MODIFICATION

GUIDELINES
FOR VILLAS FOR TOWNHOUSES

2020
VILLAS
 VILLAS

1.
INTRODUCTION 4

1.1 HOUSING AREAS AND TYPES 5

2.
THE MODIFICATIONS 6

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2.8 D Wall Features, Wall Cladding, BBQs & Open Showers 38
2.8 E Water Tanks & Pump Rooms 39

TABLE OF 3.

CONTENTS
APPLICATION PROCEDURE 40

4.
GLOSSARY OF TERMS 43

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1.1 HOUSING AREAS AND TYPES

Our villa communities are organized into various neighborhoods, each clearly defined by
perimeter roads, open spaces, lakes, edges and gateway entry points.

In addition, each neighborhood also has its own particular architectural style and theme, giving each
neighborhood within our communities its own unique ‘feel’.

Our neighborhoods are predominantly comprised of attached and semi-attached units in addition to independent
villas as well as luxury and executive units.

1.
Mid unit plots are generally uniform in size throughout our communities, however, some end unit plots may
be larger than normal, particularly when they form corner units or are located at the end of a
cul-de-sac.

All our housing units have front and back yards and are subject to setbacks. This includes the side, front and

INTRODUCTION rear setbacks.

As a proud owner of a property in one of Emaar’s luxurious communities, we understand that it may be
necessary to make changes to your property in order to better suit your needs.

However, it is important that any potential modifications you wish to make to your villa falls in line with our
community guidelines and regulations in order to maintain the high standard of living we provide in all our
communities.

The following guidelines are aimed at helping you understand what modifications are and aren’t permissible
when modifying your property.

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2.
The aim of the modification policies and rules given within this document are to ensure that:

• The overall structural integrity of the unit is maintained.

• Any modifications to the units do not disrupt the benefits of the original development design.

THE MODIFICATIONS
• Visual harmony is maintained within our communities.
• Any additional modifications to existing units do not result in an increased housing density and result in
additional stress upon the community infrastructure.

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2.1 2.1A VILLA EXTENSIONS

POLICY 1: ADDITION TO GROSS FLOOR AREAS (GFA) 1. Extensions are regarded as those modifications that are attached to the main building.
2. Ground floor extensions are only permitted towards the rear and sides of the building. These extensions are
You are permitted to build extensions upon your property up to 10% of the total gross floor area(GFA) provided subject to approval based on the Dubai Municipality Affection plan setbacks for independent villas.
it is in line with the Dubai Municipality Affection Plan. The gross floor area(GFA) does not include carports, 3. The maximum height for attached extensions need to match the first floor slab. The minimum floor to ceiling
patios, verandas, terraces or the AC housing enclosure located on the roof. height for extensions should be 2.7 meters.
4. Extensions to the first floors are not permitted.
This is to ensure that any additions to your property are not used to create independent habitable units, but to 5. Ground floor extension to the front elevation are not permitted to exceed the building line.
serve as either an extension to the main dwelling or serve an ancillary use. 6. Any extensions attached to the main building must use the same architectural theme, materials, openings,
doors, windows and colours as the main building. Temporary extensions, such as glass enclosed extensions,
For larger sized plots with larger setbacks (Eg. corner plots, cul-de-sac plots, and end plots) the addition into sandwich panels and wooden panels, are not permitted.
the gross floor area (GFA) can be built up to 10% only within the Dubai Municipality affection plan setbacks, 7. Villa Extension for G+2 villas (Hattan Type Luxury Villas) in which the 2nd floor has a study
subject to the approval of Emaar. Room/utility room. In this case, an extension can be added to the rear side of the existing room provided it
does not exceed more than 10% of the total roof area.
8. Extensions can only be used to increase the total gross floor area(GFA) of your property by 10%. Once this limit has
been reached, no further extensions are permitted on the property.
9. Any extension works to the villa should not affect, damage or demolish structural elements.

SIDE SETBACK
A. Side Setback
B. Boundary Line EXTENSION SETTING OUT PLAN
C. Building Line A. Extensions can be built in these areas.
B. Boundary Line
C. Building Line
D. Prohibited areas

REAR SETBACK
A. Rear Setback
B. Boundary Line
C. Building Line
REAR EXTENSION PLAN
A. Proposed rear extension to main building.
B. Boundary Line
C. Building Line

Addendum:
1. Additional gross floor area(GFA) should be less than 10% of the original gross floor area(GFA) and subject to the Dubai
Municipality Affection Plans allowable setbacks.
2. Side setback should be as defined in the Dubai Municipality Affection Plan setbacks.
3. Rear setback should be as defined in the Dubai Municipality Affection Plan setbacks.

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EXISTING PROPOSED EXTENSION WITH WINDOW 2.1B SERVICE BLOCKS (ROOMS)

The design & finish of any additional service room must complement the existing villa architectural style,
colour and finishes and this will be consider as extension within 10% allowable limit.

SERVICE BLOCK SETTING OUT PLAN

The proposed extension should match the architectural

theme of the original structure, using the same
materials, style, doors, windows and colours.

The minimum floor to ceiling height for extensions

should be 2.7 meters.

PROPOSED EXTENSION WITH SLIDING DOOR

A. Service Blocks should be constructed within the plot limit (side alleyways) without using the shared boundary
wall and should have a door and a window that match the villa specifications
The proposed extension should match the architectural B. Boundary Line
theme of the original structure, using the same C. Building Line
materials, style, doors, windows and colours. D. Service blocks are not permitted in front portions of the building
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Maid / Driver Room: SIDE SERVICE BLOCK

These rooms can be constructed within the plot limits, within the side alleyways with the required offset of 3
meters (Or Dubai Municipality affection plan) and should not be constructed using the common boundary
wall as the structure should be independent and this will be consider as extension within 10% allowable limit.

The foundations of the new rooms should not disturb or damage the existing foundations of the villa or
boundary wall and should have a door and window that matches the villa specification. Windows and
bathroom exhaust window should be facing inside the villa.

AC units should not be mounted on the service block roof, AC outdoor units and conduits should not be visible
from the neighbor’s view, common areas or streetscape.

SERVICE BLOCK SETTING OUT PLAN

A. Proposed Service Block

B. Boundary Line
C. Building Line

Main Building
Building Line
Wall finishes matching main building
Windows and doors to match main building specification

DM Regulations Meters Feet

Minimum setback from existing structure/villa 3.00 m 9.80 ft.

Maximum height of new structure 3.00 m 14.76 ft.

Minimum floor to ceiling internal height 2.70 m 8.86 ft.

Maids room minimum size (except bathroom ) 6.50 sq.m. 70 [Link].

Maids room minimum width 2.13 m 7 ft.

Bathroom minimum size 2.79 sq.m. 30 [Link].

Bathroom minimum width 1.22 m 4 ft.

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Store Room / Garden shed 2.2

These rooms must be constructed from lightweight materials such as wood, aluminum or PVC and be located POLICY 2: ENCLOSURES
within the building lines without using the boundary walls. The rooms must also match the colour of their
respective villa. The maximum allowable length and width of these rooms is 3m x 3m with a height no more 2.2A PATIO ENCLOSURES
than that of the boundary wall. Enclosing a patio is permitted provided that the external elevation of the villa is not changed. The
enclosures design and materials must match that of the existing building and this will be consider as extension
Pump rooms/covered enclosures should not be taller than the boundary wall and can be located underground if
required. No toilets/wet areas can be installed within the storage areas or garden sheds. within 10% allowable limit.
EXISTING FRONT PATIO PROPOSED FRONT PATIO ENCLOSURE

The enclosure must be constructed from the same

materials as the main structure with matching doors,
windows, finishes and detailing.

EXISTING REAR PATIO PROPOSED REAR PATIO ENCLOSURE

The enclosure must be constructed from the same

materials as the main structure with matching doors,
windows, finishes and detailing.

Specific Requirements for Patio Enclosures and Main Door Relocations.

For patio enclosures and main door relocations taking place to the front elevation, the windows and doors are
required to be flush with the inner edge of the arch opening maintaining the arch feature externally. The arch
profiles must be maintained at the front elevation as they are a vital part of the villa’s architectural integrity.

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2.2B COURTYARD ENCLOSURE PROPOSED ENCLOSED BALCONY OPTION 1 PROPOSED ENCLOSED BALCONY OPTION 2
This type of extension is only possible for villas with an open courtyard (pocket format) at G+1 level. The enclosure
must be constructed with in the building line with the aesthetics and materials of the existing villa. I.e., It should
be made of the same material with matching openings, doors, windows, details and colour. The parapet wall
should also match the existing roof’s parapet design and this will be consider as extension within 10% allowable limit.

EXISTING VILLA COURTYARD PROPOSED COURTYARD ENCLOSURE

Enclosed by building a wall and parapet at the same Enclosed by building a wall and parapet at the same
level as the existing parapet and maintaining the same level as the existing parapet and maintaining the same
design theme. design theme.

Enclosure must be of the same material, same level Enclosure must be of the same material, same level
of doors, windows, details and same colour used on of doors, windows, details and same colour used on
the main building and with parapet wall matching the the main building and with parapet wall matching the
existing building. existing building.
Open courtyard (pocket format) at G+1 level The enclosure must be constructed from the same
materials as the main structure with matching doors,
windows, finishes and detailing. 2.2D INACCESSIBLE TERRACE
Villas with inaccessible terrace to the rear and side of the villa can be converted into a liveable area. The
Maximum height to be 2.7 meters or equal to the first
elevations of the enclosed terrace should continue the architectural theme of the existing building including,
floor slab whichever is the greater.
colours, windows and roof height etc. The internal access to the proposed space should not impact on the
existing structural integrity of the building in anyway and the full proposal is subject to approval and this will
be consider as extension within 10% allowable limit.
EXISTING INACCESSIBLE TERRACE PROPOSED ENCLOSED TERRACE
2.2C REAR BALCONY ENCLOSURE EXISTING VILLA WITH BALCONY WITHOUT ROOF
The external elevation of the villa should not be
changed during modification. Any enclosure should Existing Enclosed Inaccessible Terrace.
be constructed out of the same material. The Inaccessible Terrace Maintaining Architectural design including, colours,
enclosure must also be the same colour as the main windows and other details
building with the parapet wall matching the roof
parapet design and this will be consider as extension
within 10% allowable limit.

1. A balcony with an existing roof can be closed with

non-reflective glass, clear glass and block wall as
long as the overall design is maintained and the
integrity of the overall structure is not compromised.

2. Balconies without roofs can also be closed as point

1. but with the construction of a concrete roof and
parapet wall at the same level with the existing. The
proposed enclosure must maintain the same design
theme as the existing building and is subject
to approval.

3. Front balcony enclosures are strictly not permitted.

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2.2E RELOCATION OF MAIN DOOR 2.3

This extension is only permitted if there is an existing slab upon which the door can be relocated. The proposed POLICY 3: USAGE OF CARPORTS
enclosure must be constructed of the same materials and to the same specifications with detailing and painting
to be the same as the main building. Please note that relocation of the door is not permitted in cases where it 2.3A CARPORT MODIFICATION
will block an existing window or vent of another room such as the kitchen and this will be consider as extension
within 10% allowable limit. 1. No change of use will be allowed to carports. Even if they are modified to be enclosed spaces, they are to
remain for car parking use only.
EXISTING MAIN DOOR RELOCATED DOOR 2. Side enclosures of the carport should be constructed in clear glass blocks, aluminum louvers, metal fences,
dark coloured wooden trellis and fixed glass panels.
3. Carport roofs/garage roofs should not be modified or enclosed and should be the same design as the existing ones.
Existing Slab Extension Wall - must be of the same material, details 4. Garage doors should be folding Rectangular panel type with or without fixed glass windows and should Be
Existing Door and same colour used on the main building painted in either off white or beige RAL 1013 colours.
Relocated Door 5. Garage interlock paving can be replaced but must be reinstalled at the same level and in the same colour as
the existing interlock paving provided.

EXISTING CARPORT SIDE OPENING PROPOSED CARPORT SIDE ENCLOSURE -

WOODEN TRELLIS

PROPOSED CARPORT SIDE ENCLOSURE - PROPOSED CARPORT SIDE ENCLOSURE -

ALUMINIUM LOUVRES GLASS BLOCKS

2.2F INTERIOR ENCLOSURES /

DOUBLE HEIGHT CEILING
Enclosing interior void spaces or
double height ceiling is permitted
provided structural approval for the
same has been obtained from Dubai
Municipality prior to commencement
of works. The slab should be cast
with independent columns for
structural integrity and the existing
structure should not be disturbed
EXISTING CARPORT ENTRANCE PROPOSED CARPORT ROLL-UP SHUTTER
The void spaces can also be No portable or ready-made storage is permitted to Doors as per item 2.3A-4 of the manual.
constructed with bolted steel beams be installed within the carport area as this creates a
to the existing structure but again this reduction in parking which leads to the home owner
would be subject to Emaar and parking in the common areas
Dubai Municipality approval and this
will be consider as extension within
10% allowable limit.

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2.3B ADDITIONAL CARPORT

Pergola and canopies can be
built in the front yard to create
additional parking provided it is
offset a minimum of 1.5 meters
from the boundary wall and without
obstructing the front view of the
villa. The height should be at the
same level as the lintel beam and
the colour of the canopy should be
in beige or white and the pergola in
dark brown or wooden finish. The
pergola and canopy design is subject
to Emaar’s approval.

Proposed canopy for additional parking.

2.4
POLICY 4: BOUNDARY WALLS & GATES
The plot area surrounding the villas are defined as private and semi-private, which is generally defined by the
boundary heights and treatments.

Semi private areas are generally defined by low height walls, fencing and planting and are predominantly
located to the front and small sections of the side boundaries.
Additional Fence for privacy. Common ground level is higher making the fence level lower than 1.8 meter
The private areas are generally defined by 1.8 Meters high walls to the rear and a portion of the side boundaries. required from outside.
However there is an exception for the backyards overlooking the lakes and open spaces where railings are
provided to create unobstructed views.
EXISTING BOUNDARY WALL PROPOSED PLANT FOR PRIVACY SCREENING

2.4A BOUNDARY WALLS AND GATES MODIFICATION RULES

1. Additional access points to villas are not allowed except in the case of Luxury & Executive villas. New
gateways must have the same specifications and appearance of the existing gateways.
2. Back and side boundary wall/fence modifications are permitted only in situations where the villas backyard
and side yards are visible from common areas due to higher common ground and when the side wall faces
a security guard housing. This is subject to approval by Emaar and subject receipt of an NOC from
neighboring homes and will be reviewed on a case by case basis.
3. Walls and fencing should match neighboring villa walls and fences in terms of height, design and specifications.
4. The height of the fence & gate should not exceed the existing boundary wall height or 1.8 meters,
whichever is less.
5. In no case can an additional gate be added into the rear boundary walls to create access to the common areas.
6. Fence and gates should be as simple as possible without intricate designs. The approved colours for fences
and gates in Emaar communities are black, beige and dark brown, with dark coloured timber also permissible.
Pedestrian and vehicular gates are also permitted but should not encroach upon the common areas and
should open inwards only. All fence and gate designs are subject to Emaar approval prior to installation.
7. For privacy, it is permitted to add a fence to the front of your property on top of the existing wall subject
to a maximum height of 1.4 meters or up to the same height as the front pillar (whichever is the greater).
The design of the fence should be as per section 2.4A-6 of the manual and is subject to Emaar’s approval
prior to installation. Additional Fence for privacy. Common ground level
8. Any modification done to the front boundary wall should maintain uniformity with the neighbours. is higher making the fence level lower than 1.8 meter
9. For privacy, the use of plants or fencing with acrylic sheets is encouraged as screening materials for the required from outside.
perimeter walls. No other type of screening will be allowed.

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PROPOSED GATE AND FENCE PROPOSED CARPORT SIDE ENCLOSURE -

GLASS BLOCKS
2.5
POLICY 5: EXTERNAL MODIFICATIONS
2.5A SWIMMING POOLS & WATER FEATURES
External painting of dwellings will be required in accordance to the maintenance requirements of the buildings.
The housing areas have been designed with a thematic colour scheme in mind and the maintenance of this colour
scheme is essential for the overall image of the community.

External Decoration Rules:

1. Colours to be used must match the Emaar approved colour palette.
2. Villas with an external textured wall should be maintained and kept in their original state. The addition of
additional textures or changing the colour of the external walls is not permitted.
3. Any modification or extension attached or detached to the main building must match the existing colour of the
Fence and Gate approved design, colour and specification. main building.
Gate should not exceed the existing wall.

2.4B FRONT YARD MODIFICATION RULES Spiral Service Staircasez

The aim of this policy is to help guide you with regards to modifying and changing your outside front area. 2.5B CAT LADDER / SPIRAL LADDERS
Cat ladders and spiral ladders are permitted to
Front Yard Modification rules:
access the services in the roof and should match the
No structure of any kind is permitted to be constructed in the front yard, with the exception of a Pergola or Front
colours of the existing villa and should be used only
Yard Canopy with independent support for entrance area, provided it is offset by 1.5 meters from the boundary
for maintenance purposes.
wall without obstructing the front view of the villa. The design of the pergola is subject to Emaar’s approval.
2.5C REPLACEMENT OF DOORS / WINDOWS
Existing doors can be replaced with new doors
provided they are of the same specifications and
colour of the original. In some locations, where
two doors and windows are separated by a small
wall, they can be replace with a sliding door or
window provided the wall to be removed is not a
structural element.

Replacing windows with doors:

1. Replacement of a window with a door or vice
versa is only permitted. Side windows/doors
can be created and converted to wider windows
and doors provided that the door is no more
than 6 meters from the boundary wall and wall
is non-structural.
2. Widening of existing windows/doors is
permissible only on the ground floor, if wall is
nonstructural. No windows or doors allowed to
be widened if it covers the entire wall, a
minimum of 0.3m internal block work should
be maintained at either end of the window.
3. These new doors and windows must match
the existing villa in material, colour and design.
2.4C SUBSTATION SCREENING
Maximum door opening should be 0.9 meters.
11 kv substations are located throughout the housing areas. These are substantial structures, square in shape Any clear glass, coloured window frames or
and occupy an area of approximately 6m by 6m with a height of 3 meters and ventilated with louvers. Some doors must match the existing villa colour scheme.
of these substations share common boundary walls with the housing areas and as such, visual screening of the Non approved colours are not allowed to be used.
substations is permissible.
No modifications are allowed to 1st floor and
Substation Screening Rules ground floor front windows but ground floor side
1. Visual screening of the substation is permissible inside the owner’s property by the use of plants and and rear window modification are permitted.
supporting trellises. These respective trellises should not exceed the height of the substation.
2. The screening must be located inside the owner’s plot. Under no circumstances must the ventilations louvers
be tampered with or blocked by plants that overhang from the trellises into the substation proper.

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EXISTING SIDE WINDOW PROPOSED ADDITIONAL SIDE WINDOW 2.7

POLICY 7: SOFT LANDSCAPING

Existing Window Existing Window Proposed Additional Window

Minimum 6m Offset Minimum 6m Offset

2.5D EXTERNAL LIGHTING

At times external lighting may be required for security or other purposes and as such is permitted, however,
external lighting must be set up with care as poorly arranged lighting can disturb other residents.

External Lighting rules:

1. Security lightings connected to infrared or motion detectors should be adjusted so that they do not cause a
nuisance to other residents. The sensitivity on the sensors should be set so that passers-by or nearby traffic
does not cause the lights to go off.
2. When installing external lighting, care must be taken to ensure that beams of light are not pointed directly at
the windows of neighbours or other adjoining houses.
3. Lights are not allowed to be mounted on any of the boundary walls.
4. Low voltage (DC) lighting is preferred.
5. The use of solar powered garden lights is preferred over hard wired lights and should be used wherever possible.
6. Lighting is to be contained within the plot areas and should not spill out over onto adjoining plots or into the
common areas.

2.5E SOLAR PANELS

Solar Panel rules:
1. Solar panels can be installed in the roof only. 2.7A PLANTATIONS
2. Solar panels should be lower than the parapet wall and not visible from common areas, streetscape or from
General:
neighboring units.
Landscaping work is not permitted to be carried out by residents on the footpath, road verge or any other common
3. Solar panels should be non-reflective.
use facility areas. This includes plants, grass (natural & artificial), paving, tiling, lighting & other electrical work
4. Electrical wirings and conduits should be hidden from streetscape, common areas or from neighboring units.
or any other miscellaneous works. Trees are to be planted 1.5 meters away from boundary walls.

Landscape design is to be coordinated with respect to the underground service corridors, utilities and manhole
covers. No works are to limit or impede access to infrastructure.

2.6 All plumbing & electrical fittings associated with the landscape elements are to installed by a suitably qualified
and licensed tradesman and are to be placed in such a way as to be easily accessible for inspection and
POLICY 6: INTERNAL MODIFICATIONS maintenance.
Alterations to the following internal finishes are permitted provided such alternations do not compromise the
Existing hardscape areas located in private areas may be modified provided that the homeowner submits all
structural integrity of the unit or its water proofing:
necessary drawings showing the proposed layout, patterns and material selections.
1. Floor tiles 5. Conversion of bathtub to shower or vice versa.
2. Sanitary wares 6. Nonstructural internal wall removals
3. Internal painting / ceiling works 7. Minor electrical / plumbing works
4. Kitchen / Bathroom cabinets or wardrobes

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Prohibited Plants:
Conocarpus lancifolious or Damas, as it’s commonly known, is a fast growing, inexpensive and evergreen plant.
However, the trees fast growing and extensive root network can cause extensive damage to structures such
as underground service corridors, homes and the surrounding landscaped areas and as such, it is advised to
remove this species of tree from your garden.

How Do I Tell If It’s A Damas Tree?

Planting Design:
Due consideration should be given to the planting of trees on the western side of your villa to help it cool down
during the afternoon hours subject to building orientation and permits.

Potted and perimeter plants are encourage to help soften the effect of any hard landscape areas.

Any decorative plants with spiky leaves or poisonous parts should be planted away from pedestrian walkways or
children’s play areas.
To help protect your privacy, consider planting one of the below hedges (Up to a heigh of 2.5 meters):
Barring recreational areas, the installation of lawns is discouraged due to their need for regular maintenance as
well as the high water consumption.

Irrigated areas, such as lawns and gardens, should be designed with a length and width of not less than 3 meters
so as to prevent overs pray and spillage onto the hard landscape areas and, in the case of lawns, for ease of
mowing.

The use of seasonal ground covers is not recommended as they require constant replace every three months along
with continuous fertilization and irrigation. Clerondendrum inerme Thevetia peruviana

The layout of the trees and shrubs should be properly designed and take into account that enough space is set
aside in order to ensure adequate space for root and canopy growth.

Palms should not be placed directly into a lawn area in order to prevent trunk rot from excessive watering from
sprinkler systems (This is not applicable in cases of sub surface irrigation). The aim should be to protect the trunk
by planting ground cover or shrubbery at a 1 meter radius around the palm.

Trees with a vigorous root system, such as the Ficus or Conocarpus species should not be planted next to building
foundations, boundary walls and water features in order to prevent any root damage to the structures. Jatropha pandurifolia

Species selection and planting should be done with care taken to ensure that your plants canopy or root spread
does not encroach onto a neighbour’s property.

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Recommended Plants: Planting Soil Mix:

For green, leafy trees that can provide you and your family with shade on a hot summer day, consider planting Agriculture soil is to be from a Dubai Municipality approved source and should be fertile and suitable for
one of the below trees: planting. It is recommended to apply soil amendments (organic manure, fertilizers) in order to improve the
quality of the soil. Application of the proper supplements can provide additional nutrients to your plants and
help increase the water holding capacity of the soil.

The recommended application rates of organic manure are given below for your reference:
Tree: 12.5 kg per tree
Palm: 25 kg per palm
Shrub/Groundcover: 6.25 kg per plant
Lawn: 0.2 kg per sq.m.

Azadirachta indica (Neem) Millingtonia hortensis

2.7B IRRIGATION SYSTEMS

General:
Boring wells to discharge underground water for irrigation is prohibited. An automated irrigation system is
recommended over hand watering due to superior water regulation and higher water savings. All irrigation
equipment (timers, solenoid valve boxes, BCDs) are to be placed within the plot area and not in the common
use areas. We recommend installing a leak detection system on your irrigation system to automatically switch
off in case a leak is detected to prevent the wastage of water. A typical drip and sprinkler automatic irrigation
system is recommended as a method to irrigate planted areas.
Pongamia glabra Tabubeia rosea
Please refer to appendix 4 for:
A. The long term water and cost savings associated with subsurface and/or drip irrigation.
B. The recommended specifications of these irrigation methods.

Irrigation Water Sources:

Potable Water: If using potable water for irrigation purposes and the connection is made to the same storage
tank that is used for domestic purposes, it is mandatory to provide a backflow prevention device to avoid
contaminating potable water. We also recommend installing a level switch to ensure that a minimum amount of
water is available for domestic use.

Delonix regia Millingtonia hortensis Grey Water: Use of ‘grey water’ generated from within the private plot is encouraged as a sustainable alternative
source for irrigation, if properly treated. Please not that your household should generate an adequate amount
of grey water in order for this option to be viable. For example, properly treated, each person in a household
Planting Details generates approximately 150 litres a day of grey water which is enough to irrigate 15 square metres of planted
area. Grey water treatment requires the installation of an underground storage tank with a filtration system
To ensure optimal growth of roots and proper plant
which may involve a higher initial cost but can result in significant long term savings.
establishment into the soil, we have put together a list of
recommended pit depths for various types of plants
Water tanks for the storage of grey water must be placed underground and must incorporate both a filtration
& trees:
system and an overflow connect to the sewer network. The tank size is not to exceed the anticipated volume of
water than can be used within a 24 hour period. An ionizing device is also to be installed in order to reduce the
Palm: 1.5m x 1.5m x 1.5m
possibility of contamination.
Tree: 1.2m x 1.2m x 1.2m
Shrub/Succulent: 0.5m x 0.5m x 0.5m Groundcover/
Grading & Drainage:
Climbers/Grasses: 0.3m x 0.3m x 0.3m Lawn: 0.3m depth
All hard surfaces are to fall away from the building and away from at-grade water bodies such as swimming
Ground cover/Climbers/Grasses: 0.3m x 0.3m x 0.3m
pools and water features. It is recommended that all hard areas fall towards slanted / lawn areas. Pervious
Lawn: 0.3m depth
pavement, such as paving on compacted sub-base, as opposed to paving on concrete slabs is preferred as it
encourages on site infiltration and reduces water runoff.
We recommend that 2 stakes per tree be installed initially
in order to ensure proper root anchoring and growth.
It is recommended that slopes for various landscape areas be as follows:
A. The slope of drains in paved areas is to be between 1% and 2%.
With regards to bounding grassy areas, we recommend
B. Planting areas such as shrubs and groundcovers can have up to a maximum of 5%.
planting beds by installing a mowing edge (polyethylene
C. Planting areas for lawns can have up to a maximum of 8%.
edge or stone pavers) in order to prevent the lawn from
invading/spreading to unwanted areas and increasing
your gardens maintenance requirements.

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Water-proofing: 2.8
Irrigation and landscape features such as planters, water features etc. , are to incorporate appropriate water
proofing so as to prevent the undermining of the adjoining structures through water saturation. The maximum POLICY 8: HARD
allowable height for walls, such as planter walls or that of water features is 0.6m. LANDSCAPING
Please note that all hard landscaping
modifications are subject to Dubai
Municipality approval.

2.8A SWIMMING POOLS &

WATER FEATURES
General: The pool location must accommodate
all services and utility corridors. The pools
surroundings must incorporate non slippery,
durable paving materials suitable for exterior use.
The edge of the swimming pool basin or water
feature should be at least 1.5m away from the
boundary wall unless supporting engineering
details are provided. Jacuzzis and children’s
pools with a maximum depth of 0.8m can be
offset by 0.6m from the boundary wall subject to
Dubai Municipality approval.

Swimming Pools: Off-site pre-fabricated PROPOSED SWIMMING POOL LOCATION

swimming pools are recommended due to the
relative ease and speed of installation as well
as the quality control associated with off-site
manufacturing. Pool safety must be considered
and incorporated into any prospective pool
design, with suitable child resistant access
prevention systems to allow secure and restricted
access from the adjacent public areas.

It is recommended that pools be covered with a

safety pool cover when not in use to help prevent
excess water vaporization and reduce operating
costs. These covers are typically secured to a
deck with straps that pull the cover taut over the
pool proper. When subsequent landscape design
requires the decommissioning and back filling
of an existing swimming pool, then a minimum
of 0.45m of the top of the pool shell is to be A. Proposed Pool Location should be at least
removed and a drainage hole to be allowed at the 1.5 meters away from the boundary wall & villa.
base. Swimming pool depths are to be design in B. Boundary Line
line with Dubai Municipality regulations. C. Building Line

Water Features: Water feature basins should

have a water level of 0.3m as per international
standards and incorporate suitable child safety
measures. Water features should be installed
keeping in mind Neighbors as well as the noise
level created by its operation. An in-situ filtering
system may be required depending on the size
(Generally 2 square meters and above). Rear
garden features should not exceed the height
of the boundary wall and front water features
should not exceed 1.2m in height.

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2.8B PERGOLAS, GAZEBOS & CANOPIES Pergola Rules:

Shaded canopies can take many forms (tree canopies, pergolas, trellis, tensile shade structures etc.) The proper 1. In areas where pergolas are permitted, the pergola edge of the rafter must be located at least 1.2 m away
shaded coverage can help provide relief on hot, sunny days and from gusts of wind. When selecting materials from the boundary wall on all sides.
for canopies, careful consideration must be given to the climate of the site, and materials chosen that can resist 2. Under no circumstances must pergolas exceed 2.7 meters from FFL for independent villas.
the various requirements such as heat resistance, UV protection and anti-corrosive properties as required for its 3. For pergolas attached to villas, the height can be just above the windows/doors lintel level. For free-standing
purpose. pergolas maximum height 3 meters.
4. The type, material, colour and details of additional pergolas to be added must match the design of existing
Pergolas pergolas located on the property.
Pergolas are used throughout our developments and are a part of the architectural design and style of our 5. Pergolas should be an open structure without any enclosures thus enclosing is prohibited. The roof must be
communities. The use of pergolas is also evident in the main entrances, the backs of buildings forming patios made of timber or made to match the architectural style of the villa.
and on the upper floors protecting verandas and balconies. 6. The pillars of the pergola can be made out of timber or concrete. In case of concrete, the paint colour
should match the colour of the villa.
7. Pergolas added in the main entrance must be constructed out of wood and should not encroach the
common areas.
8. The maximum coverage area for a pergola can be 20 sq.m. or 15% of the total plot area, whichever is less.
9. Peroglas should be wooden finished and coloured brown or white and strictly without enclosure.
10. Pergolas located above rear and side balconies should strictly adhere to balcony limits without any overhangs.
11. Rooftop pergolas are permitted only on G+2 type villas.
12. Pergolas in the front yard are allowed depending on the available space between the front building and the
boundary wall and should not encroach into the common areas.

2.7 meters Maximum Height

PROPOSED PERGOLA LOCATION
OPTION 1 OPTION 2

A. Proposed Pergola Location should be at least A. Proposed Pergola Location should be at least
Roof should be made of timber and match the existing villa’s architectural style.
1.2 meters away from the boundary wall 1.2 meters away from the boundary wall
Pillars to be constructed out of wood, concrete or matching the architectural style.
B. Boundary Line B. Boundary Line
C. Building Line C. Building Line

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 VILLAS

PROPOSED PERGOLA MAIN ENTRANCE

Gazebos:
Gazebos are present throughout our developments and are an integral part of the architectural design and style.
Gazebos are only permitted to be located in the backyard of our various townhouses.

PROPOSED GAZEBO LOCATION

Pergolas added to the main entrance are permitted

up to the building line and should be constructed in
dark brown timber.

A. Proposed Gazebos are only permitted to be installed in the backyard and must
be located a minimum of 1.2 meters away from the plot limits.
B. Boundary Line
C. Building Line

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 VILLAS

Gazebo Rules: Canopies & Awnings:

1. Gazebos are not permitted in the front of villas. Detached shade structures must comply with the following requirements:
2. In an area where a gazebo is permitted to be installed, the gazebo must be located a minimum of 1.2m from
the boundary line. 1. The shade structure should be located a minimum of 1.2 meters away from the side/rear boundaries.
3. Gazebos are not permitted to exceed 3 meters from FFL for independent villas under any circumstance. 2. Shade structures can be either affixed to a nearby building structure or independent.
4. The type, material, colour and details of additional gazebos must be a dark coloured timber, wood finish and 3. Shade structures are not permitted to be attached to boundary walls.
the roof must be similar to the existing style of the villa. 4. The overall height of the shade structure is not to exceed 3 meters.
5. The gazebo should be an open structure without any enclosures. 5. Shade structures are to be placed so as to not negatively impact the drainage on any adjacent plot through
6. The gazebo pillars can be constructed out of wood or concrete. In the case of concrete, the paint of the the diversion of storm water flows.
gazebo pillars should match that of the villa. 6. Shade structures are to be open.
7. Gazebos can have a thatched roof provided the roofing material is of a fire-retardant grade as approved by 7. Fabric shade structure can be added in front of the garage but only applicable for certain independent villas
the Dubai Municipality. with large front yards and should not encroach into the common areas.
8. Fabric shades can be installed in the front garden for car parking purposes only, subject to site conditions
and impact on the front elevation. The minimum distance between the fabric shade and the plot boundary is
to be 1.2 meters.

OPTION 1 OPTION 2

The gazebo height should not exceed 3.0 meters from FFL.
Pillars of the gazebo can be timber or concrete. In case of concrete, the paint colour on the pillar should
match the existing villa colour.
Timber/Thatched roofs or in a style that matches the Architectural features of the existing building.

A. Proposed Shade structure should A. Proposed Shade structure should

be 1.2 meters away from side/rear be 1.2 meters away from side/rear
boundaries boundaries
B. Boundary Line B. Boundary Line
C. Building Line C. Building Line

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2.8C PAVING & DECKING Planter Box

Paving & Decking are permitted within the plot limits but should not exceed a height of 0.3m.

2.8D WALL FEATURES, WALL CLADDING, BBQS & OPEN SHOWERS

1. These structures may be constructed on the plot but can only be located in the backyard.
2. The height of these structures must be below that of the boundary wall.
3. Wall features are to be built on a separate wall without using the existing boundary walls.
4. BBQs should be placed in a location that does not disturb the neighbouring buildings.
5. Chimneys for BBQ counters should be below boundary wall height.
6. Chimney exhaust should not be pointed to neighbouring plots or the common areas.
7. Planter boxes should match the existing villa colours and are permitted on the inner side of the boundary
wall only and the lower part of the main building. The maximum height is 0.6m from the ground level and
they should not be visible from outside and disrupt ground services.
8. Open showers should be located on an independent wall without its water line passing through any
boundary walls. Open showers must also be below boundary wall height.

2.8E WATER TANKS & PUMP ROOMS

1. Water tanks / pump rooms can be enclosed with louvers however the design must match those of the
existing villa.
2. Water tanks & pump rooms are allowed in either the front or the back yard areas. For the front yard, water
tanks and pump rooms must be located underground. In case of the backyard, these rooms can be located
either below ground or above with the height not exceeding the boundary wall subject to approval.

Wall cladding is not allowed to be fixed to the existing boundary wall. Independent walls should be built for all
wall features.

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Please note: Please note:

3.
Permissible alterations that do not require NOC • Any de-watering process carried out during the course of actual
• Internal painting works works must be extracted to the storm water drainage system and
• Furnishing not to the common area sewerage system.
• Electrical Fixtures & accessories • You are required to obtain an Entry Permit for all contractors even
• Regular Maintenance if an NOC is not required.

APPLICATION
• In case, the alterations have been carried out without following
Alterations are any proposed changes or the set guidelines, the following may apply:
Non-permissible alterations for townhouses
modifications that you would like to make to • Changes to external elevations and structural walls - Loss of Defect Liability warranty (if applicable)
your property such as building a swimming • Balcony enclosures in townhouses - Inability to transfer/resell the property

PROCEDURE pool, changing the internal layout of your villa, • Extensions in townhouses - Inability to apply for Title Deed
- Violation notices from Emaar and/or relevant government authorities
refurbishments, landscaping, etc. • Refund for Security Deposit must be applied within two years
Documents required
Refer to Checklist #1 overleaf for NOC application. from the date of payment, otherwise this amount will be deemed
It is required to obtain a No Objection forfeited.
Certification (NOC) from Emaar in order to Timelines • Damages to the common area and/or non-compliance to Emaar’s
NOC will be processed within two business days for minor NOC will be deductible from the Security Deposit.
ensure that the modifications comply with the • If unauthorised alterations are noticed, the Security Deposit will
alterations and five business days for major alterations from the day
above guidelines set by Emaar as well as Dubai of submitting all required documents. be kept on hold until the issue is addressed.
Municipality (DM) and the Dubai Civil Defence
(DCD) as applicable. Documents required
Refer to Checklist #2 overleaf for Entry Permit.
Refer to Checklist #3 overleaf for Security Deposit refund.
Note: This service is available for all Emaar
communities except for Burj Khalifa, Emirates Fees payable
Hills, Dubai Hills and Dubai Creek Harbour. • AED 5,000 refundable Security Deposit
• AED 1,000 non-refundable administration fee for minor alterations
• AED 2,000 non-refundable administration fee for major alterations
• Additional Built-up Area fees as applicable (outlined on eservice.
[Link])
• Above charges are subject to payment of VAT at 5% as applicable.

Let’s make alterations to your property!

Apply for Emaar Monitor the Collect the Obtain government Obtain Entry Apply for
No Objection status of your NOC authorities’ approvals Permit to carry Security Deposit
Certificate (NOC) request if applicable outzalterations refund

Discuss with your consultant/ Respond to any clarifications or Pay applicable administration Obtain approvals from Dubai Apply and obtain the Entry Once all modification works
contractor to provide all required information on your application, fees and security deposit online Municipality (DM) or Dubai Civil Permit for the contractor from are completed by the contractor
documents for the NOC. which will be posted on via [Link]. Defence (DCD), if required, to your Community Security Office. and all areas are cleared of
[Link] followed carry out the works. construction debris and rubbish,
Log onto [Link] by an email to your registered Once the payment is made Carry out alterations as per book an inspection by emailing
> Select Property > Alteration email address. successfully, download the Note: We are happy to guide you NOC obtained. alterations@[Link] or calling
Service > Apply for Home NOC from [Link]. on the requirement for obtaining 800-EMAAR.
Alterations > Upload Required You will receive an email these additional approvals. Note: Entry Permit will be
Documents 1 > Submit. notification once your NOC issued within one business day Following the inspection, if
has been approved. of submitting the complete works are found to be in line
application. with the NOC issued, you will
be informed to collect your
refund from Emaar’s cashier
at Emaar’s Customer Happiness
Centre.

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 VILLAS

Checklist for Alterations

Checklist #1 NOC for villas/townhouses

Detailed architectural drawings of existing and proposed modifications 4.

Elevation of existing and proposed modifications

Detailed scope of works

GLOSSARY OF TERMS
External photos - for external modifications like: external painting, garage door, garden gate, fence and gate The glossary of terms is intended to provide general guidance and certain terms and words are interpreted as follows.

Copy of contractor’s/consultant’s license

3-D coloured concept drawing Access Elevation

Access is the way by which pedestrians and vehicles The elevation is the facade of the building, or the
Dubai Municipality Affection Plan (independent villas) have a usable entry and exit to a property. drawing of the façade.
Building Completion Certificate applicable for all requests except soft landscaping) Accessory Use Extension
Accessory use is a use that is related to the main An extension is an addition or increase in floor area.
Checklist #1 NOC for apartments buildings primary use.
Frontage
Existing and new floor plan indicating the area of modifications Adjoining Plots Frontage is the side of the plot that faces a street right of
Two or more plots sharing a common boundary wall way.
Existing pictures of the area to be changed

Detailed scope of work Applicant Modification Design Guide

An applicant is the person who is the owner of the A document providing guidance on how modification to
Copy of contractor(s) Trade License property applying for permission to modify his property. the housing can be carried out in accordance with the
design policies of Emaar
NOC from neighbour to allow relevant works to be carried out Boundary Wall with a view to retaining the distinctiveness of the
A wall located along a property line development.
Checklist #2 Entry Permit
Attached Housing Units Plot Boundary
Original letter from company in approved format with sign and stamp Referred to as row housing, these are buildings attached A plot boundary is the boundary of a parcel of land that
Copy of valid Trade Licence of the company on two sides has been subdivided.

Copy of valid passport and visa or Work Permit of all employees requiring entry Detached Housing Units Plot Coverage
A building setback from the plot boundary and The proportion of a plots area occupied by building and
Copy of Registration Card of vehicle requiring entry surrounded by open space. is expressed in percentages.
Copy of Service Agreement or appointment letter from villa owner/ resident
Building Height Setback
NOC from Emaar Alterations Department (where applicable) The building height is the vertical distance from the Is the building setback from the front, sides and back
existing finished floor level. of the plot boundary. These are minimum distances
Entry permit fee payment by credit card/ cheque payable to Emaar Properties PJSC
measured horizontally.
Buildings Semi-detached
Checklist #3 Security Deposit refund Buildings that are attached on one side only are referred Sikka
to as semi-detached units. Sikka is a right of way reserved for pedestrians only
Original receipt of the Security Deposit (applicable if purchaser is collecting the refund)

Notarised Power of Attorney (applicable for representatives) Dwelling Unit

A dwelling unit is a housing unit for a single family, no
Original Emirates ID portion of which is rented or leased as a single unit.

Gross Floor Area

Is the sum of all floors up to and including the external
walls of the dwelling. The GFA excludes open carports,
patios, verandas, terraces and A/C machine enclosures
on the roof.

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 TOWNHOUSES

1.
INTRODUCTION 46

1.1 HOUSING AREAS AND TYPES 47

2.
THE MODIFICATIONS 48
50
50
50

50
51
52

54
55
56
56
58
59

60
60
60
60
60
62
62

62

63
63
66

68
68
69
75

77
2.8 D Wall Features, Wall Cladding, BBQs & Open Showers 75
2.8 E Water Tanks & Pump Rooms

TABLE OF 3.

CONTENTS
GLOSSARY OF TERMS 79

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1.1 HOUSING AREAS AND TYPES

Our communities are organized into various neighborhoods, each clearly defined by
perimeter roads, open spaces, sikka, lakes, edges and gateway entry points.

In addition, each neighborhood also has its own particular architectural style and theme, giving each
neighborhood within our communities its own unique ‘feel’. Mid unit plots are generally uniform in size
throughout our communities, however, some end unit plots may be larger than normal, particularly when they
form corner units or are located at the end of a cul-de-sac. All our housing units have front and back yards and
are subject to setbacks. This includes the side, front and rear setbacks.

TOWNHOUSE CLUSTER

1.
MID UNIT

INTRODUCTION
As a proud owner of a property in one of Emaar’s luxurious communities, we understand that it may be
necessary to make changes to your property in order for it to better suit your needs.

However, it is important that any potential modifications you wish to make to your townhouse falls in line with
our community guidelines and regulations. These regulations are in place in order to ensure uniformity in villa
aesthetics and to maintain the high standard of living we provide in all our communities.
END UNIT
The following guidelines are aimed at helping you understand what modifications are and aren’t permissible
when modifying your property.

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 TOWNHOUSES

2.
The aim of the modification policies and rules given within this document are to ensure that:

• The overall structural integrity of the unit is maintained.

• Any modifications to the units do not disrupt the benefits of the original development design.
• Visual harmony is maintained within our communities.

THE MODIFICATIONS • Any additional modifications to existing units do not result in an increased housing density and result
in additional stress upon the community infrastructure.

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 TOWNHOUSES

2.1
POLICY 1: ADDITION TO
2.2
GROSS FLOOR
POLICY 2: ENCLOSURES
AREAS(GFA)
2.2A ENCLOSURES OF PATIO (GFA)
2.1A REAR BALCONY ENCLOSURE
The external elevation of the townhouse must remain unchanged after enclosure.
The External Elevation of the villa should not be changed during The enclosure must be painted the same colour, constructed out of the same
modifications. Any enclosure should be constructed out of the materials and to the same specifications as the main building and this will be
same consider as extension within 10% of allowable limit.
material as the existing and this will be consider within 10% of
allowable limit.
Balconies with an existing roof can be enclosed with non-reflecting
glass and block wall, as long as the design is maintained and the
structural integrity is not compromised EXISTING PATIO PROPOSED ENCLOSED PATIO
Balconies without roofs can also be enclosed, under the
sameconditions mentioned above, and by constructing a concrete
roof and parapet wall at the same level with the existing.
Existing balcony railings should not be removed & villa
elevationshould be maintained.
No windows overlooking neighboring unit/garden should
beinstalled
No AC unit should be installed on the external walls.
2.1B SERVICE BLOCK/ EXTENSION
Service Blocks are permitted only on corner townhouses and
should be constructed within the plot limit (side alleyways)
without using the shared boundary wall, they should have a
door and a window that match the townhouse specifications
and this will be consider as extension within 10% allowable limit.

Additional GFA are permitted at the back as villa extension and

should not exceed beyond the Ground Floor side and rear building
line within the 10% of allowable limit and is subject to neighbors
NOC.
Maid / Driver Room
These rooms can be constructed within the plot limits, within
the side alleyways with the required offset of 3 meters and
should not be constructed using the common boundary wall
as the structure should be independent. The foundations of the
new rooms should not disturb or damage the existing
foundations of the townhouse or boundary wall and should
have a door and window that matches the townhouses and this
will be consider as extension within 10% of allowable limit.
Windows and bathroom exhaust window must be discreetly
positioned away from the public view.

AC units for the service block are only permitted on the roof.
Parapet walls must be constructed so that the AC units on the
roof are not visible from the street scape. If a parapet is not
possible due to height restrictions the AC units must be
covered with louvers in a colour that matches the existing
dwelling.

Neighbors NOC should be obtained as the service block will

be higher than the boundary wall. Materials, doors, windows, detailing and paint colour of the new
enclosure must match seamlessly with the existing building.

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2.2B RELOCATION OF MAIN DOOR

This extension is only permitted if there is an existing slab upon which the door can be relocated. The
proposed enclosure must be constructed of the same materials, detailing and paint colour as the existing
building and this will be consider as extension within 10% allowable limit.

EXISTING DOOR LOCATION PROPOSED RELOCATED DOOR LOCATION

Same door style, materials and paint colour as the existing building.

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2.3 2.3A CARPORT MODIFICATION RULES

1. Change of use is not permitted for carports and they must remain exclusively for car parking purposes only.
POLICY 3: USE OF CARPORT Since the pergola is not regarded as an enclosed roof, modifications such as roll up doors are not permitted
to be added.
The carport occupies a prominent place at the front of the unit and are excluded from the 2. Only interlock paving is permitted within garage limits and it should match the existing interlock paving.
total gross floor area calculations as they are not enclosed. 3. Light weight material is permitted to be fixed above the carport pergola provided it is not visible from the
street-scape. Enclosures are not permitted in this case.
4. Semi-solid covering, such as shades are permitted provided they are lower than the existing parapet wall and
are made of lightweight materials. Enclosures are not permitted in this case.
5. No additional parking is allowed to the side or front of the carport.

PERGOLA ROOFED CARPORT

Partially Roofed Carports Fabric covering installed

above the existing pergola
Roll up doors and side enclosures are and hidden from view
not permitted

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2.4
POLICY 4: BOUNDARY
WALLS & GATES
The plot areas surrounding the EXISTING BOUNDARY WALL EXISTING FENCE PROPOSED ADDITIONAL FENCE
townhouse are separated into the
following semi-private areas, the
front & back of the dwelling along Additional Fence for privacy. Common ground Height of 1.8 m or matching the height
with the sides. level is higher making the fence level lower than of existing pillar.
1.8 m from outside.
This definition of the plot is reflected
in the heights of the boundary walls
and treatments, however, there are
variations depending on the type of
townhouse and its location.

2.4A Boundary Walls & Gate

Modification Rules
1. Rear Boundary Wall/Fence Modifications
are only permitted where the townhouse
backyard is visible from the common areas
due to a higher common ground level. The
proposed wall and fence should match the
attached townhouse.

2. For additional privacy, fence and gate can

be added on top of existing low perimeter
wall, fence and gate height should not
exceed existing boundary wall height and
should be within the building line.
PROPOSED ENTRANCE GATE PROPOSED GATE AND FENCE PROPOSED PLANT FOR PRIVACY SCREENING
3. Fence and gates should be as simple as
possible without intricate designs and
should not encroach upon the common
areas and the gate should open inwards. Gate design, colour and specification to be approved. Planting for screening to the perimeter walls
The approved colours for fences and gates Gate should not exceed the existing wall height.
in Emaar communities are black, beige and
dark brown, with dark coloured timber
fences and gates also permissible. All fence
and gate designs are subject to Emaar
approval prior to installation.

4. For additional privacy, the use of planting

for screening is encouraged when required.
Alternatively, homeowners can use an acrylic
translucent sheet for additional screening.
No other screening materials will be allowed.

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2.4B Front Yard Modification Rules 2.4C SUBSTATION SCREENING

11 kv substations are distributed throughout our communities. These are substantial structures, square in shape
End units are provided with a front yard that is defined by the low boundary wall and the remaining areas and occupy a site area of approximately 6m x 6m and are 3m in height with louver ventilation.
defined by a standard high boundary wall, with the exception of properties facing lakes and other open spaces.
The aim of this policy is to provide guidance when it comes to making modifications to end units where the Some of these substations share common boundary walls with the housing areas and as such, visual screening
form a corner on two streets or when the outside area is large enough to modify and extend. of the substations is permissible.
A new garden door in wood or aluminum can be installed to internal perimeter walls with the maximum height
of 1.8 m or matching the height of the internal boundary wall.
End Unit Front Yard Modification Rules:
Relocation of inner perimeter wall is permitted for end and corner unit within building line, no modification
Lower will be permitted beside garage and aesthetic should be maintained same as existing.

Lower Boundary Wall

Garden Door

Substation Screen Rules:

1. Visual screening of the substations is permissible inside the owner’s property via the usage of plants and
supporting trellises. The height of the trellises should not exceed the height of the substation.

2. The screening must be located inside the owner’s plot area. Under no circumstances are the ventilation
louvers to be tampered with or blocked by overhanging vegetation.

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2.5
POLICY 5: EXTERNAL DECORATION
2.5A EXTERNAL PAINTING
PROPOSED ADDITIONAL WINDOW PROPOSED SIDE WINDOW
External painting of dwellings will be required in accordance with the building maintenance requirements. The OPENING EXISTING SIDE WINDOW
housing areas have all been designed with thematic colour coordination and as such, making sure that all units
follow the colour themes is essential to maintaining the image of the community.

External Decoration Rules: Non Structural Wall Minimum 6 Meters Setback

1. Colours to be used must match the Emaar approved colour palette.
2. Villas with an external textured wall should be maintained and kept in their original state. The addition of
additional textures or changing the colour of the external walls is not permitted.

2.5B CAT LADDER / SPIRAL

Cat ladders are not permitted for Townhouse villas.

2.5C REPLACEMENT OF DOORS & WINDOWS

Existing doors can be replaced with new doors provided they are of the same specifications and colour of the
original. In some locations, where two doors and windows are separated by a small wall, they can be replaced
with a sliding door or window provided the wall to be removed is not a structural element.

Replacing windows with doors:

PROPOSED WINDOW TO DOOR PROPOSED DOOR
Replacement of a window with a door or vice versa is only permitted if the original window or door was
Existing Window
installed within a non-structural wall. Side windows/doors can be created and converted to wider windows and
doors provided that the door is no more than 6 meters from the boundary wall.

Any clear glass, coloured window frames or doors must match the existing townhouse colour scheme. Non
approved colours are not allowed to be used.

Widening of existing windows/doors is permissible only on the lower level and a minimum of 0.3 m internal
block work should be maintained at either end of the window.

New doors and windows can only be created on the side walls of the townhouse provided they have sufficient
setbacks and in non-structural walls. These new doors and windows must match the existing townhouse in
material, colour and design. Maximum door opening should be 0.9 meters and window should match the existing.

No modifications are allowed to 1st floor and ground floor front windows but ground floor side and rear window
modification are permitted.

EXISTING SLIDING DOOR PROPOSED SLIDING DOOR WIDENING

2.5D WIDENING OF SLIDING DOOR OR WINDOW
Widening of sliding door or window is permitted with a maximum of 0.3 m on each sides. Modified sliding
door or window must maintain the same finishing and specification. No structural elements must be damaged
or demolished.

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2.7
2.5E EXTERNAL LIGHTING
POLICY 7: SOFT LANDSCAPING
In some cases you may require additional external lighting for security or other purposes. Please note that
poorly designed and placed lighting may prove disturbing for neighboring residents. 2.7A PLANTATIONS
General:
External Lighting rules:
Landscaping work is not permitted to be carried out by residents on the footpath, road verge or any other
1. Security lights fitted with infrared detectors or timers should be adjusted so as to minimize the nuisance to
common use facility areas. This includes plants, grass (natural & artificial), paving, tiling, lighting & other
neighbors. The sensitivity should be set so that they are not triggered by random passersby or local traffic.
electrical work or any other miscellaneous works. Trees are to be planted 1.5 m away from boundary walls and
2. Additional external lighting must be arranged in such a way that they are not pointing at the windows of
in a way that will not encroach upon neighbor’s property.
adjoining houses and causing a nuisance.
3. Lights are not allowed to be mounted on any of the boundary walls.
Landscape design is to be coordinated with respect to the underground service corridors, utilities and manhole
4. Low voltage (DC) lighting is preferred.
covers. No works are to limit or impede access to infrastructure. All plumbing & electrical fittings associated
5. Wherever possible, solar powered garden lights should be utilized over hard wired lights.
with the landscape elements are to installed by a suitably qualified and licensed tradesman and are to be placed
6. Lighting is to be contained within the plot boundaries and should not shine onto or spill over onto adjacent
in such a way as to be easily accessible for inspection and maintenance. Existing hardscape areas located
plots or the common areas.
in private areas may be modified provided that the homeowner submits all necessary drawings showing the
7. Lighting cables / conduits should run through the floor or can be fixed on the inner surface of the boundary
proposed layout, patterns and material selections.
walls with the help of saddles up to 3 meters height above the ground.
8. Trenching is not permitted in the boundary walls.
Planting Design:
Due consideration should be given to the planting of trees on the western side of your villa to help it cool
down during the afternoon hours subject to building orientation and permits. Potted and perimeter plants are
encouraged to help soften the effect of any hard landscape areas. Any decorative plants with spikey leaves or
2.5F SOLAR PANEL
poisonous parts should be planted away from pedestrian walkways or children’s play areas.
Solar Panel rules:
1. Solar panels can be installed in the roof only. Barring recreational areas, the installation of lawns is discouraged due to their need for regular maintenance
2. Solar panels should be lower than the parapet wall and not visible from common areas, streetscape or from as well as the high water consumption. Irrigated areas, such as lawns and gardens, should be designed with a
neighboring units. length and width of not less than 3 meters so as to prevent overspray and spillage onto the hard landscape areas
3. Solar panels should be non-reflective. and, in the case of lawns, for ease of mowing.
4. Electrical wirings and conduits should be hidden from streetscape, common areas or from neighboring units.
The use of seasonal ground covers is not recommended as they require constant replacement every three
months along with continuous fertilization and irrigation. The layout of the trees and shrubs should be properly
designed and take into account that enough space is set aside in order to ensure adequate space for root and
canopy growth.

Palms should not be placed directly into a lawn area in order to prevent trunk rot from excessive watering from
sprinkler systems (this is not applicable in cases of sub surface irrigation). The aim should be to protect the trunk
by planting ground cover or shrubbery at a 1 meter radius around the palm. Trees with a vigorous root system,
2.6 such as the Ficus or Conocarpus species should not be planted next to building foundations, boundary walls
POLICY 6: INTERNAL MODIFICATIONS and water features in order to prevent any root damage to the structures. Species selection and planting should
be done with care taken to ensure that your plants canopy or root spread does not encroach onto a neighbour’s
Alterations to the following internal finishes are permitted provided such alternations do not compromise the property.
structural integrity of the unit or its water proofing:

1. Floor tiles
2. Sanitary wares
3. Internal painting / ceiling works
4. Kitchen / Bathroom cabinets or wardrobes
5. Conversion of bathtub to shower or vice versa.
6. Nonstructural internal wall removals
7. Minor electrical / plumbing works

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Prohibited Plants: Recommended Plants:

Conocarpus lancifolious or Damas, as it’s commonly known, is a fast growing, inexpensive and evergreen plant. For green, leafy trees that can provide you and your family with shade on a hot summer day, consider planting
However, the trees fast growing and extensive root network can cause extensive damage to structures such one of the below trees:
as underground service corridors, homes and the surrounding landscaped areas and as such, it is advised to
remove this species of tree from your garden.

Azadirachta indica (Neem) Millingtonia hortensis

Pongamia glabra Tabubeia rosea

How do I tell if it’s a Damas tree?

Delonix regia Millingtonia hortensis

Planting Details:
To ensure optimal growth of roots and proper plant
To help protect your privacy, consider planting one of the below hedges (up to a heigh of 2.5 meters): establishment into the soil, we have put together a list of
recommended pit depths for various types of plants
& trees:

Palm: 1.5m x 1.5m x 1.5m

Tree: 1.2m x 1.2m x 1.2m
Shrub/Succulent: 0.5m x 0.5m x 0.5m Groundcover/
Climbers/Grasses: 0.3m x 0.3m x 0.3m Lawn: 0.3m depth
Ground cover/Climbers/Grasses: 0.3m x 0.3m x 0.3m
Lawn: 0.3m depth
Clerondendrum inerme Thevetia peruviana

We recommend that 2 stakes per tree be installed initially

in order to ensure proper root anchoring and growth.

With regards to bounding grassy areas, we recommend

planting beds by installing a mowing edge (polyethylene
edge or stone pavers) in order to prevent the lawn from
invading/spreading to unwanted areas and increasing
your gardens maintenance requirements.
Jatropha pandurifolia

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Planting Soil Mix: Water-proofing:

Agriculture soil is to be from a Dubai Municipality approved source and should be fertile and suitable for Irrigation and landscape features such as planters, water features etc., are to incorporate appropriate water
planting. It is recommended to apply soil amendments (organic manure, fertilizers) in order to improve the proofing so as to prevent the undermining of the adjoining structures through water saturation. The maximum
quality of the soil. Application of the proper supplements can provide additional nutrients to your plants and allowable height for walls, such as planter walls or that of water features is 0.6 m.
help increase the water holding capacity of the soil.

The recommended application rates of organic manure are given below for your reference:
Tree: 12.5 kg per tree
Palm: 25 kg per palm
Shrub/Groundcover: 6.25 kg per plant
Lawn: 0.2 kg per sq.m

2.7B IRRIGATION SYSTEMS

General:
Boring wells to discharge underground water for irrigation is prohibited. An automated irrigation system is
recommended over hand watering due to superior water regulation and higher water savings. All irrigation
equipment (timers, solenoid valve boxes, BCDs) are to be placed within the plot area and not in the common
use areas. We recommend installing a leak detection system on your irrigation system to automatically switch
off in case a leak is detected to prevent the wastage of water. A typical drip and sprinkler automatic irrigation
system is recommended as a method to irrigate planted areas.

Please refer to appendix 4 for:

A. The long term water and cost savings associated with subsurface and/or drip irrigation.
B. The recommended specifications of these irrigation methods.

Irrigation Water Sources:

Potable Water: If using potable water for irrigation purposes and the connection is made to the same storage
tank that is used for domestic purposes, it is mandatory to provide a backflow prevention device to avoid
contaminating potable water. We also recommend installing a level switch to ensure that a minimum amount of
water is available for domestic use.

Grey Water: Use of ‘grey water’ generated from within the private plot is encouraged as a sustainable alternative
source for irrigation, if properly treated. Please not that your household should generate an adequate amount
of grey water in order for this option to be viable. For example, properly treated, each person in a household
generates approximately 150 litres a day of grey water which is enough to irrigate 15 square metres of planted
area. Grey water treatment requires the installation of an underground storage tank with a filtration system
which may involve a higher initial cost but can result in significant long term savings.

Water tanks for the storage of grey water must be placed underground and must incorporate both a filtration
system and an overflow connect to the sewer network. The tank size is not to exceed the anticipated volume of
water than can be used within a 24 hour period. An ionizing device is also to be installed in order to reduce the
possibility of contamination.

Grading & Drainage:

All hard surfaces are to fall away from the building and away from at-grade water bodies such as swimming
pools and water features. It is recommended that all hard areas fall towards slanted / lawn areas. Pervious
pavement, such as paving on compacted sub-base, as opposed to paving on concrete slabs is preferred as it
encourages on site infiltration and reduces water runoff.

It is recommended that slopes for various landscape areas be as follows:

A. The slope of drains in paved areas is to be between 1% and 2%.
B. Planting areas such as shrubs and groundcovers can have up to a maximum of 5%.
C. Planting areas for lawns can have up to a maximum of 8%.

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2.8
POLICY 8: HARD
LANDSCAPING
Please note that all hard landscaping 2.8B PERGOLAS, GAZEBOS & CANOPIES
modifications are subject to Dubai Shaded canopies can take many forms (tree canopies, pergolas, trellis, tensile shade structures etc.). The proper
Municipality approval. shaded coverage can help provide relief on hot, sunny days and from gusts of wind. When selecting materials
for canopies, careful consideration must be given to the climate of the site, and materials chosen that can resist
2.8A SWIMMING POOLS & the various requirements such as heat resistance, UV protection and anti-corrosive properties as required for its
WATER FEATURES purpose.

General: The pool location must accommodate Pergolas

all services and utility corridors. The pools Pergolas are used throughout our developments and are a part of the architectural design and style of our
surroundings must incorporate non slippery, communities. The use of pergolas is also evident in the main entrances, the backs of buildings forming patios
durable paving materials suitable for exterior use. and on the upper floors protecting verandas and balconies.
The edge of the swimming pool basin or water
feature should be at least 1.5 m away from the
boundary wall unless supporting engineering
details are provided. Jacuzzis and children’s
pools with a maximum depth of 0.8 m can be
offset by 0.6 m from the boundary wall subject to
Dubai Municipality approval.

Swimming Pools: Off-site pre-fabricated PROPOSED SWIMMING POOL LOCATION

swimming pools are recommended due to the
relative ease and speed of installation as well
as the quality control associated with off-site 1.5 Meters 1.5 Meters
manufacturing. Pool safety must be considered Adjacent Property Adjacent Property
and incorporated into any prospective pool
design, with suitable child resistant access
prevention systems to allow secure and restricted Adjacent Property
1.5 Meters

access from the adjacent public areas.

1.5 Meters
It is recommended that pools be covered with a
safety pool cover when not in use to help prevent
Adjacent Property

excess water vaporization and reduce operating

costs. These covers are typically secured to a
deck with straps that pull the cover taut over the
pool proper. When subsequent landscape design
requires the decommissioning and back filling
of an existing swimming pool, then a minimum
of 0.45 m of the top of the pool shell is to be
removed and a drainage hole to be allowed at the
base. Swimming pool depths are to be designed
in line with Dubai Municipality regulations.

Water Features: Water feature basins should

have a water level of 0.3 m as per international
standards and incorporate suitable child safety
measures. Water features should be installed
keeping in mind Neighbors as well as the noise
level created by its operation. An in-situ filtering Proposed Pool Location should be at least 1.5
system may be required depending on the size meters away from the boundary wall and villa
(generally 2 square meters and above). Rear and must have enough room to accommodate all
garden features should not exceed the height services/utility and paths.
of the boundary wall and front water features
should not exceed 1.2 m in height.

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PROPOSED PERGOLA LOCATION

0.6 Meters 0.6 Meters

Adjacent Property Adjacent Property

Adjacent Property
0.6 Meters

Adjacent Property
Adjacent Property

2.5 meters Maximum Height

Adjacent Property

Proposed Pergola location should be at

least 0.6m away from the boundary wall.
The rafter should be located at a minimum of 0.6 meters away from the edge of the boundary wall.
Roof should be made of timber and match the existing villa’s architectural style.
Pillars to be constructed out of wood, concrete or matching the architectural style.

Independent Attached
Pergola Pergola

PROPOSED PERGOLA MAIN ENTRANCE

Pergola Rules:
1. In areas where pergolas are permitted, the pergolas must be located atleast 0.6 m away from the limits.
Pergolas can be constructed with the maximum area of 20 sq. m for the standard plots. For townhouses with
larger plots some considerations can be considered upon request from Emaar.
2. Under no circumstances must independent pergolas exceed 2.5 m from FFL.
3. The type, material, colour and details of additional pergolas to be added must match the design of existing
pergolas located on the property or on adjacent lots.
4. For attached pergolas, the height should not exceed 2.7 m or match the same height of the existing ground
floor lintel beam level.
5. Pergolas should be an open structure without any enclosures. The roof must be made of timber.
6. The pillars of the pergola can be made out of timber or concrete. In case of concrete, the paint colour should
match the colour of the villa.
7. Pergolas added in the main entrance door should not exceed the boundary line and must be constructed out
of dark brown timber wood.
8. Pergolas added in the front yard are allowed depending on the available space between the building line and
the boundary line. Pergola must maintain an offset of 0.6 m from the boundary wall.

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Gazebos: Gazebo Rules:

Gazebos are present throughout our developments and are an integral part of the architectural design and style. 1. Gazebos are not permitted in the front of townhouse.
Gazebos are only permitted to be located in the backyard of our various townhouses. 2. In an area where a gazebo is permitted to be installed, the gazebo must be located a minimum of 0.6 m
away from the plot limits. Gazebo can be constructed with the maximum area of 20 sq. m for the standard
plots. For townhouses with larger plots some considerations can be considered upon request from Emaar.
3. Gazebos are not permitted to exceed 3 m from FFL of the townhouse under any circumstance.
4. The type, material, colour and details of additional gazebos must be a dark coloured timber wood finish.
5. The gazebo should be an open structure without any enclosures. Roof finish should match the roof of the
existing villa.
6. The gazebo pillars can be constructed out of wood or concrete. In the case of concrete, the paint of the
gazebo pillars should match that of the villa.
7. Gazebos can have a hatched roof provided the roofing materials is of a fire-retardant grade as approved by
the Dubai Municipality.

PROPOSED GAZEBO LOCATION

0.6 Meters
Adjacent Property
Proposed Gazebos are only permitted to be installed in
the backyard and must be located a minimum of 0.6 m
away from the plot limits and the building line.
0.6 Meters
Adjacent Property

Adjacent Property

Heights of Gazebos should not exceed 3 m from FFL for townhouse.

Pillars of gazebo can be timber or concrete. In case of concrete, the paint colour on the pillar should match
the existing townhouse colour.

Timber/Thatched roofs or in a style that matches the Architectural features of the existing building.

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Canopies & Awnings: PROPOSED CANOPY / AWNING LOCATION

Detached shade structures must comply with the following requirements:
0.6 Meters 0.6 Meters
1. The shade structure (fabric shade and post) should be located a minimum of 0.6 m away from the side/rear Adjacent Property Adjacent Property
boundaries.
2. Shade overall structure must be independent and no support on the existing structure will be permitted.
3. Shade structures are not permitted to be attached to boundary walls.

Adjacent Property
4. The overall height of the shade structure is not to exceed 3 m.
5. Shade structures are to be open.

0.6 Meters
6. Shade structures are not permitted in front of the property.

Adjacent Property
Adjacent Property
PROPOSED CANOPY ATTACHED FABRIC SHADE CANOPY

Adjacent Property
Proposed shade are only permitted to
be installed in the backyard and must be
located a minimum of 0.6 m away from
the plot limits and the building line.

PROPOSED AWNING 2.8C PAVING & DECKING

Paving & Decking are permitted within the plot limits but should not exceed a height of 30 cm.

2.8D WALL FEATURES, WALL CLADDING, BBQS & OPEN SHOWERS

1. These structures may be constructed on the plot but can only be located in the backyard.
2. The height of these structures must be below that of the boundary wall.
3. Wall features are to be built on a separate wall without using the existing boundary walls.
4. BBQs should be placed in a location that does not disturb the neighboring buildings.
5. Chimneys for BBQ counters should be below boundary wall height.
6. Chimney exhaust should not be pointed to neighboring plots or the common areas.
7. Planter boxes should match the existing villa colours and is permitted on the inner side of the boundary
walls and the lower part of the main building. The maximum height is 0.6 m from the ground level and they
should not be visible from outside and disrupt ground services.
8. Open showers should be located on an independent wall without its water line passing through any
boundary walls. Open showers must also be below boundary wall height.
9. Townhouses with low shared perimeter wall, additional fence can be added above. The maximum height
should not exceed the existing boundary wall. Wooden and aluminum fencing is only permitted. Neighbors
NOC must be required before installation.

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2.8E WATER TANKS & PUMP ROOMS

Water tanks/pump rooms can be enclosed with louvers however the design must match those of the existing villa.

Water tanks & pump rooms are allowed in either the garage area or the back yard. In the garage area water
tanks and pump rooms must be located underground and in backyard they can be located either above or
below ground subject to approval.

PROPOSED PUMP ROOM

Wall cladding is not allowed to be fixed to the existing boundary wall. Independent walls should be built for all
wall features.

Existing Shared Boundary wall Additional Shared Fencing

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Checklist for Alterations

Checklist #1 NOC for villas/townhouses

Detailed architectural drawings of existing and proposed modifications 3.

GLOSSARY OF TERMS
Elevation of existing and proposed modifications

Detailed scope of works

External photos - for external modifications like: external painting, garage door, garden gate, fence and gate The glossary of terms is intended to provide general guidance and certain terms and words are interpreted as follows.

Copy of contractor’s/consultant’s license

3-D coloured concept drawing Access Gross Floor Area

Access is the way by which pedestrians and vehicles Is the sum of all floors up to and including the
Dubai Municipality Affection Plan (independent villas) have a usable entry and exit to a property. external walls of the dwelling. The GFA excludes open
carports, patios, verandas, terraces and A/C machine
Building Completion Certificate applicable for all requests except soft landscaping)
Accessory Use enclosures on the roof.
Accessory use is a use that is related to the main
Checklist #1 NOC for apartments buildings primary use. Elevation
The elevation is the facade of the building, or the
Existing and new floor plan indicating the area of modifications Adjoining Plots drawing of the façade.
Two or more plots sharing a common boundary wall.
Existing pictures of the area to be changed
Extension
Detailed scope of work Applicant An extension is an addition or increase in floor area.
An applicant is the person who is the owner of
Copy of contractor(s) Trade License the property applying for permission to modify his Frontage
property. Frontage is the side of the plot that faces a street right
NOC from neighbour to allow relevant works to be carried out
of way.
Boundary Wall
Checklist #2 Entry Permit A wall located along a property line. Modification Design Guide
A document providing guidance on how modification
Original letter from company in approved format with sign and stamp
Attached Housing Units to the housing can be carried out in accordance with
Copy of valid Trade Licence of the company Referred to as row housing, these are buildings the design policies of Emaar with a view to retaining
attached on two sides. the distinctiveness of the development.
Copy of valid passport and visa or Work Permit of all employees requiring entry
Detached Housing Units Plot Boundary
Copy of Registration Card of vehicle requiring entry
A building setback from the plot boundary and A plot boundary is the boundary of a parcel of land
Copy of Service Agreement or appointment letter from villa owner/ resident surrounded by open space. that has been subdivided.

NOC from Emaar Alterations Department (where applicable) Building Height Plot Coverage
The building height is the vertical distance from the The proportion of a plots area occupied by building
Entry permit fee payment by credit card/ cheque payable to Emaar Properties PJSC
existing finished floor level. and is expressed in percentages.

Checklist #3 Security Deposit refund Buildings Semi-detached Setback

Buildings that are attached on one side only are Is the building setback from the front, sides and back
Original receipt of the Security Deposit (applicable if purchaser is collecting the refund)
referred to as semi-detached units. of the plot boundary. These are minimum distances
Notarised Power of Attorney (applicable for representatives) measured horizontally.
Dwelling Unit
Original Emirates ID A dwelling unit is a housing unit for a single family, Sikka
no portion of which is rented or leased as a Sikka is a right of way reserved for pedestrians only.
single unit.

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