17 minute read
Project profile
Assima Mall & Tower
PROJECT NAME:
Assima Mall and Tower Project
PROJECT DEVELOPER:
Salhia Real Estate Company
PROJECT COST:
$410 million
PROJECT CONSULTANT:
Pace
PROJECT CONTRACTOR:
Ahmadiah Contracting & Trading Co (ACTC)
TOTAL BUILT-UP AREA:
380,000sqm
TOWER HEIGHT:
54 storeys
Culture Capital
BIG PROJECT ME INTERVIEWS TAREK SHUAIB, CEO OF PACE, ABOUT THE DELIVERY OF THE ASSIMA PROJECT, A NEW WORLD-CLASS LIFESTYLE DESTINATION BEING BUILT IN KUWAIT, THAT IS NEARING COMPLETION
hile shopping malls in Kuwait now reign as pre-eminent cultural destinations, the entire retail sector is witnessing a major transformation in an effort to cater to an increasingly selective clientele that now demands a world-class lifestyle experience – not just a venue.
Within this vein, Kuwaiti real estate giant, Salhia Real Estate Company, is collaborating with mega retail project expert, Pace, to deliver an ambitious, mixed-use development: The Assima Mall and Tower. The project, currently under construction, is already carving out a unique place for itself on the national landscape, well before works are completed.
In an exclusive interview with Pace CEO, Architect Tarek H. Shuaib, Big Project ME gets to dig deeper and find out more about the Assima Mall and Tower project:
How will the Assima Mall and Tower compare to others in the region? What are its unique selling points and qualities? Assima is one of the few genuinely mixed-
World-class venue
The Assima Mall and Tower project will deliver a world-class lifestyle experience to Kuwait’s residents.
2021
The project is scheduled to be completed by the end of the year
use developments in Kuwait, and the only one located in the heart of the city. It is set to become a world-class destination for high-end shopping, entertainment, and leisure. The development will feature three distinctive components: a shopping mall, a commercial tower and a five-star residence hotel.
The project takes its name from the Arabic word for ‘capital city’ – in an effort to reflect its small city persona, bringing all the conveniences of a mini-city in the heart of downtown Kuwait, while offering a variety of other key services, as well as a number of lifestyle and leisure facilities.
Salhia Real Estate Company are one of our long-term partners and they
share a common belief that the mallsof-tomorrow must be experiential and customer-focused. That is why unique entertainment-oriented offerings have been created at Assima in order to engage visitors at every possible touch point. Moreover, the project will actively boost the commercial value of Kuwait’s capital city and heighten its allure as a vibrant business and commercial hub.
What is Pace’s Role in the Assima project? Having delivered a multitude of successful retail and mixed-use projects across the region, as a Kuwait-based regional multidisciplinary firm, Pace has been brought on board by Salhia Real Estate to develop and tailor the existing designs of the project with innovative concepts that fit the needs of the Kuwaiti market. We have a reputation within the industry as a firm that designs for speed and opulence.
We are also overseeing construction works and ensuring top-class quality delivery to the highest of international standards of excellence. As partners of development, we are always keen on playing an active role in the ongoing efforts develop the region’s retail and entertainment sectors, as well as promote both foreign and domestic tourism.
Upon its completion, Assima will become the latest in our portfolio of first-class mixed-use developments that are now considered prime destinations
for leisure, tourism and entertainment, for both locals and international visitors.
What are the highlights of the Assima project and what are some of its main components? The site for the Assima project is characterised by high street visibility and full prominent frontages at the junction of two main traffic arteries. A key component in this prime development is the Assima Mall, which offers visitors a high-end multi-faceted lifestyle experience with large commercial and recreational spaces distributed over five floors. This includes urban parks, rooftop cafes, restaurants, a large-scale hypermarket, cinemas, entertainment, as well as various F&B and retail experiences.
It will also house the Marriot Executive Hotel and Apartments, comprised of 11 floors located above the retail podium, with 164 suites with their services of restaurants, multi-purpose halls, and an on-site health club.
On the other hand, the Assima Tower boasts 54 floors of office spaces, with spectacular panoramic views of the city.
What can you tell us about the architecture and design elements of the mall?
Maximum visibility
The site of the project was carefully chosen to ensure high visibility at the junction of two main traffic arteries.
96.3%
Percentage of total completed structural works
We have succeeded in developing innovative and original architectural concepts, blending elements of Kuwaiti heritage with the contemporary design expected of a modern metropolis such as Kuwait City. The mall boasts other architectural elements, such as a threestorey tall waterfall flowing between cafés and fine dining restaurants, as well as panoramic high-speed lifts overlooking the entire mall, in addition to high-rise floors that give visitors a sense of luxury and indulgence.
The mall’s walkways are also designed to flow smoothly into the twirling internal corridors,
harmonious with the play of light and surrounding nature.
Sustainability is a core driving notion behind the development of this project. The project will sprawl across green lands, in compliance with the principles of sustainable development and natural ventilation, with technologies being used to ensure energy consumption.
This includes the use of ETFE (ethylene tetrafluoroethylene) roofing for natural lighting, Therma-insulation for all opaque envelopes, and doubleglazed curtain walls/windows with air cavity for energy savings and optimisation of indoor air quality.
Highest standards
The latest construction technologies have been deployed to deliver the project to the highest international standards.
11
What is the current rate of progress so far, and what construction technology was used to design and build the project? In terms of progress, we are pleased to have reached significant milestones with the Assima project, with construction works for the mall nearing completion. Given revised project timelines because of the pandemic, the mall is so far on track for completion by the end of 2021.
The latest construction technologies were employed on the project to ensure its delivery to the highest international standards. With structural works fully completed for the mall, and at 83% completion for the Tower (that is 96.3% for the project overall), works currently underway include the deluxe interior works and finishes for the facades, along with other technical installations and utilities development.
We have always been ahead of the curve when it comes to adopting innovation and advanced technologies, as we continue to push the boundaries in design and architecture. Driven by our vision, we have worked hard to establish ourselves as active leaders in the region for the implementation and promotion of new design technologies and construction methodologies, offering new opportunities for innovation.
A key part of our efforts is the rollout and implementation of a digital transformation plan which is currently being activated across all our design projects. Our design and construction technologies employed include Business Information Modelling (BIM), Project Information Management (PIM), Leadership in Energy and Environmental Design (LEED) and Integrated Project Delivery (IPD) protocols, in addition to fast-track construction solutions.
I am proud to say that through our improved potencies and capabilities, we were able to guarantee quality and value for clients, with educed environmental impact and better operational and management costs.
Who is the contractor on the project and why were they chosen? Ahmadiah Contracting & Trading Co (ACTC) are the main contractor for the Assima project. ACTC is one of Kuwait’s premier contractors and has succeeded in delivering many of Kuwait’s landmark buildings. Specialising in high-rise construction, ACTC was selected based on the long and successful relationship it has with both Pace and Salhia Real Estate, the developer and owner of Assima project.
What were some of the challenges encountered during the construction process and how were they resolved? There were multiple challenges overcome on this project. A key element of success for this project has also been one of its main obstacles – that is its location.
The project site is located in the city centre, and as such that area is quite congested. Temporary site accommodation and material storage are remotely, yet centrally located. Therefore, we were able to manage transportation in less time.
Also, the recent COVID-19 pandemic introduced a whole new set of unprecedented challenges, including lockdowns, curfews, commercial and transportation restrictions, and closures. However, our HSE department at Pace has been working extra hard to help navigate construction works more effectively in the safest and most efficient manner there is, while adhering to all rules and regulations set by the Ministry of Health and observing all precautionary and preventative measures and social distancing guidelines.
Pandemic control measures, including closed borders, posed a major threat to the delivery schedule. However, with smart procurement that entailed ordering materials earlier than planned, whilst obtaining other materials from alternative sources, the construction team succeeded in minimising some of the pandemic’s negative impact on delivery.
Design challenge
The project went through significant evolutions of design during the construction process.
2,300
Number of operatives on the project
What was the strength of the workforce on the project and how did construction progress during the pandemic? The project workforce peaked at 2300 operatives. We adhered to all pandemic control measures, including various curfews and lockdowns. Inevitably this affected the planned labour deployment. However, working closely with Ahmadiah, we managed to succeed in adopting flexible shift patterns that optimised the available labour resource, and thereby minimized the impact upon the programme.
Given the standing of the project, what was the design process like, and did it change as the construction of the project evolved? Assima has the second tallest tower in Kuwait, which is topped with a crown structure. During the course of the project, the design of the crown evolved significantly, which was a notable challenge for our designers.
Moreover, numerous design changes to accommodate tenant’s requirements were executed. Fortunately, as a result of the close cooperation and streamlined channels of communication between Salhia, Pace, and ACTC, all design changes were successfully accomplished within programme.
Construction Intel Summit KSA
Construction Intel Summit KSA
Big Project ME provides a summary of the inaugural Construction Intel Summit KSA, a three-day live webinar series held from June 21-23
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Despite the economic impact of the COVID-19 pandemic, the Kingdom of Saudi
Arabia continues to move forwards on its path to recovery in 2021, with an ICAEW report finding that business conditions are improving, supporting strengthening demand and the outlook for recovery.
As per the report, the nonoil GDP for the Kingdom is expected to expand by 2.8% this year and will continue to rebound as restrictions lift and an aggressive investment strategy is implemented. Furthermore, the country’s hydrocarbon sector is expected to benefit from higher oil production in H2 2021.
A key driver for the success of Vision 2030 – the ambitious reform plan to diversify the Saudi economy – will be domestic investment spending, with the authorities unveiling a broad investment programme (Shareek) that is valued at $3.1 tillion by 2030. This programme will be led by domestic entities, including the Public Investment Fund (which is set to inject $40 billion annually in 2021 – 2022 to foster private-sector growth), ARAMCO and SABIC.
With the country now five years on from the announcement of Vision 2030, Big Project ME held the first-ever Construction Intel Summit – KSA, a threeday live webinar event that brought together some of the sharpest minds working in and around the Kingdom to discuss how the country is working towards achieving its targets and what more needs to be done to get there.
Focusing on three key areas for the economy, the selected experts also highlighted the significance of the economic reforms being passed by the Saudi government and debated how these would help ensure the successful delivery of megaprojects and schemes.
All sessions of the Construction Intel Summit KSA can be found online at https:// constructionintelsummit.com/ksa/
The first day of the Construction Intel Summit focused on how the Kingdom is developing its transport infrastructure, in line with the current realities and challenges facing the country. The panel of experts was led by David Kinniburgh, general manager – UAE for GHD. He was joined Said Mneimne, senior vice president – Hill International; Jacques Khoriaty, chief commercial officer, Strategy and Growth Middle East for Egis; Roger Cruickshank, senior director and Atkins Acuity lead, Middle East for Atkins Acuity; and Paul Wallet, regional director, India and the Middle East, Trimble.
“The panel at The Future of Transportation in the Kingdom covered a wide variety of topics from integrated transport and land use planning, essential connectivity, future mobility, the future of freight, the digitalization of assets, procurement, sustainability and importantly the ultimate customer and user experience,” says David Kinniburgh.
“Highlighting the importance of all parts of the asset ecosystem, including external stakeholders, owners, operators, financiers, designers, constructors, maintainers and the user, the panel discussed and emphasised the importance of ‘planning, planning, planning’, and the importance of setting developments up for success from the beginning.
“This was emphasised by the members of the panel with exposure to the full asset lifecycle, with a declared desire for digital and data-based decision-making, and the establishment of highly accurate asset data from concept through to final handover, the ultimate goal being digital twins,” he adds.
Reflecting on the rapid pace of development in the GCC region over the last 30 years, the panel also discussed the importance of selecting the right delivery model for projects, and the emergence of the PPP model into the market. The panellists stated that there is very strong interested from global developers, investors, and operators ready to take on the challenge of developing the future transport network in the Kingdom.
“A balance of risk and reward is essential, demand risk being highlighted as a potential issue. However, the longer the duration of the PPP the higher the appetite from the private sector. The future is very bright for a highly sustainable and digital transport sector, with a focus on striking the balance between People, Planet and Profit.
“Our experts emphasised that the Kingdom has an opportunity to be a world leader in sustainable and emerging transportation solutions.”
Day Two Recap: Building A Destination
Day Two of the Construction Intel Summit KSA focused on the megaprojects being developed by the Kingdom to fuel its transition into a tourism destination for the world. Several megaprojects have been launched across the country, with each catering to different sectors of society.
The panel of experts, led by David Clifton, vice president – Business Development, UAE and the Northern Gulf for Hill International, discussed how to best build and develop them.
Rounding out the panel was David Watkins, chief of Project Delivery for AMAALA; Christopher Fannin, senior principal and managing director for InSite; Bradley Caruk, project director, Creative, Theming and Show Design, KSA for Atkins; and Simon Trafford, director and KSA country manager for Turner & Townsend.
“The panel bought together leading partners in the current giga project development team. From client to consultant, the desire and urgency to address the most pressing problems is clear,” says David Clifton.
“The industry is committed to the success of Vision 2030 and the opportunities it presents for the economy. Insight into real world lessons learnt that are critical to the timely expedition of these schemes shows that the country is attracting a significant number of world and regional experts to assist with the development and delivery models and strategies that have or are being developed for the Kingdom.”
The panel was not naive to the challenges and issues that are ahead.
“Be it through procurement models, contracting formats, historical payment challenges or the fact that as global recovery kicks in, inflation across all commodities and manpower will have a difficult effect on the schemes and require significant risk management just to mitigate,” he adds.
“In all, the insight provided to the current status of the giga projects, the opportunities and challenges were described in an open and transparent way that showed the audience a broad picture from inside the Kingdom’s major projectbased Vision 2030 goals.”
Following the panel discussion, James Frampton, business development director – Middle East for SoftwareONE| MTWO Construction Cloud, gave a keynote presentation about how platform technology can help developers manage all stakeholders.
Day Three Recap: Powering the Vision
The third and final day of the inaugural Construction Intel Summit KSA saw a panel of experts discussing how Saudi Arabia aims to generate 50% of its energy needs using renewables by 2030. The session, headed by Sachin Kerur, head of Middle East Region for Reed Smith, focused on the huge potential for growth in the sustainable renewable energy sector, while also touching upon the growth of industries, services, and the localisation of technologies, as well as the development of human resources.
Joining Kerur on the panel were Catherine Cone, associate director and head of Environment at AECOM; Norman McComb, associate environmental director at AESG; Ralf Steinhauer, director at RSP; and Sam Mitchelle, market leader – Energy and Resources at GHD.
“The Kingdom of Saudi Arabia’s (KSA) 2030 vision is ambitious and a great driving force for the diversification away from oil and commitment to renewable energy. Given KSA’s plans to build several Giga projects and new cities, there is a huge opportunity to ramp up the renewables sector in the region and implement some new and innovative approaches to energy production,” Sachin Kerur says.
“One thing we can learn from other markets that have been through the transition is that the regulatory framework and supporting policy need to be fully integrated with the renewable sector and ensure clearly defined processes are established for energy producers.
“Obviously, there needs to be a number of economic and commercial incentives for energy producers and consumers that will create a macro-level shift. However, there needs to be buy in from the people on a granular level. We need to change behaviour around energy consumption and savings. This means ensuring people are more conscious of the ways in which they consume energy and can save energy,” he adds.
“Forums such as the Constriction Intel Summit are crucial to stoking the hydrogenfuelled fire when it comes to maintain momentum around renewable energy and working through some of the challenges, which KSA may face in the future,” Kerur concludes.
