Designing a building in a Trakhees jurisdiction means working to two layers of rules at once: the Trakhees building regulations, which set technical requirements for safety, structure and services, and the architectural design guidelines and plot conditions, which shape what the building can look like and how big it can be. Consultants who treat them as one brief get approvals faster.
This guide explains how Trakhees building regulations and architectural design guidelines work in practice for projects in PCFC areas such as Jebel Ali Free Zone, Dubai Maritime City and other Trakhees-regulated communities: where the rules come from, what the reviewers check, how the design stages connect, and how to avoid the comments that slow most submissions down.
For support with Trakhees submissions, see our Trakhees approval services.
The short answer
Trakhees' Civil Engineering Department reviews building designs in PCFC areas against its published regulations, general requirements and circulars, together with the plot's development control conditions set by the master developer or free zone. The architectural review checks land use, plot coverage, gross floor area, height, setbacks, parking, access, accessibility and façade, while structural, MEP and fire and life safety reviews follow. Designs move from concept NOC to detailed design approval and building permit, then inspections and completion. The fastest approvals come from designs that are checked against the plot conditions before drawing starts.
Where the rules come from
Trakhees regulations and circulars
Trakhees publishes regulations and general requirements for structural, architectural and services design through its Civil Engineering Department, and updates them with circulars. Circulars matter: a requirement introduced by circular applies even if older guidance doesn't mention it, so check the latest ones before starting a design.
Development control conditions
Each plot has its own conditions, usually in the plot's affection plan or development control regulations from the master developer or free zone. Jafza, for example, publishes development control regulations for its industrial zones. These set land use, coverage, height, setbacks and parking for the plot.
Codes that apply across Dubai
The UAE Fire and Life Safety Code applies to fire design, and accessibility requirements apply to public and commercial buildings. Energy and sustainability requirements also apply, depending on the building type and jurisdiction.
What the architectural review checks
- Land use: the building's use matches the permitted use for the plot.
- Plot coverage and gross floor area: within the limits in the plot conditions.
- Height: number of floors and overall height within limits.
- Setbacks: distances from plot boundaries, roads and neighbours.
- Parking and loading: the number and size of spaces, loading bays and truck turning, which matter for warehouses and industrial plots.
- Access: vehicle and pedestrian access points and their coordination with roads.
- Accessibility: accessible routes, entrances, toilets and parking.
- Façade and materials: compliance with any architectural character requirements in the area.
- Services spaces: plant rooms, substations and waste areas shown and sized.
Architectural design guidelines in practice
Start from the plot, not the brief
Before massing, extract every numeric limit from the plot conditions into one sheet: coverage, floor area, height, setbacks, parking ratios and any special conditions. Design within it. Many concept rejections come from a brief that asked for more area than the plot allows.
Design for operations
In industrial and logistics areas, the operational layout drives the architecture. Truck movements, loading docks, yard space, rack heights and fire access roads need to work before the elevations are drawn. Fire access in particular affects building position on the plot.
Plan for services early
Substations, transformer rooms, water tanks and pump rooms take space and often need direct access. Show them in the concept with realistic sizes, so they don't force changes at detailed design.
Treat the façade as part of compliance
Where the area has façade or character guidelines, follow them in the concept. Colour, materials and signage zones are much easier to agree early than to change on a completed design.
Keep drawings consistent
Areas in the drawings, the area statement and the application must match. Mismatched numbers are one of the most common reasons for returns.
How the Trakhees design stages connect
- Plot and conditions: obtain the affection plan or development conditions.
- Concept NOC: the concept design is reviewed against land use, area, height and setbacks.
- Detailed design approval: full architectural, structural, MEP and fire and life safety drawings.
- Third-party NOCs: utilities and other entities as required.
- Building permit: issued to the contractor to start construction.
- Inspections: at key structural and services stages.
- Completion: final inspection and completion certificate before occupation and connections.
For the full process, see our guide on how to get Trakhees approval. For the documents Trakhees typically asks for, read requirements to obtain Trakhees approvals.
Structural and services requirements to plan for
- Structural: soil investigation, foundation design and structural calculations to Trakhees' general requirements, with special attention to heavy floor loads, crane loads and rack anchors in industrial buildings.
- MEP: electrical loads coordinated with the utility provider, drainage designed for any process water, and ventilation suited to the activity.
- Fire and life safety: sprinklers, detection, smoke control and means of escape designed to the UAE Fire and Life Safety Code for the occupancy and storage type.
- EHS: environmental and health requirements for the activity, which can change drainage, ventilation and storage design. Our Trakhees EHS approval guide explains these.
Modifications and fit-outs in Trakhees areas
Changes to existing buildings follow a modification or fit-out route. Use the last approved drawings as the base and show existing and proposed work clearly. Mezzanines, new openings, additional floors and changes of use are treated as modifications, and they bring the plot conditions back into play. A mezzanine that adds floor area, for example, must still fit within the plot's permitted gross floor area. See our guide to warehouse mezzanine approval for that case.
Common reasons Trakhees designs are returned
- Area or height above the plot limits.
- Setbacks or parking below requirements.
- Fire access not shown or not compliant.
- Inconsistent areas between drawings and area statements.
- Structural or MEP design not coordinated with architecture.
- Missing third-party NOCs.
- Latest circulars not followed.
For design errors that cause delays across authorities, see architectural design mistakes that cause approval delays.
A design compliance checklist
- Get the current plot conditions and list every limit on one sheet.
- Check the latest Trakhees circulars for your building type.
- Design operational layout, fire access and services before elevations.
- Prepare an area statement that matches every drawing.
- Coordinate structure, MEP and fire design with the architecture.
- Identify EHS requirements for the activity early.
- List the third-party NOCs and start them in parallel.
Trakhees vs Dubai Municipality design rules
The design principles are similar, but the regulator, plot conditions and submission systems differ. A design prepared for a mainland plot can't simply be resubmitted to Trakhees. Our comparison of DM vs Trakhees approval explains the differences, and our guide to which authority approves your project helps confirm the jurisdiction.
Industrial and logistics buildings: design points reviewers focus on
Most new construction in Trakhees areas is industrial, logistics or port-related, and these buildings raise questions that offices and homes don't:
- Storage height and type. Rack height, commodity class and storage arrangement drive the sprinkler design, smoke venting and sometimes the building height. Fix them before fire design starts.
- Floor loads. Racking, forklifts and heavy equipment need slab designs that match the actual loads, and those loads should be stated on the drawings.
- Yard and truck movements. Turning circles, queuing space and loading dock positions need to work inside the plot without blocking fire access.
- Office and amenity blocks. Staff areas inside a warehouse change occupancy and escape requirements, so show them clearly as separate zones.
- Hazardous materials. Where the activity involves fuels, chemicals or gases, storage rooms need separation, ventilation and containment shown on the architectural drawings, not only in the EHS application.
Working with the master developer or free zone
In many PCFC areas, the master developer or free zone authority reviews the design before or alongside Trakhees. Their review focuses on plot conditions, access, utility connections and appearance. Submit to them early and carry their comments into the Trakhees set, so the two reviews don't contradict each other. Keep a single register of comments from every party, with the drawing revision that closed each one. It helps when a reviewer asks why something changed, and it gives the contractor a clear record of what was approved.
Keeping approvals valid
Approvals and permits have validity periods. Long gaps between design approval and construction, or between construction and completion, can mean renewals or resubmissions under newer circulars. Plan the programme so each approval is used while it is valid, and check the latest circulars again before resubmitting any expired approval.
Frequently asked questions
Who reviews building designs in Trakhees areas?
Trakhees' Civil Engineering Department, with fire and EHS reviews as required.
Where do I find the plot's design limits?
In the affection plan or development control conditions from the master developer or free zone.
Do Trakhees circulars override older guidance?
Circulars update the requirements, so the latest circulars should be followed alongside the published regulations.
Is a mezzanine a modification in Trakhees areas?
Yes. It adds floor area and structure, so it needs approval as a modification and must fit within the plot limits.
Can I use a Dubai Municipality design for a Trakhees plot?
Not directly. The plot conditions, regulator and submission requirements are different.
What is the most common reason for a return?
Designs that exceed plot limits or show inconsistent areas across drawings.
Designing in a Trakhees area?
Send us your plot conditions and brief. We will check the design against Trakhees requirements and manage the submissions. You can contact our team here.
