Guidelines and Procedures for

Villa Extension Applications

Palm Jumeirah – Jumeirah Village – Jumeirah Islands – Jumeirah Park – Al Furjan - Nad Alsheba

1. General Information

Nakheel management is accepting Non-Standard applications for villa extension / modification works
after popular demand and several requests from owners at Palm Jumeirah, Jumeirah Village & Jumeirah
Islands. Non-Standard Applications will be dealt with on a case-by-case basis where technical
parameters permit. Each application will be carefully reviewed to check what can be accommodated.

Nakheel Communities’ Use Rules and Regulations and the standard Sale and Purchase Agreements
require Nakheel’s and Trakhees/CED’s approvals prior to commencement of any external and/or
internal modifications to a property.

Nakheel is accepting Non-Standard applications from owners who wish to convert, extend or enclose areas
of the following villa categories:

a. Villas in its original conditions

Applicants may submit a Non-standard application for villa extension and follow the stages listed in
section 3 of this document.

b. Villas with previously approved extensions

Previous approvals must be presented to Nakheel such as Nakheel NOC, Trakhees/CED stamped
drawings.
Non Standard applications for new extensions can be submitted and the stages listed in section 3
below shall be followed.

c. Villas with Constructed extensions (without Nakheel approval)

Applications shall be submitted for authorizing the constructed extensions.
Applicants who wish to apply for additional extensions, are requested to submit a separate Non-
Standard application, ONLY after obtaining clearance of the constructed work from Nakheel.

2. Extension Controls & Guidelines

The Planning Approvals Department’s role is to review any proposal to minimize the adverse impacts
associated with alterations on adjoining properties and the overall urban fabric.

External modifications should maintain the existing architectural character and design style of the villa and
should not impact to the neighbours’ enjoyment of their properties. Changes that are likely to alter this
character or impact on neighbours will not be acceptable. Advice and guidelines are available upon request.

The following technical conditions are applicable for all extensions and/or enclosures’ NOCs:
 To maintain the existing critical setbacks;
 To be attached/annexed to the villa, rather than as additional separate buildings;

Owner’s initial:

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Nakheel DCUP PO Box 17777 Dubai, United Arab Emirates T +971 4 390 3333 nakheel.com
  Not to impact unreasonably on views available from adjacent properties;
 To replicate the existing architectural styling, materials and finishes of the property, so as to
appear as though the modifications were part of the original design intent for the villa.

3. Villa Extension Stages

Applications for villa extensions shall be submitted to Development Control & Urban Planning/
Planning Approvals (DCPA) via Nakheel online services. The procedure consists of three stages as follows:

3.1 Pre-Application Meeting

The process should start with a pre-application meeting. The owner and/or his authorized
representative (power of attorney) should be presented in the meeting.

3.2 Nakheel Provisional Approval

Before submitting any request to Nakheel, a clear Villa status report is required. This is a new free-of-
charge service. This online service will allow property owners to check their property status against non-
approved or non-compliant items. Property owners can apply for (VSR) using their username and
password via Nakheel online services.

DCUP/PA in agreeing with proposed extensions will provide a conditional consent in support of
the modifications. This approval is NOT a “No Objection Certificate” to start the work, however, it is
notification required in order to allow the owner to obtain the service providers’ NOCs such as, DEWA,
Lootah Gas and du.

The Provisional Approval is conditional and remains conceptual until the applicant obtains the
service
providers’ NOCs and purchase the extended, enclosed or converted area.
The Provisional Approval is valid for 6 months from the date of issuance to obtain Nakheel NOC.
For detailed submission requirements and submission fees, please refer to section 6.1 of this document.

3.3 Nakheel No Objection Certificate (NOC)

Once the applicant has obtained all service providers’ NOCs, he will be eligible to submit his application
to DCUP/PA to obtain the NOC.

DCUP/PA, in agreeing with proposed extensions, will provide the NOC addressed to the applicant and
the owner in support of the modifications, subject to any comment, variation or conditions considered
warranted in the circumstances of the proposal.

The NOC will be valid for 6 months from the date of issuance to apply to Trakhees/CED for Building
Permit (BP). For detailed submission requirements and for the fees of the extended areas, please refer to
section 6.2 of this document.

Trakhees Civil Engineering Department (CED) and Environment, Health & Safety (EHS)
Modifications and Building Works require the approval of the Trakhees/CED and EHS. NO WORKS are to
proceed until Trakhees/CED and EHS approval has been obtained.
Contact CED on +971-4-448 5900 and EHS +971-4-804 0307 for further details about application
requirements.

Owner’s initial:

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Nakheel DCUP PO Box 17777 Dubai, United Arab Emirates T +971 4 390 3333 nakheel.com
3.4 Procedure after receiving NOC from Nakheel
Upon receiving Nakheel’s NOC, the applicant is required to obtain Trakhees’ Modification Permit. After
which, the applicant shall apply for an access permit and submit the security deposit fund using Nakheel
Online Services to allow the appointed contractor and/or consultant to access the site and to commence
the approved works.

After work has been completed, the villa owner is required to apply for a Villa Status Report (VSR) using
Nakheel Online Services to obtain villa clearance. The VSR team will visit the site and verify that
construction work is in line with the issued NOC and stamped drawings. Subsequently, the villa owner can
apply for security deposit refund.

4. Indemnity

For any property modification that includes extending or adding floors, slabs or enclosures, please be advised
that Nakheel accepts no liability for any impact upon existing or proposed MEP caused by such modification.

The applicant and contractor/agent shall bear full responsibility for assessing the impact of the modifications
(if any) upon existing and proposed MEP or structure, and is liable for any damages that may arise in relation
to the villa extension / modification works.

Nakheel will accept no claims under the Sale and Purchase Agreement in respect of any defect in the
property, whether structural or otherwise, arising as a consequence of modification works and, in carrying out
modifications, the owner will be deemed to have indemnified Nakheel, its associated entities, its agents,
employees and successors against any claims, damages, injuries, losses (including loss of life) or liabilities as
a direct or indirect consequences of villa extension / modification works.

5. Important Notes

5.1 The approved extension shall not result by any mean in a change of use as a residence for a SINGLE
family.
5.2 Any changes to the location, size and height of the proposed extension will result in considering the
first approval as null and void. Therefore, new application will need to be submitted and lodged.
5.3 Nakheel has the right to reject any application for extension or enclosures, as this is considered as a
Non Standard Application.
5.4 Failure to obtain the service providers’ NOCs and/or to purchase the extension area, shall result in
considering the application null and void.
5.5 No extra utility load will be supplied and/or approved by Nakheel as a result of these extensions.
5.6 Applicant is advised to obtain the latest affection plan from Nakheel Customer Service as it is
required by DEWA to process the NOC application

Owner’s initial:
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Nakheel DCUP PO Box 17777 Dubai, United Arab Emirates T +971 4 390 3333 nakheel.com
5.7 This procedure shall not supersede the Villa Design Code version 1.0, 20 October 2010, which must
be complied with in addition to the above.
5.8 A person carrying out extension works without obtaining approval may:
 be liable for any damage caused to community infrastructure and facilities;
 be liable for penalties; and
 run the risk of voiding the building warranties and Defects Liability Period (DLP) (if any) under
the Sale and Purchase Agreement and be in breach of the terms of said agreement with
subsequent re-sale implications.
5.9 It is Nakheel’s policy to refer any unauthorized works to Trakhees/CED for its appropriate action.
Such action may include fines, revocation of license or withdrawal of utility services. Rectification
works and removal/demolition orders may also be implemented where costs shall be paid or
reimbursed by the owner of the villa.
5.10 Unauthorized works or any use of the villa outside its permitted use (as a family residence) including
short term letting and hiring for parties will place at risk the DLP warranties for the villa. It may also
have wider private property insurance implications, and delay in the resale of the villa where
Nakheel is requested to provide an NOC prior to registration of ownership transfer with the Dubai
Lands Department and outstanding compliance matters are recorded in the villa.
5.11 It is advised to get full set of as-built drawings before commencement of any works. This can be
acquired from Community Management:
a. for PJ please write to: [email protected]
b. for JI please write to: [email protected]
c. for JV please write to: [email protected] or [email protected]
d. For JP please write to: [email protected]
e. For AF please write to: [email protected]

6. Submission Requirement

Application for permission of villa extension / modification works should be made to DCUP/PA.

All submissions can be submitted through Nakheel Online services web-page.

6.1 Provisional Approval Stage

The following information shall be submitted:

a) A completed owner information
b) Covering letter with schedule of changes with numbering cross referenced with drawings and
detailed area calculations;
c) A copy of the owner’s passport Copy and Title Deed
d) A copy of the relevant Sale and Purchase Agreement Particulars and Plot Affection Plan;
e) Signed “Guidance & Procedures for Villa Extensions” with owner’s initials (and/or his
authorized representative) on each page.
f) If the applicant has a mortgage for the property, an NOC from the financier for the proposed works
and a copy of the applicant’s passport;
g) If the applicant is the tenant of the property, an NOC letter from the landlord and a copy of the
tenant’s passport Owner’s initial:

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Nakheel DCUP PO Box 17777 Dubai, United Arab Emirates T +971 4 390 3333 nakheel.com
 h) For both (f) & (g) above, the name of either the financier or landlord must be the same as
that shown on the Sale and Purchase Agreement and the Plot Affection Plan in (d);

i) If the applicant has commissioned a consultant and/or a contractor to act on his behalf, a letter
from the applicant confirming the appointment and specifying the consultant’s and/or
contractor’s name and the scope of authority;
j) Copy of the consultant’s and/or contractor’s commercial licenses (authorizing the
consultant’s and/or contractor’s to design or carry out the works as specified in the license);
k) One set of scaled plans and elevations in PDF copy format containing the following:
1. site plan showing the property in relation to the plot boundaries;
2. Existing floor plans and elevations; and
3. Proposed floor plans and elevations on which all proposed changes are clearly identified:
- Extended, converted or enclosed areas to be hatched with yellow color
- Bold polyline in red color is to be drawn to define the newly added
areas which is included in the BUA
- Write the area in sq.m and sq.ft inside the hatched area
- Zoom in the hatched extended areas and create a separate drawing..

Note: Refer to the attached example of how to submit your proposed drawings.
l) A soft copy of the plans, drawings and elevations referred to above and in CAD format to enable
accurate scaling and measuring.

OWNER’S AGREEMENT

I, the undersigned, hereby confirm that I have read and understand the above and fully aware of the
contents and procedures for villa extensions / modification works and agree to adhere to the terms as set
out in this document when undertaking any villa extension / modification works.
I, acknowledge and agree that the fees associated with our application for villa extension(s) are non-
refundable. We further acknowledge that the fees associated with our application for villa extension(s)
are charged in consideration for the review and evaluation work performed by Nakheel PJSC and its
subsidiaries and such review and evaluation work is performed upon submission of our application for
villa extension(s). In the event that we do not proceed with the villa extension(s) works, for any reason
whatsoever, we shall not be entitled to claim a refund of such fees neither in whole nor in part

Owner’s Name and/or his representative (Power of Attorney)

Signature

Date

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Nakheel DCUP PO Box 17777 Dubai, United Arab Emirates T +971 4 390 3333 nakheel.com
 Illustration on
how to submit
the proposed
plans
- Hatch the extended,

converted or enclosed

area in yellow color.

- Define the extended

area in red bold

polyline

- Write the area in

sq.m and sq.ft inside

the hatched area.

- Zoom in the
hatched area and

create a separate

drawing plan

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Nakheel DCUP PO Box 17777 Dubai, United Arab Emirates T +971 4 390 3333 nakheel.com