Pearl Building Guide For Consultants English v1.0 PDF

1 Pearl Building
Guide for consultants

Version 1 November 2010
Introduction to Estidama
Four pillars of estidama
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estidama
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The Pearl Rating System for Estidama is one of the

key tools for driving and determining sustainable
development. The completion of the Pearl Rating System
for Communities, Buildings and Villas marks a critical step
in the progression of Estidama by providing a suite of
tools that will be the basis for sustainable development
from master plan to plot.
eco
mic
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The aspirations of Estidama are incorporated into Plan

2030 and other Urban Planning Council (UPC) policies
such as the Development Code. Estidama began two years
ago and is the first program of its kind that is tailored to
the Middle East region. In the immediate term, Estidama
is focused on the rapidly changing built environment. It
is in this area that the UPC is making significant strides
to influence projects under design, development or
construction within the Emirate of Abu Dhabi.
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Estidama, which means sustainability in

Arabic, is the initiative which will transform
Abu Dhabi into a model of sustainable
urbanization. Its aim is to create more
sustainable communities, cities and global
enterprises and to balance the four pillars of
Estidama: environmental, economic, cultural
and social.
Introduction to Estidama
the pearl rating system for estidama
estidama for buildings
The Pearl Rating System for Estidama aims to address

the sustainability of a given development throughout its
lifecycle from design through construction to operation.
The System provides detailed requirements for rating a
buildings potential performance in relation to the four
pillars of Estidama.
As of September, 2010, all new buildings in Abu Dhabi will

have to achieve a minimum 1 Pearl Rating. This means that
design teams will have to demonstrate that each of the
required credits of the Pearl Building Rating System will be
achieved. These required credits are as follows:
The Pearl Rating System is organized into seven categories

that are fundamental to more sustainable development.
Integrated Development Process: Encouraging
cross-disciplinary teamwork to deliver
environmentally sustainable solutions for the built
environment.

Natural Systems: Conserving, preserving and
restoring critical natural environments and
habitats.
Livable Buildings: Ensuring quality of outdoor
and indoor spaces.
Precious Water: Reducing water demand and
encouraging alternative water sources.

Resourceful Energy: Promoting energy
conservation through passive design measures,
energy efficiency and renewable sources.
Stewarding Materials: Reducing the impact of
building materials extraction, manufacturing,
transportation and disposal.
Innovating Practice: Encouraging innovation
and cultural expression in building design and
construction to facilitate market and industry
transformation.
IPD-R1: Integrated Development Strategy

IDP-R2: Tenant Fit-Out Design & Construction Guide
IDP-R3: Basic Commisioning
NS-R1: Natural Systems Assessment
NS-R2: Natural Systems Protection
NS-R3: Natural Systems Design & Management Strategy
LBo-R1: Plan 2030
LBo-R2: Urban Systems Assessment
LBo-R3: Outdoor Thermal Comfort Strategy
LBi-R1: Healthy Ventilation Delivery
LBi-R2: Smoking Control
LBi-R3: Legionella Prevention
PW-R1: Minimum Interior Water Use Reduction
PW-R2: Exterior Water Monitoring
RE-R1: Minimum Energy Performance
RE-R2: Energy Monitoring & Reporting
RE-R3: Ozone Impacts of Refrigerants & Fire Suppression
Systems
SM-R1: Hazardous Materials Elimination
SM-R2: Basic Construction Waste Management
SM-R3: Basic Operational Waste Management
In addition to the 20 required credits, the Rating System

includes 66 optional credits. By pursuing these credits,
building development teams can elect to pursue a voluntary
rating as high as Five Pearls. Government-funded buildings
are required to achieve a minimum 2 Pearl Rating. The
detailed requirements of the required and optional credits
are listed in the Pearl Building Rating System, available for
download at www.estidama.org.
The Pearl Building Rating System applies to all non
residential buildings and multi residential buildings of more
than three stories above grade.
How to use this guide

This 1 Pearl Building Guide is intended to complement
the Pearl Building Rating System, which is the primary
reference document for Estidama compliance. This
document provides guidance to a project team for achieving
the required credits. Key features of the document
organization are highlighted below.
PEARL QUALIFIED
PROFESSIONAL
ENGINEER
CONTRACTOR
ARCHITECT
The members of the
project team responsible
for requirements
discussed on the page
are highlighted on the right.
OWNER
P - Pearl Qualified Professional

E - Engineer
C - Contractor
A - Architect
O - Owner
X - Commissioning Agent
S - Other Specialist
COMMISSIONING
AGENT
OTHER SPECIALIST
The Manual
1.0 Organise team + work
Related Credits: IDP-R1: Integrated Development Process
Before beginning the design and development process, the team should be organized in a way that integrates the contribution of different trades
and specialities. This coordination, called an Integrated Development Process (IDP) in the Pearl Rating System, is simply a framework to support the
development of holistic, creative, and efficient design solutions. The Pearl Rating System requires an IDP to extend throughout the project life cycle
from inception to design, construction and commissioning.
Approach
Process
An IDP can be the foundation of a successful project team,

bringing out the best input of each member. In particular,
once the project team has been assembled, it facilitates the
development process by:
As the project team organizes its schedule, an IDP framework should be incorporated into the
development process. This framework can be broken down into four steps, which are detailed on the
following pages.
12 3 4
Defining a Sustainability Framework with a clear vision

and objectives and specific indicators and targets to monitor
ongoing performance. By establishing goals early and
holding themselves accountable to these, the project team
can meet ambitious goals more efficiently and avoid any
incidental slippage in project performance.
Enabling true Collaboration within the project team. By
discussing project goals early on and meeting face-to-face
as a single group, the project team will be able to coordinate
work smoothly and make decisions more rapidly. This is
especially valuable as new members join the development
team.
Ensuring Continuity between work packages or project
stages can be achieved through effective communication
and contractual arrangement.
assemble
integrated
development
team
establish
initial vision,
objectives
and targets
hold regular
design
workshops for
collaboration
System Thinking
Promoting System Thinking when developing strategies

and solutions. By considering the synergistic solutions, the
project team can deliver a high performing building more
creatively, and without expensive technological add ons.

develop an
implementation
strategy for
continuity
1.1 Assemble integrated development team

The Integrated Development Process (IDP) aims
to foster creativity and coordination in the project
design and development. Therefore, an IDP should
involve all members of project team, especially
the client/owner or financial decision maker.
A building project team in its simplest form will comprise
of an Owner, an Architect, an Engineer, a Contractor, and
a Commissioning Agent. Typically the Contractor will be
responsible for all subcontractors. Specialists may also be
brought onboard to undertake specialized work in areas
such as, landscape architecture, interior design, ecology or
energy modelling.
Example 1.1a
building operations
maintenance requirements
structural design
Commissioning
Agent
efficient designs
building systems
modelling
passive designs
Architect
Engineer
Contractor
Owner
vision
Pearl
Qualified
Professional
targets
budget
constructability
operations
coordination
system thinking
performance assessment
innovation
Example 1.1b: Team structure

Role
The IDP process should be coordinated by a member

of the design team who is qualified as a PQP. It is not
necessary that this person be a dedicated sustainability
consultant. He or she could be any member of the
design team. More information about becoming a PQP
is available at www.estidama.org.
Every member of the project team should contribute
to the design. In order to develop more integrative
ideas, team members should consider themselves
collaborators in the design, even before the Architect
puts pen to paper. Although the Contractor is typically
involved later in the process, they should be involved
as early as possible.
suppliers
cost
The project team should consider several points as it

organizes its work:
layout
ecology
location
A Pearl Qualified Professional (PQP) is required to integrate

the collective inputs of all team members, facilitate the
rating process and provide quality assurance to submissions.
Each member of the team should become familiar

with Estidama and the One-Pearl requirements under
the Building Rating System. This is available on the
Estidama website (www.estidama.org).
vision
Skills
Owner
Architect
Building Design
Landscape Design
Engineer
MEP Engineering
X
X
X
X
X
Operations &
Maintenance
Pearl
Comissioning Qualied
Agent
Professional
Structural Engineering
Construction
Contractor
X
X
1.2 Establish initial vision + objectives + targets

The most important aspect of an IDP is a shared vision and
targets established to achieve it. These targets should be
developed early in the design process and be aligned with
the minimum 1 Pearl requirements. The development team
will benefit substantially by understanding and targeting the
required credits early in the process.
1
2
3
4
Example 1.2 Narrative summarizing vision, objectives, targets (partial)
Vision
The office building will be a modern high-tech

workspace that will avoid wasteful resource use
Objectives
Provide sensors and controls to reduce unnecessary

lighting
Establish objectives for achieving the vision. These

should be more specific goals.
Targets (credits)
Establish specific and measurable targets for achieving

the objectives and vision. These will form a framework
for the design process.
Reduce lighting loads per square meter 20%

below a typical office building
(RE-R1 Minimum Energy Performance)
Solutions
Develop a vision for the building project. This should be

a general, aspirational target that will give coherence to
the design process.
Architect: Strategic window placement and shading

Engineer: Automatic daylight-dimming of lights
occupancy sensors and automatic shut-off when
rooms are unoccupied
Develop solutions for reaching the targets. Identifying

practical, cost effective, integrated solutions will be the
outcome of the design and development process.
10
1.3 Plan & hold regular design workshops

After a kick-off workshop and establishing the vision,
objectives, and targets, it is important to continue
holding multidisciplinary design workshops to foster
creativity and collaboration. Workshops help ensure
everyone is aware of important decisions throughout
the development process.
Schedule regular multidisciplinary workshops at the
outset of project planning. These should include the
following topics, at minimum:
site and ecology
orientation and climatic response
energy, water
waste management
indoor comfort
sustainable materials specifications.
Additional workshops can also be scheduled on an asneeded basis.
Example 1.3a: Workshop documentation
Document the occurrence of meetings through

submission of meeting minutes.
Example 1.3b: Process chart

Pre-Planning
Design
Construction
Submissions
11
1.4 Develop an implementation strategy

A strategy for implementing the sustainability goals of a
building should be developed to ensure that sustainability
targets established during design are met during
construction and occupancy. This can be assisted through
the selection of suitable design team members at project
inception to fulfill the Clients requirements.
Engage all members of the development team early in the
process, including the contractor and commissioning agent
(who will verify the performance of building systems). If
possible, the contractor should be involved in the whole IDP
process.
Ensure that the specification documents contain the
sustainability targets and solutions established during the
IDP workshops. The requirements are to clearly stated as
being mandatory and where alternative solutions provided
these must meet or exceed the original intent to achieve
compliance with all the mandatory Estidama credits.
Ensure that the future developers and tenants will receive
a fit-out design & construction guide. This will provide
instructions on how to address sustainable design and
construction in the tenant space.
implementation
between project stages:
Specifications
Commissioning
Fit-Out Guide
12
Design
Construction
Occupancy
2.0 Understand site context

At the start of the design process, the project team should
find ways to understand and optimize the relationship
between the project site and its surroundings.
Management Strategy must be prepared to ensure the long

term survival and management of the landscape and habitat
areas.
A thorough understanding of the sites natural and urban

context will help inform an optimal site layout. This
understanding will also support many design objectives,
including:
The project team will then be able to move on to the next

step in the process: planning the site layout.
improved outdoor thermal comfort;

energy use reduction;
water conservation; and
ecological enhancement.
Natural systems, such as existing habitat and topography,

and urban systems, such as nearby community facilities,
can be examined in separate assessments or together.
Ultimately all site information should be integrated to
identify opportunities and constraints associated with
building on a particular site.
The project team should ensure that they adhere to the
vision set out in Plan 2030. Any significant or valuable
natural systems identified in the natural systems analysis
should be adequately protected. If protection is not possible
and a strong rationale is given for development, the adverse
impacts of development on natural systems must be
mitigated or compensated. A Natural Systems Design and
Environment Agency
(http://www.ead.ae)
Union for Conservation of Nature, IUCN,

(www.iucn.org)
Wild Flowering Plants of UAE, Environmental Research and Wildlife

Development Agency, 2002
Birds of Abu Dhabi - Checklist , Environmental Research and

Wildlife Development Agency, July 2001
Vascular Plants of Abu Dhabi Emirate, Gary Brown and Sabitha

Sakkir, August 2004
Regulation and Supervision Bureau (RSB)

(www.rsb.gov.ae)
Abu Dhabi Water and Electricity Authority (ADWEA)

(www.adwea.com/en/index.html)
EnergyPlus Weather Data

(http:// apps1.eere.energy.gov)
Abu Dhabi Water and Electricity Company (ADWEC)

(www.adwec.ae)
Interpretation Manual of Major Terrestrial Natural and Seminatural habitat types of Abu Dhabi Emirate, Gary Brown and
Benno Boer, Environmental Research and Wildlife Development
Agency, September 2004.
Abu Dhabi Distribution Company (ADDC)

(www.addc.ae)
Al Ain Distribution Company (AADC)

(www.aadc.ae)
Terrestrial Environment of Abu Dhabi Emirate, Environment Agency

Abu Dhabi, 2008
(www.ead.ae)
Abu Dhabi National Energy Company (TAQA)

(www.taqa.ae/en/uae.html)
Abu Dhabi Transmission and Dispatch Company (TRANSCO)

(www.transco.ae)
Useful resources:
UPC Plant Information Database and UPC Coastal Development
Guidelines
(www.upc.gov.ae)
Geographical information database for UAE
(http://geoportal.abudhabi.ae)
Google Map/Earth
Handbook for Phase 1 Habitat Survey a technique for

environmental audit, JNCC, 2007
(www.jncc.gov.uk)
STEP 2
STEP 3
Identify
Opportunities
& Constraints
Design Outdoor
Spaces
STEP 1
Assess, Protect and Manage Natural
Systems
+
Assess Urban Systems
+
Understand Plan 2030 regulatory
framework
13
2.1 Consider plan Abu Dhabi 2030

From the beginning of the design process
through to construction, the project team should
design, procure, and make decisions based on
the principles set out in Plan Abu Dhabi Vision
documents developed by Abu Dhabis Urban
Planning Council.
The Urban Planning Council was established by Emiri decree
in 2007 to introduce a planning culture and new strong
guiding principles for future developments. The Vision
documents represent sound foundations for development in
the emirate and is an essential part of the planning process.
Adherence to Plan Abu Dhabi 2030 is included as part of
Estidama, but is also required as part of the Development
Review process by the UPC and therefore is an integral
part of the planning process. To satisfy the requirements
of Estidama, Designers and Project Team members must
consider one of three documents that relate to the location
of their project:
Abu Dhabi City - Plan Abu Dhabi 2030
Related Credit: LBo-R1: Plan 2030
Plan Al Ain 2030
Western Region
Plan Al Ain 2030 is the central planning document for Al Ain.

As an ancient oasis crossroads Al Ain represents cool respite
and a rich cultural heritage for Emiratis. Al Ain is a special
place and its development must reflect this; Plan Al Ain
2030 sets the scene for future development that respects
history and culture while encouraging sustainable growth.
The diagram below illustrates the major topics covered in
Plan Al Ain 2030 and how they come together.
Plan Al Gharbia 2030 is the central planning document

for Al Gharbia. It is designed to aid in moving Al
Gharbia toward the future with managed, responsible
growth. Respect for the environment, social health,
cultural identity, and economic development all share
equal status and provide the opportunity to leverage
economic growth without sacrificing the cultural and
historic significance of the region.
Understand the
Plan Foundations
Analyze the Economics
Consider the Urban

Structure Framework
Plans
Al Ain - Plan Al Ain 2030

Al Gharbia - Plan Al Gharbia 2030 (not yet published)

All documents are found here:
(http://www.upc.gov.ae/)

zoom back out...
PLAN ABU DHABI

/AL-AIN/ AL-GHABIA
VISION 2030
Consider Overall
Patterns
Plan Abu Dhabi 2030

Plan Abu Dhabi 2030 is the cornerstone document defining
the future of development in the Capital City. All new
developments are required to comply with the vision of
Plan Abu Dhabi 2030. Project teams should be familiar with
the document in its entirety and adhere to its principles.
The adjacent diagram illustrates the major topics in the
document and how they come together.
Establish the Building

Blocks
Consider the Policy
14
Zoom in on the
Project Location
2.2 Assess natural systems

At the beginning of the design process - and before site clearance takes place, undertake an assessment of the natural
systems in the context of the project site:
the area of probable impact surrounding the project site;
sub-regional scale; and
regional scale.
The assessment can be a combination of desk top studies and field surveys. As a minimum, a field survey, including a
Phase I Habitat survey, or similar, must be completed for the project site itself. A desk top study or similar would suffice for
the area of probable impact, sub-regional and regional analyses.
Example 2.2a: Site plan showing natural systems
Related Credit: NS-R1: Natural Systems Assessment
The natural system assessment should cover:
Topography, geology and soil conditions

Topography, geology and soil conditions are important
for understanding key view points, how building
foundations should be constructed, how different areas will
accommodate landscaping and how the site will drain both
rainwater and irrigation.
Hydrology and groundwater

Groundwater is a precious environmental resource.
Groundwater conditions and any groundwater abstraction,
hydrological conditions of the site should be identified
to determine the drainage strategy and susceptibility of
groundwater to pollution/contamination.
Prevailing Wind
Waste & contamination

Any contamination on site by petrol, refuse, or other
chemicals and materials that could be harmful to human
health or the environment should be identified to determine
the need for remediation. If previously unreported
contamination is found or suspected, the site developers
should contact the relevant environmental agency to
determine further testing and remediation requirements.
Coastal conditions
Sun Path
Undisturbed High Ground
The coastal environment requires careful management as

highlighted in the 2030 Plan. Many coastal areas contain
mangroves that are an important symbol for the city.
Waterfront developments should consider a potential rise in
sea level+ and adapt designs accordingly.
Archaeological features
Mature Tree Planting
Appropriate desk studies and consultations with relevant

government bodies such as Abu Dhabi Authority for Culture
and Heritage (ADACH) should be carried out to determine
the potential for archaeological features to be found on
site. During the field survey any notable features should be
recorded.
Low-Lying Ponds
Ancient Cliff
In fill Sabkha
Cemetery
Building and Construction
15
Microclimate
Local site microclimate, including winds and shaded areas,
should be evaluated to identify passive design features that
can be incorporated into the design to improve thermal
comfort. Abu Dhabis characteristic sun angles, diurnal
temperature swings, and relative humidity should be
considered. An east-west building orientation generally
maximizes the opportunity for shading control.
Flora & fauna, priority species, habitats

and ecosystems
Though most proposed sites in Abu Dhabi will contain
limited habitat, areas that contain priority habitats such
as mangrove, sea grasses etc are particularly important to
protect and preserve.
Attention should be paid to identify significant assets and
valuable assets.
Significant assets in Abu Dhabi include intertidal mudflats,
mangroves, vegetated sandy beaches, marine (seagrass,
coral), wadis, sand sheets and low dunes, interdunal
plains and high dunes, alluvial plains and jebels, or any
other sensitve habitats identified. Significant assets
also includes protected species determined to be critically
endangered, vulnerable, threatened, near threatened or
sensitive.
Valuable assets are features of ecological value, including
healthy native trees or shrubs.
In addition, the assessment should consider the wider
region, identifying any internationally, nationally or locally
protected areas and species.
Narrative (describing all the natural systems on the site,

the area of probable impact surrounding the project site,
sub-regional and regional scale)
Maps (highlighting different natural systems and areas to
be protected, enhanced and allocated for habitat creation/
restoration)
Maps and site photographs must clearly identify the extent

of different habitats and other natural features.
The assessment must be carried out by a suitably qualified
environmental professional trained to complete such
analysis and assessment.
Site Photographs
Example 2.2b: Narrative Extracts

Although sparsely vegetated, the proposed site
includes two notable ecological assets, depicted in
photos: a spiny-tailed lizard burrow and several ghaf
trees.
The existing ghaf trees, as a native species, are
valuable for both habitat and landscaping. They are preestablished, non-invasive and, as a drought-resistant,
salt-tolerant species, will require less irrigation than
other species.
The soil of most of the plot has been found to be sandy
up to a depth of 35 cm with a more rocky substrate
underneath. In the northwestern portion of the parcel,
soil contains more sandy load, in part in relation to the
presence of the trees.
The site-wide masterplan included an inspection of
the site for potential contamination. As a previously
unutilized location, no contamination has been
Refer to the Plant Information Database on the UPC website

for species identification information.
The following items should be included in the Natural
Systems Assessment Report:
16
identified or suspected on this proposed site.

The microclimate generally corresponds to Abu Dhabi
averages with some particularities, as follows:
High midday sun with marginal overshadowing
from adjacent developments to the south.
High levels of solar radiation year-round
Exposed on north and south sides,
Warmer southern winds prevailing during day
Cooler NW winds in mornings & E winds at night
Site allows for optimized building orientation
Existing trees on site provide shaded zones
Adjacent properties can break-up wind regime and
introduce turbulence
Example 2.2c: Site photographs
Ghaf tree
Example 2.2e: Site plan showing protected features
Spiny-tailed lizard burrow
Example 2.2d: UPC Plant Information Database

Low-Lying Ponds
Ancient Cliff
Low-Lying Ponds
Ancient Cliff
In fill Sabkha
In fill Sabkha
Cemetery
Cemetery

Spiney-Tailed Lizard Burrows
Protected Al Ghaf Tree
17
2.3 Protect natural systems

After evaluating the natural assets of the site, design teams
must build around existing natural assets and offset any
disruption caused by development.
Related Credit: NS-R2: Natural Systems Protection
identified in the Pearl Rating System. These are summarised

in Table 2.3:
coastal conservation zone, must be protected, and 80% of

valuable assets protected.
Where significant and valuable assets are present, a Natural

Systems Protection, Mitigation and/or Compensation
Strategy with supporting studies must be prepared by a
suitably qualified ecological specialist.
If the Natural Systems Assessment clearly documents that

the site has no significant or valuable natural assets, the site
does not need protection or mitigation. Other credits will be
achieved under the PBRS if the project provides landscaping
that consists of native species and uses minimal water.
The ecological features of the site can either be protected or

disturbance can be mitigated. Three strategies to do this are
All significant natural assets associated with a protected

area, national park, a coastal park, ecological hotspot, or a
If part of the projects natural systems strategy included

mitigation or compensation, at least 70% of significant
assets and 50% of valuable assets must be protected. If
mitigation occurs on-site, new habitat areas must equal the
area of the lost assets. If on-site mitigation is impractical
and off-site compensation must be pursued, the new
habitat area must be twice the area of assets lost.
Table 2.3
Strategy
Significant
Valuable assets
assets to be
to be protected
protected on site
on site (% of
(% of significant valuable assets)
assets)
Maximum
reclaimed land
(% of land area)
Max impact
affecting the
coastal edge (%
of coastal edge)
Mitigate/
Compensate
lost habitat
at an area
replacement
ratio of:
Other requirement / comment
1 - Protection
100%
80%
25%
20%
N/A
Retain and protect from damage and destruction sufficient to

maintain the features existing structure and function
2 - Onsite
Mitigation
(UPC approval
required)
70%
50%
25%
20%
2:1
Provide an ecological corridor between site and mitigated area.
3 - Offsite
Compensation
(UPC approval
required)
70%
Confirmation of the appointment of a management and maintenance

organization (min 5 year contract).
50%
25%
20%
2:1
Compensation site in Emirate of Abu Dhabi, a degraded area and

located outside Plan 2030 area.
Confirmation of the appointment of a management and maintenance
organization (min 5 year contract).
18
During the design of outdoor areas, project teams should lay

out buildings, roads, and public spaces on site to protect and
celebrate the presence of on site ecological features. These
features could form a theme for site-wide landscaping
strategies.
The natural systems strategy should outline any activities
that may cause damage to sensitive areas during the
operation and construction phases of the development.
It should identify measures that have been designed into
the scheme and those that will be implemented during the
operation to protect these areas / species, for example,
limited access to mangrove areas and boardwalks provided
for pedestrians to minimise damage to mangrove roots.
The protection strategy should include measures such as:
Design protection measures
Continuous monitoring of success or failure of young

plants
Management techniques to encourage establishment. This
should be adapted following any failures.
The Compensation Strategy report should demonstrate
options considered for off site compensation and the
selection criteria for the proposed compensation site.
The report should include measures to ensure flora
establishment as outlined in the mitigation strategy and
protection measures as outlined in the protection strategy.
Consideration should be given to the habitat lost on the
proposed site and the potential to provide enhanced habitat
of a similar type to the habitat lost. The author of this
report should be a qualified ecologist who has experience
in habitat establishment for those particular habitats, for
example, mangrove specialist.
Ensuring that work compounds, access tracks etc are not

located in or adjacent to sensitive habitats
Establish temporary fencing around protected areas to
restrict access
Undertake any works near protected areas in a manner so
as to safeguard their integrity
Undertake works considering any critical seasons for
protected species
Some of these measures could be included in the
Construction Environmental Management Plan if prepared as
part of IDP-3.
The Mitigation Strategy report should identify the areas
to be protected and measures adopted to ensure their
protection, as outlined in the Protection Strategy Report. It
should identify the mitigation areas and justification for the
appropriateness for mitigation including:
Area calculations
Identification of appropriate plant nurseries
19
2.4 Manage natural systems

A Natural Systems Design and Management
Strategy is required to ensure the long-term
survival and prosperity of ecological assets. The
strategy must cover all landscaped areas and
include the management of any on or off-site
protected, mitigated or compensated natural
asset areas. The strategy should promote soil
protection and enhancement, low maintenance
requirements and low demand for resources.
Related Credit: NS-R3: Natural Systems Design & Management Strategy
Low demand for resources

Plant selection should reflect the microclimate conditions
of the area. Water efficient irrigation systems such as
drip irrigation should be adopted to minimise water
consumption.
Example 2.4: Landscaping images
The team should consider using only native

species, and landscapes that do not require
wasteful use of irrigation when developing the
landscaping strategy and Natural Systems Design
and Management Strategy. This will be rewarded
with additional points under options PBRS credits.
The Management Strategy should identify the
seasons during which each activity will be carried
out.
Soil protection
Plant selection should suit existing soils onsite. Where
soil enhancement is required this should be tailored to
the existing soil type. Where soils is brought on site,
this should be protected from erosion, pollution and
increases in salinity. Paths should be provided to avoid
pedestrian compaction of soil. Irrigation should consider the
topography of the site and soil erosion.
Low maintenance requirements

Landscaping should be a combination of hard and soft
landscaping, and should minimise the application of
fertilizers, pesticides and herbicides. Landscaping should
promote low maintenance requirements.
20
2.5 Assess urban systems

An urban systems assessment details the urban context
around the project site, the type of neighbourhood the
building will exist within, and how accessible and integrated
the building will be.
Example 2.5a: Plan showing local urban systems
The analysis should be carried out at the start of the project,

before site clearance, to inform project programming,
neighbourhood connectivity and built form.
The end-product of this analysis is the Urban Systems
Assessment Report, and should include a narrative, maps,
and site photos. Site plans or diagrams should be provided at
the Local, Subregional, and Regional scales.
The content of the plans provided should be tailored to the
scale of the plan, i.e. local, sub-regional or regional. Where
facilities are to be provided in the future, this should be
indicated.
Plans provided should document the following at a
minimum:
1
2
3
4
5
6
7
8
Community facilities
Public interest areas, such as public beaches, cultural or
heritage landmarks
Street patterns
Public transit facilities, bicycle and pedestrian paths
Utility corridor
Bike Path
Utility plots and corridors, such as electricity, gas,

potable water and wastewater
Pedestrian Path
Land uses, such as retail centres, food provision areas,

and areas of food production
Transit Stop
Residential zones, centres of employment, and

education facilities
Existing Buildings
Solar orientation and shading patterns from surrounding

buildings should be shown at the local level.
Utility Building
Retail Centre
21
Related Credit: LBo-R2: Urban Systems Assessment
Example 2.5b: Plan showing sub-regional urban systems
(A regional scale assessment

will describe larger features
such as natural areas, etc.)
Major Road Corridor

Major Utility Corridor
Existing Buildings
Transit Stop
Community Facility
Cultural Landmark
Park Area
Residential Area
Public Beach
22
2.6 Identify opportunities + constraints

Contextual opportunities and constraints are important to
identify to allow the development to take advantage of
special site features and address site challenges effectively.
Information obtained in the Natural Systems Assessment
and in the Urban Systems Assessment informs the
formation of a complete opportunities and constraints
analysis. An example study is shown to the right, illustrating
how Opportunities and constraints can be used to inform
the design of a site.
The opportunities and constraints of the proposed site
will determine the areas that can be developed, the most
appropriate type of development and issues that will
need to be addressed during the design, for example,
contamination and remediation strategies.
Related Credits:NS-R1: Natural Systems Assessment
Example 2.6: Plan showing opportunities + constraints

Views
Pedestrian Link
Infrastructure
Main Traffic Route
Prevailing Wind
Local Traffic Route

Spiney Tailed Lizard
Burrows
Protected Ghaf Trees
Key Performance Indicators (KPIs) should be prepared to

guide the design of the development based on the results
of the opportunities and constraints analysis. The KPIs
should be measurable targets and cover soil, flora, fauna,
microclimate, topography, drainage, targets set to mitigate
identified constraints and areas of site to be protected,
maintained, created or restored.
Examples include:
Percentage increase of protected species / priority
habitats on site through habitat enhancement
Percentage of reuse of soils on site
Sun Path
23
3.0 Design outdoor spaces

The impact of a building can be reduced significantly by
decisions made early in the design process. The relative
location of other buildings, windows, and outdoor areas
ditectly impacts on the amount of energy, water and
materials required to keep a building comfortable.
The buildings orientation and massing has to be planned
in relation to its urban and natural environment. Building
should be designed to reduce internal heat gains and
harness daylight so that their energy demand will be
reduced. This can be achieved by using materials in the
buildings envelope that comply with the minimum U values
specified in credit RE-R1 and also by careful selection the
glazing elements in the facade. When selecting building
materials, the requirements of credit SM-R1 that forbids the
use of chromated copper arsenate (CCA) treated timber and
asbestos containing materials (ACM).
Buildings can also contribute to improve pedestrian comfort
by providing external shading and shielding pedestrians from
prevailing hot winds hence contributing to the requirements
specified in credit LBo-R3. Local weather data sets are
available to analyse how the building elements will perform
and the effect the building will have in its surroundings.

The buildings plot landscape should be designed to protect
and link natural habitat around it. The building should also
be adequately linked to the adjacent streets to facilitate
pedestrian and vehicle movements. In particular, credit SMR3 requires to provide access to waste collection vehicles.
Finally, the design of the building outdoor spaces should
meet credit LBi-R2 requirements to designate smoke free
zones around sensitive areas of the building but also to
allocate dedicated external smoking areas.
Useful resources:
Abu Dhabi weather data from EnergyPlus
(http://apps1.eere.energy.gov/buildings/energyplus)
Related Credits
NS-R1: Natural Systems Assessment & Protection

SM-R3: Storage & Collection of Waste & Recyclables
24
3.1 Building layout

The layout of the buildings on the plot has many
implications later in the design process, especially with
regard to energy performance and external shading. The
design team should carefully consider the following:
Optimize natural light but minimise solar

gains
1
2
3
4
Utilize external shading devices to reduce solar gain,

whilst maintaining external views. For example by
providing horizontal shading on South orientation and
vertical shading on East and West orientations.
Use shadows cast by surrounding buildings to provide
shade and reduce solar gains.
Place windows in shaded areas, recessed into the wall,
or facing North to provide light to indoor spaces.
Use rooflights sparingly as these significantly increase
solar heat gains. Consider using sunpipes or solartubes instead.
Related Credits: LBo-R3: Outdoor Thermal Comfort Strategy

Harmonious integration with

surroundings & pedestrian environments
Cool breezes can reduce heat build up in external areas as
well as freshen the air in externally accessible areas. Hot
winds cause unpleasant and uncomfortable conditions
building up heat in external areas, increasing heat load on
the building and increasing pedestrian thermal discomfort.
1
2
3
4
5
Understand local wind climate, identifying orientation,

timing and temperature of prevailing winds.
Consider position, form and orientation of nearby
buildings to understand wind movement and how the
external environment is affected.
Use building form and position to best use cool
breezes. This will help to reduce build-up of hot or
stagnant areas at pedestrian level.
Use building form to shelter pedestrian areas from hot
or high speed winds.
Consider the use of external building features as well
as building form and massing to minimize adverse
impacts from wind on the public realm. Features to be
considered include, but are not limited to:

shading devices, e.g. brise-soleil, mashrabiya, etc.
overhangs
breaks in facade continuity
podiums
openings
permeable features
Potential adverse impacts include downwash, corner

accelerations and local wind direction changes amongst
other effects.
25
Consider the need for mitigation of adverse wind

conditions within the public realm. Potential mitigation
strategies include, but are not limited to:
canopies
wind screens
shelter belts
deployable structures
3.2 Outdoor thermal comfort

The building orientation in relation to local winds and
sunpath as well as the influence of surrounding buildings
and other landscape elements should be considered to
provide an adequate outdoor space that improves the
buildings exterior microclimate and achieves adequate
pedestrian comfort.
Related Credits: LBo-R3: Outdoor Thermal Comfort Strategy
The following example shows different strategies of how

the required levels of shading can be achieved using
adequate building layouts, natural elements or some
additional construction elements.
Example 3.2a
In particular for shading, it is required to check that the

shading percentage required by credit LBo-R3 is achieved
on the equinox (21st of March) and the summer solstice
(June 21st ) at 1.00pm over the following elements:
Building orientation will provide

shade to required areas
Exterior Surface Parking with more than 10 spaces,

including parking on exposed roof car parks
Public Open Spaces, including privately owned
Pedestrian walkways
Cycle tracks
Playgrounds
The checks can be done using sun altitude and azimuth
data (For Abu Dhabi, the summer solstice alt = 81.4,
azi =-94.6 and for the spring equinox alt = 64.2, azi
= -161.6) or an appropriate software such as 3D CAD
software, e.g. Ecotect, or free 3D tools, such as Sketch up.
Shading can be provided by mature trees or by structures,
such as canopies. If structural elements are used, their outer
surfaces must have a minimum Solar Reflectance Index
(SRI) of 29. The SRI is a measure of the roofs ability to
reflect solar heat, and the higher it is, the better the surface
is a reflecting heat. High SRI can be achieved with light or
reflective materials and/or finishes, e.g. some concretes,
light aluminum cladding.
Provide external
overhangs
Use trees to provide

shading to pathway
The guidelines in the UPC Urban Street Design manual

can be used for designing the outdoor spaces around the
building. The manual can be downloaded from
http://www.upc.gov.ae/guidelines/urban-street-designmanual.aspx.
26
Example 3.2b: Outdoor shading plan
PARK
PLAYGROUND
CANOPY
BUILDING
BUILDING
BLOCKS
PLAZA
CANOPY
CANOPY
PARKING
27
3.3 External waste and recycling storage

The central waste and recycling storage room is typically
located in the buildings ground floor or basement and
should be easily accessible from street level by collection
vehicles. It is typically air conditioned, enclosed and located
near loading docks or bays and has doors at least 1.8 m
wide to facilitate material movement and pick up as shown
in examples 3.3a and 3.3b. The room must be sized to
allow for the storage and movement of waste containers.
To reduce the volume of waste and recyclables, and
associated space requirements, compactors or balers are
typically used. Particular attention has to be paid to turning
radii of collection vehicles and vertical and horizontal
clearances required for vehicle manoeuvring. Vehicle
reversing should be avoided if possible. When compactors
are deployed in basements, a minimum local clearance of
typically 5.5 m is required as shown in example 3.3c.
Example 3.3b
Additional footprint
allowance for storing bins
Additional movement
allowance for
transporting bins
Double set of doors.

Minimum width of 1.8m
Related Credits
Example 3.3a
Example 3.3c
Collection route from

building to waste room
and loading bays/docks
Storage room located near
loading bays/docks
28
Local height clearance

of typically 5.5m
3.4 External building materials

As the building and plot areas take shape, it is important
that the appropriate materials are selected for external
structures and facade. There are several requirements to
consider when specifying these materials.
U- values
The materials that comprise the structure and facade of the
building will form its thermal envelope the main barrier
to external heat and solar energy. Keeping the occupied
space cool and comfortable is an easier task with a high
performance envelope.
The U-value is a measure of how much heat passes through
a given material (i.e. how much insulation the material
provides). The project team should specify and build the
building envelope to achieve the lowest possible U values
and in any case achieve the minimum U-value requirements
outlined in RE-R1 which are defined by ASHRAE Standard
90.1-2007, Section 5. For the UAE the relevant climate
zone is zone 1.
The following practices can be used to achieve the required
values:
Provide insulation between the earth and concrete floor
slab to reduce heat from the ground warming the rooms.
Insulate above the roof slab and apply an external finish in
a light color to reflect solar heat.
Include sufficient insulation in the building walls.
In addition to the basic U-value heat transfer reduction the
following factors can also benefit the energy and internal
environment:
Thermal mass
Place concrete elements adjacent to the occupied spaces, to
buffer thermal energy and provide a cool surface feel for the
occupant.
Vapor barrier
Provide a barrier to restrict ingress of moisture through the
building walls, floor and roof. This is a critical protective
consideration given the high humidity in the coastal area of
the UAE.
Exterior Surface finishes

Use light colors to reflect sunlight and reduce absorption of
solar energy. This will reduce heat build up and gain through
the walls and roof.
Glazing design
Glazing design is important for overall building energy usage,
because windows bring light and heat into occupied spaces.
Credit RE-R1 details the requirements for both windows
insulation, e.g. U values, and radiative heat gain, e.g. solar
heat gain coefficient (SHGC). The U value requirements will
generally require double glazing coatings while the SHGC
requirements can be achieved with tinted glass or reflective
factory applied coatings.
These factors can be specified to the glazing manufacturers;
a wide range of suitable, compliant products are available
within the UAE.
29
Related Credits: RE-R1: Minimum Energy Performance

3.5 Smoke free zones & dedicated external smoking areas

There are several requirements that need to be fulfilled to
comply with LBi-R2 Smoking Control which include:

Establish smoke free zones around sensitive areas of the

building;
Provide dedicated external smoking areas with

associated facilities; and
Train security staff to enforce smoking policy.
Smoke Free Zones

The design team must first identify the locations of
entrances, openable windows and air intakes of the project
building, but also of any adjacent existing building that
may be similarly affected. Each of these areas will require
protection by establishing smoke free zones within which
people must not be allowed to smoke at any time.
Care should be taken to accommodate the horizontal
width of each item, for example an air intake, as this can
be substantial and will determine the extent of the smoke
free zone. Example 3.6 is an example of how project teams
should establish the extent of smoke free zones by plotting
loci (shown in red) to the extent required by the Pearl
Building Rating System. These plans or figures can be used
to communicate the extent of the smoke free zone when
training security staff.
devices to meet this requirement. For example, locations

at grade near to unrestricted high pedestrian traffic public
right of ways should consider wall mounted devices
whereas campus type facilities with restricted public access
can install free standing devices. In any event the external
smoking area must not be located directly within public or
high use pedestrian thoroughfares.
Posters (for example wall, board or bench mounted) or other
suitable media, such as through leaflet stands must also be
provided listing the negative health impacts of smoking and
provide details on where to seek assistance for those aiming
to stop smoking.
Residential
Smoking
Zone
Rear Entrance
BUILDING
Air Intake
Openable
Window
Main Entrance
Openable
Window
People who own or rent apartments within a residential

building can smoke within their apartments, therefore
dedicated external smoking areas may not always be
needed. Where such facilities are to be included, design
teams must follow the guidance detailed above.
Related Credits:
Dedicated External Smoking Areas

After plotting the smoke free zones, the design team can
look to establish suitable locations for dedicated external
smoking areas. Care must be taken not to encroach upon
the air intakes, entrances or openings associated with any
adjacent building. Where space is constrained, typically in a
dense urban setting, sharing smoking zones with adjacent
buildings can be considered.
Example 3.5: Smoke free and smoking

zones
All dedicated external smoking areas must have appropriate

and suitable facilities for collecting ash and cigarette ends.
Consider the nature of the location when deciding upon
whether to install free standing or secure wall mounted
30
3.6 Hazardous materials

It is also important to ensure that selected materials do not
contain hazardous components excluded by credit SM-R1.
The design team should be aware of these requirements
while designing exterior spaces.
Example 3.6a: Extract from

specifications
The prohibition of hazardous materials should also be

written into the project specification documents during
the design stage and followed by the contractor during the
construction stage.
In compliance with the Pearl Building Rating

System for Estidama, credit SM-R1 Hazardous
Materials Elimination, the following materials shall
not be used:
1
2
Specify that materials, including walls, insulation, and

interior materials, will not contain asbestos and that all
asbestos containing materials have been removed from
refurbished buildings.
Specify that wood materials exposed to the outside
and within human reach such as shading structures,
playgrounds, and decking will not be treated with
chromated copper arsenate (CCA).
1. Asbestos Containing Materials (ACM)

2. Chromated copper arsenate (CCA)-treated
timber, where timber is used for external
structures subject to frequent and intimate
contact. These materials include, but are
not limited to, shading devices, playground
equipment and handrails
31
Related Credits: SM-R1: Hazardous Materials Elimination
Example 3.6b: Summary of outdoor strategies

Use of external building materials that
achieve required U-values provide thermal
mass, provide vapour barrier, and have light
colour finishes
No Asbestos Containing Material (ACM) is used

and no Chromated Copper Arsenate (CCA)
treated timber is used on external structures
Glazing that maximises daylight whilst

minimizing heat gains
Reflective (SRI>29) overhangs to provide

additional shading to walkways
Dedicated external smoking area away from

air intakes and openings
Shaded entrance not aligned with prevailing
hot winds for pedestrian comfort
Vehicular access on secondary road
Waste storage at ground level provides

enough space for vehicle manoeuvering
32
4.0 Design indoor spaces

There are many factors to consider when planning the
layout of spaces inside a building. These factors relate to:
energy consumption
visual and thermal comfort
Credit LBi-R2 requires residential units or apartments to be

appropriately sealed to eliminate or minimize exposure of
building occupants to the harmful effects of tobacco smoke
from neighbouring apartments. This should be done with
adequate seals and weather-stripping.
ventilation
daylight
useful resources:
materials emissions
Some factors may conflict with others, for example, a space

designed for excellent day lighting may be detrimental to
energy consumption as a result of poor facade decisions.
Occupant comfort is an important consideration, this

includes understanding visual and thermal comfort and as
well as ensuring sufficient fresh air provision. The project
team should also look to reduce the source of material
emissions through low VOC products.
It is important, therefore, to develop a project with the right

blend of carefully considered solutions.
Approach
ASHRAE Standard 55-2004. Thermal environmental conditions for

human occupancy
International Mechanical Code 2009, International Code Council
(http://publicecodes.citation.com/icod/imc/2009/index.htm)
ANSI/ASHRAE Standard 62.1-2007, Ventilation for Acceptable
Indoor Air Quality
Centre of Waste Management, Abu Dhabi. (www.cwm.ae)
Cabinet Resolution No. 39 of 2006 Concerning Prohibiting Import,
Production and Utilization of Asbestos Boards
Related Credits:

The layout and position of internal spaces within the

building to suit daylight and ventilation have to be
considered at this stage as per credit RE-R1. It is also
necessary to specify glazing correctly to ensure optimal
trade-off between light ingress and solar transmission.
This design should be done bearing in mind credit LBi-R1,
which requires that all spaces must be ventilated according
to the requirements of the ASHRAE 62.1 2007, or local
code, whichever is more stringent. The consideration of
ventilation strategy is an important factor for both RE-R1
and LBi-R1 credits as they are both affected by natural and
mechanical ventilation system performance.
As in previous steps, materials forbidden by credit SM-R1
(asbestos and chromated copper arsenate treated wood)
should not be specified for indoor spaces. All decisions
affecting the design of the building indoor spaces must be
part of the Integrated Development Strategy.
33
4.1 Ventilation strategy

An observational survey of the building site and its
immediate surroundings shall be conducted to determine
site air quality conditions and local contaminants from
the surrounding environment. The outdoor air quality
investigation shall be documented and reviewed with
building owners or their representative.
All exhausts shall discharge outside the defined public
realm or as defined by local code, whichever is more
stringent in order to maintain air quality. Discharging above
a public realm space can be achieved if vertical separation
is provided, which typically would be a minimum of one
storey above the public realm space.

Example 4.1
Vent chimneys from combustion

appliances and equipment
Cooling tower exhaust

Cooling tower intake
min. 5m
min. 5m
min. 7.5m
Minimum fresh air rates to ensure good air quality (for

breathing and removing air contaminants) shall comply
with the minimum thresholds set out in ASHRAE 62.1:2007
using the ventilation rate procedure or local code, whichever
is more stringent.
Car park exhaust
The shortest distances between outdoor air intakes

(including doors and windows required as part of a
natural ventilation system) and any exhausts or discharge
points should comply with ASHRAE 62.1.2007 or local
code whichever is more stringent. This will avoid cross
contamination and provide good air quality.
Refer to example 4.1 Ventilation Strategy for a graphical
representation of a typical building with associated
minimum air intake seperation distances.
min. 5m
Garage entry
min. 5m
min. 5m
min. 7.5m
Automobile loading area
Thorough fare with high

traffic volume
Public realm
Garbage storage +
pick-up area
34
4.2 Smoking Control
Related Credits: LBi-R2: Smoking Control
Smoking within a building is only permitted

for occupants within residential units, or
apartments. No smoking is permitted within any
and all common areas of the building including car
parks.
To comply with the requirements, each residential unit
must be sealed with impermeable deck to deck partitions
along the whole perimeter of the unit (walls) and vertically
between units (ceilings and floors). All penetrations within
these walls, including those for wiring, pipework, ductwork,
switches, electrical outlets, recessed fixtures and risers
must be fully and appropriately sealed. Examples of sealing
processes include caulking or spray foam application. Whilst
the designer should identify suitable materials for sealing
gaps, contractors must ensure that the sealing of gaps is
carried out adequately.
All doors leading from a residential unit to a common area,
such as a corridor, or between residential units must be
weather-stripped. To achieve effective weather-stripping,
the architect must design and the contractor must ensure
that gaps around doors are not so large that weather
stripping cannot provide an adequate seal.
35
4.3 Internal waste and recycling storage

Waste and recyclables generated by activities undertaken
in a building is known as operational waste. The amount of
this material generated depends on the building use, (e.g.
office, residential) and should be managed proficiently. This
can be achieved by following the Reduce, Reuse, Recycle
principle to minimise economic costs and environmental
impacts.
A building-level management strategy for waste and
recyclables should be created by the design team and
implemented by the facilities management team to achieve
the minimum requirements of the Pearl Building Rating
System. The strategy must:
1
2
3
4
Estimate the quantities anticipated using the building

waste calculator tool available from the Estidama web
site.
Review the existing and planned materials collection
and treatment infrastructure for the building location by
contacting, the Centre of Waste Management (www.
cwm.ae)
Document the intended waste collection company or
companies and the recycling or disposal facilities
Provide enough space to segregate waste into:
Green container for recyclable plastics, glass and
metals;
Blue container for recyclable paper and cardboard;
Black container for non recyclable and non
compostable waste; and
An optional container may be provided for
compostable organic waste (if there is suitable
treatment available)
5
6
Describe the logistics of materials movement within

the building to ensure the residents maximum carrying
distance is less than 30 m and is optimised for every
building user.
Example 4.3: Depictions of storage room

connection
Describe how waste and recyclables will be collected

by external collection vehicles for transportation to
adequate treatment or disposal facilities.
Waste and recyclables generated in the building should be

stored on each building floor before being taken to a central
storage facility for the whole building. From there it will
be collected for transport to the appropriate treatment or
disposal facility.
The floor transfer rooms should be clearly indicated, well
ventilated, easy to clean and located near service lifts
or waste chutes, in common areas of the buildings but
separated from them. Each room should be sized according
to:
1
2
3
Expected generation on each floor. This can be worked

out by apportioning the total building waste and
recyclables generation to each floor area.
Waste and recyclables storage area (externalconnection)
Container type. Typically these have capacities of 120

to 240 litres;
Collection frequency to the central storage room. This
will be defined by the buildings facilities manager and
it is typically daily or even more often.
Related Credits
Waste and recyclables storage area (internal connection)
Where the above recycling measures meet the

mandatory requirements for landfill and incineration
diversion, the remainder residual waste can be
allocated to landfill and incineration.
36
5.0 Design building systems

The lighting, shading and ventilation strategies established early in the design process will reduce
the requirements for building systems. Careful detailing of systems to provide cool, comfortable and
efficient performing indoor spaces can further reduce the buildings environmental impact.
Approach
Materials and Waste
For credit LBi-R1, the building must comply with ventilation

requirements set out in ASHRAE Standard 62.1-2007, or
local code, whichever is more stringent.
SM-R3 requires waste generated in the building to be

stored on each building floor before being taken to a central
waste storage for the whole building from where it will be
collected to the appropriate treatment or disposal facility.
Credit IDP-R1 requires decisions regarding the design of
MEP and waste to be agreed on in integrated development
workshops.
Energy
The design of the building HVAC and lighting systems is
driven by the requirements outlined in ASHRAE Standard
90.1- 2007. Compliance with RE-R1 is achieved by a 12%
improvement in Proposed Design Energy Performance when
compared with the Baseline Design Energy Performance.
This improvement is demonstrated through dynamic
simulation modelling to simulate energy performance
as outlined by the Performance Rating Methodology in
Appendix G of ASHRAE 90.1-2007.
Credit RE-R2 requires energy submetering, whereby
installed meters are to be clearly labeled and provided
in easily accessible locations. They must measure,
as a minimum, 90% of the estimated annual energy
consumptions of each fuel type (electricity, gas, etc)
for all energy end use categories, in both Landlord and
Tenant areas. Metering is also required for all onsite energy
generating systems and large plant items.
Water
Efficient water fixtures and metering are covered by credits
PW-R1 and PW-R2. Estidama requires specific flows rates
for water fixtures, fittings, and appliances. As with energy
meters, water meters must be easily accessible and clearly
labeled, to sub-meter the buildings external water use.
These must have a pulsed output and be capable of remote
monitoring.
Credit RE-R3 specifies that only refrigerants and fire

suppression systems with an ozone depletion potential
(ODP) of zero can be used for any purpose onsite.
useful resources

ASHRAE Handbook of Fundamentals 2009.
ASHRAE Standard 62.1-2007 Ventilation for Acceptable Indoor Air

Quality/ASHRAE/IESNA 90.1 2007: Energy Standard for Buildings
Except Low- Rise Residential Buildings.
UNIFORM PLUMBING CODE of Abu Dhabi Emirate 2009,

Environment Agency Abu Dhabi.
Related Credits

PW-R2: Water Monitoring
RE-R3: Ozone Impacts of Refrigerants & Fire Suppression Systems
SM-R3: Basic operational waste management strategy
37
5.1 Energy system

Air conditioning and mechanical ventilation
Although the cooling requirements of a building will be
reduced by minimizing heat gain through windows and
other external surfaces, energy must also be used to
condition spaces in Abu Dhabis climate. Efficient system
performance is therefore a critical factor in achieving
reductions in energy usage.
For most buildings the performance of the air-conditioning
system is based upon:

The efficiency of energy conversion from electricity

to cooling, typically provided by localized units, central
chillers or district cooling
The effectiveness of the fans providing air to the

spaces, both fresh and recirculated air
The selection of appropriate sensors and controls for

various system elements in different zones
The response of the system to variation in thermal

loads and occupant requirements
The inclusion of energy recovery, performance

modulation and other efficiency measures.

In addition to reducing the energy consumed by lighting

systems, good use of controls and sensors can increase
energy savings and reduce the cooling load required.
Examples of lighting controls include:
Occupancy sensors
Daylight sensors
Dimmable controls
Programmable time controls
External lighting is also restricted on the basis of power
use, either per unit area or per linear meter as defined by
Standard 90.1-2007 for various functions. Furthermore
external lighting should be controlled to ensure that it is not
operational during daylight hours, which will reduce energy
wastage.
Renewables
The use of onsite renewable energy sources to contribute
towards the building load is encouraged. Renewable
technologies should be designed to integrate with proposed
building design, HVAC systems and lighting.
There are requirements for all aspects of system

performance outlined by ASHRAE Standard 90.1-2007.
However in order to achieve the target performance
required by credit RE-R1 it will be necessary to demonstrate
improvement beyond the levels defined in Standard 90.12007.
Lighting
Good lighting design can reduce energy usage internally and
externally. Internal lighting energy is restricted on a basis of
power used per unit area. Power allowance is based on the
building type or the space type classification as outlined in
Standard 90.1-2007. Example performance for the building
type classification is shown in table 5.1.
38
Table 5.1
5.2 Energy metering

Metering facilities should be provide to allow the energy
performance of the building to be recorded. This monitoring
will provide an understanding of the use in energy
within the building as well as providing scope for future
improvements. RE-R2: Energy Monitoring & Reporting has
the following requirements:
1
2
3
4
5
Related Credits: RE-R2: Energy Monitoring & Reporting
Table 5.2a
All meters provided are to be clearly labeled and easily

accessible
90% of estimated annual energy consumption of
each fuel type to be monitored. For office, retail and
multi-residential buildings, the equipment and systems
described in Table 5.2a should be submetered
Separate meters to be provided for plant exceeding the
loads shown in Table 5.2b
Written commitment from building owner to supply all
energy monitoring data if requested by Estidama
Capability to provide hourly, daily, weekly, monthly
and annual energy consumption for each end-use and
compare consumption for the different time frames
Landlord and Tenant areas to be separately metered as well

as any on site energy generating systems. All metering
requirements are to be documented within the tenant
guidelines as part of IDP-R2 Tenant Fit-Out Design &
Construction Guide.
Table 5.2b
For Tenant spaces, the following metering categories are to

be followed:
Non-Residential: tenant area metering requirements for
office;
Residential (spaces used primarily for living and/or
sleeping): tenant area metering requirements for multiresidential.
Schools are assumed to be solely landlord controlled and
therefore there are no additional requirements for tenant
areas.
Guidance
GIL 65: Metering Energy Use in New Non-Domestic Buildings
CIBSE TM39 2009: Building Energy Metering
39
5.3 Refrigerant
Related Credits: RE-R3: Ozone Impacts of Refrigerants & Fire
Refrigerant
Many of the refrigerants currently used in air conditioning
systems cause damage to the ozone layer. The ozone layer
protects the earths surface from damaging radiation. This
environmental impact can be reduced by the appropriate
selection of refrigerants and fire suppression systems with
a zero ozone depletion potential (ODP).
RE-R3 requires that refrigerants and gaseous fire
suppression systems installed within the plot have a zero
ozone depletion potential.
This would require avoiding refrigerants such as HCFC-22,
which even though will not be banned until 2015 within the
UAE, it is required that it is not used due to it still having an
ODP. Refrigerants with an ODP of zero are required such as
HFC-134a.
Table 5.3
40
5.4 Water fixtures

Optimize interior water consumption
Interior water consumption within a building is attributed
to fixtures and appliances such as taps, toilets, washing
machines etc. Large water savings can be made by using
low flow fixtures and high efficiency appliances.
PW-R1 sets a minimum standard for fixture flow rates and
appliance efficiencies. These flow rates are as follows:
Table 5.4
Fixture/Appliance
Unit
Rate
Kitchen Taps
liters/minute
6.0
Bathroom Washbasin
Taps
liters/minute
6.0
Toilets Dual Flush
liters/flush
6.0/4.0
Bidets
liters/minute
6.0
Shower Head
liters/minute
9.5
Ablution Fixtures
liters/minute
6.0
liters/place setting
1.3
liters/kg of dry
load
8.5
Dishwashers
Washing Machines
Related Credits: PW-R1: Minimum Interior Water Use Reduction
To comply with PW-R1, a project must demonstrate that

the proposed buildings interior potable water consumption
is less than or equal to the baseline building interior potable
water consumption based on the flow rates detailed within
the adjacent table. This must be demonstrated by utilizing
the PBRS Water Calculator v1.1 available from www.
estidama.org.
The calculator allows the project to trade between flow
rates so that the efficiency of certain fixtures/appliances
may be relaxed only if others are improved. This ensures
that the overall proposed building interior potable water
consumption is less than or equal to the baseline.
The next few pages contain snapshots of the PBRS Water
Calculator v1.1. This will help the design team select
appropriate fixtures and demonstrate compliance with the
Estidama requirements.
41
Example 5.4: Building water calculator output
Fill in external water usage
Fill in internal water usage.
Fill in detailed
information on the
different building
uses such as office,
residential, etc.
Fill in detailed information on the water fixture uses in

the building and compare them with the baseline
Step 5
is the same as step 4 but with non-residential and

residential building types not included by default in the calculator
42
Fill in detailed information on the building plot irrigation,

water features, etc. and compare them with the baseline
Fill in detailed information on heat rejection equipment
Fill in information on the summed total of all

external water features and swimming pools
Summary of the different elements of the water balance
43
Summary of compliance with required credits

and number of points awarded in optional credits
Summary of water demand for different building uses
Graphical summary of water balance. Ideally building

waste water should balance with exterior demands.
Numerical summary of water demand

for different building uses
Graphical summary of water demand

for different building uses
44
5.5 Water metering

Water metering
Related Credits: PW-R2: Water Monitoring
Example 5.5: Diagram of water monitoring
PW-R2 requires easily accessible and clearly labelled water

meters to be provided and capable of monitoring all exterior
water consumption. The following must be seperately submetered where present:
Irrigation Systems
Heat Rejection
Swimming Pools
Water Features
The meters are also required to have data logging capability
and be connected to a central monitoring system so that
the exterior water consumption may be recorded. This, and
a better understanding of both interior and exterior water
use will help determine areas of high water consumption,
identify leaks quickly, and pursue opportunities to save
water.
45
5.6 Legionella
Related Credits: LBi-R3: Legionella Prevention
Legionnaires disease is a potentially fatal form of

pneumonia which principally affects those who are
susceptible due to age, illness, immunosuppression,
smoking etc.
HSE Approved Code of Practice (ACoP) L8: Legionnaires
Disease The Control of Legionella Bacteria in Water
Systems applies to plant and water systems which may
present a particular risk potential by releasing a spray or
aerosol during operation or when being maintained.
Relevant water based systems include but are not limited
to:
Water systems incorporating a cooling tower or an
evaporative condenser.
Hot and cold water systems.
Other plant and systems containing water which is likely
to exceed 20C and which may release a spray or aerosol
during operation OR during maintenance.
Humidifiers.
Air washers.
Spa baths and Pools.
Car / bus washes.
Wet scrubbers.
Fountains and Water features (Indoor and Outdoor).
Sprinkler and hose reel systems.
Roles and responsibilities

The design engineers should support the Client in
developing guidance including design and operational intent.
HSE ACoP L8 requires the owner to appoint an operations
manager who should ensure that all responsibilities are
clearly defined and formally allocated. The owner is also
responsible to ensure that control procedures are carried
out to the standard required to prevent the growth of
legionella bacteria.
46
Legionella Management Plan

At all stages adequate measures should be implemented
to minimise the risk of contamination. A Legionella
Management Plan must be developed at the outset of the
project and should address the following:
1. Identify and assess the risk in the design and operation of
the building to assess the level of risk associated with water
systems. If the risks are insignificant, no further action
needs be taken, other than periodical reassessment in case
anything changes in the system.
2. Manage the risk: management responsibilities, training
and competence. If a risk is identified, proper controls
must be introduced and documented within the Legionella
Management Plan. Risks can be controlled by careful
planning, management policy, competent staff and
adherence to proper control strategies.
3. Prevent or control the risk from exposure to legionella
bacteria. Consideration should be given to:

Ensure that the release of water spray is properly

controlled.

Keep the system and the water in it clean.

Avoid conditions that favour the growth of

legionella and other micro-organisms, water

stagnation and materials encouraging growth.

Treat water to either kill legionella (and other

micro-organisms), limit their ability to grow or

biocidal treatment if applicable

Continually monitor all water where sources of

legionella could occur.

Easy access for inspection, draining, dismantling

and cleaning to all systems.
4. Record keeping of maintenance and documentation.
Records need to be kept of the scheme and who is
responsible for managing that scheme, these should also be
kept with the results of the routine monitoring.
5.Ensure that information from manufacturers, importers,
suppliers and installers provide guidance and include risks to
users.
47
48
Estidama design submission at building permit application

IDP-R1: Integrated Development Strategy
Team structure listing team members and their roles
Narrative summarizing initial vision, objectives and targets set jointly by the project team
Process chart for the IDP developed at project inception, listing design milestones and planned workshops
Methodology for ensuring appropriate stakeholders are involved, including construction team, commissioning agent, potential tenants, building operators and relevant
regulatory authorities and permit agencies
Meeting minutes, action items and team member responsibilities from key workshops held as part of the IDP
Implementation strategy for achieving transition between project stages and project packages
IDP-R3: Basic Commissioning

CV of Commissioning Agent
Contract with the Commissioning Agent
Commissioning Plan clearly indicating commissioning requirements for the project, including: Owners Project Requirements and Basis of Design narrative
NS-R1 Natural Systems Assessment

Natural Systems Assessment Report including: Narrative, Maps, Site photographs that must clearly identify the extent of different habitats and/or other significant natural
system features
Review of the site against Environmental Policy Statements included in Plan 2030
CV of appointed suitably qualified environmental professional
49

NS-R2 Natural Systems Protection
Supporting calculations, summarizing total site area, protection area and/or mitigation area/compensation area in hectares
Construction strategy to protect sensitive habitats and protected species from construction impacts
Details of the appointed suitably qualified ecological consultants professional status, if different to the consultant details provided in NS-R1
Strategy 1: Protection Strategy Report which identifies the potential risks to the Natural Systems assets from development and inform setback requirements, including:
Narrative and maps which detail the boundaries of the assets
Extent of habitats and species to be protected
Limits of development, buffer areas and setbacks (Works areas must be clearly identified on an aerial photograph of existing conditions)
Any features of ecological value to be lost
Strategy 2: Mitigation Strategy Report which details the reasons for requiring mitigation for loss of habitat and includes:
Narrative and maps of the area of natural system assets to remain protected
The area and value of habitat to be lost to development
The area allocated for re-establishment
Limits of development, buffer areas and setbacks (Works areas must be clearly identified on an aerial photograph of existing conditions)
A strategy for habitat re-establishment, including source of plant stock and establishment of soil base
Five year strategy for on-going management and monitoring following completion of construction, including confirmation of management organization
Strategy 3: Compensation Strategy Report which details the reasons for requiring compensation for loss of habitat and includes:
Narrative and maps of the area of natural system asset to remain protected;
The area and value of habitat to be lost to development;
Limits of development, buffer areas and setbacks (Works areas must be clearly identified on an aerial photograph of existing conditions);
Details on the compensation area allocated for re-establishment, including site location and confirmation of approval to establish habitat;
50

Strategy for habitat re-establishment, including source of plant stock and establishment of soil base; and
Five year strategy for on-going management and monitoring following completion of construction, including confirmation of management organization.
NS-R3 Natural Systems Design and Management Strategy

Natural Systems Design and Management Strategy that includes:
Plans and drawings illustrating layout and design of landscaped and habitat areas
Details of soft and hard landscaped areas
Details and justification of plant selection (ensuring that only native and adaptive drought and saline tolerant species are specified for habitat areas)
Details of soil strategy for testing, protection, enhancement and maintenance
Irrigation strategy
Details of landscape maintenance procedures including fertilizer, herbicide and pesticide application
Details of specific establishment, maintenance and protection requirements for sensitive areas
Details of monitoring requirements
Details of the appointed suitably qualified environmental consultants professional status, if different to the consultant details provided in NS-R1
LBo-R1 Plan 2030

A letter from the UPC confirming that the proposed development is:
Located within an established Urban Growth Boundary
Did not require significant variance or special relief from Plan 2030, Development Code and/or Area Plan for approval
LBo-R2 Urban Systems Assessment

CV of the appointed suitably qualified professional
51

Urban Systems Assessment report including:
Urban System Assessment report including narrative, maps and site photographs that must clearly identify the existing site conditions
LBo-R3 Outdoor Thermal Comfort Strategy

Plan and tabulated results showing achievement of % of shading of applicable spaces at 1:00pm clock time on the Equinox and Summer Solstice
Extracts from specifications relating to the SRI of all cover elements
Outdoor Thermal Comfort Strategy report highlighting all measures contributing to improving the buildings exterior microclimate including:
Narrative and drawings of the public realm spaces and priority shade areas
LBi-R1 Healthy Ventilation Delivery

Documentation of an observational study of local air quality including photographs of surrounding sources of pollutant emissions
Mechanical system drawings marked-up to clearly show distances between air intake points and exhaust air or other discharge points and the distances from the air
exhaust points to any defined public realm areas
Narrative describing how the mechanical design system meets the Credit Requirements, including description of mechanical ventilation system
Spreadsheet calculations of fresh air ventilation rates based on the ventilation rate procedure for all zones
LBi-R2 Smoking Control

Written commitment from the building owner/developer that there will be a no smoking policy operated within the building (or common areas for residential buildings or
additionally for school grounds) by inclusion in Contracts of Sale and Lease/Rent Agreements that smoking will be banned by future owners and tenants
Extracts from specifications and/or drawings indicating the locations of posted signage stating that the entire building is a no smoking environment and detailing the
negative health impacts of smoking installed in all dedicated external smoking areas
Drawings indicating the location of dedicated outside smoking areas and facilities for collecting ash and cigarette ends which clearly indicate their distance from
entrances, operable windows and air intakes
For residential units, provide specifications for weather-stripping of doors and drawings that highlight impermeable deck to deck partitioning
52

LBi-R3 Legionella Prevention
Narrative and drawings of the air conditioning systems regardless of whether water-based cooling towers are present or not. The Narrative must explain the approach to
Legionella Management, or confirm no water-based systems are present
Narrative and drawings of the projects other water-based systems
Legionella Management Plan for the treatment of Legionella in the projects water-based systems
PW-R1 Minimum Interior Water Use Reduction

Building Water Calculator confirming that the buildings predicted interior potable water consumption will be no greater than the baseline building interior potable water
consumption using efficiency measures only
Brief narrative describing all proposed water conservation strategies
Extracts from specifications for all proposed fixtures and fittings indicating flow rates and flow regulation systems
PW-R2 Exterior Water Monitoring

Brief narrative describing how the requirements of the credit will be achieved
Extracts from specifications and MEP drawings clearly indicating the type, extent and locations of all metering, and central monitoring system
List of all exterior uses and corresponding metering equipment
RE-R1 Minimum Energy Performance

Energy Model Template summarizing the dynamic energy simulation, confirming that the minimum requirements of this credit will be achieved
RE-R2 Energy Monitoring

Brief narrative describing how the requirements of the credit will be achieved
Energy system schematics illustrating the proposed metering strategy confirming that the required level of metering will be achieved
Extracts from specifications and MEP layout design drawings clearly indicating the type, extent and locations of all metering, and the central monitoring system
53

RE-R3 Ozone Impacts of Refrigerants & Fire Suppression Systems:
Brief narrative describing how the project meets the credit requirements
Specification extracts for all proposed refrigerants and gaseous fire suppression systems confirming ODP of each refrigerant and gas is zero
SM-R1 Hazardous Materials Elimination

Extracts from specifications indicating that no ACMs or CCA-treated timber are to be used in the project as per the Credit Requirements
Where portions of the project are reused from an existing building:
Results of a hazardous materials survey documenting the existence, if any, of ACMs in the building. It is recommended to follow internationally recognized standards
such as ASTM E 256-04 Comprehensive Building Asbestos Surveys or similar standards
Where ACMs were found, Asbestos removal and disposal plan
SM-R2 Basic Construction Waste Management

CDWMP conforming to the Credit Requirements
Schedule of items to be recycled/salvaged
SM-R3 Basic Operational Waste Management

Operational Waste Strategy that includes:
A narrative summarizing options researched and selected to meet the diversion targets. The strategy must address waste minimization, storage, collection, and
treatment and links to private or municipal and regional infrastructure and programs
Calculations documenting projected waste quantities for the development during operation on an annual basis. Waste benchmarks may be obtained from the Centre
of Waste Management, waste audits of similar buildings or literature research. References must be clearly listed
Drawing(s) indicating location of the storage/disposal facilities and vehicle access areas designed to ensure adequate space for maneuvering delivery and waste
removal vehicles
Waste transfer inventory outlining the intended receiver of waste. This should include information indicating that the carrier, recycling and disposal facilities are
licensed
54
6.0 Build building

Once all the design has been completed, the process of
constructing the building will start. This step covers the
construction process from the potential demolition of
existing structures to the completion of a new building.
During this process, it will be necessary to maintain
communication between the members of the design team,
contractors, and developers, to ensure that the building
is built to the correct design specifications. This will be
facilitated by the IDP process and the implementation
strategy agreed at the beginning of the design process.
Related Credits: SM-R2: Basic Construction Waste Management

useful resources:

Environment Agency of Abu Dhabi: Technical Guidance Document:

Development of Construction Environmental Management Plan
(CEMP) Onshore.
ISO 14000: 2004 Family of Standards on Environmental

management systems.
Cibse TM 31. Building log building toolkit.
Approach
Estidama credit SM-R2 requires that 30% of the demolition
and construction waste be salvaged or recycled by weight.
This means the contractor needs to prepare a construction
and demolition waste management plan before demolition
begins. This plan is to be supported by the Building Waste
Calculator that is available from the Estidama website.
During construction, documents will need to be collected
by a designated responsible person from the contractor
who will work with the PQP to confirm the target has been
achieved.
Similarly, compliance with credit RE-R1 requires that
good quality materials performing according to design
specifications are used and that good construction practices
are followed to ensure the fabric and system performance
levels modeled are actually achieved.
Credit SM-R1 requires guaranteeing that hazardous
materials do not make their way into the project. There can
be no asbestos or exposed wood treated with chromated
copper arsentate.
55
6.1 Construction waste management

Before starting any demolition or construction, it is
necessary to develop a construction and demolition (C&D)
waste management plan. This should incorporate:
1
2
3
4
Estimates of waste generation. The Building Waste

Calculator will help to estimate the type and amount
of waste expected for the project. This can be
downloaded from the Estidama website.
A destination for each waste type leaving the site. For
example, specify that aggregates will be transported
to the municipal C&D recycling facility, or that fit-out
leftovers will be disposed to landfill.
Identification of materials to be salvaged or recycled.
At least 30% of the estimated waste generation by
weight has to be salvaged or recycled.
A location for storing waste on-site during
construction. This should be conveniently located near
the area where construction materials are delivered
and has to be large enough to allow for separating at
least aggregates and other waste streams.
An example of the above is shown here. These elements

should be updated with information compiled during
construction.
Related Credits: SM-R2: Basic Construction Waste Management
Example 6.1a Schedule of items reclaimed/recycled

LANDFILLED C&D WASTE CALCULATION IN TONNES
Landfill material description
General waste March 2010
General waste April 2010
General waste May 2010
General waste June 2010
Pallets April 2010
Pallets May 2010
Pallets June 2010
Landfill hauler or location

Al Dhafra Landfill
Al Dhafra Landfill
Al Dhafra Landfill
Al Dhafra Landfill
Al Dhafra Landfill
Al Dhafra Landfill
Al Dhafra Landfill
Quantity of landfilled waste

15
31
70
65
10
5
15
DIVERTED C&D WASTE CALCULATION IN TONNES

Diverted/recycled material description
Diversion/recycling hauler or location
Concrete from demolition March 2010

Concrete from demolition April 2010
Metal March 2010
Metal April 2010
Metal May 2010
Metal June 2010
Municipal C&D plant

Municipal C&D plant
Local metal recycler
SALVAGED
Quantity of diverted /
recycled waste
150
200
4
3
1
1
C&D WASTE CALCULATION IN TONNES
Diverted/recycled material description
Diversion/recycling hauler or location
Spandrel panels from faade June 2010
Reused in new building
Quantity of diverted /
recycled waste
15
Construction and Demolition Waste:

585 tonnes
Total waste generated: 585 tonnes
36.1%
Total waste landfilled: 211 tonnes (36.1%)
Salvaged/
Recycled
Total waste diverted: 374 tonnes (63.9%)

63.9%
On-site waste segregation area
56
Landfilled
Example 6.1b: Building waste calculator

In step 1 enter project details and then follow these
instructions.
Enter operational waste

management procedures
Default capture rates can
be overridden if required
Enter details of
existing building
(if applicable)
Enter construction and demolition

waste management procedures.
Enter details of proposed

building. Use the Mixed
use option for buildings
with more than one use
Enter waste generation

details for the building
use. Default values can be
overridden if required
57
Summary of construction
and demolition as well as
operational waste estimates
and diversion from landfill
and incineration rates
Summary of compliance with

required credits in the Stewarding
Material Section of the Pearl
Building Rating System
Summary of operational waste

estimates in numerical format
Summary of construction and

demolition waste estimates in
numerical format
Summary of construction and
demolition waste estimates in
graphical format
Summary of operational waste

estimates in graphical format
58
7.0 Verify performance

Finishing construction is not quite the last step in an
Estidama project. Key to ensuring sustainability is to
verify the building will perform according to the design
specifications. The performance of the structure and
building systems should be evaluated, and occupants should
be informed how to operate and maintain the building for
best results.
Approach
Credit IDP-R3 requires a Competent Professional to verify
the building performs as designed to protect occupant health
and provide comfort and ongoing building efficiency. Credit
IDP-R2 requires all the Integrated Development Strategy
created as part of the IDP-R1credit is clearly communicated
using a tenant fit-out design and construction guide. This
tenant fit out guide provides essential technical information
such as design requirements, materials for the fit out
design and construction and submittal for Landlord approval
to ensure that compliance with the requirements will be
checked by the developer. The envelope and systems should
comply with the requirements of credit RE-R1.
Information collected from the energy and water submeters required by credits RE-R2 and PW-R2 credits can be
used to ensure optimum operation.
Although credit IDP-R3 is completed after construction,
it should be started earlier in the design process. Some
systems need to be tested before installation. Note that
the person who conducts the verification can be from a
company involved in the design process, but the individual
who verifies cannot be directly involved in the project for
any other purpose.
59
Related Credits: IDP-R2: Tenant Fit-Out Design & Construction guide

IDP-R3: Basic commissioning
7.1 Commissioning
The Basic Commissioning aims to ensure that the building
performs as designed to protect occupant health , provide
comfort and ongoing building efficiency. An independent
commissioning agent, reporting to the project owner, with
at least 2 years commissioning experience, should be
engaged as part of the project design team throughout the
design stages.
The commissioning process must cover, at a minimum, the
following systems:
Heating, ventilation, air conditioning, refrigeration
On-site energy generation (including co-generation)
Building Management System
Lighting and lighting controls
Domestic hot and cold water systems
On-site water treatment systems including swimming
pools (if applicable)
Automated control features such as blinds
Within the building log book the following sections would

be normally expected:
Related Credits: IDP-R3: Basic Commissioning
A commissioning plan should include the following

Commissioning program overview
List of systems and assemblies included in
commissioning process and activities
Commissioning team and responsibilities
Management , communication and reporting of
commissioning process
Overview of commissioning process activities through
the design including:
- Design and construction document review
- Basis of Design review
- Owners project requirements
- Submittals documentation and process
- Functional performance test development and
implementation
Annual review & updates to the log book

Purpose & responsibilities
Links to other key documents
Main contacts
Commissioning, handover & compliance
Overall building design
Summary of areas / occupancy
Summary of main MEP plant
Overview of controls / BEMs
Builder user information (requirement dependent on
building typology)
Metering, monitoring & targeting strategy
Building performance records
Summary of maintenance requirements
Major alterations
Results of in-use investigations (requirement dependent
on building typology)
Appendices - All relevant certificates / tests
(requirement dependent on building typology).
60
Construction
Documents
Detailed
Design
Contractor
Appointed
Construction
Design
Completion
Construction
Developer review commissioning plan inc:

- Owners project requirements; and
- Basis of design narrative
Review design and construction documentations and make
recommendations to the design team;
Review and approve the results of commissioned systems
Final commissioning report including:

- Owners project requirements;
- Project commissioning specifications;
- Verification of installation; and
- Operation and maintenance manual
Review and approve submittals from relevant subcontractors

during construction:
- Visually review the results of selected commissioned
systems; and
- Review final commissioning documents, including but not
limited to the operations and maintenance manual(s) and
staff training materials
Contractor
Design Team
Client
Appoint CX Agent
Occupancy
Must employ an independant commissioning contractor to

commission the installed systems indicated on the previous page
and commence the development of a Building Log Book (BLB)
61
7.2 Fit out design and construction guide

This guide provides essential technical information for the
fit out design and construction and submittal for Landlord
compliance.
Guidance
Estidama specifically requires the Integrated Development

Strategy developed in IDP-R1 to be clearly communicated.
This can be done using Estidama scorecard.
Related Credits
BCO Office Fit-Out Guide 2003 - http://www.bco.org.uk
For example if a specific lighting efficiency has been

assumed or low VOC paint has been previously targeted in
the PRS, the guide should enforce these requirements and
provide guidance to the tenants.
The Owner of the development has to demonstrate that
common areas will be fitted out appropriately and that
there are procedures to verify that the tenant has complied
with the Tenant Fit Out Guide. This guide can supplement
the Agreement for Lease and/or Lease.
The tenant fit out guide should include the following as a
minimum:
Design team information, company names, address

IDP planned
Project Vision including sustainability Vision and
Objectives
Landlord agreement Procedure
Local authorities procedures
Safety and Health Policy
Interface with Landlord services
Technical specifications including performance
requirements:

Mechanical services

Electrical Services

Public Health services

Structural information

Other specialists items, security,

Materials

Specific Estidama requirements
62
Estidama construction submission at Certificate of Completion

application
IDP-R1: Integrated Development Strategy
Narrative showing an updated process chart of the IDP highlighting changes from the design stage and listing successes and challenges during construction stage
Updated implementation strategy

Tenant Fit-Out Design and Construction Guide

List of all meetings attended by the Commissioning Agent through commissioning period and project handover, including dates
Final Commissioning Report, including:
Owners Project Requirements
Project commissioning specifications
Verification of installation
Operation & Maintenance Manual
NS-R2: Natural Systems Protection

Evidence that features of ecological value have been protected during construction; for example, a construction management plan and dated photographs of successfully
protected areas/features
Updated development map delineating the built limits of all proposed development and disturbance, setback zones, and buffer areas
Supporting calculations summarizing final total land area and protected areas
Confirmation of the appointment of a management and maintenance organization (with a contract running for at least 5 years), if management not to be undertaken by
the local municipality. The confirmation must contain details of individuals responsible and their duties in line with the strategy
63

application
NS-R3: Natural Systems Design and Management Strategy
Updated Natural Systems Design and Management Strategy including:
Reporting of any landscape/habitat design alterations or procedures
Report on any failures and rectification work undertaken
Confirmation of the appointment of a management and maintenance organization (with a contract running for at least 5 years), if management not to be undertaken by
the local municipality. The confirmation must contain details of individuals responsible and their duties in line with the strategy

Updated outdoor thermal comfort strategy including narrative supported by as-built drawings and photographs of the applicable shade areas, highlighting all measures
contributing to improving the exterior microclimate, including planned or existing features
Evidence that all purchased and installed covers have compliant outer surface SRIs

As-built mechanical system drawings marked-up to clearly show distances between air intake points and exhaust air or other discharge points and the distances from
the air exhaust points to any defined public realm areas
Narrative describing how the mechanical design system meets the Credit Requirements, including description of mechanical ventilation system
Commissioning results demonstrating compliance with minimum fresh air ventilation rate requirements

Updated written commitment (if relevant) from the building owner / developer that there is a no smoking policy operated within the building (or common areas for
residential buildings or additionally for school grounds) by inclusion in Contracts of Sale and Lease/Rent Agreements that smoking will continue to be banned by future
owners and tenants
Photos of posted no smoking and health impact signage and facilities for collecting ash and cigarette ends
As-built drawings indicating the location of dedicated outside smoking areas and facilities for collecting ash and cigarette ends which clearly indicate their distance from
entrances, operable windows and air intakes
64

application
Copy of training material for security staff
For residential units provide in addition to the above, purchase receipts of weather-stripping and the following photographic evidence:
Weather-stripping installation and impermeable deck to deck partitioning installation

Operations & Maintenance Manual (OMM)
Narrative and As-Built drawings of the air conditioning systems regardless of whether water-based cooling towers are present or not. The Narrative must explain the
approach to Legionella Management and how it integrates into the OMM, or confirm no water-based systems are present
Narrative and As-Built drawings of the projects other water-based systems. The Narrative must explain the approach to Legionella Management and how it integrates
into the OMM
Legionella Management Plan for the treatment of Legionella in the projects water-based systems
All Audit checklists associated with the Legionella Management Process including but not limited to plant installation and commissioning, testing, training and
competency and record keeping

Updated Building Water Calculator (if changed from design), confirming that the buildings predicted interior potable water consumption is no greater than the baseline
building interior potable water consumption using efficiency measures only Evidence that all purchased and installed covers have compliant outer surface SRIs
Brief narrative describing all installed water conservation strategies
Manufacturer information for all installed fixtures and fittings indicating flow rates and flow regulation systems
Manufacturer information for all installed appliances including information on their water use
Photographic evidence confirming installation of specified fixtures and appliances

application
Updated narrative describing how the requirements of the credit have been met
Manufacturers data and as-built drawings clearly indicating the type, extent and locations of all metering, and central monitoring system
Photographic evidence confirming installation of specified meters and central monitoring system
Written commitment from the building owner to submit all exterior water monitoring data to Estidama (if requested)

Updated Energy Model Template summarizing the dynamic energy simulation, confirming that the minimum requirements of this credit have been achieved
RE-R2: Energy Monitoring and Reporting

Updated brief narrative describing how the requirements of the credit have been achieved
Energy system schematics illustrating the metering strategy confirming that the required level of metering has been achieved
Manufacturers data and as-built MEP layout drawings clearly indicating the type, extent and locations of all metering, and the central monitoring system
Photographic evidence confirming installation of specified meters and central monitoring system
Written commitment from the owner to submit all energy monitoring data to Estidama (if requested)

Updated narrative describing how the project meets the credit requirements
Manufacturers information for all installed refrigerants and gaseous fire suppression systems confirming ODP of each refrigerant and gas is zero

Evidence of purchase indicating that no ACMs or CCA-treated timber were used in the project as per the Credit Requirements
66

application
Where portions of the project are reused from an existing building:
Where ACMs were found, evidence of disposal at a hazardous waste facility

Calculations, supported with detailed receipts, summarizing final results of the CDWMP plus schedule of the recycled/salvaged items

Updated calculations documenting projected waste quantities for the development during operation on an annual basis
As-built drawing(s) and photographs indicating location of the storage/disposal facilities and vehicle access areas designed to ensure adequate space for maneuvering
delivery and waste removal vehicles
Updated waste transfer inventory outlining the contracted receiver of waste. This should include information indicating that the carrier, recycling and disposal facilities
are licensed
Estidama site inspection

Check that a commissioning agent is appointed and that the commissioning tasks are being carried out in compliance with the commissioning plan
NS-R2: Natural Systems Protections

Confirm that features of ecological value have been preserved or protected.

Check th at residential properties have been adequately sealed and their appertures towards common areas weather-stripped.

Check that the legionella plan is in place and that tests have been carried out during commissioning.

Check that the flow rates of water fixtures match those of the installed fixtures.

Check that the required external water meters are installed and that they operate correctly.

Check that the manufacturers details of lighting, heating, cooling, heat rejection, pumps, fans, service water heating, and other plant equipment matches that of the
design specifications.

Confirm that the required energy sub-meters are installed and they operate correctly.

Confirm manufacturers data for all proposed refrigerant systems, showing ODP of each refrigerant is zero.
Estidama site inspection

Confirm that no ACMs or CCA-treated timber were used in the project

Check that the construction waste management strategy is implemented and that the waste is being trasported to the
specified treatment/disposal facility

Check that the operational waste management strategy is implemented and that the storage facilities are in place
69
70

62221 .

Abu Dhabi Urban Planning Council

P.O.Box 62221
Abu Dhabi, United Arab Emirates
Tel: +971 2 409 6000

Fax: +971 2 443 9443
www.estidama.org
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1 Pearl Building

Guide for consultants

The Pearl Rating System for Estidama is one of the

The aspirations of Estidama are incorporated into Plan

Estidama, which means sustainability in

estidama for buildings

The Pearl Rating System for Estidama aims to address

As of September, 2010, all new buildings in Abu Dhabi will

The Pearl Rating System is organized into seven categories

IPD-R1: Integrated Development Strategy

In addition to the 20 required credits, the Rating System

How to use this guide

P - Pearl Qualified Professional

1.0 Organise team + work

Related Credits: IDP-R1: Integrated Development Process

An IDP can be the foundation of a successful project team,

Defining a Sustainability Framework with a clear vision

Promoting System Thinking when developing strategies

1.1 Assemble integrated development team

Example 1.1b: Team structure

The IDP process should be coordinated by a member

The project team should consider several points as it

A Pearl Qualified Professional (PQP) is required to integrate

Each member of the team should become familiar

1.2 Establish initial vision + objectives + targets

Example 1.2 Narrative summarizing vision, objectives, targets (partial)

The office building will be a modern high-tech

Provide sensors and controls to reduce unnecessary

Establish objectives for achieving the vision. These

Establish specific and measurable targets for achieving

Reduce lighting loads per square meter 20%

Develop a vision for the building project. This should be

Architect: Strategic window placement and shading

Develop solutions for reaching the targets. Identifying

1.3 Plan & hold regular design workshops

Example 1.3a: Workshop documentation

Document the occurrence of meetings through

Example 1.3b: Process chart

1.4 Develop an implementation strategy

2.0 Understand site context

Management Strategy must be prepared to ensure the long

A thorough understanding of the sites natural and urban

The project team will then be able to move on to the next

improved outdoor thermal comfort;

Natural systems, such as existing habitat and topography,

Union for Conservation of Nature, IUCN,

Wild Flowering Plants of UAE, Environmental Research and Wildlife

Birds of Abu Dhabi - Checklist , Environmental Research and

Vascular Plants of Abu Dhabi Emirate, Gary Brown and Sabitha

Regulation and Supervision Bureau (RSB)

Abu Dhabi Water and Electricity Authority (ADWEA)

EnergyPlus Weather Data

Abu Dhabi Water and Electricity Company (ADWEC)

Abu Dhabi Distribution Company (ADDC)

Al Ain Distribution Company (AADC)

Terrestrial Environment of Abu Dhabi Emirate, Environment Agency

Abu Dhabi National Energy Company (TAQA)

Abu Dhabi Transmission and Dispatch Company (TRANSCO)

Handbook for Phase 1 Habitat Survey a technique for

2.1 Consider plan Abu Dhabi 2030

Related Credit: LBo-R1: Plan 2030

Plan Al Ain 2030

Plan Al Ain 2030 is the central planning document for Al Ain.