Dubai Law No. 16/2023 on Urban Planning in the Emirate of Dubai (Planning Law) was issued on 7 July 2023 and came into force on 5 October 2023. The Planning Law establishes a system of statutory plans, including:
Under the Planning Law, development work in the Emirate may only be carried out following the grant of a master plan permit, planning permit or general planning permit. It is an offense under the Planning Law for any “development work” to be undertaken in the absence of a permit.
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The Planning Law imposes a prohibition on “development work” in the absence of a permit.
There are three types of permit, as listed below:
The Planning Law confirms that additional requirements may be imposed on permits by Dubai Municipality, which could take the form of conditions, and that EIA will apply in accordance with existing legislation, with Dubai Municipality as the relevant authority.
In addition to the concept of a general planning permit, as referred to above, the Planning Law envisages that decisions in respect of “major urban projects” may be issued by the Supreme Committee for Urban Planning. Further details are awaited as to the threshold for development to be considered a major urban project.
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Yes, as for ‘Controls on specific new construction and refurbishment’, above.
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Yes. The restrictions that are applied to designated use are found on the plot's affection plan. The affection plan is a high level general site plan which outlines what can be built on the plot of land, it height, designated use and any other requirements. There is also the potential for “development work” to encompass changes of use, although the term isn’t expressly defined in the Planning Law. Further details may follow in secondary legislation.
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The UAE adopts a two tiered federal system of government, whereby legislation is enacted at the federal level and local Emirate level. There are seven Emirates, of which Dubai is one and within Dubai the applicable law is a combination of federal law, together with the laws of Dubai. If there is a conflict between Emirate and federal law, the federal law shall prevail.
In relation to the Emirate of Dubai, the main authority responsible for regulating the development and designated use of land is Dubai Municipality, subject to the oversight of the Supreme Committee for Urban Planning.
If the plot of land is located in a free zone, then the relevant free zone authority may impose additional specific requirements regarding the parcel of land, on top of the Dubai Municipality requirements. In such a scenario, the free zone authority is required to submit permit applications to Dubai Municipality to ensure compliance with the structure plan and framework plans.
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An owner or developer obtains an 'affection plan' from Dubai Municipality. The affection plan is a high level general site plan that is issued with basic information containing the plot number, the land use classification and any other particular zoning requirements that are required by Dubai Municipality.
The plan will state:
In addition, the affection plan will state what permissions from the particular government authorities or third parties will need to be obtained prior to approval. There are no general rules regarding the requisite authorisations as each affection plan is issued on a plot by plot basis. Depending on the location of the plot, there may be additional approvals that will need to be obtained.
The general approvals that are required are:
The affection plan may also state whether environmental impact studies are required and whether there are any aesthetic requirements that must be complied with.
As part of the review process for the issue of building or work permits, other statutory authorities (telephone, civil defence, road transport, electricity, water, and sewerage) are all required to provide approvals for the scheme.
Once completed, a completion certificate must be obtained from the relevant municipality, which is based on a comparison of the drawings originally submitted to obtain the building permit (and any subsequent, approved revisions) and the actual structure which has been built. Again, as part of this process, the approval of other statutory authorities (telephone, civil defence etc) is required to demonstrate compliance of what has been built with the original approvals. Without a completion certificate, use and occupation of the building by end users is not permitted.
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Each relevant authority has a slightly different procedure regarding their permissions process. Generally, the permitted use is found on the affection plan. We are unaware of any situation where the designated use has been amended.
There are limited laws dealing with changes of use without actual building work. A building or works permit then needs to be obtained from the relevant municipality. This is done by submitting the proposed drawings to the relevant municipality.
There is no limit on the grounds under which the municipality can refuse permission.
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There is not any formal objection process to challenge a planning decision made by Dubai Municipality or municipalities. Generally, there are no formal consultation processes involving third parties.
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Each relevant authority has a slightly different procedure regarding their permissions process. Generally, the permitted use is found on the affection plan. We are unaware of any situation where the designated use has been amended or of a process which allows a party to challenge an affection plan.
We are of the understanding that if the plot of land is part of a significant/landmark development that the designated use and or design may be reviewed by the Ruler of the Crown Prince's Office.
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Each relevant authority has a slightly different procedure regarding their permissions process; therefore it is not possible to give an estimate on the application time frames.
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The Planning Law states that the Supreme Committee for Urban Planning will be responsible for dispute resolution. While further details can be expected in secondary legislation and guidance, the implication is that dispute resolution may be available for applicants.
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Non-binding MoUs are common between master developers and statutory utility suppliers. Binding agreements are common with providers of district cooling services, which are sometimes project financed. Formal agreements with local authorities are rare.
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The designated use of the plot is published by Dubai Municipality via the affection plan which outlines the planning permissions for the individual plot of land. There is no formal period for which the designated use is applicable, however it is assumed that if the area where the plot is being re-planned or rezoned then the designated use would then change.
A building permit is applicable for six months. Extensions and renewals are permitted but the permission granted under the building permit is valid for six months. If construction has not started, then either an extension would need to be obtained or the developer would need to reapply.
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The Planning Law confirms that Dubai Municipality is to be responsible for enforcement matters, granting Dubai Municipality the right to enter properties and the right to impose controls in respect of breaches.
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Does public law control the detailed design, appearance and method of construction of any new building?
Yes, as for ‘Controls on specific new construction and refurbishment’, above.
Last modified 1 May 2025