ME Consultant February 2023

On Topic

Growth

Prospects Ahead

Global real estate titan JLL reviews the current state of play across the commercial, residential and hospitality sectors

February 2023

Issue 099

Making a Crucial Difference

Jad Chouman and Haroon Niazi both share the title ‘Partner and Head of Middle East, HKA’. How does this twinned approach to leadership actually work? How do they see the future of Dispute Resolution here in the region - and more particularly, what will be HKA’s unique contribution?

On Site

Creating the Five-minute City

With so much emphasis on the idea of the ‘15-minute city’ and the urban micro-hub, we spoke to Qusai Awad, Design Director, Bainona Engineering Consultancy, about the trends and factors influencing structural planning and delivery in 2023

In Practice

ME Consultant spoke to one of the key drivers in the design and fit-out of luxury villas, Nisreen Kayyali, Founder and Lead Architect at Nisreen Kayyali Consulting Engineers

Super-tall & Sustainable: A Contradiction in Terms?

As more and more buildings inspire and amaze as they cross the 600m threshold, Middle East Consultant asks “can they also be sustainable?”

The power of AI: Optimising Design and Construction

Should the use of AI in architecture replace the creativity and expertise of human architects, or be used as a tool to enhance and augment the process? We spoke to Drew Gilbert, Design Manager, OBMI…

A Quest for Smart Living

Usama Aziz is Director - Riyadh for LWK + Partners, speaks about some of the key factors driving today’s most innovative projects, as well as the role, commitment and beliefs of LWK

“We have to innovate”

The rise of AI-led, generative software: good news and bad news…

Reading through this issue of Middle East Consultant, you’ll notice that on several occasions, we asked interviewees to comment on the impact of the new AI-led, generative design packages, such as Midjourney and DALL-E. To what extent can they actually take the place of professional architectural and design input? Can they be genuinely creative, or are they no more or less than the sum of all the inputs?

These questions arose directly from the content and debates at several of our events in 2022, and they inevitably point not only to a potentially competitive future for ‘pure’ design shops but also indicate the ever-growing rise of the multi-disciplinary engineering firm. No doubt the jury is still very much out on whether these packages can equal the sheer creativity of leading architects, but the reality is that the people we ask in this issue certainly believe in the transformative power of technology and its ability to influence and disrupt the traditional boundaries.

There’s probably some sort of equation here with the style of software used to play chess: at one time seen as highly capable but no match for truly world-class players, it has since reached a point whereby it is simply impossible to beat, by any player of any class. There’s another factor

here, too: the rise of the multi-disciplinary engineering firm appears to be unstoppable, as the list of competencies they contain begins to subsume any number of previous stakeholders with all kinds of specialised skillsets. These new generative packages simply accelerate that rise, and it’s worth keeping in mind a comment from AESG’s Steve Coombes, that “they are evolving so fast, there isn’t even any kind of user manual.”

Another comment I like appears in this issue of the magazine, and it’s from LWK’s Usama Aziz. When I asked him to what extent his award-winning firm is using the likes of Midjourney, he replied that: “We like to continuously experiment to harness the generative power as a test bed of ideas and push the boundaries of artistic expression.”

Clearly, what is already a powerful force in the hands of engineers can be a creative superpower when employed by those who are paid for their sheer design ingenuity. Long may it continue that way.

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ABDUL BAEIS UMAIR KHAN FOUNDER DOMINIC

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Eshraq announces successful land transaction with Danube

PROPERTY

Modon Properties opens new fish market in Abu Dhabi’s Mina Zayed district

ANALYSIS: Is Oman’s construction industry waking up?

CONSTRUCTION

RSG awards $266mn contract to AL-AYUNI for first phase of development at Amaala

INTERVIEW: Omnix and IMSCAD ink deal to bring VDI environments to AEC firms

INFRASTRUCTURE

RTA opens Sheikh Zayed bin Hamdan Al Nahyan street improvement project

CONSTRUCTION

Deyaar completes Mesk and Noor districts

INTERVIEW: “COP28 has the potential to have a significant impact”

CONSTRUCTION

Saudi’s PIF and Samsung C&T partner to develop construction tech and modular housing

As part of the deal, Samsung C&T Corp will build modular homes in the Kingdom in a joint investment with PIF

MOST POPULAR

SUSTAINABILITY

Sheikh Mohamed bin Zayed Al Nahyan announces 2023 as the ‘Year of Sustainability’

PROPERTY Espace Real Estate expands with two new Dubai offices

The brokerage said it plans to expand progressively into the off-plan and new projects sectors

INDUSTRY

Extreme weather is driving investments into climate risk digital solutions says Verdantix McKinsey, Conning, BlackRock, Moody’s and S&P Global and others have acquired or launched climate resilience solutions in the past two years

INDUSTRY 2023 could be tough for cement producers says World Cement Association Director Market pressures could gradually push cement producers to establish higher cement prices

PROPERTY

Knight Frank report shows Grade A warehouse lease rates continue to escalate

CONSTRUCTION

Tasjeel and SAM launch first site offering testing services for vehicles in Sharjah

INDUSTRY

Alstom certified as ‘Top Employer’ in three Middle East markets

PROPERTY 219 ultra-prime homes sold in Dubai in 2022 says Knight Frank

The record-breaking year has the highest $10mn+ villa sales ever recorded

CONSTRUCTION

World’s first 3D-printed mosque to be developed in Dubai

Growth Prospects Ahead

Global real estate titan JLL reviews the current state of play across the commercial, residential and hospitality sectors

THE RESIDENTIAL SECTOR EMERGED AS THE OUTPERFORMER

espite macroeconomic volatilities impacting the global real estate landscape, the UAE witnessed strong momentum in the last quarter of 2022, signaling a steady growth pipeline in 2023. In the same context, JLL’s UAE 2022 Year in Review report offers a rear-view mirror perspective of 2022 while underlining the opportunities that lie ahead in the year.

Faraz Ahmed, Associate, Research at JLL MENA, said: “2022 has been a year of sustained growth for the UAE’s real estate sector as it continued to gather pace while benefiting from the country’s reliable economic policies, excellent infrastructure, safe haven status, and innate ability to adapt to new trends. Even segments like retail that faced headwinds initially in the year, recovered significantly in the last quarter. Looking ahead, we can expect the UAE to continue to attract the attention of both regional and international investors with aspirational offerings within the sector.”

Residential transaction activity in Dubai continued to grow robustly last year. Data from Dubai Pulse further demonstrates that transaction volumes in the emirate were up 51% between January and November 2022 while the value of transactions rose by 55%. Anecdotal evidence suggests that the jump can be largely attributed to the spike in demand from foreign buyers.

In addition, the delivery of 38,000 residential units last year pushed Dubai’s total supply to 680,000 units whilst, in Abu Dhabi, the delivery of roughly 6,000 units brought the capital’s residential stock to 279,000 units. In 2023, the level of scheduled completions will be a little higher (41,000 units) in Dubai and the capital is slated to see the planned completion of 6,000 units.

In annual terms, average residential sales prices were up 10% and 3% in Dubai and Abu Dhabi, respectively, in Q4 2022. Though rents in Dubai grew by 27% over the same period, they largely remained flat in the capital.

Healthy leasing activities in Abu Dhabi have largely supported the 8% annual increase in Grade A rents to an average of AED 1,790 per sq. m. per annum.

The standout performance of the residential sector once again exemplifies Dubai’s relative safe-haven status against the background of prevailing geopolitical and economic challenges in the world. That said, the strong residential activity can also be partly attributed to prices continuing to look attractive in comparison to other major cities around the globe.

On the back of increased demand, the pipeline of projects announced by developers in 2022 grew to 27,000 units; these will be delivered over the coming years. However, it is worth noting that investors and end-users are generally making more informed decisions and are more selective when considering which properties to purchase. Therefore, developers need to differentiate their products from competitors and deliver units of a better standard.

AFTER A PROLONGED DOWNTURN IN DUBAI OFFICE RENTS, THE SECTOR SAW A REMARKABLE TURNAROUND LAST YEAR

A combination of strong business conditions and limited availability of good quality office spaces was broadly responsible for doubledigit growth in rental values, lifting them to levels previously seen in 2015.

Grade A rents in Dubai’s CBD increased by 21% year-on-year in Q4 2022, to an average of AED 2,100 per sq. m. per annum.

Meanwhile, healthy leasing activities in Abu Dhabi have largely supported the 8% annual increase in Grade A rents to an average of AED 1,790 per sq. m. per annum. Furthermore, rising office demand and inadequate new completions translated into lower levels of availability in both cities. In the last quarter, vacancy rates in Dubai and Abu Dhabi fell to 11% and 23%, respectively.

Last year, the technology, finance, defense, and other professional services industries accounted for a large share of enquiries. The segment also witnessed a steady influx of new entrants, pushing up aggregate occupier demand,

and leading to landlords offering fewer incentives.

Moreover, the scarcity of well-managed, Grade A office space is causing occupiers to consider less expensive buildings and locations, presenting an opportunity for owners of Grade B assets to potentially capture the “spill-over” of demand for good-quality floorspace by upgrading their existing space.

Overall, in 2022, the stock of office space in Dubai rose by 30,000 sq. m. to reach 9.1 million sq. m. whereas an addition of around 8,000 sq. m. in Abu Dhabi increased the capital’s total stock to 3.9 million sq. m. In 2023, almost 100,000 sq. m. of office floor space is expected to be delivered in Dubai and over 35,000 sq. m. in Abu Dhabi, respectively.

REBOUNDING TOURISM UNDERPINNED THE GROWTH OF THE HOTEL SECTOR

According to Dubai Economy and Tourism (DET), the emirate received 12.82 million overnight visitors between January and November 2022. Although still 15% (approx.) below pre-pandemic levels, it represents a significant increase over the equivalent period in 2021 (6.02 million). Furthermore, additional data from DET indicates that while visitors from the top ten source markets are broadly approaching pre-pandemic levels, China

Looking ahead, we can expect the UAE to continue to attract the attention of both regional and international investors with aspirational offerings within the sector ”

was an exception in the first 11 months of 2022. While this can be attributed to the country’s zero-COVID policy, the recent relaxation of rules should provide a boost to tourist numbers from the country going forward.

With the completion of around 6,800 keys in 2022, Dubai’s hotel stock rose to 148,000 with most deliveries comprising 4 & 5-star properties and the addition of 600 keys raised the total supply of hotel & hotel apartment keys to over 32,000 keys in the capital. In the forthcoming year, approximately 13,000 keys are scheduled to be added in Dubai while Abu Dhabi will see an expected delivery of an additional 400 keys.

The occupancy rate for Dubai’s hotels climbed to 72% over January-November 2022, a strong improvement compared to last year (63%). Simultaneously, the city’s average daily rate (ADR) rose by 22% year-on-year to USD 184. Meanwhile, Abu Dhabi’s occupancy rate climbed to 69% in the first 11 months of last year (up from 66% in the corresponding part of 2021) and ADR jumped by 29% to USD 119.

Lastly, several hotels in both Dubai and Abu Dhabi reported full occupancy towards the end of last year as demand skyrocketed on the back of the Formula 1 event in the UAE’s capital and the FIFA World Cup in Doha.

THE RETAIL SECTOR WITNESSED SIGNS OF REDEMPTION IN THE SECOND HALF OF 2022

The sustained rise of online shopping has led retailers to strengthen their digital presence to further bolster revenues in an increasingly competitive environment. Although snarled supply chains and inflationary pressures were highlighted as key headwinds by market players last year, there were signs of easing in the second half.

The delivery of around 200,000 sq. m. of retail floorspace last year raised Dubai’s total stock to 4.63 million sq. m with about 355,000 sq. m of space scheduled to be delivered in 2023 across the city – a new super-regional mall and the expansion of two existing ones in the same category will account for the majority of it. In the capital, however, the retail stock remained unchanged in 2022 at 2.89 million sq. m but is expected to increase by 232,000 sq. m this year.

After trending down in recent years, rents have broadly stabilized across both cities. In Q4, average rental values across primary & secondary malls in Abu Dhabi were flat when compared with the corresponding part of 2021 while rents in Dubai edged down by 1%. However, it is important to note that well-located super-regional malls have benefited from returning tourists, leading to the growth in rents for this section. Average rents for super-regional malls in Dubai rose by 3% year-on-year in the last quarter of 2022, compared with Q4 in 2021.

Overall, to differentiate their offerings, owners and franchise operators remained focused on bringing unique entertainment concepts to drive footfall. What’s more, landlords have been offering favorable lease terms and incentives to attract new international brands, especially in the F&B segment.

Making a Crucial Difference

Jad Chouman and Haroon Niazi both share the title ‘Partner and Head of Middle East, HKA’. How does this twinned approach to leadership actually work? How do they see the future of Dispute Resolution here in the region - and more particularly, what will be HKA’s unique contribution?

gathering more data. That data can then be fed into the dispute resolution strategy.

“However - and this is important - I don’t think this new tech will affect the individual impact and the decision making of the expert, who can understand the unique context and the very specific situation that needs to be addressed.”

“I agree”, comments Haroon. “We need to remember that as construction technology is evolving, the complexity is growing too, and this potentially increases the propensity for dispute. But this complexity means in turn that situations are more and more specific, with very unique traits, and I think we’re still quite some time away from bots being able to address these highly specific contexts and situations. However, notwithstanding, I do think there is potential in the market for disruptors.”

irstly, since there are two of you leading the way, are two heads better than one?

“Personally”, says Jad Chouman, “I don’t necessarily think that in all cases, two leaders are always better than one. It’s really all about the personalities - when you have two individuals sharing the role, it should be based on trust and mutual understanding, with the view that you each bring something to complement the other. For example, a company shouldn’t give the two leaders different verticals and responsibilities - that really is a recipe for competition and disagreements. You need to be aligned, brainstorming on the same issues and strategies, putting heads together to find the best solutions.”

Haroon adds that: “In my view, the potential advantages outweigh the

potential disadvantages. When you work together as a team, you get to consider different views and see things through a very different lens. Again, it comes down to the individuals involved. It’s all about getting the right people with the right experience and having them really understand one another. For us, we’re always able to leverage each other’s experience in different ways, strengths as well as weaknesses.

We’re seeing several new trends impacting the industry right now. One of them Is the growing sophistication of AI-led technology. So, is the use of intelligent ‘bots’ changing the dispute resolution process, automating it, and making it less personal?

“AI technology is impacting this industry, but largely in the way that data is gathered, and records are kept and analysed. This new level and richness of data will help people carry out their investigations better and help them reach the most professional conclusions in an efficient way. For example, one of the areas where we are seeing the impact of tech is the use of drones on construction sites as a way of

Currently, do you see any particular factors set to be important in 2023, that previously didn’t feature so strongly?

“I think it’s well worth asking the question”, says Haroon, “whether we’re getting to a point in this region where the construction sector is about to overheat?

I’m thinking particularly about the massive strain on the supply chain, and we’re seeing the giga projects in Saudi Arabia starting to exert unprecedented demands.” Jad adds that: “We also must remember that the industry was moving much slower only a year or so ago; it’s now come up to speed dramatically. Is everyone ready for this new dynamic? Are the factors in place to service this level of appetite? We shall see.”

Jad and Haroon, according to the CRUX Insight Report, last year, projects in the Middle East were prone to the worst delays - 81.3% of schedule duration. Will this figure improve or worsen in 2023?

Jad believes it will stay the same.

“Developers are awarding more complex projects that have more stakeholders and hence, more potential for delays. I don’t see any factors that lead me to believe that

things will improve suddenly; if anything, the reverse is the case.”

Haroon: “The fact that we see very limited changes in behaviour on the part of any of the stakeholders involved suggests to me we aren’t going to see any changes. We might wish to see some sort of panacea, but there are no signs of it yet. So no, we won’t have a sea-change when it comes to the CRUX Insight Report’s comments on last year. In fact, we are witnessing a number of the overriding causes of disputes and delays that we identified in CRUX already prevailing in some of the Saudi Arabia giga projects.”

In terms of your own organisation, what are the main evolutionary aspects you have lined up for HKA in the next 12 months?

“We will continue”, believes Haroon, “to lead with our dispute resolution business, and we are also developing more and more specialisms - Intellectual Property (IP), Environmental, and Aviation, a practice that we have just launched. We can use these different lenses to really understand each vertical with the benefits of dedicated expertise and teams - and feedback tells us that this is what the market wants, subject matter experts.”

“A factor there”, adds Jad, “is that I feel we’re moving towards a more optimum model, with balance between our specialisms and our lead offer. I wouldn’t want us to become a company that appears to do everything, and then gets a rather blurred identity. Quite the opposite: if we strike the right balance, we can really help broad sections of the market in the right ways.”

“We have also recently reorganised our operating structure and created the new Europe Middle East and Africa (EMEA) region. This will allow us to better leverage our experts and experience across different geographies.”

Speaking of the way things are moving, do you see the CRUX Insight Report as inspiring market change? Have individual companies

‘lifted their game’ because of its conclusions at any time?

Jad: “CRUX has gained a lot of traction in the region as it gives a series of insights into very specific areas of the causes of disputes. So, it provides companies with greater awareness of the political, economic and legal factors that might not otherwise have been on their radar. Also, keep in mind that once you know the risks and the challenges, you can try to mitigate them in the first place. That really is the core CRUX mission, after all.”

“I like to think”, says Haroon, “that CRUX gives the ability for a more proactive decision making around risk. Those companies that are truly forward-thinking are cognisant of the data that CRUX presents and want to use it to reevaluate project delivery strategy. For example, one of the biggest companies in the world, Shell, is partnering with HKA using the CRUX framework to maximise insights from their own project data. CRUX enforces the ability to make data-driven decisions and therefore really create opportunities for companies to lift their game.”

Since you are both dispute resolution champions, what do you believe is the one key action that companies

Jad Chouman, Partner and Head of Middle East, HKA.

The more complex the project, the more the chances for dispute, and these giga-projects certainly bring the highest levels of complexitiesperhaps the most extreme the industry has ever seen”

could take in order to avoid the most common styles of dispute happening in the first place?

Haroon: “Risk process and risk analysis. This applies right across the board: in terms of how the project is procured, how it’s brought to market, the contract, the delivery, and so on. Companies can benefit from using risk specialists to appreciate and understand what are the most likely causes of disputes and the hotspots where they can potentially occur. Remember: planning is cheap, but fixing the problems is expensive!”

“Looking deeply into the contract”, says Jad, “and understanding where the risks lie within it. We see so many contractors excited about winning a project, but completely failing to assess and deal with risks in many of the critical aspects the contract contains. It pays to take a step back and assess the challenges and how such challenges can be mitigated.”

The region is tending to see a trend

towards more complex, multistakeholder projects (the Saudi ‘giga-projects’ are a good example). To what extent are these complexities a potential breeding ground for more heated and contentious disputes?

“They are to a very large extent”, explains Jad. “As mentioned earlier, the more complex the project, the more the chances for dispute, and these giga-projects certainly bring the highest levels of complexities - perhaps the most extreme the industry has ever seen. You also must remember that many of the giga-projects are being fast-tracked, with stakeholders under real, intense pressure. It’s critical with projects of this kind that when they’re fast-tracked and pushed like this, there needs to be processes and procedures to ensure that well-informed decisions are taken. Otherwise, things can start to go wrong very quickly.”

Haroon adds that: “The more complex the projects are, the more the stakeholders need to assess the risks on an ongoing basis and to have the right mechanisms in place that can help mitigate those risks.

“There’s another factor, too. We see these giga-projects calling for multi-skilled teams that need to be brought together very quickly. Often, the teams will be from different backgrounds which undoubtedly will have an impact on the project culture. This puts a real onus on effective communication as well as the importance of effective processes and procedures.”

What further actions are HKA planning to take in order to make the industry a more co-operative, prosperous place for all parties?

Haroon: “We touched before on our advisory services across particular verticals and sectors, and it’s really our ability to apply tailored solutions to suit specific situations Expect to see us complement pure dispute resolution with an approach that increasingly encourages businesses to take a proactive stance in mitigating risk - reducing the likelihood of severe and complicated outcomes. That’s how we can really make a crucial difference in 2023.”

Haroon Niazi, Partner and Head of Middle East, HKA.

Those companies that are truly forwardthinking are cognisant of the data that CRUX presents and want to use it to reevaluate project delivery strategy”

“We have to innovate”

designers and architects, but rather, how amazing the result can be when we put all this programme potential in the hands of the people who know how to use it best.”

CLIENT NEEDS REFLECT THE CHANGING TIMES

“In my office”, Nisreen explains, “we are of course more specialised in the residential side of things, and our main objective is to create something that really meets the clients’ needs. This is where we can clearly see the impact of changing times, though, and indeed, the effects of the Pandemic and its legacy. There is a huge difference between the requirements now and what were the typical style of requirements before.

he first thing I should say”, comments Nisreen, “is that today’s market is moving faster than at any time I can remember. Things are now shifting very quickly - and the challenge is not to try to be ‘trendy’ and follow these temporary likes, but to make project designs as classic and as simple as possible. Work in this way, and what you create will truly stand the test of time, outlasting changing tastes. Whereas if you do something that’s only fashionable and trendy, it will - equally - go out of fashion very quickly. But the challenge, of course, is to always see the larger picture and not be drawn into doing things that will soon look tired and old-fashioned.

“Part of this fast pace of change is that today’s industry is providing a good many tools and technologies that simply weren’t available before. So when people talk about the new era of AI-led generative software, for example, I see this as no more or less than a tool - and a very helpful one too. By this I mean that it’s helpful to everyone, not just designers and architects. It’s really helpful for clients, because so often they have an idea but have trouble communicating it. The new software is a great tool for interpreting what they need.

“But - will it take over from professional creativity? At the end of the day I believe that human creativity is very important. Sure, programmes are able to come up with shapes that it would be very difficult for the human mind even to imagine, but it’s really when we combine these with the creative skills of the professionals that we get something truly unique, creative and worthwhile. That’s the real potential here. So let’s combine all the tools and skillsets that are available. It’s not a question of engineers now being able to take over from

“Let me explain: before, people weren’t interested in having ‘lifestyle’ facilities, they simply wanted somewhere where they went back to sleep, a majlis, dining areas, and so on. Whereas now, some clients don’t even want the majlis, they want a place where they can go for sports, for work, for relaxing, and they care much more about the surrounding context and landscaping. In fact, we can say that they are creating an area that they might not leave for many days. They might want us to accurately re-create their office, duplicating their workplace, and all the raft of facilities that necessitates. The whole equation has turned inside-out: many people are now working from home and that home is now very much a complete base of operations.

“In terms of how we create that base for them, we can cover every aspect of the project, from A-Z. We also do interior design, and as an architect, this is something I very much have an eye for. As I design a house, I can already see in my head what the inside should look like.

In 2022, Dubai's real estate sector witnessed transactions worth a record AED528bn, a 76.5% increase from 2021. A large part of this growth was in the sector of uber-villas - and ME Consultant spoke to one of the key drivers in the design and fit-out of these luxury villas, Nisreen Kayyali, Founder and Lead Architect at Nisreen Kayyali Consulting Engineers

Nisreen Kayyali, Founder and Lead Architect at Nisreen Kayyali Consulting Engineers.

“The landscaping is also part of our work. But if the client chooses to hire someone else to do these things, then we can of course work with them. At the end of the day, we aren’t just designers: we are consulting engineers and this means that we can take care of all the building regulatory requirements, and so on. This avoids the mass of issues that can happen when a client appoints a designer from abroad, but then find that the design doesn’t meet local building requirements. So you see, it’s very important to choose the right designers and project manager from the start.”

What about the role of Urban Design and current ideas around the ‘15-minute city’ concept, for example? “Actually, I love this idea: this will solve many, many problems, including pollution and other pressing needs. Urban planning isn’t really my specialisation, of course, but I do believe that it’s something that Governments globally should really focus on.

“Remember, when we talk about ‘the 15-minute city’, this is the way that cities started: if you look at ancient cities, this is how they were planned. There would be a

city centre, and then people would build all the amenities and residences around that. The scale couldn’t be big, because they didn’t have mechanised transportation. That’s how cities began, and I feel this is how we need to work again.

“I’m also aware of other urban debates, too, like the whole trend towards repurposing existing structures, rather than building them from scratch. But there are factors to keep in mind here. Dubai is a very recent and new city, so if we’re talking about re-purposing and preserving, there aren’t many cases where you will want to

Villa project design means balancing client needs and requests with expert innovation and choice of materials.

preserve something that is truly historic. Sometimes, in fact, it will cost much more to update and revise what’s there rather than simply demolish it and start again. Also, you may not know what is there just below ground level, and this can really complicate any attempts to build over and re-purpose. You always have to ask ‘is it worth it?’ If I have a house that’s 100 years old, I will never knock it down, but if it’s only 15 years old, what’s the point of trying to preserve it and spending more money unnecessarily?”

THE SUSTAINABILITY DEBATE

“Sustainability is a beautiful concept, but unless it’s researched and executed properly, it might not be done correctly; and remember, too, that while you’re doing this kind of study, the danger is that you can start working in isolation from what the client wants and what the civic authority requires. Always, our priority is that we have to be aligned with what the authority or municipality will approve. They know what will work in the long term - and what won’t. In some cases they are making it obligatory to use these new technologies, and in others not. As designers and engineers, we have to know about these

things and follow what’s required. We don’t want to take the responsibility for suggesting something that might have issues later on. Again, let’s work for the long-term good, and not be short-termist.

“Also, there is another aspect here that I have to keep in mind: one of our main priorities is to build a bridge between these very practical requirements and our role as an innovator. Remember, as a business we have to innovate - and in fact, we have a reputation for doing it. You see, I now have 25 years’ experience and one thing

I’ve learnt is that people don’t want you to do what they already know. They want you to do something that requires your input, that they couldn’t do themselves. It’s like ‘why would you go to a doctor and then have to diagnose and treat yourself, right?’ So many people say to me that they have appointed an architect, but now they have to tell them what to do - this is not good and not what they should be paying for. People want our input as innovative designers and architects - but to balance this with things being done in a way that also meets their requirements and follows the rules laid out by the municipality.”

In terms of that prized innovation, is there a key project that you feel really showcases your best work?

“No doubt about that. In Jumeirah, a house that was completely designed and built by myself and my husband. Because it was based entirely on our input as a family, everything was according to how we wanted it, and it was also an awardwinning project. In fact, this was one of the very few projects where I had 100% input. Now of course, I’m working on many other client villa concepts, but I treasure this one because it was a unique example of what we can really do, from A-Z. It was also where we pioneered a good many of the ideas and approaches that since characterise our work on major client projects.”

hen you design, are you now using the new-era generative software such as Midjourney and DALL-E?

“Our studio was one of the first studios in the region that tapped into the realm of AI. Quite early on, we recognized the potential and power of the technology. Our design research labs, both here in the Middle East and over in Shenzhen, China, continuously experiment to harness the generative power as a test bed of ideas and pushing the boundaries of artistic expression. Our MENA team includes some of the best ‘technodexterous’ talents in the region, who believe in the transformative value of technology and our ability to influence and disrupt traditional boundaries. State-of-the-art tools have been used in various projects

across our studios and disciplines; ultimately it depends on the specific task and requirements of the project as to whether these tools would be the best fit for a particular design task or project application.”

What do you see as the most powerful current trends in commercial project design?

“Trends continue to adopt an ‘eco-centric, sustainable use’ and ‘user oriented’ direction. At LWK we believe that the bottom line of sustainability is changing as new definitions are emerging on the design frontier. Building efficiencies, smart use of space and energy are becoming pivotal. Stakeholders and endusers are becoming increasingly conscious of interacting with forward-oriented spaces and developments which are in increasingly agile, AI and health-oriented environments. Developers are engaging with the market needs and we notice a shift in the requests for proposals that the demands are increasingly specific in addressing the needs of a modern society that looks for intuitive and smart living.”

A Quest for Smart Living

The concept of the ‘15-minute city’ is becoming more and more popular. Are you being requested to contribute to projects of this kind?

“This concept has been discussed for a long time yet it is far from coming to some sort of maturity. Its definition is very broad, which poses definitional concerns for those at LWK who are evolving planning outcomes; it’s certainly at the centre of several conversations with our strategic partners and clients particularly in Saudi Arabia, for example. For LWK, accompanying this precept is the enhancement of our public realm, pedestrianisation and other key factors in creating places, neighbourhoods and cities that are environmentally responsive to their context and more specifically user-centric. The region has enormous opportunity to develop such prototypes.

“LWK have been fortunate in the past few years to have engaged with key strategic partners in the Kingdom, to develop interactive cities that promote social, economic and sustainable developments, while fostering contextual, environmentally responsive and dynamic places that offer relevant lifestyles choices that attract families to settle in them. Each proposal is crafted carefully after a comprehensive analysis and studying the ambition of the project and the opportunities the site offers us. LWK seek to capitalise on solutions that will have value add for each project, and ensure a positive commercial outcome for both stakeholders and end-users. This is the feedback we receive and is what sets LWK apart from other practices.”

Are you engaged with any of the current ‘giga-projects’ that we see in KSA, and if so, what particular

Usama Aziz is Director - Riyadh for LWK + Partners, and very much at the design driving-edge of many of the Kingdom’s most talked-about urban developments, as well as the AI-led technology at their design core. Here, he speaks about some of the key factors driving today’s most innovative projects, as well as the role, commitment and beliefs of LWK

Usama Aziz is Director - Riyadh for LWK + Partners.

challenges do they pose?

“The challenges for giga projects are very holistic as they are giga not only due to scale but because of the numerous moving parts that they entail. The key success factor is to keep adequate synergy and efficiency between the moving parts so that one element doesn’t suffer due to an inefficiency in another and cause the project to stall. Our recommendation is to build synthetic and customised platforms that integrate the various disciplines of design, cost, execution, investment, stakeholder management, marketing and all related disciplines. Since the establishment of our Riyadh office in 2020, we have advised and worked on different components of gigaprojects that remain confidential at the moment but are soon to be unveiled.”

Would you say that there is an LWK theme or ‘motif’ that consistently identifies your projects?

“Yes and No - as a creative platform and team, LWK in MENA believe in design and authentic storytelling as an enriching process, with specialists who believe in and deliver research in creating designs that are adaptive and contextual as world-class solutions to the built and natural environment. They also articulate architecture and urbanism as a language that speaks of ‘the place’ and are not ashamed of being commercially successful. This is the common thread that runs through all our work, whether it be a master plan, a mixed-use project, a hospitality destination, or a cultural institution.

“However, is there a particular visual style? No. Our designs always originate in the content because with a good storyline, attention is generated, knowledge anchored, and credibility established. We take film,

sound, Mata environments and narration as construction materials of spaces already existing or created by us and seek to conceive exceptional designs that respond to local culture, end-user and client needs. Our Studio Directors are strong proponents of our Region, Arab Culture, and its translation into contextually relevant contemporary design. Into places that react to future influences and conditions yet to be placed upon them, while simultaneously benefiting from these complex interdependencies. We revel in this complexity to deliver projects that are culturally robust, place sensitive, environmentally aware, uplifting and future-shaping.”

What is currently most in demand: villa/townhouse projects or mixed-use apartment complexes?

“This depends largely on location and on the demography of the area and specifics of the end-users. In the Kingdom we are seeing a preponderance of villa/townhouse communities being led by ROSN, Saudi Down Town Company and others, however, in other parts of the GCC there is a trend towards automation-enabled, mixed-use apartment developments, especially for the younger client-base.

Do you believe that this region has its own preferred style, as opposed

to other regions? Is this reflected in current client briefs?

“Absolutely, this region is unique and within the unique there are vast cultural and social imperatives that define the preferred style of the region. The other factor that design must respond to is the set of environmental conditions that are very unique to the region, be it the arid nature of sites or the annualised weather conditions. Once again, we are seeing very relevant and contextual briefs originating in Saudi Arabia that respond the vast diversity that exists in the nation, while in other areas we see a little more commonality and perhaps a commerciality as a response perhaps to a broader private development sector.”

Today, more and more engineering companies are becoming multi-

The challenges for giga projects are very holistic as they are giga not only due to scale but because of the numerous moving parts that they entail”

Usama Aziz is well-placed to comment on current developments across the raft of Saudi giga-projects.

disciplinary, and that can mean that they execute design themselves: is this impacting your own work at all?

“Not really, as we are very design-focused and work well with engineers. The aesthetic elements of a true design office is a strength of its own which we are proud of and WE continue to keep the integrity of what I call our unique, unadulterated creativity. Operating as a lean machine and bringing in experts and partners across the journey means we are agile and can respond to economic needs, which is an advantage in the changing market conditions that we face. The idea is to maximise the potential and achieve efficiency which can be delivered through planning and experience, and we have successfully achieved this since our MENASA office was first established in

2018. The approach helped us to scale and expand, and hence we have access to great opportunities across MENA.

“We are often approached and engaged by the multi-disciplinarity outfits you mention, as there seems to be a trend that while sometimes ‘more-is-more’ in some respects (particularly in risk mitigation), they can still have something lacking… This is a message we are increasingly hearing from clients. This does seem to be recognised by these larger multidisciplinary teams, and I believe it’s be encouraged.”

To what extent do we see Sustainability criteria being asked for by clients - and in what areas of projects is it prominent?

“To a greater extent, yes, as the definition

of sustainability is fast extending into placemaking and communities with project integrity. There will be interesting redefinitions that will become part and parcel of the next generation of sustainability criteria including AI and smart environment features that save time, energy and effort for end-users. Sustainability is not only a technical term to be fulfilled: it is a benchmark and a standard to be implemented across the design journey and processes. The goal is to fulfill sustainable development and foster environments that would support future generations and respond to essential global requirements.”

Over the last five years, what has been your favorite project?

“A million sq. m. masterplan adjacent to the holy site in Makkah in the Kingdom. A brave undertaking that we completed during the pandemic. Initially launched as a competition against world renowned architects, our team have prepared indepth research of Makkah, its history and nature as well as the future possibilities of regenerating the dynamic urban realm around the mountainous and challenging terrain. All this while responding to the demands of the huge challenges of people flow and management, and the redefining of the area as a destination for millions of global pilgrims annually.”

What do you see as the main challenges facing architects today in terms of constraints on their creativity?

“The project brief is an essential document that reflects both the vision of the project and mandates of the stakeholders. A well written brief is a good starting point for the project and creativity is challenged when the brief is not clear. Having said that the client teams must also be geared up to accept and understand the depth and breadth of architects and their creativity, and their sense of successful designs. The other challenges, of course, are timelines and economics, both of which should allow the flexibility needed for visioning and creativity.”

Micro cities that contain schools, groceries and moreall handily within reach - mean that people can dedicate more time towards matters other than commuting.

Creating the Fiveminute City

ainona recently won two key Awards at the ME Consultant AwardsMEP Engineering Company of the Year and Structural Engineering Company of the Year. What did winning these Awards mean to you and what do they say about your role in the industry?

“More than anything, what these awards offer is a tangible representation of the hard work exerted by our team over our many years of operation. They amplify our presence within an extremely competitive industry and are a source of motivation to pursue future challenges.”

In terms of how you interface with clients, do you see companies increasingly moving from traditional Office365 driven business ecosystems into dedicated business applications?

“Our clients have been opting towards using their own enterprise solutions to

With so much emphasis on the idea of the ‘15-minute city’ and the urban micro-hub, we spoke to Qusai Awad, Design Director, Bainona Engineering Consultancy, about the trends and factors influencing structural planning and delivery in 2023

manage projects that we as consultants are then required to utilise. This form of business process unification eliminates inconsistencies found within Office365 ecosystems and allows all consultants to operate on the same level of competency when it comes to project documentation, communications and progress.”

Is Bainona using a ‘one-stop’ digital platform to work with clients of this type? Have you undergone a process of Digital Transformation as yet?

“While we do have a customised enterprise platform of our own, we rarely employ it in our projects, since in practice we find that most of our clientele provide us with access to their own enterprise platforms for all necessary project interfacing and monitoring.”

In which sector do you see the biggest demand for your project skills?

“That’s an interesting question, and the answer is in the industrial and farming sectors. As the UAE is beginning to emphasise self-sufficiency, we see significant growth in the demand for both industrial and agricultural projects.”

Do you think that repurposing buildings - as opposed to building them from scratch - is a costeffective option here in the UAE?

“The honest answer is ‘not always’. There are situations where the amount of renovation and enhancements required on an old building may end up carrying costs so high that it becomes more cost effective to demolish and start again from scratch.”

Do you believe the future is about the new-style ’15-minute city’, and if so, are you involved in creating urban hubs of this kind, where all

amenities are within easy reach?

“We believe the future does indeed lie in these micro cities as people seem to be more and more inclined to live in places where they spend less time commuting to get their essential needs or groceries. Micro cities that contain schools, groceries and more - all handily within reachmean that people can dedicate more time towards matters other than commuting. They can spend time doing things that are far more valuable and productive. What we are increasingly involved in regionally, however, are residential buildings where all the essential amenities (laundry, groceries, medicine, etc.) are contained within. You could say this is something akin to a fiveminute city instead!”

Will the future still be about building super-tall - and if so, are you involved in any major skyscraper projects at the moment?

“In regions where extreme heat is an issue, tall buildings play an important role in cooling down cities and providing shade; having city planners’ focus on tall buildings in close proximity to one another is one way to mitigate the effects of strong sunlight and the high temperatures that we experience here in the Middle East, for example. Our firm has been engaged in providing design and supervision services for a skyscraper development located at Abu Dhabi, which is within

walking distance to the Landmark Tower, and which we hope will soon make a fine addition to the Abu Dhabi skyline.”

Tell us about your commitment to Sustainability? Does this have an impact on the bottom line, or are sustainable materials now available at more competitive price-points?

“While sustainable materials and technologies may be more affordable now than before, there’s no doubt they still lead to higher construction costs. However, cost savings do arise eventually from delivering sustainable operations over time and the reduced energy consumption they involve. We always make a point to divert the attention of our clients towards the benefits of sustainability over the long run rather than them seeking short term benefit.”

What percentage of client projects now include a Sustainability requirement in the project brief?

“A lot. Around 70% of all new major project opportunities that arise require sustainability standards to be implemented. Such standards (incl. Estidama & LEED) have become a mandatory requirement for all major governmental projects as well.”

Do you see Climate Change as a major factor in the future of the construction sector here in the GCC?

“The main observable impact of climate change on the country has been the impact of stronger winds during stormy seasons, with a severity that has not existed for at least the last two decades. This has led to engineering firms taking into consideration the implementation of facade materials and structural reinforcements that are better adapted towards dealing with higher wind loads. Beyond the effects of wind, rainfall severity during storms have increased over time, putting strain on drainage systems within buildings and on the city infrastructure. We may see significant infrastructure enhancements & renovations in the future due to these weather factors.”

Qusai Awad is Design Director, Bainona Engineering Consultancy.

DUBAI / UAE

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These awards celebrate the technology champions who have played a key role in the digitalisation of the construction industry, which is at the heart of the GCC economy.

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SUPER-TALL & SUSTAINABLE: A CONTRADICTION IN TERMS?

As more and more buildings inspire and amaze as they cross the 600m threshold, Middle East Consultant asks “can they also be sustainable?”

hen it comes to building super-tall, the rest of the world is hot on the heels of the UAE: a glimpse at lists of the world’s 10 tallest buildings shows that the Burj Khalifa (still the tallest of all, of course) is now the UAE’s sole representative amongst the highest of the high, with huge advances now being made in cities such as Seoul and Kuala Lumpur. Yet the question remains: is all this building super-tall a good thing? Can super-tall structures ever meet new-generation requirements such as meeting sustainability standards? After all, the old argument in their favourthat building skyscrapers relieves the pressure on urban settings with high population density - is completely unfounded: the world’s super-tall structures aren’t offering shelter to the urban masses, but rather, providing elite, upscale dwellings for the wealthy, or uber-HQs for Fortune 500 businesses. Is the game up for the super-talls? Middle East Consultant spoke to ‘Tomorrow. City’ to find out.

First things first. There’s no doubt that we like building tall, and we like it more and more. According to a report by the Council on Tall Buildings and Urban Habitat, between 1930 and 2010 (80 years) the first 50 skyscrapers in the world were built, while during the fiveyear period from 2010 to 2015, 50 more were built. It seems to be an unstoppable boom, but how is the useful life of a building measured? And specifically that of a skyscraper?

The architecture and construction sectors are guided by ISO standard 15686, which takes into account factors such as materials, the energy used, and the construction systems, among many others.

As the years have gone by, the structure of skyscrapers has gone from being exclusively reinforced concrete to the use of materials such as steel and glass. Other, more sustainable, materials such as wood are already being used; and now, there are even projects being designed that seem to take their life from a science fiction movie, proposing completely self-sufficient structural skeletons that use materials such as organically-grown and extruded nano-fibres. The reality is, though, that these are still more than a decade away from becoming a reality.

So the question remains: given the current state of play, are skyscrapers beneficial for the environment?

The Lotte World Towerthird highest in the worldsoars over Seoul’s Han River.

The answer, according to the study ‘Decoupling density from tallness in analyzing the life cycle greenhouse gas emissions of cities' (F. Pomponi, R. Saint, J. Arehart, N. Gharavi, Urban Sustainability, 2021), is no. The conclusion reached by researchers is that a chain of skyscrapers generates 140% more total emissions during their service life compared with an area with lower buildings with the same number of inhabitants.

The reason behind this is that skyscrapers require heavier structures, thicker foundations and greater use of materials with a higher carbon footprint than lower buildings

What is the solution then? For existing skyscrapers, the solution is to refurbish them and adapt them to current standards. There are already some examples. The Empire State Building, one of the architectural icons of New York, completed in 1931 and standing 443m tall, was refurbished a few years ago. It now enjoys annual energy cost savings of up to 38%, which earned it a LEED certification.

heights of 400, 600 or 800 meters. This substantially increases the carbon footprint, not just in terms of sheer quantity of components, but in the way that the inclusion of elements providing better tensile and compactible qualities means the use of more energy-absorbing processes. There is also more and more evidence that super-talls interfere with climate. Grouping together skyscrapers in the same urban area causes heat islands since, when temperatures are high, the heat becomes

trapped between the street level and the buildings, preventing the temperature from cooling naturally when then Sun goes down.

There’s another factor, too. The more wind there is, the better the air quality, as it blows away particles that cause pollution. However, cities with little natural ventilation and with a high number of skyscrapers and narrow streets, lead to what is known as the ‘valley effect’. In this situation, toxic agents become trapped in the upper layers. This occurs in Hong Kong, for example, where the presence of skyscrapers along the coast blocks the sea breeze, increasing pollution, and in the financial district of Shanghai, which boasts the third and fourth highest buildings in the world.

BUT SURELY THERE ARE ADVANTAGES?

ENVIRONMENTAL DISADVANTAGES:

THE

THE TALLER THEY ARE, THE GREATER THE POLLUTION Building high means using more materials that must be robust enough to withstand

Yes of course. There is the ‘all in one’ factor - whereby having different uses and activities in one building concentrates more people and therefore, skyscraper advocates argue, this helps to compact various activities in one place, which would normally be spread across various buildings.

Also, in Europe, for example, buildings account for around 40% of all energy consumed, and 36% of greenhouse gas

It’s not impossible to combine tall with sustainable - but costs and research time escalate exponentially.

If we’re going to build super-tall, these structures should undoubtedly be designed and built in accordance with more solid sustainability criteria”

emissions. So, does it not make sense to build less but build tall?

The answer is ‘possibly’. But if we’re going to build super-tall, these structures should undoubtedly be designed and built in accordance with more solid sustainability criteria. In terms of materials, there are radical solutions on the horizon, with the possible use of organically-grown and extruded nano-fibres of the kind that aerospace manufacturers such as Airbus will be using by the 2040s. There are even schools of thought which propose that skyscrapers should have an intrinsically environmental (or at least social) function.

Then again, there is good old-fashioned wood. While no-one is proposing that we

can use wood as a structural material to build super-tall, it can certainly be used satisfactorily for relatively high structures. Let’s not forget that trees themselves can grow to heights exceeding 150m. The Mjostarnet building in Norway, at 85.4m, is one of the tallest timber buildings in the world. This material has a neutral or even negative carbon footprint, if we take into account the CO2 absorbed by the trees.

The reality is, alternative structural

materials are emerging, but perhaps not quickly enough to give a very positive answer to whether super-talls can be sustainable. There are also economic constraints: super-talls as a form of social housing, de-pressuring intensely-packed urban communities - and truly pulling their weight int terms of social purpose - are currently the stuff of pipe dreams. Who’s going to pay for social enterprise in such a pricey format?

We can look at the likes of Merdeka 118 and Lotte World Tower with a sense of wonder: but for the time being, that won’t be accompanied by a reassurance that we’re doing the planet any good along the way.

Warisan Merdeka Tower in Kuala Lumpur is the latest addition to the vanguard of Asian super-talls.

THE POWER OF AI: OPTIMISING DESIGN AND CONSTRUCTION

By harnessing the power of AI, architects, designers, and engineers can push the boundaries of what is possible; creating buildings and environments that are not only functional but are better-informed. But should the use of AI in architecture replace the creativity and expertise of human architects, or be used as a tool to enhance and augment the process? We spoke to Drew Gilbert, Design Manager, OBMI…

s the field of Artificial Intelligence continues to evolve at an exponential rate, it has become increasingly apparent that this emerging technology holds an immense potential for revolutionising a wide range of industries. From healthcare to transportation, the use of Artificial Intelligence is facilitating greater efficiency, precision, and innovation. The realm of architecture is no exception, as architects and engineers are increasingly utilising AI to solve complicated problems, implementing Machine learning (ML) tools to make predictions, cutting costs, and exploring generative design

outputs that adhere to specific criteria to make data-driven decisions. It is worth noting, however, that the advent of Artificial Intelligence does not signal the obsolescence of human labour, but rather serves as an aid that amplifies our capabilities and enables us to perform our tasks with increased efficiency and efficacy.

REVOLUTIONISING ARCHITECTURE, ENGINEERING, AND THE CONSTRUCTION INDUSTRIES

AI has the potential to assist design professionals in a variety of ways, including increasing accuracy, efficiency, and innovation in the design process. While AI can certainly perform many tasks on its own, it will always require human input, design thinking, and interaction to evaluate the output. This collaboration between human and machine can lead to superior projects, from design to collaboration, optimisation, and construction. By harnessing the power of

AI, architects, designers, and engineers can push the boundaries of what is possible, creating buildings and spaces that are not only functional but are betterinformed. Again, though, it is important to note that the use of AI in architecture should not replace the creativity and expertise of human architects but rather should be used as a tool to enhance and augment the design process.

USING MACHINE LEARNING TO ENHANCE THE DESIGN PROCESS

Generative design is a cutting-edge designaided tool that leverages machine learning algorithms to search data inputs and analyse the parameters to suggest optimal solutions. Integrating artificial intelligence with BIM leads to highly efficient digital simulations that support various analyses and forecasts. Cost forecasting can be done with neural networks, while automation of construction operations can be performed by AI-powered robots, reducing risks and increasing productivity. Neural

networks, drones, and robots can also monitor the progress of a project, manage manpower, and control risks. In facility management, AI algorithms can be used to collect information from sensors and improve decision-making processes. The construction field generates a significant amount of data daily from sources such as BIM models, sensors, simulations, parameters, weather data, and images. The AI tools go beyond simply collecting this data and have the capacity to analyse it, providing construction professionals with the opportunity to conduct predictive analysis and optimise information systems and automate repetitive tasks.

AI AND SUSTAINABLE BUILDING DESIGN

AI has the potential to play a crucial role in helping the architecture, design, and construction industry to meet current challenges by providing new and innovative solutions. For example, AI algorithms can be utilised to analyse a building’s orientation, insulation, and ventilation systems to determine the most energy-efficient design options, which will then aid architects and engineers to design buildings that use less energy, reduce greenhouse gas emissions, and improve indoor air quality. Additionally, AI tools are currently being developed to analyse data from weather patterns, energy consumption patterns, and renewable energy technologies to identify the most efficient and effective solutions at a macro level, to create - for example - smarter cities. With the continued development of AI technology, it is likely that we will see more and more tools that will help solve highly complex problems that will aid in designing buildings that are more sustainable, energy-efficient, and welladapted to their local climate.

The collaboration with AI can assist designers and engineers in exploring

possible solutions by providing them with a wide range of options and possibilities based on data-driven inputs and parameters. AI algorithms, such as generative design, can be used to generate a large number of design solutions based on a set of predefined parameters, such as structural requirements, building codes, and environmental factors, all trained utilising BIM and AI algorithm. These

solutions can then be evaluated and refined by architects and engineers, allowing them to explore design solutions that are based on optimising data, and parameters to create new design possibilities that they may not have considered otherwise. Utilising an AI system that is based on a data-driven algorithm using inputs and parameters allows the designers to push the boundaries in design, streamlining the design process and generating optimised solutions in a fraction of the time it would otherwise take. Furthermore, AI is able to produce these results while processing and analysing vast amounts of data, for example: site data, occupancy data, building systems - and more - to generate highly optimised and intelligent solutions. The incorporation of AI into the architectural, design and engineering calculation process has the potential to significantly augment efficiency and effectiveness. By harnessing the power of algorithms and machine learning, architects and engineers can swiftly simulate and evaluate various design alternatives, enabling them to identify potential issues and make informed decisions with greater accuracy. AI in effect means architects can predict energy efficiency, evaluate structural stability, and analyse building functionality, resulting in more sustainable and efficient designsas well as the all-important reduction in the need for labour-intensive physical modelling.

INTEGRATING ARTIFICIAL INTELLIGENCE AND BUILDING INFORMATION MODELING FOR IMPROVED DESIGN AND CONSTRUCTION

The integration of AI and BIM has the potential to significantly improve design process by providing increased accuracy, efficiency, and collaboration. With the right investment and support, this integration has the potential to transform the AEC industry and help it to meet the growing demands of a rapidly changing world. AI algorithms can analyze data from

By harnessing the power of AI, architects, designers, and engineers can push the boundaries of what is possible, creating buildings and spaces that are not only functional but are better-informed”

Drew Gilbert, Design Manager, OBMI.

BIM models to identify design options that meet specific constraints, such as energy efficiency or structural stability. This can help architects and engineers in making better informed decisions and improving the overall quality of the design. BIM models can be used to track the progress of construction work, while AI algorithms can be used to predict potential delays or identify areas of risk. This can help project managers to make more informed decisions and ensure that the project stays on schedule and within budget.

THE POWER OF ARTIFICIAL INTELLIGENCE IN THE DESIGN AND CONSTRUCTION PROCESS

As AI technology continues to advance, architects are increasingly finding ways to integrate it into their workflows. From using machine learning algorithms to optimize building designs, to using computer vision and 3D scanning technology to help with building

documentation and management, the use of AI in the Architecture, Engineering and Construction fields are becoming more prevalent. In the future, it is likely that designers will use AI to aid with tasks such as energy efficiency analysis, structural analysis, and even the automation of certain building processes. Additionally, it is also likely that AI-powered virtual and augmented reality tools will become more widely used in the architectural design process, allowing architects to create more immersive and interactive experiences for their clients. Overall, as AI technology continues to develop, designers will continue to find new and innovative ways to use it to improve their work and the built environment.

AI BRINGS BACK THE FOCUS TO WHAT REALLY MATTERS

The integration of AI technology within the field of architecture enables us to redirect our efforts towards attaining the pinnacle of achievement for our endeavors. The incorporation of AI in the architectural and design realm can streamline many of the laborious and time-consuming tasks traditionally carried out by designers, such as drafting and spec-writing, collecting data, running tests, and simulations, etc.. Thereby, allowing designers to allocate a greater proportion of their time to the conceptual and imaginative facets of design to solve problems and create timeless designs.

Ultimately, the utilization of AI in the Architecture, Engineering and Construction fields has the potential to significantly augment the design process and yield superior outcomes for both clients and society as a whole.

Generative design is a cutting-edge designaided tool that leverages machine learning algorithms to search data inputs and analyse the parameters to suggest optimal solutions.

Using Digital Dashboards

Steffanie Schrader believes that: “As firms begin to collate project information, I would put the creation and design really into the hands of project engineers because, particularly in larger enterprises, they’re typically supposed to be owning document control.” This makes sense, because given the project engineer’s scope of duties, s/he already knows where everything is located, and can also be in charge of making sure it stays organised. “Then”, says Steffanie, “as far as who’s using the Dashboard, I feel like that can be everybody - including the project engineer.”

n essence, digital dashboards are a PDF-based document management system concept that has rapidly been gaining momentum within the construction industry. Many firms are using them for closeout and turnover, as the organisation of a hyperlinked, digital PDF map is more visually appealing and navigable for owners as an alternative to traditional paperbased O&M packages.

For example, Barton Malow’s Sr. VDC Engineer Steffanie Schrader explains that: “In the past year, I’ve seen our project teams do more and more remarkably quick, comprehensive work with their closeout Dashboards, in particular; but you can do so many other things with them that create ease of access for everybody

involved, which makes Dashboards an extremely valuable tool across the whole project management cycle.”

In short, Dashboards are all about ease of access across the raft of stakeholders - and thereby, transparency. They allow for document access so that anyone who needs to look at drawings can click through the entire file structure to find anything they need. It’s likely that there isn’t anyone on a given project who wouldn’t be able to use Dashboards. They are also being used for company branding and standardisation - and will take the place of security-vulnerable and corruptible aspects such as e-mail attachments stored on individual machines.

To summarise, then, there are three key areas where Dashboards can transition and transform workloads:

• Document Management, Control and Access

• Standardisation and Company Identity

• Project Turnover, O&M Packages

DASHBOARD DESIGN AND CREATION

A question often arising is ‘who actually creates the dashboards that the account and project stakeholders then work with?’

Part of the appeal of Dashboards is also the relative level of simplicity with which they can be created. It doesn’t take a CAD degree or coding design knowledge to create a fully functional setup. In fact, something as easy as PowerPoint can be used to create the design (or everything can be done within more sophisticated, integrated packages if you prefer).

Steffanie Schrader describes this part of the process as follows: “I generally create all of the aesthetics of the dashboard in PowerPoint, as I don’t have any design background, but I know how to use PowerPoint. I put all the pictures in and add all the icons, so when I’m ready to go, I export them all to PDF - and then I just put the hyperlinks on top of it.”

DASHBOARDS AND CLIENT PRESENTATIONS

Client presentations can of course make a powerful impression and solidify the three-way project relationship between owners, general contractors and consultants. In fact, Dashboards can become a ‘visual welcome’ to explain to owners how the project will be set up. They can demonstrate software and communications, relevant experience, a site logistics plan, put smart links and click-throughs onto schedules, and map out what is going to be happening at any point in the schedules or forecast.

Dashboards also ‘democratise’: if your organisation has staff changes, or new and relatively inexperienced teams, everyone

Anyone attending the raft of recent ME Consultant events will have heard various project managers talk about the growing importance of ‘digital dashboards’. But in layman’s terms, what are they and how can we best describe their key uses at the project/client interface?

is guaranteed to know exactly where they need to go all the time. They can be used throughout the company, for any level of seniority and - by definition - across multiple departments.

CONNECTING ‘EVERYTHING’

The construction aspect of the Dashboards is of course all-important, and it entails document access during the job. Aspects such as the following will all be included in the document access Dashboard –

• Safety specifications

• Financial data

• Site weather

• Project schedules

Everything is there and hyperlinked, and in this way, Dashboards become much like the layout people are familiar with on their smartphone; you can simply click on the icon or tab for whatever document category or aspect you might need to

reference, and the link will take you to the PDF or stored location of the document or file.

REPORTING

A classic use of Dashboards is in internal and external reporting functions. This is particularly true when it comes to project needs embracing a wide, static set of reports that need to be completed like clockwork - whether that means every week, two weeks, monthly, and then for closeout. As part of the process, Dashboards make it easy to access weekly metrics, procurement and supply chain

data, weather delays, co-ordination, and so on. This reporting aspect of Dashboards can be shared with project stakeholders such as clients or architect administrators, in turn allowing your business to act proactively and avoiding the risk of clients and stakeholders feeling the process is running late - and then having to ask for this material themselves. They know that they can always find that information in the dashboard.

Thus, the Dashboard is always truly transparent and open-faced. This can (and often will) provoke debates about the organisation’s readiness to be this ‘mature’ - but that is of course a separate discussion…

CLOSEOUT

While closeout has previously meant cluttered, disorganised manuals and ferreting around for half-forgotten actions

The organisation of a hyperlinked, digital PDF map is more visually appealing and navigable for owners as an alternative to traditional paper-based O&M packages.

and project landmarks, Dashboards bring Consultants great value when it comes to simplifying and speeding-up the process. A digital PDF with everything required for turnover and servicing is a much more visually appealing alternative to the previous packages, which are tedious for all parties to compile at the end of a project. Instead, Dashboards allow that information to be compiled during the progress of a job, as opposed to just the last two weeks. This in turn can maximise time spent at the ‘front end’, explaining to clients how well everything went, and thereby paving the way for repeat or upgrade business.

TIME-EFFECTIVE

With a modicum of up-front time and effort, the value of the dashboard across the lifecycle of a job is justified many times over. Both Dashboard creation and Dashboard maintenance require a minimal time commitment. Indeed, this is almost a contradiction in terms, because Dashboards really shouldn’t have to be

maintained at all if they are designed in the right way to start with. Example!

• Every week you run a new report for the same activity, and then, instead of renaming that report and re-filing, it’s always the current report - and so your hyperlink will not have to change.

• The hyperlink always goes to the same document; you don’t have to rework the dashboard at any time unless you want to make a major structural change.

• So, the dashboard itself will be static. It’s just the sheets which it’s referencing (which are in file folder locations) that need to be changing.

Dashboards are a safe and important investment towards your business’ future. In 2023, we are already seeing that they are gaining more and more traction; and the reality is that having all of your project information together in one place is so efficient, whether for design, security, reporting or project management via multiple stakeholders. Is there really any other way to work?

The value of the dashboard across the lifecycle of a job is justified many times over.

Part of the appeal of Dashboards is also the relative level of simplicity with which they can be created. It doesn’t take a CAD degree or coding design knowledge to create a fully functional setup”

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Threat & Risk Assessment

Gap Analysis

Security System Design

IT/AV Design

Master Planning & Development

Operational Requirements

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Testing & Commissioning

Control Room Design

System Integration

Policies & Procedures

Site Surveys & Audits

Crisis Management