground by one or more poles or
posts or similar uprights, with or without braces.
Sign, illuminated: Any sign designed to emit or
brightly reflect artificial light.
Sign, wall: Includes any sign posted or painted in,
suspended from or otherwise affixed to the wall of
any building or structure in an essentially flat position
or with the exposed face of the sign in a plane
approximately parallel to the plane of such wall.
Sign: Any devise designed to inform or attract the
attention of person not on the premises on which the
sign is located. It means any structure, wall, natural

object or other device used for visual communication
that is visible from any street or means of access and
is used to advertise or direct attention to an activity,
product, place, person, or business.
Site plan: Arrangement of the external physical
environment in complete detail, including structures,
landscape, land contours, vehicular and pedestrian
circulation, drainage and the entire complex of
physical forms.
Storey: That portion of a building included between
the upper surface of any floor and the upper surface
of the floor next above, except that the top-most storey
shall be that portion of a building included between
the upper surface of the top-most floor and the ceiling
or roof above.
Street: A public thoroughfare or right-of-way
dedicated for public use, the function of which is to
carry vehicular traffic and/or provide vehicular access
to abutting property.
Structural alteration: Any change in the supporting
members of a structure, such as in a bearing wall,
column, beam or girder, floor or ceiling joists, roof
rafters, roof diaphragms, roof trusses, foundations,
piles or retaining walls or similar components, or any
change in the exterior lines of a building or structure.
Structure: Anything constructed or erected with a
fixed location on the ground, or attached to something
having a fixed location on the ground. A permanent
or temporary physical addition to the land, including
but not limited to: building, sheds, walls, fences,
swimming pools, poles, pipelines.
Taxi rank: The use of land as a base of operations for
a taxicab, or other land-vehicle passenger transport
service.
42
Temporary use: A use permitted for a fixed period of

time as specified in these Regulations with the intent to
discontinue such use upon the expiration of a period
of time, or a use which occurs on a periodic basis and
is not continuous.
Total floor area: The area of all floors of a building,
including finished attics, and finished basements.
Unenclosed covered area: This is the measure of
the sum of all such areas at each building floor level,
including roofed balconies, open verandahs, porches
and porticos, attached open covered ways alongside
buildings, undercrofts and useable space under
buildings, unenclosed access galleries (including
ground floor) and any other trafficable covered areas
of the building which are not totally enclosed by full
height walls. This is calculated by measuring the area
between the enclosing walls or balustrade (inside
face excluding the wall or balustrade thickness).
Measurement is taken to the edge of the paving or
the edge of the cover (whichever is the lesser) when
the covering element is supported by columns.
Use: The purpose for which land or a building
is arranged, designed, or intended, or for which
either land or building is or may be occupied or
maintained.
Utility installations: Means public utility or public
service uses; such as electric, gas, water, sanitary,
irrigation, stormwater, fibre optics and substations and
distribution systems, poles, wires, cables, conduits,
vaults, laterals, pipes, mains, valves or similar
pumping stations; radio, television and micro-wave
transmitting or relay stations and towers; transformer
stations; water towers and standpipes.
Variance: Means a waiver of specific regulations
granted by the Authority in accordance with the
provisions set forth herein for the purpose of assuring
that no property, because of special circumstances

applicable to it, shall be deprived of privileges
commonly enjoyed by other properties in the same
vicinity and zone.
Yard: An open space on the same lot with a principal
building, open, unoccupied, and unobstructed by
buildings from the ground to the sky.
Yard, front: A yard extending along the full length
of a front property line. In the case of a corner lot,
any yard extending along the full length of a street
right-of-way line.
Yard, rear: A yard extending along the full length of
the rear property line.
Yard, side: A yard extending along a side property
line from the required front yard to the required rear
yard. In the case of a corner lot, any yard that is not
a front yard will be considered a side yard.
Zone change: The act of amending these Regulations
by removing an area of land from one Zone District
and placing it in another Zone District on the official
zoning map.
Zone: An area of land shown on the official zoning
map or described herein within which uniform
regulations for the use and development of land as
set forth in these Regulations shall apply. Zone,
District, Zone District, and zoning district mean
the same.
43

Dubai Palm Regulations

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Dubai Palm Regulations

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THE PALM JUMEIRAH DEVELOPMENT CONTROL REGULATIONS

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Revision 4.0, June 2005

Part B Design Guidelines

The Trunk and Village Centre

The Fronds and Spine

The Development Application and

General Development Provisions

General Administrative Procedures

Revision 4.0, June 2005

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Revision 4.0, June 2005

THE PALM JUMEIRAH DEVELOPMENT CONTROL REGULATIONS

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Revision 4.0, June 2005

Administration of the Development

Development Control Authority

The Development Application and

3.1 Development Requiring a Development

General Administrative Procedures

7.1 Powers and Duties

Table 4.1 Zones

Figure 1.1 Schematic Perspective of the Palm,

Contents of a development application

4.1 Establishment of Zones

General Development Provisions

Revision 4.0, June 2005

The objectives of the Regulations are to protect:

The Regulations consist of two parts:

The Regulations set out the requirements for the

These objectives are achieved by regulating land use

- Part B Design Controls and Guidelines: provides

The Regulations constitute regulations for the

- the size of lots, yards, courts and other open

A schematic perspective of the Palm, Jumeirah is

The Regulations reflect and recognise that prior

- the appearance of building and structures;

- regulation of the amount, location and size of

The overall aims of the Regulations are:

Revision 4.0, June 2005

- The amenity of the Palm; and

- the location and use of buildings and related

- the adequancy of onsite parking access and

Land use is controlled through the designation of land

Structure of the Regulations

Figure 1.1: Schematic perspective of the Palm, Jumeirah

Revision 4.0, June 2005

2. ADMINISTRATION OF THE DEVELOPMENT CONTROL REGULATIONS

Development Control Authority

Nakheel will act as the development control authority

Other Relevant Authority Approvals

Nothing in these Regulations shall relieve the land

- Recommending amendments to the Regulations;

- Interpreting the requirements of the Regulations for

- Adopting and promulgating the Regulations;

Revision 4.0, June 2005

- Free Zone Authority; and

The regulations contained in this document shall be

interpretation, the Authority shall be requested to

in connection with any building for the purpose of

Development Approval and Building

Land, water, or structures shall not be used or

Subject to the requirements of Section 2.2, the