The three building authorities
- Dubai Municipality (DM): the principal building authority for most of Dubai outside free zones and master-developer communities, and also for a number of master-developer communities.
- Dubai Development Authority (DDA): the authority for a number of master-developer communities and development zones.
- Trakhees: the building authority of the Ports, Customs and Free Zone Corporation (PCFC), covering a number of master-developer communities and free zones, including JAFZA, which is both a zone and an authority.
Each issues building permits, modification permits and completion certificates for the plots within its jurisdiction, and each has its own submission requirements.
Examples by community
These are examples, not a complete list:
- DDA: Dubai Hills, Arabian Ranches, Jumeirah Bay, La Mer, Pearl Jumeirah, Al Barari, Marsa Al Arab, City Walk.
- Trakhees: Palm Jumeirah, Jumeirah Islands, Jumeirah Park, Jumeirah Golf Estates, Palm Jebel Ali, Jebel Ali Free Zone (JAFZA).
- DM: Emirates Hills, The Meadows, District One (MBR City), Meydan Racecourse, Jumeirah, Nad Al Sheba, Al Khawaneej, Downtown Boulevard.
The full table is on our Architect of Record and permitting page.
Why the community name is not enough
The developer that built a community does not tell you the authority. Emaar communities, for example, appear under both DDA (Dubai Hills, Arabian Ranches) and DM (Emirates Hills, The Meadows). Meraas communities such as La Mer and City Walk sit under DDA.
Boundaries and zone designations are what decide it, and those are recorded in the plot documents. Read the title deed and plot documents before briefing a designer, and treat an unclear or inherited set of documents as the first thing to resolve.
Where the master developer fits
In a master-developer community, the master developer is a second layer on top of the building authority. Nakheel (Palm Jumeirah, Jumeirah Islands, Jumeirah Park), Emaar (Emirates Hills, Dubai Hills, Downtown, Arabian Ranches, The Meadows, The Springs), Meraas (La Mer, City Walk, Bluewaters Island) and Meydan (District One, Meydan City) each publish design guidelines for their communities.
Most require a No Objection Certificate before drawings for a new build or a significant alteration go to the building authority. The NOC and the permit are separate approvals: one does not stand in for the other.
Where Dubai Civil Defence fits
Dubai Civil Defence (DCD) is the fire and life safety authority for projects across Dubai. Its review sits alongside the building authority's, whichever of DM, DDA or Trakhees that is. Utility and access approvals, such as DEWA and RTA, can also apply depending on the scope.
Why it matters before design starts
- Each authority has its own submission format, so the drawings can be prepared to the right standard from the first set.
- The master developer's guidelines shape the envelope and appearance, so they belong in the concept, not at submission.
- Knowing the route early lets permitting run in parallel with design and procurement rather than after them.
An Architect of Record handles the submissions to whichever authority and master developer apply. Ganggaan acts as AOR across Dubai Municipality, the Dubai Development Authority, Trakhees, Dubai Civil Defence, JAFZA and Dubai South.