Global Compliance

Processes to Establish Building Regulations in Bahrain

Introduction

Bahrain was one of the primary states in the Gulf to discover oil and to construct a refinery. Bahrain is popularly known as the freest economic market in the Middle East as it is ahead of G7 economies such as Japan, India, China, and Germany.

Bahrain’s construction industry has developed by 6.4% since 2016, after an average yearly development of 5.2% amid the previous four years. This expansion can be ascribed to right macroeconomic conditions and enhancements in business certainty. 

Construction regulations in the Kingdom of Bahrain (Bahrain) are described in Zoning Regulations for Construction in 2009. These Regulations describe various rules, standards, codes of practice, and guidelines about building standards. 

As per the Economic Development Board (EDB), Bahrain is expected to spend US $32.0 billion (US Dollars thirty-two billion) on construction and building ventures.

The Key Regulations

Zoning Regulations for Construction 2009 lays down key regulations determining building guidelines in Bahrain. It is an extensive regulation that covers construction areas for private residential areas, connected residential areas, industrial space, greenbelt areas, outbuildings, etc. 

Part II – Residential Housing Areas

• The building percentage for the private residential area should not be more than 180% of the land area.
• Accouterments for the residence shall be permitted to be built on the roof of the building with an additional percentage not exceeding 30% of the roof area.
• An area or room in most cases a tent-like structure in Arabic cultures specified for social gatherings called Majlis can be built externally with an area not exceeding 10% of the land. The land area should not exceed 100 square meters calculated from approved building percentage.
• The Majlis can be built on the front yard overlooking the road or the street provided that Majlis and the car parks shall not exceed 40% of the front yard.
• Parking for at least two vehicles should be available
• A basement shall be permitted and is not calculated in the building percentage.
• A building's height shall not surpass three stories with a maximum height of 15 meters. If it has a basement than the height of the building should not exceed 16.50 meters.

Part III -Apartment Block Areas

• For apartment block areas, the building proportion should be less than 1200% of the area.
• The built-up floor may not be more than 60% of the land area
• Basement is not included in the building proportion.

The car parks inside the property region should be at the cost of no less than one car for every level.

The quantity of the car parks may not be under 100 square meters.

• Areas utilized for recreational activities and special utilities and services are not considered as part of the permitted building percentage. However, it should not surpass 20% of the total building percentage.

Part IV - Commercial Showroom Area

• The building percentage should not be more than 300% of the land area.
• A building shall be permitted on the ground and second floor at a distance of no less than six meters from the front of the border of the land.
• A building’s height can be of five stories with a maximum height of 25 meters.
• Worker accommodation will be permitted to be built provided that the percentage allocated for residential uses shall not be more than 30% of the land area and must be on the rear side of the land that does not block the road.
• Specific areas for loading and unloading are required within the perimeters of the property. These areas may not conflict with other components of the building’s facilities.

Part V - Commercial Centre Area in Seef District

• Commercial showrooms are only permitted on the ground and the second floor of the central front. The depth may be no less than 18 meters measured from the approved planning board.
• The back side of the service road should be used as an entrance, car park area, loading and unloading and emergency exits.
• The building percentage shall not be more 750% of the land area.
• A building shall be permitted on the front boundary of the land in lands overlooking King Muhammad the Sixth Avenue, Avenue number 2809 and 2819, and Road Numbers 38 and 40.
• The height of the ground floor roof and mezzanine floor combined shall be 7.5 meters. This is to be measured from the asphalt level to the bottom of the tiles of the constructional ceiling of the mezzanine.

Part VI - Industrial Area

• Buildings used for industrial manufacturing purposes, management offices, showrooms and warehouses for the production of such industries as demonstrated in the plans for assurance of advancement zones.
• The total built-up areas of all buildings should not be more than 240% of the land area.
• A building's height shall not be further than four stories with a maximum height of 24 meters.

Part VII - Agricultural Areas

• Agricultural areas would involve all rural and recreational exercises including building greenhouses and plant nurseries along with accommodation for farmers.
• The authority concerning agrarian affairs shall be followed with agricultural production activities as well as conditions related to the reclamation of irrigation and drainage canals and removing palm trees.

Part VIII - General Conditions

• Construction might not be allowed in open zones unless obtaining permission from the relevant authority.
• Projects concerning social services and public efficacies will be permitted in their predetermined zones subject to arranging endorsement for the appropriateness of the site for the proposed improvement from the General Directorate of Urban Planning and Zoning Regulations for Construction of each project.
• If a venture is of Special Nature, then an endorsement from Zoning Regulations for Construction is required concerning the idea of each task.

Glossary

• Zoning Regulations for Construction 2009 concerning guidelines for building procedures.
• Mezzanine Floor – An excluded floor including the height of the ground floor.
• Building Recession Areas – The areas between the boundary of the property and the building line of each of the buildings facades.
• Building percentage – The maximum rate allowed for the total building surfaces about land area.
• Building Height – The vertical dimension in front of a building’s façade which overlooks a neighboring rear property
• Zoning Regulations for Construction 2009