What's in a name?

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So far its presence has not been felt as much as that of LEED, but BRE is confident that its model is more tailored towards the particular conditions of the Gulf region and can be more easily adapted to take on local regulations than its US competitor.

EGBC is aiming to adopt the most suitable components of both LEED and BRE in order to develop its own system. Initially this will be for properties on Dubai World, but is then expected to extend to other Gulf countries.

Outside the Jebel Ali Freezone Association (JAFZA), Dubai Municipality is also trying to consolidate current information in order to develop its own standards. It is looking at LEED, BREEAM, and also Energy Star, an equivalent Australian version.

The Environment, Health and Safety board (EHS) is verifying that all JAFZA developments currently follow LEED up to A, the minimum ‘certified' category, until the EGBC redefines their guidelines.

Ever since the Dubai Ruler announced his initiative towards green building, many Dubai-based developers have actively sought to follow one green standard or the other, aggressively branding their developments as green.

Although this trend is generally commendable, it should primarily be seen as the hurried reaction of a young real estate market constantly in search of new marketing arguments to sell the abundant amount of new properties in Dubai.

Sheikh Mohammed's initiative validates Dubai's priority to sustainable development, as outlined in the Dubai Strategic Plan 2015. It puts Dubai in position of first city in the Middle East to adopt a green building strategy and paves the way for the introduction of new laws, standards and guidelines for sustainable building in the UAE as a whole.

Dubai's green agenda is certainly developing at a rapid pace. Yet for policies to be effective throughout the whole UAE and bring buildings up to the same high environmental standards, consolidation is needed.

Different routes are currently being taken by other Emirates, to guide their own green strategy, Abu Dhabi for example has hired Australian consulting firm Mott Mcdonald who developed the concept of Istiqama (‘sustainability') and have the pearl rating system.

The Emirate is proceeding building-by-building, however, as opposed to Dubai's more holistic approach.

Signs of regional consolidation are apparent though, with new regulations on the horizon signaling a more integrated approach. In October 2008 for example, a federal law was proposed to streamline water conservation in the UAE. This is expected to come into effect in 2009 but details cannot be revealed until it has been approved by the Justice Department.

Whichever system is eventually implemented in the UAE, it will have to carry a regional signature. LEED, BREEAM and other systems originated at a specific time and within specific geographical, demographic, and climate conditions.

It is therefore essential for the region to develop its own standard rather than adapt a US or British model. Dubai and the UAE, having been at the forefront of the green building trend in the GCC, can lead the way for the region.

But there may be more pressing needs. The UAE has the world's highest per capita consumption of energy, which is alarming when one considers the scarcity of resources in a desert environment.

In mature markets, notably in the West, essential legal regulations that limits energy waste have been in place for decades.

Their vital contribution to saving the environment may seem less attractive as a marketing tool, but the affect of these regulations in reducing energy consumption is empirically proven and long-accepted.

In most of Europe, for example, building owners are legally obliged to allocate heating and water costs based on the exact consumption of each party.

Not only is metering in each unit compulsory, but there are effective systems in place for an exact and fair allocation of all energy costs that arise in common and shared areas, leading to an empirically-proven reduction in energy costs of 15-20%.

A development in the right direction may be the adoption of Strata Law, or "Law No. (27) of 2007 Concerning the Ownership of Joint Properties (Condominiums) in the Emirate of Dubai".

This came into effect on April 1st 2008 and in effect, this law hands financial control from building developers to owners, who may then decide jointly upon the most cost-efficient way to manage and operate communal areas.

It remains to be seen whether the upcoming by-laws and regulations for the Strata Law will ensure that all energy costs are actually allocated based on consumption and according to a detailed code that rewards tenants who save energy, instead of lumping them together with those who do not.

If one thing is clear from the abundance of new rules and regulations, it is that the government recognises the importance of standards to ensure sustainable construction and therfore investment in Dubai.

However, when the media dust has settled, there remains an absence of solid laws specifying how developers will actually have to comply with this green vision.

Therefore, confusion still reigns, leaving the industry to ponder its preparation for the next step.

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