Tenant Fit-Out Manual
November 2016
Version 1.2
TENANT FIT-OUT MANUAL
Table of Contents
Section 1 - General Information ............................................................................................................................ 5
1.1
1.2
1.3
1.4
1.5
Introduction ...................................................................................................................................................................... 5
Fit-Out Design ................................................................................................................................................................... 5
Fit-Out Process .................................................................................................................................................................. 5
Fit-Out Works .................................................................................................................................................................... 5
Fit-Out Forms .................................................................................................................................................................... 5
Section 2 - Glossary of Terms ............................................................................................................................... 6
Section 3 - Building Technical Information............................................................................................................ 7
3.1
3.2
3.3
3.4
3.5
3.6
Fire Protection/Alarm System........................................................................................................................................... 7
Electrical ............................................................................................................................................................................ 7
Air Conditioning ................................................................................................................................................................ 7
Elevators ............................................................................................................................................................................ 9
Water and Sewage ............................................................................................................................................................ 9
Information and Communications Technologies (ICT) ..................................................................................................... 9
4.1
4.2
4.3
4.4
4.5
4.6
4.7
Lease Agreement ............................................................................................................................................................ 10
Handover of Leased Premises ......................................................................................................................................... 10
Approved Contractors ..................................................................................................................................................... 10
Fit-Out Deposit ................................................................................................................................................................ 10
Fit-out Approvals Fee & Penalties .................................................................................................................................. 11
Insurance ......................................................................................................................................................................... 11
Disputes ........................................................................................................................................................................... 11
Section 4 - Pre Fit-Out Requirements ................................................................................................................. 10
Section 5 - Fit-Out Process ................................................................................................................................. 12
5.1
Provision of “As Built” Plans ........................................................................................................................................... 12
5.2
Tenant’s Fit-Out submission Drawings ........................................................................................................................... 12
5.3
Appointment of Fit-Out Contractors .............................................................................................................................. 12
5.4
Contractor’s HSE Plan and Work Permit Request .......................................................................................................... 12
5.5
Commencement of Fit-Out Works .................................................................................................................................. 13
5.6
Completion of Fit-Out Works .......................................................................................................................................... 13
Testing and Commissioning ...................................................................................................................................................... 13
Final Inspection......................................................................................................................................................................... 13
5.7
Notification of Work Completion.................................................................................................................................... 14
Section 6 - Design Criteria and Design Restrictions ............................................................................................. 15
6.1
Architectural.................................................................................................................................................................... 15
Floor Finish ............................................................................................................................................................................... 15
Columns and Fire Hydrants ....................................................................................................................................................... 16
Wet Areas ................................................................................................................................................................................. 16
Common Areas ......................................................................................................................................................................... 16
Signage ..................................................................................................................................................................................... 16
Additional Requirements .......................................................................................................................................................... 17
6.2
Retail Tenancies .............................................................................................................................................................. 18
Storefront Closure..................................................................................................................................................................... 18
Façade and Structure................................................................................................................................................................ 18
6.3
Mechanical and Electrical ............................................................................................................................................... 18
Electrical ................................................................................................................................................................................... 18
Air-conditioning ........................................................................................................................................................................ 19
Other Air-conditioning requirements / material recommendations: ................................................................................................ 19
Plumbing and Drainage ............................................................................................................................................................ 20
6.4
Fire Alarm / Firefighting Systems .................................................................................................................................... 20
6.5
Information and Communications Technologies (ICT) ................................................................................................... 21
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Section 7 - Design Plans and Specifications ......................................................................................................... 22
7.1
7.2
7.3
7.4
7.5
7.6
7.7
7.8
7.9
7.10
7.11
General ............................................................................................................................................................................ 22
Floor Plans ....................................................................................................................................................................... 22
Ceiling Plans .................................................................................................................................................................... 22
VAC Layout Plans............................................................................................................................................................. 23
Electrical Layout Plans..................................................................................................................................................... 23
Mechanical Plans............................................................................................................................................................. 23
Fire Services Plans ........................................................................................................................................................... 23
Security System Plans ..................................................................................................................................................... 24
Card Access Control Plans ............................................................................................................................................... 24
Other Services Plans........................................................................................................................................................ 24
Changes to Approved Plans ............................................................................................................................................ 24
Section 8 - Fit-Out Rules ..................................................................................................................................... 25
8.1
General ............................................................................................................................................................................ 25
Standards of Workmanship ...................................................................................................................................................... 25
Co-ordination of Works ............................................................................................................................................................ 25
Overtime ................................................................................................................................................................................... 25
Smoking .................................................................................................................................................................................... 25
Cooking etc. .............................................................................................................................................................................. 25
Behavior on Site ........................................................................................................................................................................ 25
8.2
Access .............................................................................................................................................................................. 25
Site Access ................................................................................................................................................................................ 25
Plant Room and Roof Access..................................................................................................................................................... 26
8.3
Use of Elevators .............................................................................................................................................................. 26
Service Elevator ........................................................................................................................................................................ 26
8.4
Noisy or Disruptive Works .............................................................................................................................................. 26
8.5
Heavy Equipment ............................................................................................................................................................ 26
8.6
Protection during Fit-Out Works .................................................................................................................................... 27
8.7
Disposal of Debris............................................................................................................................................................ 27
8.8
General Cleaning Requirements ..................................................................................................................................... 27
8.9
Cleaning of Air Conditioning Units and Replacement of Filters ..................................................................................... 27
8.10
Toilet Facilities ................................................................................................................................................................ 28
8.11
Spray Painting ................................................................................................................................................................. 28
8.12
VAC, Electricity and Lighting ........................................................................................................................................... 28
Electricity Supply....................................................................................................................................................................... 28
Trunking ................................................................................................................................................................................... 28
Lighting..................................................................................................................................................................................... 28
8.13
Deliveries and Loading Bay ............................................................................................................................................. 29
8.14
Obstruction of Services ................................................................................................................................................... 29
8.15
Partitioning to External Windows ................................................................................................................................... 29
8.16
Penetration of Floor Slabs etc......................................................................................................................................... 29
8.17
Shutdown of Building Systems........................................................................................................................................ 29
8.18
Emergency Procedures and Contact Points .................................................................................................................... 29
8.19
Emergency and Fire Protection Services ........................................................................................................................ 30
8.20
Removal of Redundant Equipment ................................................................................................................................. 30
8.21
Labelling .......................................................................................................................................................................... 30
8.22
Security ............................................................................................................................................................................ 30
8.23
Progress Inspections ....................................................................................................................................................... 30
Section 9 - Health, Safety and Environment (HSE)............................................................................................... 31
9.1
9.2
9.3
9.4
9.5
9.6
9.7
9.9
General ............................................................................................................................................................................ 31
Contractor’s HSE Plan ..................................................................................................................................................... 31
Safety Officer / Safety In-charge ..................................................................................................................................... 31
HSE Incidents ................................................................................................................................................................... 31
Visitors ............................................................................................................................................................................. 32
Fire Prevention ................................................................................................................................................................ 32
HSE Violations ................................................................................................................................................................. 32
Personal Protection Equipment ...................................................................................................................................... 32
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9.10
9.11
Hot Works ....................................................................................................................................................................... 33
HSE Permit to Work ........................................................................................................................................................ 33
Section 10 - Reinstatement ................................................................................................................................ 34
10.1
General ............................................................................................................................................................................ 34
10.2
Reinstatement Requirements ......................................................................................................................................... 34
Internal Partitioning ................................................................................................................................................................. 34
Main Entrance and Structure.................................................................................................................................................... 34
Ceiling Tiles And Grids .............................................................................................................................................................. 34
Floor ......................................................................................................................................................................................... 34
Light Boxes and Light Tubes ...................................................................................................................................................... 34
Fire Services System .................................................................................................................................................................. 34
Air Conditioning System............................................................................................................................................................ 35
Electrical and Voice/Data System ............................................................................................................................................. 35
Plumbing and Drainage ............................................................................................................................................................ 35
Debris Removal......................................................................................................................................................................... 35
10.3
Final Inspection ............................................................................................................................................................... 35
10.4
Return of Security Deposit .............................................................................................................................................. 35
APPENDIX A - FIT-OUT FORMS ...............................................................................................................................
APPENDIX B – JCI – FCU Controller Specifications ...................................................................................................
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Section 1 - General Information
1.1
Introduction
The purpose of this manual is to provide relevant information to guide and assist Tenants and their designers, architects and fitout contractors to ensure completion of fit-out works safely, and in compliance with all building standards which are applicable
locally.
Tenants will remain ultimately responsible for compliance with the provisions of this manual and are therefore advised to read
its contents carefully.
Tenants must ensure that a copy of this manual is provided to their architects, designers, engineers and contractors to ensure
that all design and fit-out works are undertaken in accordance with the provisions of this manual.
A Fit-Out Coordination team from DUBAI SOUTH will be introduced to tenants to or their representatives to assist in all phases
of the fit-out works by providing base building information, fit-out information and clarification on the provisions of this manual,
as necessary.
1.2
Fit-Out Design
Each fit-out design must comply with the design criteria, design restrictions and specifications set out in Section 6. Designs that
do not meet such requirements must be amended and re-submitted.
1.3
Fit-Out Process
Each fit-out project must follow the process described in Section 5.
Tenants will be required to submit a fit-out deposit as a bond to cover potential costs, damages and expenses that may be
incurred during the fit-out process. The fit-out deposit is covered in more detail in Section 4.4.
1.4
Fit-Out Works
Tenants are responsible for making all arrangements for the carrying out of all works required by their fit-out proposals using
approved contractors (see Section 4.3). All fit-out works must be undertaken in accordance with the provisions of this
manual and applicable law, rules and regulations. The fit-out works will be monitored periodically by DUBAI SOUTH to ensure
compliance.
At completion of the fit-out process the Tenant should apply to DUBAI SOUTH for approval of F002 - Notification of Work
Completion in order to commence business operations.
1.5
Fit-Out Forms
Throughout the fit-out process, Tenants or their contractors will be expected to provide certain information to DUBAI
SOUTH through the completion and submission of various fit-out forms. These forms are explained in the following sections
of this manual. A full list of forms appears at Appendix A.
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Section 2 - Glossary of Terms
AUTHORITY
Shall mean the Dubai World Central Corporation (DWCC) - Dubai South or any other entity
delegated by Dubai South.
SERVICE AUTHORITY
shall mean the following entities for the projects within Dubai South :
o
o
o
o
o
o
o
o
Water & Electrical - DEWA
Drainage – Dubai South
Fire & LPG - Dubai Civil Defense
Telecom – Etisalat/ Du
HVAC – Dubai South
Police and Security - Dubai Police
Health, Safety & Environment – Dubai South
Height and Flight navigations – Dubai International Airport representing DCAA
REGULATIONS
The rules and statutes listed in this publication and other regulations issued by the
“Authority” or any other rules issued in the future.
TENANT
A person or company who has rented office / retail space from Dubai South under a tenancy
contract.
CONSULTANT / DESIGNER
A locally registered consultant holding a valid consulting Engineers trade license from
DED and registered with Dubai South
CONTRACTOR
A locally registered contractor holding a valid contracting trade license from DED for the
type of works and classification therein and registered with Dubai South
FITOUT WORKS
All new works in a shell & core area or modifications to existing basic fit-outs at the premises,
which require modifications and additions to the existing building services & fixtures.
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Section 3 - Building Technical Information
The office park buildings have the following services pre-installed:
3.1
Fire Protection/Alarm System
The Fire Protection/Alarm System for the office park buildings includes the following features:
•
•
•
•
•
Fully automated sprinkler system
Fire hydrant/hose reel system
Intelligent optical smoke detectors
Water flow and tamper switches at each sprinkler zone
Manual alarm initiation through double action “pull stations” distributed throughout the building
Fire hose reels and landing valves are located in the core areas of the buildings and near exit staircases. The locations of
the fire hose reels allow for the full coverage of all floor areas.
Sprinkler piping stub-outs – 2 inches are provided within the core and shell area. Tenants are to extend the sprinkler piping system
within their leased premises (at the Tenant’s cost) as required to comply with local fire protection regulations of UAE Fire and Life
Safety Code of Practice and any other codes and standards that may apply from time to time. Refer section 6.4 for further
information on Fire alarm / Firefighting system requirements.
3.2
Electrical
The electrical system for the office park buildings includes the following:
•
•
•
•
•
Sub-main distribution board in the electrical room.
Loads up to 70 VA/ m² for office areas and 300 VA/ m² for retail areas.
Electricity supply system of 400/230 volts, 3 Phase, 50 Hz provided on each floor.
Emergency power supply system for lighting purposes only
Standby generators to supply backup power for life safety equipment (not back up power for the leased premises)
The leased premises have a separate LV normal power supply feeder (to disconnect switch) connected to its related
metering unit in the electrical room. Tenants are responsible for providing the electrical installations from the electrical room
distribution boards and installation of lighting and power within the leased premises.
Tenants must ensure that the design and installation of all electrical fittings and wiring is performed by a qualified electrical
contractor in compliance with the regulations for electrical installations issued by the Dubai Electricity and Water
Authority (DEWA) in addition to BS/IEC standards (where not in contradiction with the local codes of practice and regulations).
Possibility to increase the electrical supply capacity to meet the Tenant’s requirements is subject to spare load availability. If
an increase is required, Tenants must obtain a prior written approval from DUBAI SOUTH and fees for additional load
requirement may apply. A ll necessary work for increasing the electrical supply capacity will be carried out by qualified
electrical contractor at the Tenant’s expense.
3.3
Air Conditioning
Air conditioning systems are supplied by DUBAI SOUTH to suit an open plan layout. The air conditioning system is
designed for a cooling load of 22 m² / TR.
Chilled water for air conditioning will be provided from DLC’S Central Utility Complex (CUC-DLC) and will include chilled
water stub-out piping to the leased premises. The Tenant’s design plans will be reviewed and approved by DUBAI SOUTH
to ensure the design within the cooling load.
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Building Management System (BMS)
For a core and shell type fit-out where new FCUs and their controls are to be added, all the FCUs controller i.e. thermostats shall
be integrated with the building BMS system by the fit-out contractor. This is to match the building standards and allow DUBAI
SOUTH to monitor and control the comfort level and Energy usage in the buildings and to allow DUBAI SOUTH Facilities
maintenance to maintain the air-conditioning system properly in the long run.


The Office park FCU Thermostats need to be of Johnson Controls make. (Refer Appendix B for specifications)
The FCU Thermostats need to be wired to each other as a chain and terminated at the building BMS control center in
the ground floor along with the A/C installation works as per schematic shown below:

The programming for FCUs to communicate with BMS shall be done only by the existing BMS contractor for the building
who will check the capacity of the spare points in the BMS and advise if a controller is to be added to the system.
The cable type for the FCU Thermostat shall be of below type for proper BMS communication.

Bus & Cable Type
FC Bus:
stranded
twisted
cable.


22
AWG
3-Wire
shielded
Non-Plenum Applications
Part Number
O.D.
Anixter:
0.138 in.
CBL-22/3-FC-PVC
Non-Plenum Applications
Part Number
O.D.
Anixter:
0.140 in.
CBL-22/3-FC-PLN
Belden: B5501FE
Belden: B6501FE
Monitoring and control for the server room cooling systems also need to be connected to the building BMS apart from
any local controls required by tenant. It is advised to have proper integration of the air-conditioning controls with the
building BMS since DUBAI SOUTH Facility management technicians can provide proper maintenance and support for
the facility after it is completed and operational.
Only the existing BMS contractor shall be employed by the fit-out contractor at their cost who will be responsible for
supplying the JCI thermostats, wiring and other accessories for the job, including the integration of the controls to the
BMS.
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3.4
Elevators
Each building in the office park includes four (4) passenger elevators, each with a capacity of 1250kg. In addition, each
building includes one (1) service elevator servicing all floors with a capacity of 1250kg.
3.5
Water and Sewage
All leased premises are provided with a cold water supply line and sewage drainage. Tenants may be required to install
cold water meters at their own cost and expense as per DEWA requirements. Meters must be installed in accessible
locations. If Tenants require hot water, a water heating system must be included in the Tenant’s fit-out design documentation
and installed by the Tenant’s fit-out contractor at the Tenant’s cost.
3.6
Information and Communications Technologies (ICT)
A Consolidation Point (CP) is provided within the leased premises to provide a link between the Tenant’s network and the
Landlord’s permanently installed network cabling. The Tenant’s network, whether cabled or wireless, is the Tenant’s
responsibility.
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Section 4 - Pre Fit-Out Requirements
4.1
Lease Agreement
All tenancies are subject to the terms and conditions of the lease agreement between DUBAI SOUTH and Tenant. Possession of the
leased premises will not be granted until the lease agreement has been signed by both parties. Tenants are advised to determine
and settle their monthly utilities bills like electricity, air-conditioning and water of their leased premises with DUBAI SOUTH and
relevant Authorities. Furthermore tenant shall not be allowed to occupy the leased office space till “Notification of Work
Completion” is approved by DUBAI SOUTH.
4.2
Handover of Leased Premises
Unless otherwise agreed in the lease agreement, the Tenant will be informed by DUBAI SOUTH of the handover date for the
leased premises. The Tenant or its authorized representatives will be required to attend a handover meeting at the leased
premises, go through the Handing over checklist and certify that the leased premises and the Landlord’s fixtures and fittings have
been handed over to the Tenant in a good and leasable condition.
If any defects in the leased premises or any of the Landlord’s fixtures and fittings are identified these shall be reported on the
Handing over checklist and DUBAI SOUTH will promptly address these. Once the defects have been remedied the Tenant or its
authorized representatives must confirm the rectification work has been satisfactorily completed.
Once the Tenant has certified taking over the leased premises, the Tenant will become responsible for the upkeep, cleanliness,
and security of the leased premises.
4.3
Approved Contractors
All fit-out works (including alterations or addition to finishes and mechanical and electrical (MEP) services within or outside the
leased premises) must be carried out by registered contractors.
If the Tenant desires to use a contractor or contractors that are not registered, the Tenant must provide details of the proposed
contractor(s) by completing and submitting form F-017 – Consultant/Contractor Registration to DUBAI SOUTH for review and
approval. Tenants are reminded that contractors undertaking certain works will need to be registered and approved by other
governmental authorities in addition to DUBAI SOUTH. For example, contractors working on the fire protection/alarm system
must be approved by Dubai Civil Defense.
4.4
Fit-Out Deposit
Tenants are required to provide a fit-out deposit as a performance security to ensure complete compliance with the provisions
mentioned in this manual and to cover potential costs, damages to any equipment or areas which come under use during fit-out
works (including but not limited to service elevator, common areas, stair cases, parking areas, loading/unloading areas etc. and all
areas under fit-out Scope of works which are approved by the authority) and any other expenses that may be incurred during the
fit-out works process. In the event that DUBAI SOUTH has a claim against the Tenant (or the Tenant’s contractors) that exceeds
the amount of the fit-out deposit, DUBAI SOUTH may claim the excess from the Tenant as a debt.
The fit-out deposit shall be calculated as follows.
SIZE OF LEASED PREMISES
AMOUNT OF FIT-OUT DEPOSIT (AED)*
1,000 m² or less
50,000
1,001m² to 5,000m²
100,000
Over 5,000m²
150,000
* A knowledge fee of AED 10 applies to each transaction.
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The fit-out deposit must be paid upon appointment of the fit-out contractor (see Section 4.3) by a security deposit cheque undated and un-cashed.
Subject to any deductions claimed as above, the fit-out deposit will be refunded to the Tenant, promptly upon approval of the
F002 - Notification of Works Completion form.
4.5
Fit-out Approvals Fee & Penalties
The following fee structure applies to all fit-out jobs:
SUBMISSION NAME
FEE *
2
Fit-out HSEQ NOC (<= 1000 m )
2
AED 1,000
Fit-out HSEQ NOC (> 1000 m )
AED 10,000
Contractor Registration (New)
AED 2000
Contractor Registration (Renew)
AED 1000 (Annually)
Fit-out Work Permit
AED 15 / m or minimum AED 2500
HSE Violations
see Section 9.7
Online Application access
AED 250 for each project for 6 months of
access. Renewable by paying AED 250 fee.
2
* A knowledge fee of AED 10 applies to each transaction.
4.6
Insurance
Fit-Out Contractors
Fit-out contractor must procure and maintain CAR (Contractors' All Risks) and Public Liability Insurance with coverage of not less
than 125% of the cost of the fit-out works for any one incident and unlimited in aggregate for the duration of the fit-out works.
Tenants must ensure that their fit-out contractors also have in force and maintain for the duration of the fit-out works Workers’
Compensation insurance with coverage of not less than AED 500,000 per person to cover all employees involved in the fit-out
works.
Tenants must ensure that their fit-out contractors provide evidence that such insurance policies are in place to DUBAI SOUTH.
4.7
Disputes
All complaints and disputes concerning Fit-out works shall be referred to the Authority. Any financial disputes shall be referred to
Dubai courts.
Authority shall carryout HSE inspections periodically during and post construction. However tenant and his agent shall be held
responsible for any accidents and/or damages arising out of any lapses to their own property and/or adjoining property for any
consequential physical and / or financial damages and liabilities. All such incidents shall be reported to the authority.
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Section 5 - Fit-Out Process
5.1
Provision of “As Built” Plans
Tenants will be supplied with one set of drawings and specifications for the leased premises.
The copy is to enable the Tenant’s designers/architects to start work on the fit-out design. The drawings will include:
•
•
•
•
•
•
•
•
•
General floor plans including areas of increased live floor load areas and wet columns
Reflected ceiling plans indicating speaker, sprinkler, light fitting layouts and details of perimeter cove lighting for
the leased premises and the elevator lobby (when appropriate)
Raised floor layout plans for the public corridor (when appropriate)
Layout plans for hallway walls, lighting notch and air outlet
Ventilation and air conditioning (VAC) plans
Electrical plans showing lighting and power layout, electrical and meter room layouts and Load Schedule
Plumbing and Drainage (P&D) plans including wet columns
Fire Services (FS) plans
Technical data with respect to Mechanical and Electrical (M/E) provisions
Structural drawings and Building Management System (BMS) drawings are available on request.
5.2
Tenant’s Fit-Out submission Drawings
Following receipt of the As-Built plans, Tenants may arrange for a kick-off meeting between their designers/architects and
DUBAI SOUTH.
The designers/architects must submit the fit-out complete set of drawings along with form F-001 – Fit-out work Permit to
DUBAI SOUTH for review and approval. One electronic copy (AutoCAD 2004 or above) and two A3 size prints of each fit-out
must be provided (DUBAI SOUTH might request bigger format depending on the premises size). The fit- out drawings must
comply with the design criteria and design restrictions set out in Section 6.
If the fit-out drawings are not accepted, the designers/architects will be required to resubmit the drawings incorporating
any amendments or additional information as may be requested by DUBAI SOUTH. This process will continue until the design
meets all the system requirements as set out in this manual.
5.3
Appointment of Fit-Out Contractors
Only registered fit-out contractors are permitted to undertake works within the building (see Section 4.3).
Once the Tenant has appointed a fit-out contractor, DUBAI SOUTH will conduct an induction meeting with regards to building
fit-out rules/regulations and site conduct. The purpose of the induction is to ensure fit-out works are carried out with due
regard to protection of the building generally and with minimum of disturbances to other tenants.
5.4
Contractor’s HSE Plan and Work Permit Request
The fit-out contractor must submit a risk assessment together with an HSE (health, safety and environment) plan (see
Section 9) and any necessary governmental approvals and consents for the fit-out works (e.g. approvals from DEWA, Dubai
Civil Defense etc.) to DUBAI SOUTH before applying for a Work Permit to commence the fit-out works.
A general Work Permit can be requested by submitting form F-001 – Work Permit Request to DUBAI SOUTH. The Work
Permit will be issued provided the Tenant has submitted all required documents mentioned in the forms, the fit-out deposit,
DUBAI SOUTH submission fees and QHSE NOC fees.
However separate requests shall be placed using online PTW (Permit to Work) if there is any work which affects any
operational systems in the buildings. The link shall be provided to the contractor at the time of issuing general work permit.
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5.5
Commencement of Fit-Out Works
The tenant contractor shall commence the fit-out work upon receiving the work permit from DUBAI SOUTH and carry
out works in accordance with the set out procedures in this manual.
5.6
Completion of Fit-Out Works
Connection of Utilities
Tenants should apply for all relevant third party utility connections at least 30 days prior to the scheduled date of
completion of the fit-out works to ensure there is no delay in the Tenant’s occupation of the leased premises.
Testing and Commissioning
Once the fit-out construction works have been completed the fit-out contractor must notify DUBAI SOUTH that it is ready to
undertake testing and commissioning. A DUBAI SOUTH representative must be present to witness the testing and
commissioning.
The following components of the Tenant’s fit-out must undergo testing and commissioning:
•
•
•
•
Fire protection system (hydro test, smoke and heat alarm test)
Plumbing and sanitary systems (leak test)
Electrical systems (insulation test)
rd
HVAC systems (by DM approved 3 party):
o Chilled water Piping Hydro testing and pressure testing.
o Chilled water pipe flushing, chemical treatment.
o Adjustments & Balancing (Air & Chilled water).
Work Completion will not be issued unless all tests are conducted with satisfactory results and reports are submitted to
DUBAI SOUTH.
Final Inspection
Once the fit-out works have been completed the fit-out contractor must submit form F-002 – Notification of Work
Completion to DUBAI SOUTH and schedule a joint final inspection of the works.
As part of the final inspection Tenants must:
•
•
•
•
•
•
arrange for inspections and submit evidence that all required approvals have been received from the relevant
government agencies (Notification of Work Completion form will not be issued and signed until the Tenant has
provided DUBAI SOUTH with evidence that all applicable approvals have been obtained);
apply to DUBAI SOUTH HSE for final inspection for completion.
agree any directory signage with DUBAI SOUTH;
notify DUBAI SOUTH of the occupation date in order to ensure the air-conditioning supply is fully operational at
that date;
Submit to DUBAI SOUTH all completion / testing & commissioning certificates for electrical, fire services and HVAC
installations, and complete sets of “as-built” plans (consisting of two reduced A3 copies and with an electronic copy
in AutoCAD (2010 or above)).
Additional HVAC documents / reports required at the time of final inspection:
o Third party CHW analysis reports (Flushing and chemical treatment).
o Third party testing, commissioning, adjustments and balancing reports for CHW and air side reports.
o Submission of O & M manuals, as built drawings, warranties and equipment manufacturer details.
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5.7
Notification of Work Completion
Once the final inspection has been completed and the works have been approved and provided the Tenant has submitted all
relevant governmental approvals, completion / testing & commissioning certificates, O & M manuals, “as-built” drawings,
warranty certificates and manufacturer details as per Section 5.6, DUBAI SOUTH will issue the approved Notification of
Work Completion to the Tenant, entitling the Tenant to occupy the leased premises and commence operations.
Promptly after issue of Notification of Work Completion, DUBAI SOUTH will refund the Tenant’s fit- out deposit (less any
applicable deductions).
A copy of approved Notification of Work Completion shall be displayed outside the office door for duration of 1 month from
date of issuance.
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Section 6 - Design Criteria and Design Restrictions
6.1
Architectural
General
Designs which propose modifications such as chasing or the forming of openings in structural walls or floors are prohibited.
Fit-out designs must use only new, high quality materials, fixtures, fittings and furnishings. Tenants are encouraged to employ
natural materials wherever possible. Materials proposed for the frontage of the leased premises must be of first class quality
and durability, fully suited to the location and degree of exposure to the installation.
All partitioning work shall be non-combustible dry partitioning. Glass partitions may extend down to the floor level and
tempered glass is to be used.
Colors used should generally follow and be in harmony with the overall fit-out of the premises.
Walls
Accepted materials – depending on the location of use:
•
•
•
•
•
Paint
Wood cladding
Wall paper
Tiles
Decorative gypsum
Note: Other material not in the list can be submitted and subject to approval.
Ceilings
Ceiling work shall include all work related to ceiling treatments including light covers, suspended ceilings, acoustical treatment,
and other related items.
The suspended false ceiling design within their areas will not infringe the requirements of the Fire Safety design.
All equipment within the ceiling void is supported by a suitable suspension system independent of the ceiling.
The suspended false ceiling should be readily demountable type for maintenance and inspection. Proper, safe and convenient
access to all valves, switches and other mechanical equipment requiring maintenance is provided.
Floor Finish
Fit-out designs must ensure that there is full continuity of floor finishes. Where parts of the frontage of the leased
premises (including entrances) are recessed behind the boundary line of the leased premises, the level of the common lobby
floor shall be maintained to the frontage of the leased premises to achieve a full continuity floor finish.
The finished floor level at the entrance to the leased premises must match exactly the finished floor level of the common
flooring. No threshold, reducer strips or other transitional devices shall be permitted at the intersection of the common
flooring and the floor of the leased premises.
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Accepted materials – depending on the location of use:
•
•
•
Raised floor
Carpet and carpet tiles – Anti- allergic – Anti-termite – fire resistant – stain resistant (antifouling) – Anti-static.
Vinyl – subject to approval – sound reduction layer (or similar) - anti-slippery – resistant to heels – stain
resistant.
Note: Other floorings not in the list can be submitted and subject to approval.
Columns and Fire Hydrants
All structural columns within the leased premises will be noted on the existing floor plans and must be treated by the fit-out
contractor. If fire hose cabinets are situated in the frontage of the leased premises, they are to be incorporated in the
frontage design at the Tenant’s cost.
Wet Areas
Designs that include wet areas are not recommended and will require special approvals. The fit-out design must include
full details of the waterproofing method to be used along with the methodology of application of the waterproofing (which
must meet generally applied international standards). The fit-out design must also specify how such areas will be maintained
and the frequency of maintenance.
Common Areas
Fit-out designs may not propose amendments or modifications to (or involving) the common areas and common facilities.
The Tenant’s fit-out design must not encroach beyond the boundary line of the leased premises into any common area.
SACS (Security Access Control System) / CCTV (Closed Circuit Television)
Tenants are advised to install their own individual security systems to protect the leased premises. The details such as
drawings and material of such security systems (SACS & CCTV) must be submitted to DUBAI SOUTH for approval as part of
the design review process and assess the impact on the building fixtures.
For the installation of a Security Access Control system (SACS) our requirements will be as followed:
•
•
•
•
•
•
•
All locks shall be compatible with the Building Master Key system.
All SACS doors shall be interfaced with building’s fire alarm system to unlock automatically in case of fire. Details of
interlocking any door access controls with the Fire alarm system will be separately advised by Senior Engineer Fire
Safety.
Cost of installation of relay module will depend on the length of cable needed to connect to the fire alarm loop.
Additionally, programming charges of the relay module will be levied.
The SACS supplier has to coordinate with building’s Facility Management (FM) team representative.
When the Tenant moves out from his office, de-programing will be executed at the Tenants expenses.
Any damages to the existing doors during the works will be charged as per FM terms and conditions.
Any deviation, or modification to the existing conduits or any damages arising out of associated work will be entirely
under tenant’s responsibility and repairs will be entirely at his/her expense.
Signage
All signage shall be included in the fit-out proposal as an integral part of the fit-out design. Signage will be subject to
approval as part of the design review process.
It is required from all the Tenants located in the Ground floor of the office park to have an external signage as per the
Authority’s specifications.
The conditions of the approval will be as followed:
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-
-
The dimensions will be coordinated with the external glazing’s mullions and transoms. – Hatch area in red.
The area of the premise will define the length of the signage. Note: There must be no gaps between one signage to
another.
The signage must be readable from distance. Font size must be according to reading distance as table below:
Reading distance
Minimum size
Recommended size
>5000 mm
4000 mm
3000 mm
2000 mm
1000 mm
500 mm
70 mm
56 mm
42 mm
28 mm
14 mm
7 mm
140 mm
110 mm
84 mm
56 mm
28 mm
14 mm
High quality, durable materials will be accepted only.
Light boxes are not permitted
Signage must be limited to the trade name (as agreed to in the lease documentation with the Landlord) and logo.
Advertising or product names or taglines cannot be displayed as part of the signage.
The contractor will have to submit full specifications and illustrations of the same along with the F025- Signboard
approval request form.
Additional Requirements
•
•
•
•
Tenants are strongly advised to provide handicapped access and other facilities within the leased premises in
accordance with the applicable requirements laid down by Dubai Municipality.
Surfaces or projections that may be hazardous to the public are not permitted.
Satellite dishes and other antennae that may protrude from the leased premises are not permitted without the prior
written approval of DUBAI SOUTH.
DUBAI SOUTH security or any other authorized person shall be granted full access to CCTV footage if required in case of
any criminal investigation or other emergencies.
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6.2
Retail Tenancies
Storefronts
DUBAI SOUTH will provide full height glazing and a door opening into the ground floor lobby for leased retail premises as
shown on the floor plans. Painting or covering of the glazing by any means shall not be permitted without the DUBAI
SOUTH’s prior consent.
Storefront Closure
Acceptable means of storefront closure to the open portion of the leased premises are as follows:
•
•
Roller shutter such as “Mirage Clearline” (or equivalent) which is fully concealed when open.
Fully glazed top hung horizontal sliding doors in equal segments, stacking one behind the other (floor tracks are not
acceptable).
Façade and Structure
The Tenant is responsible for the structural performance of any storefront design; a professional review is encouraged. All
storefront work requiring structural support (including doors) must be braced to the structure above. If any additional
structural support is required the requirement must first be approved by DUBAI SOUTH.
6.3
Mechanical and Electrical
All fit-out designs must take into account and comply with the following requirements and restrictions concerning mechanical
and electrical systems within the building and the leased premises:
Electrical
General Fit-out Works
All new works or modifications to existing fit-outs at the premises, which require extensive modifications and additions to the
existing building services installations fall under this category. The proposed works associated with fit-out may require approval
from DEWA according to the scope of work, but work permit approval from DUBAI SOUTH’s Electrical department is mandatory.
Minor Fit-out Works
Any relocation / addition of light fittings and small power outlets without disturbing the existing power distribution within the
premises from the distribution board fall under this category. Work permit approval from DUBAI SOUTH is required.
Electrical Works
The design and execution of electrical installations must be in accordance with DEWA regulations, in general. The fit-out
electrical contractor should comply with relevant standards during the design and installation of electrical services. The key
points to be followed during the electrical services design are as given below:
1.
2.
3.
4.
5.
6.
7.
Component and parts of the installation such as Cables, Apparatus, Equipment and Accessories shall comply with the
relevant BS standards and building specifications.
Switches and sockets shall generally be fixed in accordance with the mounting heights and the measurement
recommended in relevant standards.
Recommended lighting intensity shall be as per CIBSE Standards. In order to minimize the power consumption, LED
type of lights and lamps will be preferred.
All conduits though the ceilings and walls and raised floors to be GI.
All the electrical symbols used shall be as per BS standards.
It will be the fit-out contractor’s responsibility to submit the drawings for lighting and power and get the approval from
DEWA.
The electrical works shall be carried out in accordance with the final approved drawings and conditions. The below
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items illustrate the basic requirements to be followed by the Tenant and their Fit-out Contractor during the execution
of works:
•
•
•
•
•
Any deviation from the approved drawings and conditions not expressly approved by DUBAI SOUTH shall be
considered a defect; Tenant and/or the fit-out contractor must rectify it at their cost. A full set of the
approved drawings & permits MUST be displayed within Tenant’s premises at all times during the fit-out
period for reference.
DUBAI SOUTH Inspector will conduct routine site visits to the premises and issue instructions / comments on
the activities where appropriate and inform the Fit-out Contractor’s Site Engineer and Tenant of any
irregularities which could cause major delays or safety concerns.
Upon completion of first fix electrical works for General Fit-out works, the fit-out contractor should request
for first fix inspection by DUBAI SOUTH before closing the false ceiling through.
The fit-out contractor to request final inspection along with first fix inspection request and other relevant
documents.
Fit-out contractor to submit the As-Built drawings and other relevant documents immediately after
completion of works.
In addition:
•
•
•
•
•
•
For shell & core leased spaces and whole floor lease, the incoming cables from the electrical room to the
Tenant’s final distribution board will be done by a qualified electrical contractor at the Tenant’s expense.
Isolator switches and main/local MCCB/MCB shall be provided as part of the final distribution board inside the
leased premises
All interior conduits and wiring for interior lighting, power sockets for appliances, etc. Are to be provided by the
tenant
Additional power/sockets and light fittings are to be provided by the tenant
Small computer rooms are permitted provided these meet the power and cooling loads for the leased premises.
D edicated data center facilities are available from smart technology services DUBAI SOUTH-LLC at dedicated sites
within DLC.
The installation of a DDC compatible electric meter must be provided.
For single Tenant floor, a tee-off connection point (tap-off point) from the feeder busbar inside the switch room will be
provided by DUBAI SOUTH. Plug-in units complete with isolators of the appropriate rating will be installed by the landlord’s
Contractor at the Tenant’s cost. Power supply will be limited according to the assigned power supply to the floor.
Air-conditioning
The chilled water stub-out piping to the leased premises are designed to provide sufficient cooling capacity to maintain
comfortable temperatures for normal business activities. Any additional air conditioning units subject to approval of DUBAI
SOUTH and availability of outdoor unit installation space must be procured and installed at the Tenant’s cost.
Relocation of the fresh air ducts or any other changes to the main fresh air supply system within the ceiling void can be
carried out by the Tenant’s fit-out contractor, subject to prior approval of DUBAI SOUTH. For design purposes, the following
air conditioning parameters have been considered:
Chilled water design parameters:
•
•
•
•
•
CHW supply temp. = 5.5°C
CHW return temp. = 16.9°C
Water flow = 0.42 L/S
Pipe size = 25mm (1”)
Chilled water plant Delta T = 11.4°C
Other Air-conditioning requirements / material recommendations:
•
FCU's Decorative Type, (Capacity to be calculated as per room dimensions, area of window, floor location and heat
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•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
load. maximum capacity up to 5.67 ton, 0.42L/S flow in one tapping point 25mm (1”) or one tapping point can be
divided into two connection or more) as per specifications and delta T should match 11.4°C. (Chilled water supply
5.5°C and return 16.9°C )
FCU Angular Supports (size to cater FCU unit operational weight), (PHD-Inc. US / Flamco-Netherlands, etc.)
Ducting Angular Supports (PHD-Inc. US / Flamco-Netherlands, etc.)
Isolating valve (Flowcon-Denmark / Hertz Kid-Austria / Crane-US, etc.)
Two-way Control Valve (Flowcon-Denmark / Hertz Kid-Austria / Crane-US, etc.)
Balancing or Double Regulating Valve (Flowcon-Denmark / Hertz Kid-Austria / Crane-US etc.)
Condensate u PVC Piping with insulation for FCU's (Armaflex / Aeroflex / Rubfelx-Italy etc.)
Black Steel CHW Pipe (Nippon-Japan / Mittal Steel-India / V&M France etc.)
Rubber Insulation for CHW pipe (Armaflex / Aeroflex / Rubfelx-Italy etc.)
Pre Insulated Duct (Benair-Dubai / AEC Faisal Jassim Dubai /etc.)
Volume Control Dampers (Airmaster-Ajman UAE / AEC Faisal Jassim Dubai / Weather Maker ltd Dubai, etc.)
Supply Registers (Airmaster-Ajman UAE / AEC Faisal Jassim Dubai / Weather Maker ltd Dubai, etc.)
Return Air Grills (Airmaster-Ajman UAE / AEC Faisal Jassim Dubai / Weather Maker ltd Dubai, etc.)
CHW pipe air vents & Drains
Aluminum Cladding of standard material for CHW Piping Insulation as per attached specifications - Provisional item
Other accessories and mounts (Threaded Rods/anti-vibration isolators / bolting / fasteners / clamps / wooden
saddles / rubber pads/etc.)
FCU Controllers TEC-TEC-26XX (as per ELV specifications)
The central chilled water distribution system includes valved stub-out piping to the leased premises. Stub-outs are 1” (25mm) in size and
provided at each column. Each stub-out chilled water line has sub meter or BTU meter which includes flowmeter and temperature sensors.
Plumbing and Drainage
Fit-out designs must comply with the applicable Dubai Municipality sewage and drainage regulations for wastewater
discharge. For example, kitchen and pantry designs must include stainless steel grease traps. If it is necessary to install a
waste discharge treatment unit in order for the Tenant to meet the regulations in respect of wastewater discharges into
the sewerage network, the Tenant must obtain prior written approval from DUBAI SOUTH.
6.4
Fire Alarm / Firefighting Systems
The fit-out design may include alteration for the fire alarm and firefighting system to suit the Tenant’s purposes provided such
alterations comply with local fire protection regulations of Dubai Civil Defence and in compliance with UAE Fire and Life Safety
Code of Practice and all other relevant codes and standards that may apply from time to time.
If a Tenant employs special fire suppression equipment or specific detectors for a computer room, such equipment and facilities
may be connected to an independent panel, but this panel shall then be interfaced to building’s main fire alarm control panel.
In addition:
•
•
•
•
•
All additional fire alarm & firefighting system components shall be of the same make (manufacturer) and model as that
of the existing fire alarm & firefighting system components.
All installation materials like fire alarm cables, conduits, sprinkler pipes, etc. shall be of the same specifications as that
of the existing systems.
Contractor shall apply for a work permit (online) when connecting the new additional fire alarm devices and sprinklers
to the building fire alarm and sprinkler systems respectively. Connection of new additional fire alarm devices and
sprinklers, as per Dubai Civil Defence approved drawings and comments by DUBAI SOUTH Fire Safety engineer, shall be
done by the building fire systems contractor.
Fit-out contractor shall comply with all design comments from Dubai Civil Defence and shall call them for final
inspection prior to applying for Notification of Work Completion.
The existing building fire systems contractor for the building shall be engaged by the fit-out contractor for:
o Supervision of fire alarm / firefighting system works.
o Connecting the new devices / sprinklers to the building systems
o Programming of fire alarm devices.
o Testing and commissioning of fire alarm / firefighting system.
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•
•
•
6.5
(Contact details of building fire systems contractor shall be provided at the time of issuing Fit-out Work
Permit).
Room integrity test report to be submitted duly approved by building fire systems contractor for the areas protected by
automatic fire suppression systems. Dampers for the HVAC, if any to be interfaced to close prior to discharge of fire
suppressant.
Additional power panels for the fire alarm system to be located in the nearby electrical room
All Access Control doors to be interfaced to open in case of activation of fire alarm.
Information and Communications Technologies (ICT)
The ICT network design must conform to service provider’s (Etisalat / DU) design guidelines. A network design pre-approval
from the service provider may apply in case of major modifications to the ICT network. The approved design must be
submitted to DUBAI SOUTH along with other system drawings if applicable.
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Section 7 - Design Plans and Specifications
7.1
General
The Tenant’s detailed fit-out design must include the plans detailed in this Section 6. The Tenant’s designers/architects
must provide two sets of the final plans to DUBAI SOUTH for review and approval. Once approved, DUBAI SOUTH will return
one set marked “Approved” or “Approved with comment”.
In addition to the plans listed below, the fit-out design plans must also include a schedule of work showing the expected
commencement and completion date and any important milestones.
Tenants must ensure that all plans must be submitted as soon as possible. To avoid unnecessary delays, Tenants should
also ensure that their plans are as clear as possible and include all required details. No extra fit-out period will be allowed
on account of the Tenant’s plans not being ready or failing to comply with the provisions of this manual.
If DUBAI SOUTH believe that any aspect of the fit-out design requires verification by a specialist consultant, any extra costs
incurred by DUBAI SOUTH in such verification will be charged as part of approval fee.
7.2
Floor Plans
The floor plans for the leased premises must clearly show and are not limited to:
•
•
•
•
•
•
•
•
•
•
7.3
the internal layout of the leased premises, including fittings and fixtures, specifying the materials to be used;
any wall or partition the Tenant wishes to build or dismantle, specifying the height and materials to be used;
the location of any unusually heavy loads, with full details of size and weight and drawings indicating proposed
works required to spread the load (complete with calculations);
hole drilling, structural safety calculations and certification approval;
the location of proposed sanitary fittings (if any);
locations of safes, filing systems or heavy equipment which have an imposed loading greater than 400kg per m²;
details of any signage;
details of raised flooring and wall connection for computer installations or similar equipment;
details of modifications to entrance doors (if any); and
Emergency evacuation routes.
Ceiling Plans
Ceiling plans must clearly show and are not limited to:
•
•
•
•
•
•
•
•
•
•
detailed sectional drawings;
details of any non-standard ceiling materials and their location(s);
any partition which penetrates into the ceiling void and details of work inside the ceiling void and materials to be
used (combustible materials and exposed cabling are not permitted within the ceiling void);
the location of all light fittings and fixtures;
the location of all emergency lighting;
any proposal to change the location of the standard and non-standard light fittings and any additional light fittings,
clearly indicating those that have diffuser attachments;
the as-built location of the thermostat control units and proposed modifications;
the existing layout of fire services sprinklers and proposed modification;
the location of proposed smoke and heat detectors; and
details and the location of proposed air diffusers, level of false ceiling and public address (PA) system, and all other
installations or fixtures intended to be placed in or hung from the ceiling.
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7.4
VAC Layout Plans
•
•
•
7.5
as built shop drawings for chilled water piping, condensate drain and A/C ducting including associated
accessories and fitting ;
chilled water and airside schematic diagrams; and
PID diagrams.
Electrical Layout Plans
Electrical layout plans and related schematics must clearly show:
•
•
•
•
•
•
•
•
•
•
•
7.6
the rating, type and location of the main switchboard and any local switchboards within the leased premises (load
schedules must also be provided);
the overall electrical schematic wiring diagram with data;
all lighting and small power circuits;
all telecommunications trunking arrangements
MCC, ELCB and ratings;
details of any electrical door locking devices for entrance doors;
every independent electrical circuit plan and loading limit;
single line diagrams showing the proposed power and lighting circuits. The diagrams must indicate the size of the
cables, rating of breakers, wattages of light fittings, sources of power for normal and emergency lighting and the
location of electrical meter(s);
any proposed modifications or additions to the under-floor trunking system, including the cable management system,
the location of power sockets and any electrical appliances;
details of any electrical circuit required to be connected to the Landlord’s stand-by power system (including
calculation and distribution method);
the maximum electrical demand calculation (note: the electrical supply voltage is 50Hz: 400v, 3 phase or 230v, single
phase)
Mechanical Plans
Mechanical plans (i.e. those showing VAC, fire protection, plumbing and drainage equipment and facilities) must clearly show:
•
•
•
•
•
•
7.7
proposed works and plumbing and drainage connection points with preferred pipe diameters and materials;
proposed pipe routing;
any additional plumbing requirements (such as backing through walls or floor slabs) with the piping route clearly
marked;
sections and details of penetrations through affected wall and floor slabs;
details of pantry floor waterproofing (if applicable) on a 1:20 scale; and
details of grease trap connection (applicable for canteens & restaurant).
Fire Services Plans
The fire services plans must clearly show:
•
•
•
any proposed modification, to the fire sprinkler system as against the existing;
any proposed additions or alterations to the hose reel system; and
plans for the fire alarm and detection system as against the existing and emergency lighting system
All above shall be approved by Dubai Civil Defence and endorsed by Building Fire Systems Contractor prior submitting to
DUBAI SOUTH Safety team for approvals.
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7.8
Security System Plans
The design drawings for the security system for the leased premises must clearly show:
•
•
7.9
Proposed door contacts, break glass alarms, etc. complete with conduit (optional).
Wiring and final connection of the Tenant’s door contact break-glass sensor points, etc.
Card Access Control Plans
The card access (Card Key System) design drawings for the leased premises must clearly show:
•
•
•
7.10
Card Key Control Unit into the main entrance door complete with conduits (optional)
Card Key Control Units into other proposed access control points complete with conduit (optional)
Conduit within the common area and all control/signal wiring beyond the signal connection point shall be
done by landlord’s Contractor at the Tenant’s cost.
Other Services Plans
The Tenant must include plans for other services such as CCTV and security systems as separate detailed drawings with all
conduit runs and connection points clearly marked. The location of signal interface points between the Tenant’s and the
Landlord’s systems (if any) must also be clearly indicated.
7.11
Changes to Approved Plans
If any alterations are proposed to the fit-out design after the detailed design plans have been approved the design plans
must be revised and re-submitted for review and approval.
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Section 8 - Fit-Out Rules
8.1
General
General Work Permit
The work permit must be displayed at the leased premises at all times during the period of the fit- out works.
Standards of Workmanship
All fit-out work must be carried out by suitably trained and experienced personnel and in a manner that complies with
all applicable standards, regulations and accepted industry practices.
Co-ordination of Works
Whenever required, all contractors employed by the Tenant shall coordinate their work with other contractors employed
by other tenants and contractors who are working in the same premises.
Overtime
The Tenant’s contractor must notify DUBAI SOUTH at least 48 hours in advance of any work to be undertaken after 18:00
hours or at the weekend by completing and submitting form DUBAI SOUTH-HSE-F-050 - Night Shift Work Permit.
Smoking
Smoking on site is strictly prohibited. Tenants must ensure that an adequate number of ‘no smoking’ signs are posted in
visible areas within the leased premises.
Cooking etc.
Cooking or living at the leased premises is strictly prohibited.
Behavior on Site
All workmen are to be attired properly and should refrain from loud or offensive language and boisterous or unruly
behavior. The consumption of alcohol and gambling is strictly prohibited.
8.2
Access
General
Following hand-over of the leased premises (see Section 4.2) DUBAI SOUTH will grant the Tenant’s representatives and the
Tenant’s approved contractors reasonable access to the building and the leased premises in accordance with the provisions of
this manual.
DUBAI SOUTH security reserves the right to refuse access to the building or any part thereof to any personnel if the
security on site believes that such refusal is warranted for whatever reason.
Site Access
The Tenant’s representatives and employees of the Tenant’s contractors attending the leased premises during the fit-out
period will be issued with access passes and high-visibility working vests confirming authorized access. Access passes must
be conspicuously displayed at all times whilst in the building. Personnel found without an access pass or other form of
appropriate identification may be escorted out of the building by DUBAI SOUTH security.
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All workers must enter the building through the assigned entrance and follow the assigned route as described in the
contractor’s fit-out induction. Workers may only use the service elevator to reach the leased premises and not any of the main
building elevators.
During fit-out, Tenants must set up their own access control around the leased premises and leave a spare key with
DUBAI SOUTH for emergency access outside of working hours. Neither DUBAI SOUTH nor its representative if any will be
responsible for the loss or damage of construction materials or any other property belonging to the Tenant or its contractors
that may be kept at the leased premises during the fit-out period.
The Tenant shall allow DUBAI SOUTH and its other contractors, agents and representatives access to and from the leased
premises during the fit-out period to inspect the progress of the fit- out works and perform the Landlord’s other responsibilities
and obligations in accordance with the provisions of this manual and the terms of the lease agreement.
Plant Room and Roof Access
For the purpose of security and safety, all plant room and roof access doors are always in the locked position. If it
becomes necessary to use these doors, they must not be held or left open. A breach of this provision will entitle DUBAI
SOUTH security on site to remove the responsible contractor or worker(s) from the building.
8.3
Use of Elevators
Passenger Elevators
Passenger elevators are for the Tenant personnel use only. Passenger elevators must not be used for transportation of
workers, tools, machinery, equipment, materials or furniture.
Service Elevator
The service elevator has a load limit as specified on the elevator which shall always be observed by the fit-out contractor. The
Tenant may also be required to provide an indemnity against all or any actions, losses and claims for damages as a result of
or incidental to the use of the service elevator outside its recommended specifications.
Tenants are reminded that the service elevator is a shared facility and that there may be a heavy demand for the service
elevator during the fit-out period. Accordingly, contractors should arrange for the transportation of large or heavy items via the
service elevator outside of peak usage times.
8.4
Noisy or Disruptive Works
The Tenant must ensure that its contractors take all reasonable steps to avoid causing a nuisance or disturbance to other
tenants (such as closing the door to the leased premises during fit-out works). All works which are noisy or disruptive must
be undertaken outside of normal working hours (08:00 hours to 16:00 hours Sunday through to Thursday). DUBAI SOUTH
may stop or suspend any work if such work is creating a nuisance to other Tenants or visitors to the building.
8.5
Heavy Equipment
There are restrictions on the transportation and installation of heavy equipment within the building. Items that are
deemed to be “heavy equipment” include, but are not limited to, compactor units, safes and large photocopiers.
If the fit-out requires heavy equipment to be mobilized in the building, at least 48 hours prior notice must be given to DUBAI
SOUTH to ensure that all safeguards and other arrangements are in place. Such notice must specify the exact weight and
dimensions of the heavy equipment.
If the fit-out requires heavy equipment to be installed at the leased premises prior written approval must be obtained from
DUBAI SOUTH. In addition to providing details of the weight and dimension of such heavy equipment, Tenants must also
provide details of the supports and proposed installation location, using dimensions from a fixed point of the building
structure (excluding partitions). The Tenant must also provide details explaining how damage to walls, floors and finishes
and overstressing of suspended flooring is to be avoided.
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TENANT FIT-OUT MANUAL
8.6
Protection during Fit-Out Works
Tenants must ensure that the floors, walls, finishes, fixtures and fittings leading from the service elevator lobby to the leased
premises are adequately protected so that the fit-out works do not cause any damage. Care must be taken when moving
personnel, tools, equipment or materials throughout the building to avoid damage. Only rubber-wheeled carts and trolleys
are allowed to be used to deliver goods and materials within the building.
Any damage caused by the Tenant’s fit-out works of the transportation of equipment, tools, personnel or consumables
through the building must be repaired or replaced by the Tenant or its responsible contractor(s) at the Tenant’s cost and to
the satisfaction of DUBAI SOUTH. If the damage is not repaired to DUBAI SOUTH’s satisfaction, it will arrange for the damage
to be repaired and the corresponding cost will be re-charged to the Tenant through a deduction from the fit-out deposit. If
the total reinstatement cost is higher than the fit-out deposit, the Tenant will be responsible for the balance.
Proper and adequate firef ighting equipment (e.g. portable fire extinguishers, fire blankets and sand buckets etc.) must be
made available at the leased premises during fit-out at the Tenant's expense. Extinguishers MUST be in good condition and in
working order. A minimum of one (1) carbon dioxide type hand held extinguisher (min. capacity 4.5kg) should be provided
for every 100 m² of leased area.
8.7
Disposal of Debris
All rubbish associated with the fit-out works must be contained within the leased premises and cleared at the end of each
day so as not to create an unsafe or unsightly work environment.
Where it is necessary to provide a site waste bin, the location, security and frequency of removal shall be arranged in
consultation with DUBAI SOUTH. In any event, full waste bins shall be removed within 24 hours of their filling. Bins are to
be provided with lids capable of being secured to ensure the contents are not dislodged. The loading bay is not to be
used as storage area of rubbish or fit-out materials.
If the fit-out works generate a large volume of debris greater than the capacity of the site bin DUBAI SOUTH will assist
with the disposal at the Tenant’s cost.
All debris must be segregated and disposed as per health & safety and Dubai Municipality regulations. Further details can
be obtained from DUBAI SOUTH.
8.8
General Cleaning Requirements
The Tenant is responsible to ensure that all areas used by contractors and others connected with the fit-out works are left in a
clean and tidy condition during and at the completion of the fit-out works. No equipment or materials are permitted to
be left or stored outside of the leased premises or in any common areas during fit-out.
All surplus building material is to be properly removed from the leased premises at the completion of the fit-out works. If the
Tenant fails to adequately perform the cleanup, this will be undertaken by DUBAI SOUTH with the cost deducted from the
Tenant’s fit-out deposit.
8.9
Cleaning of Air Conditioning Units and Replacement of Filters
Air-conditioning will NOT be supplied to the leased premises during the fit-out works to avoid debris and contaminants
entering the building’s air conditioning system.
In any event, the Tenants fit-out contractor(s) must take steps to protect the air conditioning system from debris and
contaminants from the fit-out works. Filters must be supplied and fitted to each floor R/A riser and replaced at the Tenant’s cost
as required or on direction of DUBAI SOUTH.
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TENANT FIT-OUT MANUAL
8.10
Toilet Facilities
Contractor personnel may only use the toilet facilities designated by DUBAI SOUTH.
No waste materials shall be discharged into toilets or hand basins. The Tenant will be liable for the cleanup and any damage
caused to the existing fixtures or fittings resulting from a violation of this provision.
8.11
Spray Painting
Contractors must take care to ensure proper ventilation and protection of existing fixtures and fittings during any painting
works. Spray painting may only be undertaken between 22:00 hours and 05:00 hours or at the weekend and contractors
must utilize industrial extraction fans and ducts leading to an open space.
Spray painting may also require isolation of the fire detection system within the affected area to avoid false alarms. DUBAI
SOUTH advise on whether the painting works require isolation of the fire detection system or not. If required, fit-out
contractors should apply for isolation by submitting request through online PTW. DUBAI SOUTH has the right to stop any
painting works if they are deemed to cause a nuisance to other tenants.
8.12
VAC, Electricity and Lighting
Air Conditioning
Any modification to the air conditioning system serving the leased premises must ensure that the air conditioning system still
provides comfort conditions throughout all areas. At completion of the fit-out works all commissioning data for the airconditioning system must be provided to DUBAI SOUTH as part of the final inspection documentation (see Section 5.7).
Electricity Supply
Electricity will be provided during the fit-out period on a temporary, metered basis at the Tenant’s cost, from 8:30 am to 6:00
pm daily. The provision of temporary electricity may be extended outside of these working hours upon request to DUBAI
SOUTH.
All electrical wiring and related equipment within the leased premises is the Tenant’s responsibility. All electrical
equipment must be properly earthed.
Utilization of the emergency electricity supply without DUBAI SOUTH’s prior approval and direct electricity connection to the
light points in the common areas is STRICTLY PROHIBITED. The DEWA main distribution board shall not be used without
approval from them.
Trunking
All under floor trunking work in the common areas to the leased premises will be done by a qualified electrical contractor
at the tenant’s expenses.
If the fit-out contractor needs to remove the existing cabling from the under floor trunking in the leased premises, the
existing cabling must be returned to DUBAI SOUTH undamaged.
Lighting
Lamps in light fittings may only be replaced using a lamp of the same size, rating and colour rendition. All light fittings
must be cleaned at the completion of the fit-out works.
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TENANT FIT-OUT MANUAL
8.13
Deliveries and Loading Bay
As far as practical, all goods, equipment and materials are to be delivered via the basement using the service elevators.
Access through the main entrance shall only be granted under special circumstances after approval by DUBAI SOUTH.
All delivery vehicle drivers to strictly observe the height restrictions in the basement and must obey all traffic signs, house rules,
car park rules and other instructions issued by DUBAI SOUTH. It is not permitted to obstruct car parking facilities, fire escapes etc.
for any loading or unloading activities.
8.14
Obstruction of Services
Under no circumstances are light fittings, air conditioning outlets/return air inlets and access panels to service ducts to be
obstructed or covered over.
8.15
Partitioning to External Windows
Where an internal wall meets an external wall, the internal wall should be in line with a window mullion or column and
should not prevent any window assembly from being repaired or properly cleaned.
8.16
Penetration of Floor Slabs etc.
Penetrations of floor slabs or fire rated partitions must be separately listed or highlighted on the Tenant’s fit-out drawings to
ensure these receive the proper attention and are suitably treated to prevent the spread of fire and comply with the fire
regulations. Fixings to or penetration of fire rated walls around plant rooms, service cupboards and elevator shafts is strictly
prohibited without DUBAI SOUTH’s prior written approval.
Where structural penetrations may be required, such works may only be done with the prior written approval of DUBAI
SOUTH, after the proposals have been reviewed by the structural engineer and HSE department. However, anchors for
relocated ductwork, sprinklers, suspended ceilings etc may be inserted into walls, slabs and beams as required provided
that such fixtures have been fully disclosed and described in the fit-out plans.
8.17
Shutdown of Building Systems
Shutdown of central building systems such as condenser water risers, electrical switchboards or air conditioning systems will
be permitted at the discretion of DUBAI SOUTH and only when the work is essential. All shutdowns will only be permitted
when adequate notice has been provided and will be strictly controlled and coordinated so as to avoid unnecessary disruption
to the building and its tenants.
8.18
Emergency Procedures and Contact Points
The Tenant is responsible for ensuring that all employees of the Tenant and the Tenant’s contractors and any other persons
authorized to be within the leased premises are aware of the building’s emergency evacuation procedures and cooperate
with the appointed emergency control officers for the building and obey the directions of the officers with regard to
both trial emergency procedures and genuine emergencies.
Tenants must provide DUBAI SOUTH with the contact details of representatives of the Tenant and also its fit-out contractor
with whom DUBAI SOUTH may contact in the event of an emergency.
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TENANT FIT-OUT MANUAL
8.19
Emergency and Fire Protection Services
No alterations or changes to any emergency or fire protection equipment, whether temporary or not, may be made without
DUBAI SOUTH’s prior written approval. Where alteration of the emergency or fire-safety equipment has been approved this
work will be carried out under the supervision of Building Fire Systems Contractor at the Tenants' cost.
Smoke detectors may be triggered by dust from fit-out works. Accordingly, the detectors must be isolated, protected and
cleaned as required during the fit-out works to prevent false alarm generation. If work on the emergency or fire protection
systems requires isolation or disruption of such services, this will also require online work permit application to be
applied. Shutdown of the services overnight or for periods in excess of 24 hours will be at DUBAI SOUTH’ s discretion and
only when a minimum of 3 working days’ notice has been provided. The Tenant must ensure that a fire watch/supervisor is
available overnight to monitor the systems and fight fires if any emergency or fire protection services cannot be reinstated that
day. Same conditions apply for building fire systems shutdown to connect the new additional devices – fire fighters to be
available for duration systems are unavailable. Online permits to be approved by DUBAI SOUTH Fire Safety Engineer
8.20
Removal of Redundant Equipment
All redundant fixtures, fittings and materials brought onto the leased premises by the Tenant or its contractors such as pipe
work or electrical wiring installed in riser cupboards and/or ceiling space above must be removed and appropriately disposed of
prior to completion of the fit-out works.
8.21
Labelling
All additional equipment, cabling and pipework installed at the leased premises must be labelled in accordance with original
standards and specifications and as identified on the Tenant’s “as built” drawings.
8.22
Security
The Tenant is responsible for the security of the leased premises. DUBAI SOUTH will assist the Tenant where possible to secure
the leased premises and provide guidance and advice. However, DUBAI SOUTH will not have any liability whatsoever for
the advice provided or any subsequent action taken by the Tenant.
The Tenant must install locks on those doors they wish to secure and the locks must be compatible with the master key
system. The Tenant will be responsible for all keys and access passes provided by DUBAI SOUTH. If any keys or access
passes are lost by the Tenant or its contractors, such loss must be promptly reported to DUBAI SOUTH and the Tenant will
be liable for the cost of the replacement keys and passes.
8.23
Progress Inspections
DUBAI SOUTH inspectors will inspect the fit-out works periodically to ensure that the works are being carried out in accordance
with the approved fit-out plans and that all health and safety rules are being followed. Such inspections will be undertaken so
as not to create an inconvenience or delay the progress of the fit-out works. DUBAI SOUTH may order the fit-out contractor(s)
to cease working where the work is not being conducted in accordance with the approved plans or where a serious health
and safety violation is found.
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TENANT FIT-OUT MANUAL
Section 9 - Health, Safety and Environment (HSE)
9.1
General
The fit-out contractor will be responsible for safety on site during the fit-out works and shall take all necessary steps to
prevent accidents, injuries, occupational illness and property damage. For the avoidance of doubt, such responsibility
includes responsibility for subcontractors and suppliers.
Fit-out contractors must comply with all applicable health and safety laws and regulations, including those dealing with labor
hygiene. In addition, contractors must promptly comply with any specific instructions or directions regarding HSE matters
issued by DUBAI SOUTH.
Before commencing work at the site each contractor must:
•
•
•
9.2
complete and submit an HSE Plan to DUBAI SOUTH (see Section 9.2);
submit a detailed HSE risk assessment to DUBAI SOUTH ; and
designate a qualified Safety Officer / Safety In charge who will be assigned to the site on a full-time basis.
Contractor’s HSE Plan
The contractor’s HSE Plan must be specific to the project in question. The objective of the HSE Plan is to ensure all employees
are constantly aware of their responsibility to work in a safe and healthy manner.
The HSE Plan shall ensure the involvement and active participation of all contractor employees by requiring safety training,
which will promote recognition of unsafe acts, potential and actual hazards and the immediate corrective action to be taken.
The HSE Plan must include:
•
•
•
•
•
•
9.3
all steps the contractor intends to take to prevent accidents;
how the contractor intends to foster safety awareness amongst employees;
how the contractor intends to educate employees on the location of medical equipment and other emergency
equipment and their use;
details of all key personnel of the contractor whom DUBAI SOUTH may contact in an emergency ;and
details of the contractor’s nominated Safety Officer/safety in charge.
Accident / incident reporting procedure
Safety Officer / Safety In-charge
At a minimum, the contractor’s Safety Officer / Safety in-charge must be responsible for:
•
•
•
•
ensuring employees are aware of and understand applicable emergency/accident procedures;
organizing weekly HSE meetings with all workers operating on site;
training workers to perform their work in a safe manner and to recognize potential and actual hazards and unsafe
working practices; and
reporting all safety related matters to DUBAI SOUTH;
The Safety Officer should be someone that is certified in First Aid and CPR.
9.4
HSE Incidents
The contractor must ensure that immediate and proper first-aid and/or medical/ hospital treatment will be provided for every
work related injury.
All accidents and incidents occurring on site must be reported to DUBAI SOUTH, even where there is no injury involved.
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TENANT FIT-OUT MANUAL
DUBAI SOUTH and the appropriate authorities must be informed immediately if the accident results in serious injuries or
fatality.
9.5
Visitors
Any person not directly involved with the on-site construction of the fit-out must first obtain permission to enter the
site from DUBAI SOUTH and sign a visitor's release form. All visitors will be given an access pass which must be returned to
DUBAI SOUTH prior to leaving the site.
9.6
Fire Prevention
All work activities shall be conducted in accordance with the HSE Plan and in such a manner as to prevent the possibility of a
fire hazard or fire.
Contractors should have in place an emergency fire procedure and this must be communicated to all employees,
subcontractors and suppliers. The emergency fire procedure shall include a description of the selected fire alarm system,
alarm code, reporting, immediate action instructions and evacuation plan.
The emergency fire procedure should be conspicuously displayed at site.
9.7
HSE Violations
Maintaining a safe work place is the responsibility of the contractor. Failure to comply with the contractor’s own HSE Plan
will lead to issue (impose) HSE violation Notice with warning or stop work or Penalty.
HSE violation Notice process will be as follows:
1.
2.
Fit-out works by contractors:
st
 Minor violation (HSE/Property/Civil/Fire) 1 Warning will be issued
nd
 Minor violation 2 warning with stop work
rd
 Minor violation 3 warning, stop work with Fine of AED 10,000
 Major(Serious) violation immediate stop work with fine of AED 20, 000
Tenants’ occupancy prior to approval of Notification Of Work Completion: (FINE IS APPLICABLE ON THE FIRST NOTICE)
 Premises of <=1000 m2 – fine of 15,000 AED
 Premises of >1000 m2 - 3000 m2– fine of 30,000 AED
 Premises of >3000 m2 and above – fine of 50,000 AED
In addition, DUBAI SOUTH may elect to take corrective action to remedy unsafe conditions. All costs incurred by DUBAI
SOUTH in taking such corrective action will be charged to the Tenant. All fines will be addressed to the Tenants.
9.9
Personal Protection Equipment
All contractor personnel MUST wear a safety qualified uniform, vest with the relevant company name in Arabic/English,
helmet/hard hat, work boots and ID badge on site.
Ladders, scaffolding and full body harness (as appropriate) are required for elevated operations. Ladders and scaffolding
should be inspected before use and any that are missing rungs or otherwise damaged should not be used. Mobile
scaffolding should be fitted with brakes and braced where required.
A protection mask must be worn when undertaking chemical spread type of construction, such as spray-paint, fire-proof
covering, etc. Arc welders are also required to use an appropriate safety mask.
Goggles are required in any cutting work, and ear plugs are also required in any construction work where there may be a
noise level of over 85 decibels.
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TENANT FIT-OUT MANUAL
9.10
Hot Works
Hot working such as cutting and welding is tightly controlled within the building. A hot work permit must be obtained from
DUBAI SOUTH in advance of a contractor undertaking any cutting, welding or other hot work by completing and submitting
form F-27 – Hot Work Permit.
When undertaking hot work, the surrounding area must be clear of flammable / combustible materials and protected by
a fire blanket or similar. At least two fire extinguishers must also be kept nearby as an added precaution. A fire watch must
also be maintained for at least (60) minutes after the work has been completed.
9.11
HSE Permit to Work
The following DUBAI SOUTH HSE work permits shall be applied by the contractor as per nature of work:
•
•
Night Work Permit
Confined Space Entry Permit
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TENANT FIT-OUT MANUAL
Section 10 - Reinstatement
10.1
General
Reinstatement of the leased premises at expiry of the lease agreement must be accomplished as per the terms of the lease
agreement. Full reinstatement is required unless otherwise specifically agreed with the Landlord. The following information is
given to assist Tenants in the reinstatement work.
10.2
Reinstatement Requirements
Reinstatement is defined as returning the leased premises to the original conditions present prior to the time of
occupancy. In undertaking reinstatement, the Tenant is required to take the following actions (as applicable):
Internal Partitioning
•
•
demolish all existing dry walls, partitioning and wooden fixtures
remove all wall paper and finishes from base building walls. Repair or replace gypsum board panels as required and
provide a smooth rendered base
Main Entrance and Structure
•
•
relocate and replace as required the main entrance door as per the original plans and specifications
infill any internal stairway cut-outs as required (if repairs are required to the structural system, the Tenant must
use the Landlord’s nominated structural consultant and contractor)
Ceiling Tiles And Grids
•
make good and touch up ceiling tiles and grids, and to fix all ceiling tiles in the ceiling grids in accordance with the
original plans and specifications
touch up and repair any damage to the exterior curtain wall system in accordance with the original plans and
specifications
•
Floor
•
•
remove all floor finishes and anchors; repair and patch as required to provide a smooth cement screed finish
remove all cabling and wiring from under the raised floor system in the corridor
Light Boxes and Light Tubes
•
•
•
•
relocate and replace all light boxes to the original position in accordance with the original plans and specifications
disconnect and to remove all wiring, conduits, trunking, wire/cable trays, etc. in the ceiling void
relocate and replace any emergency or exit lights as per the original plans and specifications
remove and demolish all additional light fittings installed and make good the areas affected
Fire Services System
•
•
•
•
relocate all sprinkler heads to the positions in accordance with the original plans and specifications and in
compliance with the fire regulations
remove and demolish all additional fire equipment installed and make good on the areas affected
remove and demolish all additional sprinkler heads installed and make good the areas affected
plug or cap all disconnected pipes to ensure no water leakage
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TENANT FIT-OUT MANUAL
Air Conditioning System
•
•
•
•
relocate all air conditioning controllers/diffusers to the positions as per the original plans and specifications
relocate all VAV boxes to the positions as per the original plans and specifications
remove and demolish any and all additional heating or cooling systems and make good areas affected
return the thermostat wiring to the length and condition as per the original plans and specifications
Electrical and Voice/Data System
•
remove all electrical and voice/data equipment and installations including conduits, wiring, trunking, cable
trays, etc. whether in the Tenant’s space or the public corridor, meter rooms, risers, etc. And restore to the
original condition in accordance with the original plans and specifications
Plumbing and Drainage
•
•
•
demolish all plumbing and drainage pipes, fittings and fixtures
plug or cap all disconnected pipes to ensure no water leakage
repair any penetrations in the structural slab as required (if repairs are required to the structural system, the
Tenant must use the Landlord’s nominated structural consultant and contractor)
Debris Removal
Debris must be removed as per Section 8.7
10.3
Final Inspection
Once the Tenant has completed the reinstatement works, a final inspection must be arranged with DUBAI SOUTH, by
completing and submitting form F002 - Notification of Work Completion.
10.4
Return of Security Deposit
If all items are agreed by DUBAI SOUTH to be satisfactorily completed, the lease security deposit will be refunded to the Tenant
as per the terms of the lease agreement.
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TEENANT FIT‐OU
UT MAN
NUAL
APP
PENDIX A
A ‐ FIT‐OUTT FORMS 










Fit‐out W
Work Permit HSEQ NO
OC for pre‐con
nstruction actiivities (for Mo
obilization) Consultan
nt Contractor Registration FForm HSEQ NO
OC for Fit‐out W
Works DUBAI SO
OUTH HSE Induction HSE Induction Undertaaking Risk Assessmen
nt Sample R
General W
Work / Accesss Permit Night Shift Work Permit Completion Notificatiion of Works C
Signboard
d Approval Reequest ONLLINE APPLIC
CATION: 
Apply thrrough online w
work permit ap
pplication for special requessts such as: o
o
o
Shut down of building systeems. All works whicch effects buillding electro‐m
mechanical sysstems & fixturres. Any other excceptional or sp
pecial requestss. Pleasse contact DUBAI SOUTH fo
or URL, username / password & training fo
or using the on
nline system.
DUBA
AI SOUTH ‐ Tenant Fit‐out Manual Dubai World Central Corporation
Version: 2.0 / AUG-2016 / Rev: 0
FIT-OUT WORK
PERMIT REQUEST
DS/DC/FO-003
DEVELOPMENT
CONTROL FORMS
DATE
Building:
Floor #:
Office #:
Tenant Name:
Consultant / Interior Designer:
Contractor:
Construction Timelines:
Start date:
Completion date:
REQUIRED INFORMATION AND SUBMITTALS:










Consultant/Interior designer Appointment Letter from tenant and Cons./interior designer Acceptance letter (Originals)
Copy of Consultant’s /interior designer Trade License & DWC Reg.
Contractor Appointment Letter from tenant and Contractor Acceptance letter (Originals)
Copy of Contractor Trade License & DWC Reg.
DWC HSEQ NOC for Fit-out works
Required NOC’s from local Authorities (DEWA, CD, etc if applicable)
Proof of DEWA transfer
Copy of Tenancy lease agreement
Copy of insurance policy(s) – as per section 4.6 of Tenant Fit-out Manual
Design Drawings (existing& proposed – A3 size), 2 Hardcopy sets signed by the tenant + 1. Soft copy (CAD & PDF) including but not limited to:
•
•
•
•
•
•
•
•
•
Architectural Plans(showing all walls & partitions)Furniture layout plans
Ceiling/false ceiling plans including MEP Services
Sections
Internal elevations Drawing
FEE:
Submission Fee 1:
Cover-sheet showing information of project
Colored Perspective (A3 size)
Structural Drawings/ Calculation (If applicable)
MEP Drawings
Refundable Deposit2
1 - (AED 15 / m2 of BUA. Minimum AED 2500)
2 - (Area <= 1000m2 = AED 50,000 , Area <= 5000m2 = AED 100,000 , Area >5000m2 = AED 150,000)
Cheque payable to Dubai Aviation City Corporation
Total:
AED
SUBMISSION DETAILS :
Initial Submission
Resubmission
Contact Person:
Email:
Mobile:
STAMP
Date:
Signature:
For Official use
Document Receiving
TRN-
Received By
File:
Signature
FO -
Date
Remarks:
Approved
Reviewed By
Architect
Approved With Comments
STAMP
Resubmit
Approved By
VP – Development Control
Date :
HSEQ NOC FOR PRE-CONSTRUCTION ACTIVITIES
This form must be completed and submitted to DWC QHSSE department by the Contractor or Consultant prior to applying for
approval of any or all of the pre-construction mentioned below.
1: GENERAL INFORMATION
PROJECT NAME / OWNER:
Plot No.:
CONSULTANT :
CONTRACTOR :
HSEQ NOC REQUIRED FOR:
REQUIRED INFORMATION :
Site Mobilization
Method Statement
Enabling Works
Sign board fixing
Risk Assessment
Site Survey
Site layout Plan
SUBMISSION DETAILS (Fill-in as applicable)
INVESTOR / OWNER
CONSULTANT
CONTRACTOR
Name:
Name:
Name:
Contact No.
Contact No.
Contact No.
Signature &
Stamp:
Signature &
Stamp:
Signature &
Stamp:
Date:
Date:
Date:
2: DECLARATION STATEMENT
We hereby confirm that the following DWC HSE requirements shall be complied with on site for complete duration of works:-
NO
1
2
3
4
5
6
7
8
9
10
DESCRIPTION
YES
NO
NA
REMARKS
Provisioning of First aid box.
Provisioning of certified first aiders(Approved 3rd party).
Adequate numbers of fire extinguishers.
Safety Officer / Safety In-charge shall be available on the site as per DWC HSE
requirements and adequate site supervision will be available.
Site safety In-charge is made aware of emergency response procedures including
the accident reporting procedures / protocol.
Site specific risk assessments and method statements are available for all activities.
All types of fixed scaffoldings, mobile elevated work platforms shall be provided as
per DWC HSE regulations and competent person available for erection, inspection
& operation (competent person need to be certified by 3rd party)
Provisioning of welfare facilities Drinking water, Toilets, Washing facilities, Rest
area to be ensured on the site as per the requirements of DWC.
Personnel trained in basic firefighting (approved 3rd party, with practical
firefighting training) shall be available on site.
Adequate personal protective equipment’s shall be provided to all operatives and
will be ensured that PPE’s are worn by the workers & staff during the work.
We undertake to carry out the above stated works in accordance with DWC HSE, DM and other relevant International Construction Safety Standards. We are
aware that we are liable for financial penalties/warning letters for failing to carry out our works in accordance to the DWC HSE regulations & standards. We are
also aware that in the event of DWC HSE issuing Stop Work Orders or Prohibition Notices, we are bound to stop work immediately till we comply with DWC HSE
requirements in accordance with DWC HSE Regulations & Standards.
4: For DWC HSE USE
Received by:
Application No.
Date:
Remarks:
Approved
Approved with comments
Resubmit
Reviewed By
DWC-HSE-F-057, Jan. 2015
Page 1 of 1
Dubai World Central Corporation
Version: 2.0 / AUG-2016 / Rev: 0
DS/DC/F-017
DEVELOPMENT
CONTROL FORMS
CONSULTANT / CONTRACTOR
REGISTRATION REQUEST
DATE
Registration Type:
CONSULTANT
CONTRACTOR
Trade Name:
Professional License No.:
Issue Date:
Expiry Date:
Fax:
P O Box:
Activities:
Address:
Telephone:
Contact Person:
Mobile No.:
Email:
STAMP
REQUIRED INFORMATION AND SUBMITTALS:


Copy of Professional License issued from DED
Submission type
New
Renew
FEE:
2010
Submission Fee*: _________________,
Cheque payable to Dubai Aviation City Corporation.
Total:
*
New
Renew
Consultant
Contractor
AED 1,010/-**
AED 2,010/-**
AED 510/-**
AED 1,010/-**
AED 2010
For Official use only
Document Receiving:
Received By
Signature
Date
Remarks:
Approved
DS Registration #:
Approved with Comments
Issue Date:
Resubmit
Expiry Date:
Name,
Signature
& Date
Approved By
VP – Development Control
Date :
HSEQ NOC FOR FIT-OUT / MODIFICATION WORKS
This form must be completed and submitted by the Main Contractor or Consultant for all Modification works. Fit out
works & Modification works application must be made after the site has been established but before starting any
site activities including removal of any existing fixtures.
1: GENERAL INFORMATION
CLIENT :
Location/Area :
Project Name :
Plot Number :
Representative :
Email Address :
Mobile Number :
Alternate Number :
CONSULTANT NAME :
Resident Engineer :
Telephone Number :
Mobile Number :
PO Box :
Fax Number :
Email Address :
FIT-OUT MAIN CONTRACTOR :
Project Manager :
Telephone Number :
Mobile Number :
P.O. Box :
Fax Number :
Email Address :
2: DECLARATION STATEMENT
We hereby confirm that the following DS HSE requirements have been complied with:-
NO
DESCRIPTION
1
First aid box is available on site.
2
Certified first aiders are available on site (Approved 3rd party).
3
Adequate numbers of fire extinguishers are available on site.
4
5
6
7
8
YES
NO
NA
REMARKS
Adequate lighting arrangements are done on the site with
adequate protective covers and safe electrical connections
Project sign board, warning signs and mandatory instruction
signs, Emergency numbers are displayed on site at prominent
locations including the main entrance.
Area (covering) fencing is provided and measures taken to
prevent unauthorized access to the site.
Safety Officer / Safety In-charge are available on the site as per
DS HSE requirements and adequate site supervision is available.
Basic HSE plan with accident reporting procedures are available
in compliance to DS HSE requirements.
DWC-HSE-F-055, Nov. 2014
Page 1 of 2
HSEQ NOC FOR FIT-OUT / MODIFICATION WORKS
2: DECLARATION STATEMENT
We hereby confirm that the following DS HSE requirements have been complied with:-
NO
DESCRIPTION
YES NO NA REMARKS
Site specific risk assessments and method statements are
9
available for all activities.
All types of fixed scaffoldings, mobile elevated work platforms
are as per DS HSE regulations and competent person available
for erection, inspection & operation (competent person need to
be certified by 3rd party)
Drinking water, Toilets, Washing facilities, Rest area are available
11
on the site as per the requirements of DS.
Personnel trained in basic firefighting (approved 3rd party, with
12
practical firefighting training) are available on the site.
Adequate personal protective equipment’s are available on site
13 and ensured that PPE’s are worn by the workers & staff during
the work.
We undertake to carry out the fit-out / modification works in accordance with DS HSE, DM and other relevant
International Construction Safety Standards. We are aware that we are liable for financial penalties/warning letters
for failing to carry out our works in accordance to the DS HSE regulations & standards. We are also aware that in the
event of DS HSE issuing Stop Work Orders or Prohibition Notices, we are bound to stop work immediately till we
comply with DS HSE requirements in accordance with DS HSE Regulations & Standards.
Main Contractor
Consultant
Tenant / Client
Name
Name
Name
Contact
Contact
Contact
Signature
Signature
Signature
STAMP
STAMP
STAMP
3: FEE
Submission Fee
*
Received By:
Receipt No.
Signature
*AED 1000 for first submission, AED 500 for subsequent submissions. Knowledge fee of AED 10 applies to each transaction
4: For DS HSE USE
Received by:
Application No.
Date:
Remarks:
Approved
Approved with comments
Resubmit
Reviewed By
Date :
DWC-HSE-F-055, Nov. 2014
Page 2 of 2
DUBAI SOUTH HSE Induction
DUBAI SOUTH has a strong commitment towards Health, Safety & Environmental issues
at its sites and it expects all visitors, contractors, consultants and tenants to
demonstrate the same level of commitment while visiting DS sites.
Please take note of following:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
All occupational health and safety rules, legislated as well as the company’s health and
safety rules, regulations and symbolic signs must be adhered to.
Safety shoes, hard helmet and high visibility vest are mandatory for visitors entering the
construction areas. Based on the environment, additional PPE may also be required i.e.
safety glasses or ear plugs, dust masks etc..
Ensure that you have saved site emergency contact number (056 7088608) and also that of
your group leader. In case of any emergency contact immediately on these numbers.
Drugs, alcohol and smoking are not permitted on site.
No open fires will be made on the premises.
Pregnant ladies are not allowed on site.
All visitors must be accompanied by an escort from DS at all times during the tour.
Carry water / medicines with you if required. It is your responsibility to ensure that you are
medically fit when visiting and entering any construction site and premises.
Beware of heat related problems during the summer.
Do not approach working plant or machinery unless the plant has stopped work and the
operator acknowledges your presence / can see you clearly.
Do not walk or stand under suspended load.
In the event of you accessing temporary platforms / scaffolding, you are required to wear
and use a full body harness.
Do not throw waste on site (e.g. paper, plastic bags etc.)
Do not use shortcuts, use the proper access and egress.
Saloon cars are not allowed in construction areas.
Stay close to your vehicles/group.
Follow speed limit on site.
You are not allowed to enter any barricaded area; excavations or walk on the inside of edge
protection markers.
Do not touch any electrical wires.
Horse play is not permitted.
You are not permitted to take any photographs without obtaining written permission.
In case of an emergency or evacuation, you have to follow your site host to the nearest
assembly point.
I certify that I have read and understood above mentioned HSE instructions and will
comply with these.
Name :
Company :
Signature :
HSE-F-031, Rev. 4
Date :
Page 1 of 1
Aug 2015
HSE INDUCTION
EXTERNAL DECLARATION OF UNDERSTANDING & UNDERTAKING
I, on behalf of my Organization, certify that I have read and understood the provisions of HSE Induction to
Investors / Consultants / Contractors. I will ensure that similar induction shall be conducted for all staff
within my Organization to be based at DUBAI SOUTH premises permanently and/or temporarily.
I will also ensure that all personnel on behalf of my Organization will adhere to following:
 All the project activities are performed in compliance with Dubai South HSE guidelines.
 All VISITORS & CONTRACTORS go through the HSE Site Induction.
 Carry necessary PPE before proceeding to the site.
 All VISITORS & CONTRACTORS follow the speed limits.
 All visitors are accompanied by a company employee / HSE officer.
 Any accident or incident happened on site shall be report to Dubai South immediately on 24 x 7
Emergency Contact Number: 056-3894088.
Name :
Designation :
Organization :
STAMP
Signature & Date
DWC-HSE-F-045, Rev. 2
Page 1 of 1
Jan 2016
RISK ASSESSMENT
Company Name:
Description of Work :
Area / Building / Office No.:
Date:
Risk Score
Risk Rating
Risk Rating
Risk Score
Severity
2
Residual Risk
Likelihood
1
Activity
Severity
No.
Likelihood
Risk Rating
M
Inspection of all hand tools to be carried out by the site supervisor prior to start
of any activity on site. Daily inspections to be carried out by the operatives
prior to start of day job and report the damaged tools to supervisor. Use proper
PPE. Damaged tools to be removed from site immediately. No makeshift tools
to be used.
1
3
3
L
M
Pre use visual inspection for damage/defects to tools, cables, plugs - defective
tools to be taken out of use immediately. Training to be provided to all
operatives using the power tools. No repair to damaged tools shall be carried
out on site.
1
4
4
L
2
5
10
M
1
5
5
L
1
3
3
L
Hazard
Risk
Hand tools
Using unsafe / damaged /
worn out hand tools
Personal injuries to operatives
Hand injuries , cuts, bruises, eye injuries,
other bodily injuries
3
3
9
Power tools
Using unsafe / damaged /
worn out power tools
Personal injuries to operatives.
Electric shock, burns, bruises, eye
injuries, other bodily injuries, Fire risk
due to damaged tools with exposed
cables / short circuit.
3
4
12
4
5
20
H
Control Measures
Erection of scaffolds / mobile tower shall be done by 3rd party trained /
certified scaffolders only. Tools lanyards to be provided to operatives working
at height. Proper housekeeping shall be maintained above and beL the work
platforms. Full body harness shall be worn at all times while working at height.
3rd party certified MEWPs shall be used and only trained operators shall be
allowed to operate. No erection of elevated platforms on loose soil or uneven
surface. Weather conditions to be monitored while working outdoors.
Site electricity to be distributed by means of proper DB which shall be fitted
with ELCB. Cables to be routed away from aisles and walkways. Exposed cables
shall be protected properly. No damaged cables or cables with joints will be
used on site. No domestic sockets to be used on site. Only industrial sockets
shall be used.
Proper lifting techniques to be adopted by all operatives who are involved in
manual handling through tool box talks. Site logistic plan to be established for
material movement on site. Proper storage areas to be arranged to avoid any
random storage on site. Site supervisor to ensure that exit routes are always
kept clear.
3
Working at height
Using ladders, scaffolds /
mobile towers, MEWPs
Personal injuries / fatality due to fall
from height. Injuries to others due to
falling objects / tools from height.
Collapse to elevated work platforms due
to uneven surface.
4
Site temporary
electricity
Overloaded sockets,
trailing cables, tripping
hazard
Fire risk due to short circuit, personal
injuries to operatives due to tripping,
cable damages due to lying unorganized
on floor.
4
5
20
H
5
Material Handling &
Storage
Heavy, unstable loads,
unorganized storage.
Back injuries due lifting of heavy
material. Storage material blocking the
emergency exits. Slip, trip, falling
hazards.
3
3
9
M
6
Painting
Splash back, fumes,
flammable substance
3
5
15
H
Use safety goggles, hand gloves, mask etc. while doing the paining job. Area to
be kept ventilated. All flammable material to be used in controlled manner.
1
5
5
L
7
Housekeeping
Slip. Trip, falling hazards,
Fire hazard
3
5
15
H
Continuous housekeeping shall be maintained at all times. No unwanted / extra
material to be kept on site. Controlled issuance of flammable material for site
to be ensured. Adequate firefighting arrangement shall be ensured.
1
5
5
L
Fit-out Works - Risk Assessment
Operatives getting paint splashed into
their eyes. Health issues due to fumes
inhalation. Risk of fire.
Personal injuries to due slipping, tripping
and falls. Presence of unwanted material
increases the risk of fire.
Page 1 of 2
RISK ASSESSMENT
Company Name:
Description of Work :
Area / Building / Office No.:
Date:
11
Welding, cutting,
grinding works
Hot works, open flames,
sparks
Theft of material, arson
Personal injuries, fatality,
damage due to fire.
RISK RATING(R) = LIKELIHOOD
X SEVERITY
5
4
LIKELIHOOD OF
3
EXPOSURE (L)
2
1
property
5
15
M
Risk Rating
Site Security
3
Risk Score
10
Panic among building occupants.
Flooding due to activation of firefighting
devices by misuse of fire alarm devices.
Undetected fire due to covering fire
alarm devices. Inability to fight the fire
due to absence of secondary / manual
fire watch & firefighting arrangement.
Severity
9
Modification of Fire
alarm / Firefighting
System due to revised
layouts
False alarm , automatic
fire fighting system
activation
Isolation of Fire alarm /
Sprinkler system without
approval/ work permit
from DWC
In-secured site , material
Uncontrolled personnel
access
Likelihood
Fire alarm
Mishandling
Risk
Risk Rating
8
Hazard
Risk Score
Activity
Severity
No.
Residual Risk
Likelihood
Risk Rating
Strict instructions to all operatives during tool box talks about importance of
fire alarm and life safety system devices.
1
5
5
L
1
5
5
L
Control Measures
4
5
20
H
Strict coordination with building maintenance department / landlord through
work permits system in case any isolation / shut down of building life safety
systems is required. Certified/trained fire fighters shall be provided for the
duration of system shutdown.
3
3
9
L
Site to be secured at all times. No unauthorized access allowed on site.
1
5
5
L
4
5
20
H
Permit to work system to be put in place to ensure control over hot works. All
hot work permit requests shall be submitted to DWC for approval at least 24
hours prior to the planned works on site.
2
5
10
M
SEVERITY (S)
5
4
3
25 - H
20 - H
15 - H
20 - H
16 - H
12 - M
15 - H
12 - M
9-M
10 - M
8-M
6-M
5-L
4-L
3-L
Legend : L = Low, M = Medium, H = High
2
10 - M
8-M
6-M
4-L
2-L
1
5-L
4-L
3-L
2-L
1-L
Submitted By:
Name
Fit-out Works - Risk Assessment
Signature
Date
Company Stamp
Page 2 of 2
GENERAL WORKS / ACCESS PERMIT
Please complete this application and submit it with required attachment(s) to DS, QHSSE department.
A: GENERAL INFORMATION
APPLICANT NAME:
COMPANY:
I apply for a Permit to Work in respect of the following work: PROJECT DETAILS:
LOCATION:
SCOPE OF WORKS:
Start Date & Time:
Finish Date & Time:
REQUIRED ATTACHMENTS
1) Risk Assessment
2) Method Statement
3) Safety Induction Record
4) Copies of Related 3rd Party test Certificates
NAME OF OPERATIVES
LIST OF TOOLS, EQUIPMENT & MATERIAL
THE SIGNIFICANT RISKS ANTICIPATED ARE:
FOLLOWING SPECIFIC CONTROLS SHALL BE IMPLEMENTED:
DECLARATION:



I confirm that I have understood the DS safety rules and the restrictions they place on my work.
I also confirm that my work will be carried out in accordance with the best current trade practices and that all
appropriate health and safety controls will be observed.
I confirm to use all the PPE with regard to work and understand the requirements.
COMPANY NAME:
STAMP
CONTACT PERSON:
CONTACT NO.:
SIGNATURE :
DATE:
B: FOR OFFICIAL USE ONLY
PERMIT #.
RECEIVED BY:
DATE & SIGN :
APPROVAL STATUS
Comments:
APPROVED
APPROVED WITH COMMENTS
RESUBMIT
3
•
REVIEWED BY :
SIGNATURE & DATE :
DWC-HSE-F-026, Rev. 2, Feb 2016
•
Any changes in the scope of work or the circumstances detailed
and assumed in this permit automatically revoke the permit. Such
changes must be notified to the facility owner immediately.
This permit does not authorize “HOT WORK” for which a separate
permit is required
Page 1 of 1
NIGHT SHIFT – WORK PERMIT
Permit No.: ___________________
Date: _____________________
This application must be completed and submitted by the Main Contractor/Consultant for all projects having a
proposal for night shift. Application must be made after meeting DS -QHSSE requirements. Night shift work
permit will cover from 18:00 hrs to 06:00 hrs.
A. PROJECT DETAILS
Project Name
Contractor
Client
No. of employees.
Night Shift Responsible
Person (Safety)
Night Shift Duration
Plot No.:
Consultant:
Name:
Contact No:
From (Date):
Valid till:
B. LIST ACTIVITIES TO BE CARRIED OUT
1.
2.
3.
4.
5.
6.
7.
8.
C. CONTRACTOR’S COMPLIANCE STATEMENT
We hereby confirm that the following HSEQ requirements shall be complied with:
No. Statement Description
Organization chart available for night activities. Responsible engineer need to be available
1
on site with the authority of decision making.*
2 DS approved night shift risk assessment is available at site. *
3 Method statements are available for night shift activities. *
4 Emergency procedures are established and implemented for night shift activities. *
5 Full time safety advisor is available with valid SARS card / NEBOSH / IOSH certifications.
6 All the stair cases & work areas are fitted with adequate light’s with back-up power. **
7 Full time first aider & fire fighters are available for night shift activities.
8 Site security and transport arrangement is available for night.
9 Adequate site supervisors are nominated for the night shift with communication facilities.
Safety induction program for night shift and evidence of its communication to workforce is
10
available on site.
11 Welfare facilities are available as per the DS/DM requirements.
12 Lifting plan prepared and available at site.
13 Night shift toolbox meeting program is available at site. *
14 No objection letter from the client is available at site for the night shift activities. *
Yes No NA
We undertake to carry out the night shift activities in accordance with DS/DM and other relevant International construction
safety standards. We are aware that we are liable for financial penalties/warning letters for failing to carry out our works in
accordance to relevant regulations & standards. We are also aware that in the event of DS issuing violation / stop work
notices we are bound to stop the work immediately in accordance with DS Regulations & Standards.
Main Contractor
Name & Signature of Project manager &
company stamp
* Provide document proof as attachment to this application.
D. DS QHSSE APPROVAL
Approved
Not Approved
•
•
Consultant / Client
Name & Signature of Authorized person &
company stamp
** Provide lighting layout plan with LUX levels at work areas.
Name :
Signature :
Date :
Contact No. :
Any changes in the scope of work or the circumstances detailed and assumed in this permit automatically revoke the permit.
This permit does not authorize “HOT WORK” for which a separate permit is required.
DWC-HSE-F-050, Rev. 1, Jan. 2015
Page 1 of 1
Dubai World Central Corporation
Version: 2.0 / AUG-2016 / Rev: 0
NOTIFICATION OF
WORK COMPLETION
DS/DC/FO-004
DEVELOPMENT
CONTROL FORMS
DATE
Building:
Floor #:
Office #:
Tenant Name:
Consultant / Interior Designer:
Contractor:
REQUIRED INFORMATION AND SUBMITTALS:







Compliance Certificate from Consultant/interior designer(Original)
Compliance Certificate from Etisalat for Telecommunication ( If applicable )
Compliance certificate for Civil defense, DEWA or other local Authorities (if Applicable)
Testing and Commissioning reports, O&M Manuals (if Applicable).
Copy of As built Drawings & specification (Scanned copy with stamp)
Compliance Certificate from Tenant (Original)
NOC for Sewerage and Drainage (if Applicable)
FEE:
Submission Fee:
AED 0/-
Cheque payable to Dubai Aviation City Corporation
SUBMISSION DETAILS :
Initial Submission
Resubmission
Contact Person:
Email:
Mobile:
STAMP
Date:
Signature:
For Official use
Document Receiving
TRN-
Received By
File:
Signature
FO -
Date
Remarks:
Note: Final approval subject to successful completion of HSE site inspection.
Approved
Reviewed By
Architect
Approved With Comments
STAMP
Resubmit
Approved By
VP – Development Control
Date :
Dubai World Central Corporation
Version: 2.0 / AUG-2016 / Rev: 0
DS/DC/F-025
DEVELOPMENT
CONTROL FORMS
SIGNBOARD APPROVAL
REQUEST
DATE
Facility Name:
Plot No:
REQUIRED INFORMATION AND SUBMITTALS:




Copy of Owner’s trade license.
Signboard Drawings (2 hardcopy + 1 DWG. format set). Drawing to show the dimensions of signboard in relation with the building elevation.
Copy of 3rd party fitness certificate for MEWPs / scaffold (more than 10m height) & Scaffolder’s training certificate.
Method Statement & Risk Assessment for signboard fixing.
Contact Person:
Email:
Mobile:
STAMP
Date:
Signature:
For Official use only
Document Receiving
TRN-
Received By
No
Description
1
CONTENTS
1.1 DWC FZ LICS / Legality
1.2 No personal contents
1.3 Religious / Sectarian / Racist / Immodesty
1.4 No ads / No marketing messages
2
SIZE
2.1 5-10% from the elevation area
2.2 Harmonic
3
COLOR
3.1 Corporate ID
3.2 DWC color theme
3.3 Pick & match
4
REFLECTION AND MATERAL
4.1 No self-illumination
4.2 No reflected material
4.3 3D letters / indirect lighting
5
LOCATION
5.1 No roof signage
5.2 Flight safety / DCAA compliance
Additional Comments:
Name,
Signature
& Date
Approved
Reviewed By
Architect
Signature
APPROVAL CHECKLIST

File:
DLC
RC
AC
EC
Date
Remarks
Approved with Comments
Reviewed By
Snr. Engineer - Civil
Resubmit
Approved By
VP – Development Control
Date :
GC
TEENANT FIT‐OU
UT MAN
NUAL
APP
PENDIX B – JCI – FC
CU Contro
oller Specifications
DUBA
AI SOUTH ‐ Tenant Fit‐out Manual TEC2645-2 BACnet® MS/TP Networked Thermostat with
Single Proportional Output and One-Speed Fan Control
Code No. LIT-12011113
Product Bulletin
Issued February 5, 2007
Supersedes January 11, 2006
The TEC2645-2 Thermostat is a BACnet®
Master-Slave/Token-Passing (MS/TP) networked
device that provides control of two-pipe fan coils,
cabinet unit heaters, or other equipment using a
proportional 0 to 10 VDC control input and one-speed
fan control. The technologically advanced
TEC2645-2 Thermostat features a Building Automation
System (BAS) BACnet MS/TP communication
capability that enables remote monitoring and
programmability for efficient space temperature control.
The TEC2645-2 Thermostat features an intuitive user
interface with backlit display that makes setup and
operation quick and easy. The thermostat also employs
a unique, Proportional-Integral (PI) control algorithm
that virtually eliminates temperature offset associated
with traditional, differential-based thermostats.
Figure 1: TEC2645-2 BACnet MS/TP Networked
Thermostat with Single Proportional Output
and One-Speed Fan Control
Table 1: Features and Benefits
Features
Benefits
BACnet MS/TP Communication
Provides compatibility with a proven communication network;
BACnet MS/TP is widely accepted by Heating, Ventilating, and Air
Conditioning (HVAC) control suppliers
Backlit Liquid Crystal Display (LCD)
Offers real-time control status of the environment in easy-to-read, plain
text messages with constant backlight that brightens during user
interaction
Proportional 0 to 10 VDC Control
Offers additional application flexibility by providing more advanced control
signals
Override Interface Key
Allows easy access for temporarily overriding the unoccupied mode
Simplified Setpoint Adjustment
Enables the user to change the setpoint by simply pressing the
UP/DOWN arrow keys
Two Configurable Binary Inputs
Provide additional inputs for advanced functions such as remote night
setback, service or filter alarms, motion detector, and window status
Over 20 Configurable Parameters
Enable the thermostat to adapt to any application, allowing installer
parameter access without opening the thermostat cover
TEC2645-2 BACnet® MS/TP Networked Thermostat with Single Proportional
Output and One-Speed Fan Control Product Bulletin
1
Product Overview
The TEC2645-2 Thermostat is specifically designed for
networked control of common two-pipe heating and
cooling equipment using a proportional control input. In
addition to superior temperature control and application
flexibility, the TEC2645-2 features BACnet MS/TP
communication capability, allowing the user to view
operation or make adjustments from a remote
workstation. Plain text menus, backlit display, and five
interface keys make setup and operation quick and
easy.
IMPORTANT: The TEC2645-2 Thermostat is
intended to provide an input to equipment under
normal operating conditions. Where failure or
malfunction of the thermostat could lead to personal
injury or property damage to the controlled
equipment or other property, additional precautions
must be designed into the control system.
Incorporate and maintain other devices such as
supervisory or alarm systems or safety or limit
controls intended to warn of, or protect against,
failure or malfunction of the thermostat.
•
Five Easy-to-Use Interface Keys
Allow for easy commissioning of the thermostat,
and eliminate the need for DIP switches.
•
Six Levels of Keypad Lockout
Provide six levels of keypad lockout that can be
set up through the Installer Configuration Menu.
•
Accessible Configuration Parameters
Allow local access to all configurable parameters
while limiting unwanted parameter tampering once
the thermostat is set up.
•
Three Light-Emitting Diodes (LEDs)
Provide fan, heating, and cooling status at a
glance.
•
Adjustable Temporary Occupancy Time
Adjusts the temporary occupancy time from
0 to 24 hours.
•
Auxiliary Contact
Provides 24 VAC control for reheat, lighting, and
other auxiliary functions.
•
Nonvolatile Electrically Erasable
Programmable Read-Only Memory (EEPROM)
Prevents loss of adjusted parameters during a
power failure.
•
Remote Access
Allows the user to read/write and access the
parameters of the thermostat via a supervisory
controller.
Additional Features
The TEC2645-2 Thermostat offers many other
features, including:
Adjustable Heating/Cooling Deadband
Adjusts the minimum heating/cooling deadband
from 2.0F°/1.0C° to 5.0F°/2.5C°.
•
Table 2: Thermostat Models
Code Number
Description
Applications
TEC2645-2
Networked BACnet MS/TP, Two-Pipe, Proportional
0 to 10 VDC Control Output, and One-Speed
Fan Control Thermostat
Control of Two-Pipe Fan Coils, Cabinet Unit
Heaters, or Other Equipment Using a
Proportional 0 to 10 VDC Control Input and
One-Speed Fan Control
Table 3: Accessories (Order Separately)
Code Number
Description
TE-636M-11
Duct Mount Air Temperature Sensor
SEN-600-42
Remote Indoor Air Temperature Sensor with Occupancy Override and LED
TE-636S-1
Strap-Mount Temperature Sensor
MS-BACEOL-0
RS485 End-of-Line Terminator
1.
2.
2
Additional TE-636xx-x Series 10k ohm Johnson Controls Type II Thermistor Sensors are available; refer to the
TE-6300 Series Temperature Sensors Product Bulletin (LIT-216320) for more details.
Only the occupancy override function can be accomplished using the SEN-600-4 with the TEC2645-2.
TEC2645-2 BACnet® MS/TP Networked Thermostat with Single Proportional Output and One-Speed Fan
Control Product Bulletin
Room Temp
70.0ºF
MODE
LEDs indicate
system activity.
FAN
FIG:frnt_vw
Backlit, plain text
LCD is easy to read
in any condition.
Five keys on the thermostat
make operation easy and intuitive.
Figure 2: Front Cover of Thermostat
4-15/16
(125)
Room Temp
70.0ºF
MODE
FAN
1-1/8
(29)
FIG:dmnsns
3-3/8
(86)
Figure 3: Thermostat Dimensions, in. (mm)
TEC2645-2 BACnet® MS/TP Networked Thermostat with Single Proportional Output and One-Speed Fan
Control Product Bulletin
3
Thermostat User Interface Keys
Menu Overview
The TEC2645-2 Thermostat user interface consists of
five keys on the front cover (as illustrated in Figure 2).
The function of each key is as follows:
There are two menus available to view and configure
the TEC2645-2 Thermostat:
•
•
•
MODE key toggles among the system modes
available, as defined by selecting the appropriate
operation sequence in the Installer Configuration
Menu (for example Off, Heat, Cool, Auto).
Status Display Menu
•
Installer Configuration Menu
The following sections outline the functions and
contents of each menu.
FAN key toggles between ON and AUTO for fan
control. ON energizes the fan all the time and
AUTO operates the fan only on a call for heating or
cooling, for both occupied and unoccupied periods.
Status Display Menu
OVERRIDE key overrides the unoccupied mode to
occupied at the local user interface for the
specified TOccTime. (TOccTime is defined by
selecting the appropriate time period in the Installer
Configuration Menu.) The OVERRIDE key also
allows access to the Installer Configuration Menu.
(See the Installer Configuration Menu section.)
•
Room Temperature
•
System Mode
•
Occupancy Status
(Occupied/Unoccupied/Override)
•
Applicable Alarms – The backlight lights up as an
alarm condition is displayed.
Note: If one of the binary inputs is configured to
operate as a remote override contact, this
OVERRIDE key is disabled.
-
•
•
The Installer Configuration Menu is accessed
by pressing and holding the OVERRIDE key
for approximately 8 seconds. Once the Installer
Configuration Menu begins, release and press
the OVERRIDE key to scroll through the
Installer Configuration Menu options.
UP/DOWN arrow keys change the configuration
parameters and activate a setpoint adjustment.
Backlit Liquid Crystal Display (LCD)
The TEC2645-2 Thermostat includes a 2-line,
8-character backlit display. Low-level backlighting is
present during normal operation, and it brightens when
any user interface key is pressed. The backlight returns
to low level when the thermostat is left unattended for
45 seconds.
Light-Emitting Diodes (LEDs)
Three LEDs are included to indicate the fan status, call
for heat, or call for cooling:
The Status Display Menu is displayed during normal
thermostat operation. This menu continuously scrolls
through the following parameters:
Note: An option is available within the Installer
Configuration Menu to lock out the scrolling display and
show only the Room Temperature parameter.
Installer Configuration Menu
The Installer Configuration Menu is used to set up the
thermostat for an application-specific operation. To
access the menu, press and hold the center key for
approximately 8 seconds.
The Installer Configuration Menu includes the following
parameters that are accessed by pressing the same
center key:
•
MS/TP Communication Address
•
BI1 and BI2 Input Configuration
•
UI3 Input Configuration to Locally Monitor Supply
Air Temperature or Hot/Cold Water Changeover
Switching
•
Menu Scroll
•
Auto Mode
•
°F and °C Temperature Scales
•
The FAN LED is on when the fan is on.
•
Six Keypad Lockout Levels
•
The HEAT LED is on when heating or reheat is on.
•
Sequence of Operation
•
The COOL LED is on when cooling is on.
•
Unoccupied Heating Setpoint/Unoccupied Cooling
Setpoint
•
Maximum Heating Setpoint/Minimum Cooling
Setpoint
4
TEC2645-2 BACnet® MS/TP Networked Thermostat with Single Proportional Output and One-Speed Fan
Control Product Bulletin
•
Setpoint Type
Repair Information
•
Temporary Occupancy Time
•
Door Open Time
•
Heating/Cooling Deadband
•
Room Air Temperature Calibration
•
Auxiliary Configuration
If the TEC2645-2 Thermostat fails to operate within its
specifications, refer to the TEC2645-2 BACnet
MS/TP Networked Thermostat with Single Proportional
Output and One-Speed Fan Control Installation
Instructions (Part No. 24-9890-226) for troubleshooting
details. For a replacement thermostat, contact the
nearest Johnson Controls® representative.
•
Direct/Reverse Acting
•
Reheat Time
Technical Specifications
TEC2645-2 BACnet MS/TP Networked Thermostat with Single Proportional Output and
One-Speed Fan Control (Part 1 of 2)
Power Requirements
19 to 30 VAC, 50/60 Hz, 2 VA (Terminals 4 and 5) at 24 VAC Nominal, Class 2 or
Safety Extra-Low Voltage (SELV)
Analog Output Rating
0 to 10 VDC into 2k ohm Resistance (Minimum)
Fan Relay Output Rating
30 VAC, 1.0 A Maximum, 15 mA Minimum, 3.0 A In-Rush, Class 2 or SELV
Auxiliary
Output Rating
30 VAC, 1.0 A Maximum, 3.0 A In-Rush
Triac Output
Digital Inputs
Voltage-Free Contacts across Terminal Scom to Terminals BI1, BI2, or UI3
Wire Size
18 AWG (1.0 mm Diameter) Maximum, 22 AWG (0.6 mm Diameter) Recommended
BACnet Standard
32 Devices Maximum; 4,000 ft Maximum
Temperature Sensor Type
Local 10k ohm Negative Temperature Coefficient (NTC) Thermistor
Resolution
±0.2F°/±0.1C°
Accuracy
Temperature
Range
±0.9F°/±0.5C° at 70.0°F/21.0°C Typical Calibrated
Backlit
Display
-40.0°F/-40.0°C to 122.0°F/50.0°C
Heating
Control
40.0°F/4.5°C to 90.0°F/32.0°C in 0.5° Increments
Cooling
Control
54.0°F/12.0°C to 100.0°F/38.0°C in 0.5° Increments
Minimum Deadband
2F°/1C° between Heating and Cooling
Ambient
Conditions
Operating
32 to 122°F (0 to 50°C); 95% RH Maximum, Noncondensing
Storage
-22 to 122°F (-30 to 50°C); 95% RH Maximum, Noncondensing
TEC2645-2 BACnet® MS/TP Networked Thermostat with Single Proportional Output and One-Speed Fan
Control Product Bulletin
5
TEC2645-2 BACnet MS/TP Networked Thermostat with Single Proportional Output and
One-Speed Fan Control (Part 2 of 2)
Compliance
United States
UL Listed, File E27734, CCN XAPX,
Under UL 873, Temperature Indicating and Regulating Equipment
Canada
UL Listed, File E27734, CCN XAPX7,
Under CSA C22.2 No. 24, Temperature Indicating and Regulating Equipment
FCC Compliant to CFR 47, Part 15, Subpart B, Class A
Industry Canada, ICES-003
European
Union
CE Mark, EMC Directive 89/336/EEC
Australia and
New Zealand
C-Tick Mark, Australia/NZ Emissions Compliant
Shipping Weight
0.75 lb (0.34 kg)
The performance specifications are nominal and conform to acceptable industry standards. For application at conditions beyond these
specifications, consult the local Johnson Controls office. Johnson Controls, Inc. shall not be liable for damages resulting from misapplication or
misuse of its products.
United States Emissions Compliance:
This equipment has been tested and found to comply with the limits for a Class A digital device pursuant to Part 15 of the FCC Rules. These
limits are designed to provide reasonable protection against harmful interference when this equipment is operated in a commercial
environment. This equipment generates, uses, and can radiate radio frequency energy and, if not installed and used in accordance with the
instruction manual, may cause harmful interference to radio communications. Operation of this equipment in a residential area is likely to cause
harmful interference, in which case the user will be required to correct the interference at his/her own expense.
Canadian Emissions Compliance:
This Class (A) digital apparatus meets all requirements of the Canadian Interference-Causing Equipment Regulations.
Cet appareil numérique de la Classe (A) respecte toutes les exigences du Règlement sur le matériel brouiller du Canada.
Controls Group
507 E. Michigan Street
Milwaukee, WI 53202
6
© 2007 Johnson Controls, Inc.
TEC2645-2 BACnet® MS/TP Networked Thermostat with Single Proportional Output and One-Speed Fan
Control Product Bulletin
Published in U.S.A.
www.johnsoncontrols.com
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