The government of the United Arab Emirates actively encourages new constructions, but with one crucial condition: they must be conducted in full compliance with all rules, regulations, and requirements. For individuals and organisations intending to embark on construction projects, obtaining a special building permit and a land plot development plan, known as the affection plan, is mandatory. It is vital to apply for the building permit first, as it serves as a prerequisite for obtaining the affection plan. Here is what you need to know about the content of this permit and the process to acquire it.
What Is the Affection Plan?
An affection plan is an official document outlining the development of a land plot. It provides essential details such as the plot number, territory size, existing and potential buildings, and layouts for the proposed construction on the site.
Furthermore, an affection plan must clearly specify the purpose of the land plot, which can be categorised as either industrial land or mixed-use land. The designated use type must align with the intended buildings to be constructed. For instance, residential properties or malls cannot be built on industrial lands, and vice versa. Changing the purpose of the plot is a complex process that requires careful consideration. In the Emirates, the implementation of reasonable zoning plays a pivotal role in urban development. Dubai Administrative Resolution No. 125, enacted in 2001, governs the adoption of Building Regulations and Standards. This resolution not only ensures public legal oversight concerning the technical aspects of detailed design but also imposes restrictions related to aesthetic and heritage areas.
In addition to that, this document outlines various requirements related to the future buildings, such as their height, the size, and location of the parking lot, if applicable. It also specifies the timeframe for property construction and lays out the consequences for failing to meet the construction deadlines, as well as any potential deviations from the construction standards.
New buildings in the UAE
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The plan may encompass information regarding the mandatory research on the construction's impact on the environment, as well as any architectural and aesthetic guidelines that must be adhered to.
Furthermore, the plan should clearly specify the permits required from relevant administrative bodies or third parties before proceeding with the construction. Depending on the location of the land plot, additional permits may be necessary.
The main organisations that need to provide their consent to your construction project include:
Beach Isle (Housearch)
Who Issues and Receives Affection Plans?
In every emirate, affection plans are issued by the respective municipality. In Dubai, which possesses the largest number of plots earmarked for development, the Dubai Land Department (DLD) is the authority responsible for granting affection plans and building permits. So. if you want to obtain an affection plan in Dubai, you should apply to Dubai Land Department. On the other hand, in Abu Dhabi, the task of issuing these plans and permits lies with the Abu Dhabi Housing Authority. So, if you are in Abu Dhabi municipality and you have some questions about building regulations guidelines, you should apply to this organization.
Affection plans are issued to the owner or developer of the land plot. For individuals seeking to construct a multifunctional building or a residential complex on bare land, their affection plan will incorporate information from the documents they provide to the authorities.
If the plot is intended for individual construction, the developer creates the plan under the plot owner's supervision. Subsequently, the corresponding municipality department must approve the plan before it can be finalised.
Photo: freepik (Freepik)
How Much Does an Affection Plan Cost and How to Obtain It?
Obtaining an affection plan no longer requires a visit to a municipality office. In Dubai, the Land Department has introduced an official website and a mobile application called Dubai REST for this purpose. The system for obtaining affection plan is available in Arabic and English. To avail of these services, you simply need to sign up, log in, upload the required documents, and make the necessary payment. Within two business days, the document will be processed and made available to you. Then, you can download your affection plan from Dubai REST website.
In Abu Dhabi, there is also an electronic method available to obtain your affection plan. You can access it and obtain your affection plan by visiting the Abu Dhabi municipality's official website.
The list of documents needed to apply:
- For private individuals residing in the UAE: a copy of a valid Emirates ID (UAE resident identification card).
- For private individuals who do not reside in the UAE: a copy of a valid international passport.
- For companies that own land plots: a copy of their trading, service, or production licence.
- A copy of the title deed for the land plot.
For more information on buying land in Dubai, read this article.
Photo: pch.vector (Freepik)
If the land plot is owned by a third party, and the developer is applying for a musataha, they will also be required to submit a No Objection Certificate (NOC) from the landowner. Musataha is a type of contract that grants the holder the right to construct and utilise a structure on a land plot owned by another party. This contract has a limited term of 50 years.
Lastly, you must submit all the essential paperwork pertaining to the property to be constructed, which includes technical drawings, measurements, and a comprehensive list of rooms and units within the structure.
In Dubai municipality (DM), obtaining an affection plan would cost you 1,000 AED ($272). There are also two additional token payments you need to make in favour of the municipality: the so-called Knowledge Dirham of 10 AED ($3) and an Innovation Dirham of the same value, bringing your total to 1,020 AED ($278). On the other hand, in Abu Dhabi, you can obtain an affection plan for just 100 AED ($27).
What Comes Next?
After the construction is completed, the developer must obtain a Completion Certificate from the municipality. This certificate is issued based on a thorough comparison between the initially submitted technical drawings (along with any approved changes) and the actual structure built on the plot. It is crucial to obtain this Certificate as you will not be allowed to utilise the structure without it.
In a Nutshell
Not every property owner in the Emirates requires an affection plan; apartment owners are unlikely to need one. However, it becomes mandatory for those planning any construction, whether it is a complex or an individual building. Villa owners may also need this document if they decide to re-plan their land plot or make alterations to the construction of their house. Anyway, in Dubai Municipality it's pretty easy to obtain an affection plan - you can do everything online and download your document from the Dubai REST website.
Cover photo: freepik (Freepik)
