INTERVIEW: David Williams, lead director – Qatar, WSP | Parsons Brinckerhoff, on engineering in Qatar – PG. 32
issue 2.12
December 2015
Against the clock addressing delays in Qatar construction projects
Feature Story
Qatar construction in 2015, 2016 and beyond
TECHNOLOGY
MEP requirements for the 2022 World Cup stadiums
PLUS
Know your rights: Key provisions of Qatar’s Labour Law Retail Price: QAR15 / AED15
Since its winning bid to host the 2022 World Cup, Qatar’s construction sector has picked up. Projects aiming to meet the World Cup requirements are particularly fast-paced, with both day and night shifts underway to avoid any delays. In our cover story, we discuss some causes and repercussions of project postponements in Qatar. (Image Arabian Eye/Corbis)
16.
contents DECEMBER 2015 www.qatarconstructionnews. com
Cover Story Al Sraiya FP December 2015.pdf
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As Qatar continues its race against time in delivering construction Against and infrastructure the clock addressing delays in Qatar construction projects projects by the fixed deadline of 2022, and later to achieve Qatar National Vision 2030, Ahmed Fouad of Integrated Consultancy Inc. looks at some best-laid plans gone awry, while exploring the causes and repercussions of project delays in Qatar. INTERVIEW: DAVID WILLIAMS, LEAD DIRECTOR – QATAR, WSP | PARSONS BRINCKERHOFF, ON ENGINEERING IN QATAR – PG. 32
issue 2.12
December 2015
FEATURE STORY
Qatar construction in 2015, 2016 and beyond
TECHNOLOGY
MEP requirements for the 2022 World Cup stadiums
PLUS
Know your rights: Key provisions of Qatar’s Labour Law
Retail Price: QAR15 / AED15
Regulars
From the Editor - 4 Construction News - 6 Guest Column - 14 Legal - 36 Careers - 38 Qatar Tenders - 40
24.
26.
32.
Technical MEP requirements for Qatar’s stadiums
Feature Story Qatar construction in 2015, 2016 and beyond
Industry Insights Qatar – a country experiencing Civil engineering challenges
Beyond brick and mortar, Atiqul Alam of Keo International Consultants discusses some mechanical, electrical and plumbing requirements necessary for Qatar’s stadiums to meet FIFA’s standards for hosting the 2022 World Cup.
How has the progress of Qatar’s construction and infrastructure sector been in 2015, and what are the expectations for 2016? QCN’s Farwa Zahra takes a look at industry news and trends for 2015, 2016 and beyond.
In an interview with QCN, David Williams, lead director – Qatar, WSP l Parsons Brinckerhoff, explains the factors that make projects appealing to bid for, while also looking at some of the features of project managers that clients look for before awarding contracts. QCN | December 2015
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December 2015 | QCN JaidahElectrical_Edge 9.3x21.4 Ad.indd 1
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editor’s letter
Doha’s recent rainfall, which occurred during the same time period as the announced World Cup dates in 2022, raises serious concerns about Qatar’s overall preparedness.
December 2015 | QCN
With the end of 2015, Qatar is only seven years away from the 2022 World Cup. Marking the fifth anniversary of its winning bid for the football tournament, the Supreme Committee for Delivery and Legacy has announced locations for its seventh and eighth stadium – both in Doha’s neighbourhoods of Ras Abu Aboud and Al Thumama. These two could also be the final venues for the World Cup. Beginning with a proposal to prepare 12 stadiums, there had been indications in the past that the total number of stadiums would go down to eight, which is also FIFA’s minimum requirement on the number of venues to host the World Cup. While Qatar stays on track to successfully deliver the tournament, Doha’s recent rainfall, which occurred during the same time period as the announced World Cup dates in 2022, raises serious concerns about the country’s overall preparedness. Seven years from now, the 28-day tournament will start on November 21, culminating on December 18. Between the same dates this year, the amount of rain Qatar received in a few hours exceeded its annual average. Of all the marks it left, the recent deluge also served as a reminder that such weather conditions can re-emerge in the future, especially during the World Cup dates. Such an assumption could further mean that Qatar’s current preparations may not be enough. Even if the stadiums are designed to overcome unexpected weather conditions, the country’s infrastructure is not prepared to deal with such rainfalls as yet. Among residents, Qatar’s rain episode sparked a great deal of interest on social media. Some expatriates expressed their scepticism about the quality of construction here, while others wondered why a small amount of rain was treated as a hazard. This reaction, I believe, has to do with comparisons between Doha and their hometowns.
While rain is a rarity in Qatar, it is common in countries such as the Philippines, India, and Pakistan – home countries of the majority of expatriates here. C o n s t r u c t i o n p ra c t i c e s v a r y across the world to fit diverse climatic conditions. It is, hence, not unusual to see steeply-peaked roofs in places receiving heavy snowfall. Based on regional climate, infrastructure and construction have their own adaptations and limitations. One reason behind poor drainage during rain, as an expert suggests, could be the fact that drainage capacities in most buildings here are based on Qatar’s average rate of rainfall. While this amount of rain may be an everyday reality for some other countries, for Qatar, it created a sense of emergency with closures of some schools and malls, etcetera. That said, leakages from roofs and flooding on streets to an extent also brings up the issue of construction quality – a matter Qatar’s government has taken notice of by ordering an inquiry into some contractors behind “flawed” projects. On the positive side, the incident has left lessons for the country’s construction sector. It gives contractors, project managers and designers a precedent and a chance to review their designs and quality of work in order to make projects more robust for such instances. This may also mean potential delays in delivery dates – a topic we discuss in our cover story ‘Against the clock’ on page 16. Speaking about some famous projects delays in Qatar, Ahmed Fouad, director of Integrated Consultancy Inc, defines the length of a serious delay in construction, while also looking at some causes and repercussions of postponements. Enjoy QCN’s year-end issue for 2015, and happy holidays.
Farwa Zahra Editor
Construction
News
Rain check: Qatar reviews its
construction and infrastructure for preparedness during rain
December 2015 | QCN
construction news
Streets across Doha, especially the ones in Al Waab area, were adversely affected by the recent rainfall in Qatar. Pictured here is a flooded street with drainage works underway. (Image Steve Adcock Photography)
7
After November’s heavy rain in Qatar, followed by poor drainage across streets and leakages through many buildings, the government has taken notice of construction and infrastructure flaws while the Public Works Authority (Ashghal) prepares to implement its rain preparedness plan, reports QCN’s Farwa Zahra. In November, parts of Doha around Hamad International Airport received 80.8 mm of rain. In a matter of a few hours, it rained more than it would in an average year in Qatar’s desert climate. As water flooded a number of streets across the city, other public facilities such as hotels and schools reported leakages from roofs and windows, etcetera. Apart from the general inconvenience, what this exposed was also the lack of readiness of Doha’s infrastructure and construction projects for heavy rains. Taking note of the matter, Prime Minister and Interior Minister HE Sheikh Abdullah bin Nasser bin Khalifa Al Thani has launched an investigation into contractors responsible for carrying out the infrastructure and construction projects failing the test of rain. Contractors under investigation are barred from leaving the country until the court proceedings are underway. Speaking with QCN about numerous reasons that can be attributed to flooding of roads, Jaygopal Kottilil, senior manager – MEP Engineering at Tanween, mentioned uneven road slopes, incorrect sizing and quantity of road gully, incorrect sizing of storm water carrier pipes, lack of maintenance of storm drainage network, and design parameter exposure due to higher level of storm rains. Clarifying the nature of rainfall, he said, “The recent incessant rainfall in Doha is reportedly the aftermath of a storm developed and travelled from neighbouring Saudi Arabia.” Explaining some methods to deal with storm water discharges, Kottilil mentioned the provision of a storm water drainage system integrated with subterranean land drains. With ongoing climatic changes, it would be a useful exercise to revisit and adjust rainwater intensity rate and return period for engineering design, he said. Exploring use of permeable road technology is another way to avoid flooding. Speaking more about this technology, Kottilil explained that it is “a new type of porous concrete that can absorb up to 4000 litres of water in the first 60 seconds, and an average of 600 litres per minute per square metre. The permeable concrete works by having a permeable layer on the surface through which water can drain almost instantly. This is followed by an ‘attenuation layer’, which feeds the water into a drainage system that connects with the city’s groundwater reservoirs. All the water thus collected is fed straight back into the system for other uses such as irrigation and fire fighting purposes.” While such a solution can be implemented in the long term, Qatar also needs short-term remedies and contingency plans. In October, Ashghal held a workshop in coordination with the Ministry of Municipality and Urban Planning, where members of Ashghal presented their rain preparedness plan. This will include better coordination between service and meteorology department, training people to respond during emergencies, expanding the capacity of customer service centres, and preparing comprehensive equipment of pumps and electric generators for better drainage. The plan will be implemented on both existing and under-construction infrastructure. About the leakages in buildings, Kottilil said that even if the roofs are designed as water-proof, water can still seep through in the case of incorrect sizing and quantity of roof drains, incorrect sizing of rainwater discharge down pipes, and the lack of periodic maintenance of building’s storm drainage network. This can be fixed if potential causes are addressed on time. QCN | December 2015
Construction
News
Industry Views As 2015 comes to a close, QCN approached industry professionals in Qatar to learn about top challenges in the country’s construction sector during 2015, and their expectations for 2016. Here is what they had to say.
The lack of some basic building materials in the country will continue to be a challenge in 2016
Qatar’s construction sector has faced many challenges during the course of 2015. The challenges are particularly related to procurement and sourcing of qualified staff. The government has kicked off some of the major infrastructure projects, but the lack of availability of some basic building materials in the country will continue to be a challenge. Nevertheless, Qatar’s government has initiated a number of proactive solutions to support the contractors engaged in various projects across the country. 2016 will be a very interesting
year, especially with the budget restructuring. The ambitious Qatar National Vision 2030 will not be affected since the allocated finance is still secured along with the 2022 World Cup related projects. The real estate sector maintained a good volume in 2015 and, in my opinion, it will remain strong in 2016. Many projects that were under engineering and design this year will start construction next year supported with the signing of many major hospitality operators including the Waldorf Astoria, JW Marriot and the Hilton.
“From a legal perspective, one of the fundamental challenges faced by Qatar’s construction industry in 2015 was payment.”
“There are key strategic priorities for the market set by the World Cup and the 2030 Qatar National Vision, which will see a very large number of projects progressing in 2016.”
Nick Pinder, principal associate at Eversheds, said that in 2016, when one considers the impact of oil prices on Qatar’s economy, it is hard to see payment issues being alleviated in circumstances where there is no formal means of resolving payment disputes on a timescale which is aligned with the fast pace at which construction projects in Qatar must progress. “We are increasingly seeing participants in the supply chain left with no option other than to, somewhat reluctantly, commence formal court or arbitration proceedings to resolve longstanding and complex payment disputes,” he added.
December 2015 | QCN
Pointing out some of these priorities, Dr. Kamiran Ibrahim, Qatar’s managing director at Arcadis, mentioned infrastructure and water work projects. “Whilst Qatar is one of the fastest growing economies in the region and world, with the uncertainty associated with low oil prices and falling commodity markets, a relatively small impact on the Qatar construction market has been noticed this year,” said Ibrahim, adding that Doha’s position as a major world city is developing impressively quickly and successfully.
Charles Kadri is the associate director, heading the project management team in Faithful+Gould’s Qatar office.
“In 2015, we have witnessed an agile adaptation of the planned projects with the geo-economic realities.”
Engineer Khaled Awad, chairman of Advanced Construction Technology Services, said that 2016 is expected to be a busy year for Qatar’s construction sector, with a return to a booming trend by the beginning of 2017. Although the drop in oil prices did not really make a significant dent on Qatar’s infrastructure projects, Awad added that it remains a major challenge to the industry’s growth as it could restrict state spending in the future. “Regional instability and social unrest are two of the largest hindrances to economic growth and can definitely impact any industry,” he added.
Construction
News “Our aim from the start was to make sure we are fiscally responsible and keep reducing our expenses as much as possible.” Speaking in the context of the ongoing dip in oil prices and its impacts on Qatar’s preparations for the 2022 World Cup, Hassan Al Thawadi, secretary general of the Supreme Committee for Delivery and Legacy, assured that the tournament will not be affected by the current economic trend. “We were clear about our budget and determined not to exceed it,” he added, “We were less focused on grandeur and more on the efficient delivery of what we had promised and therefore we feel very comfortable with our budget.”
Qatar’s Evergreen building receives LEED’s gold certification
Located in Energy City, Evergreen building is Qatar’s latest addition to the list of green developments with gold certification by the Leadership in Energy and Environmental Design (LEED). The building’s Gold LEED Certification was achieved by Tadmur Contracting after having met the stringent standards related to energy and environmental design, in compliance with LEED requirements. It is also in compliance with the Global Sustainability Assessment System issued for all constructions within Energy City Qatar. Among Evergreen building’s environment-friendly features is the water reuse system that results in reduced water consumption, 50 percent less potable water use for building conveyance through high-efficiency fixtures, an indoor environment quality performance plan that meets the minimum requirement of the American Society of Heating, Refrigerating, and Air-Conditioning Engineers (ASHRAE). It also covers storage and collection facilities for recyclables, photo-voltaic cells suitably located on the roof for 15
Evergreen building has a total built-up area of 21,566 square metres.
to 20 percent energy savings on energy, and landscape lighting that comply with LEED Light Pollution Reduction standards. With a plot area of 7044 square metres (sqm), the Evergreen building has total built-up area of 21,566 sqm. It comprises a ground floor, mezzanine, and three floors, as well as two basement parking areas with 234 parking slots.
Awards
Key recent contracts awarded in Qatar •
•
The New Doha International Airport Steering Committee has awarded a QAR277 million contract to Consolidated Engineering Construction Company, Qatar, for land reclamation and revetment works to facilitate the ongoing expansion of the Hamad International Airport. The scope of the project includes an enlargement of the existing reclaimed platform on the northwestern tip of the airport. The entire reclamation is expected to be complete by the first quarter of 2017. Qatargas has awarded Canada’s SNC Lavalin a contract for a water recycling facility at its Laffan Refinery 2 plant in the city of Ras Laffan. As per the contract, SNC Lavalin will provide
•
engineering, procurement, supply, construction and commissioning services for the facility, which will handle treated industrial water from the two Laffan refineries, reported Meed. Qatar Kentz has won the contract for the engineering, procurement, supply, construction and commissioning of a Water Recycling Facility at Laffan Refinery 2 located in Ras Laffan Industrial City. Awarded by Qatargas Operating Company Limited, the facility under contract is designed to handle the treated industrial water from Laffan Refinery 1, currently in operation, and Laffan Refinery 2, which is under construction, according to The Peninsula.
QCN | December 2015
Construction
News
Jaidah Industrial Supply announces exclusive dealership with Still
DECEMBER’s Big NumbeR
Ayman Ahmed (left), managing director of Jaidah Equipment, and Frank Mueller, vice president, CEE and Dealer Business, Still, at the launch ceremony of Still in Qatar.
USD
115 billion
The Gulf Cooperation Council is hosting USD115 billion (QAR419 billion) worth of rail projects. The region has planned rail, tram, light rail, metro, and monorail projects, with the Kingdom of Saudi Arabia leading at USD45 billion (QAR164 billion), followed by Qatar at USD35 billion (QAR127 billion), according to a report by the German Near and Middle East Association. Regional metro projects include the Dubai Metro expansion, construction in Doha, Qatar, and Riyadh, Kingdom of Saudi Arabia, and plans for metros in Jeddah, Medina, and Dammam in the Kingdom.
Jaidah Industrial Supply division has announced an exclusive dealership agreement with materials handling equipment manufacturer – Still. Under the agreement, Jaidah Industrial Supply is the sole dealer of Still forklift trucks and warehouse equipment in Qatar. The launch ceremony was held in November, where Ayman Ahmed, managing director of Jaidah Equipment, said, “Jaidah Group has a history of long-standing relationships with major international manufacturers, making us perfectly suited to satisfy the high demand for equipment related to Qatar National Vision 2030. Our dealership agreement with Still will reap rich returns for both parties and enhance our efforts to facilitate further growth in Qatar’s logistics industry.”
CRANE MOVEMENTS IN DOHA DURING 2015 200 180 160 140
cranes in Doha
182
Q2 2015 - 353 Q4 2015 - 484
120 100 80
82 48 29
Oct. 2015
U ED
9
7
May 2015
ON
10
CA TI
LT H
36 9
23
L
EL RE
CR
EA TI
OT
C
December 2015 | QCN
31
H
CI
VI
AL CI
M
M
ER
TI N CO
RE
SI
DE
CI
VI
AL
L
36
32
EA
33
TA I
66
H
59
ON
60
RE
85
60 40 20 0
Source: Rider Levett Bucknall’s RLB Crane Index, Q4 2015.
PrOUDly Made in Qatar
Al Khayarin Group Of Companies
City Center Doha’s redevelopment is scheduled for completion in 2018. (Image Arabian Eye/Corbis)
City Center Doha to enter the second phase of redevelopment Aamal has announced the start of phase two of City Center Doha redevelopment. All necessary approvals have been obtained and the work is expected to commence immediately. The redevelopment aims to enhance the current leasable area in certain sections of the mall, thereby increasing the overall operational efficiency once completed. The redevelopment will not have any effect on the operations of the existing tenants or the mall visitors. With the additional area, City Center Doha will be able to accommodate the most recent shopping and restaurant concepts available. The estimated cost for the second phase of redevelopment is QAR300 million, which will be carried out over three stages, to be fully completed by the end of 2018.
Qatar announces two more locations for the 2022 World Cup Marking the fifth anniversary of Qatar’s winning bid for the 2022 World Cup, the Ras Abu Aboud and Al Thumama areas of Doha have been announced as locations of the seventh and eighth stadium of the tournament. Six stadiums are already in various stages of construction across Qatar. Three have reached completion of early and enabling work stages – Al Bayt Stadium, Al Wakrah Stadium and new Al Rayyan Stadium. Foundation piling work is progressing at the Qatar Foundation Stadium, and the refurbished Khalifa International Stadium, will be the first stadium to be completed by the end of next year. The venue of the grand final, the 80,000-seat Lusail Stadium, is also progressing rapidly in the early works stage.
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QCN | December 2015 KG plastic QCN 9.3x21.4.indd 1
6/1/15 11:23 AM
News Events Construction
7 – 8 December
25 – 26 January
Future Drainage and Stormwater Networks
MENA Rail Operational Readiness Summit
9 January 2016
3 – 4 february
5 International Conference on Civil and Environmental Engineering
6th Waste Management & Recycling Summit 15 – 16 March Radisson Blu Hotel Qatar Projects Conference 25 – 26 January St. Regis Hotel, Doha Major Projects and Infrastructure Qatar 23 – 26 March C5’s 3 forum on Major Projects and Infrastructure in Qatar will Qatar Covertech bring together an extensive list of locally and internationally recognised 2016
InterContinental Doha – The City
th
Radisson Blu Hotel
23 – 26 January
2nd International Conference on Desalination and Environment
Sheraton Doha Resort & Convention Hotel
21 – 23 February
InterContinental Doha
to offer. Experienced contractors, developers and inhouse counsel will share their experience and expertise to provide you with practical, hands-on guidance. To be held at InterContinental Doha – The City, the event is designed with the sole purpose of matching practical solutions to legal and construction problems.
rd
speakers, who will share their knowledge about how to surmount typical construction challenges so that you can focus on exploiting the huge potential that Qatar has
Among some upcoming iconic façades of Qatar is the National Museum of Qatar that resembles the crystal formation of a desert rose. (Image Astad Project Management)
8th Annual Façade Design and Engineering Middle East
The Annual Façade Design and Engineering Middle East will bring together architects, construction managers, planning managers, project directors, designers, and other construction professionals to network with industry experts and brainstorm valuable information. The aim behind this is to discover innovative new trends in material choices such as smart glass and carbon fibre to create sustainable and iconic façades. A part of this conference will focus on façades of stadiums that can keep players and fans cool while also becoming community icons.
To be held at Doha Exhibition Center, Qatar Covertech will focus on wall and floor covering technologies’ manufacturers, suppliers, and buyers to perfectly capitalise on growing opportunities in Qatar’s business environment. Products to be displayed at this exhibition include painting and coating, laminated flooring, decorative tiles, floor coverings, isolation materials, windows and doors, suspended ceilings/gypsum boards, textile coverings, partitions, adhesives, wallpapers, cladding, carpets and curtains, etcetera.
27 – 30 March 2016
Health Facility Design and Development Qatar Doha, Qatar
December 2015 | QCN
YellowPages VHP QCN.pdf
GCC Advised to Adopt Holistic Approach to Managing Urban Water Supply
“The biggest challenge for urban water management is the fact there is competition between sectors for this vital resource,” said Rabi Mohtar, professor at Texas A&M University.
Stakeholder collaboration and a systemic approach to water management can help the Gulf Cooperation Council (GCC) achieve efficiency and sustainability in urban water supply. With population set to double in the Middle East and North Africa region over the next 40 years and per capita water availability projected to fall by more than 50 percent by 2050, the GCC is looking abroad for international best practice that can be adapted to meet the region’s growing demand for water. Rabi Mohtar, professor at Texas A&M University and founding director of the Qatar Environment and Energy Research Institute, highlighted the importance of managing water as part of a system. “The biggest challenge for urban water management is the fact there is competition between sectors for this vital resource,” he said, adding, “Because of continuous urban expansion, there is a growing demand for domestic water supply, which then competes with demand from the agriculture and energy sectors.”
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12/7/15
2:43 PM
14
guest column
THE IMPACT OF FALLING OIL PRICES ON QATAR’S REAL ESTATE MARKET
The recent oil price dip has started to leave an impact on some areas of Qatar’s real estate market, writes Mark Proudley of DTZ Qatar.
Mark Proudley is the director at DTZ Qatar Consultancy.
December 2015 | QCN
Despite successful diversification efforts, the economy in Qatar continues to be driven to a large degree by the hydrocarbon sector. In total, it is estimated that 65 percent of the entire office space in Doha’s West Bay is occupied or leased either by government or hydrocarbon related companies. As expected, the recent fall in oil prices has resulted in many Qatari institutions in these sectors revising their budgets. The result has been a significant drop in leasing activity from previous years, with no commercial leases in excess of 5000 square metres (sqm) agreed over the last six months. The majority of lease transactions in Doha this year have related to smaller office suites of less than 250 sqm. Despite a reduced level of new office lettings in 2015, we estimate that there is currently less than 150,000 sqm of vacant offices available to rent in West Bay, which represents less than nine percent of total supply. This has resulted in stable rental levels being maintained in the West Bay area. A further 300,000 sqm of office accommodation is likely to come to the market in West Bay and Lusail within the next 12 months. This will increase supply levels and potentially increase vacancy rates, and is likely to put downward pressure on rental levels. In order to replace the demand that was previously generated by the government and oil and gas sectors, a significant increase in private sector activity will be required. On the residential side, demand for new property in Qatar has been underpinned by strong growth in population in the run up to the 2022 World Cup. According to Qatar Statistics Authority, before the traditional decrease during the summer months, the population reached 2.37 million in May 2015, equating to an annual increase of 9.2 percent. Recent redundancies in various oil and
65%
The percentage of total office space in Doha is occupied by the hydrocarbon sector.
gas companies due to restructuring throughout the sector has created an increase in vacancy levels in the prime residential market over the last six months. Furthermore, the increase in vacancy levels has resulted in rents for prime apartments and villas stabilising, providing respite to tenants who had experienced strong rental growth in recent years. There has been little evidence of reduced rents due to the increase in vacancy levels. However, in some cases, landlords have been willing to grant incentives such as rent-free periods for properties that have been vacant for an extended period. Overall, we are of the opinion that the recent increase in vacancies caused by the redundancies in the oil and gas sector is likely to be temporary, as further demand will be generated by the wider economic and population growth in the coming months. In summary, the fall in oil prices has led to a more balanced real estate market following several years of rapid growth and rental inflation.
“The recent increase in vacancies caused by the redundancies in the oil and gas sector is likely to be temporary, as further demand will be generated by the wider economic and population growth in the coming months.”
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The Edge | 1
Against the clock: addressing delays in Qatar
To meet project deadlines, contractors in Qatar can obtain a permit from the Ministry of Municipality and Urban Planning allowing them to work 24/7 on crucial projects.
December 2015 | QCN
construction projects As Qatar continues its race against time in delivering construction and infrastructure projects by the fixed deadline of 2022, and later to achieve Qatar National Vision 2030, Ahmed Fouad of Integrated Consultancy Inc. looks at some best-laid plans gone awry, while exploring the causes and repercussions of project delays in Qatar.
QCN | December 2015
18
cover story
Projects worth QAR89 billion were on hold in Qatar, while those worth QAR107 billion were cancelled as of August 2014.
95%
of respondents of the PwC survey said their projects had been delayed, with 45 percent saying their projects had been delayed by more than six months. December 2015 | QCN
D
elays happen on construction sites everywhere in the world, and Qatar is no exception. According to PwC’s Building Beyond Ambition: Middle East Capital Projects and Infrastructure Survey, June 2014, 95 percent of the respondents reported their projects had been delayed, with 45 percent saying their projects had been delayed by more than six months. Because of the collaborative nature of building works, there is always a chance of postponements. In Qatar, with a large number of construction and infrastructure projects underway, project delay is an everyday reality. Irrespective of the causes behind, the ugly truth is that many projects here find it hard to keep up with the initial plans for timely completion. Over the past few years, Doha has seen postponements of many of its mega projects. Some of the most famous project delays recently include Hamad International Airport. After a series of delay, the project finally opened its doors in 2014, while the original completion date was set for December 2012. Similarly, having missed revised completion dates repeatedly, Sidra Medical and Research Center was expected to open in 2015. However, being four years behind the schedule, according to local media reports, the project is still awaiting a public opening. Investors of Lusail City have reportedly expressed frustration over years of delay. The Qatari construction market is one of the busiest markets in the region. Qatar Railways Company has been officially recognised by the Guinness World Records for ‘The Largest Number of Tunnel Boring Machines Operating Simultaneously in a Single Project’. In order to make the project operational by the 2022 World Cup, the company has procured 21 advanced tunnel boring machines (TBMs) operating across Doha to construct 113 kilometres of tunnels for the Doha Metro project. This marked a milestone for large-scale transport projects in Qatar and across the region. According to a study published by PMI in April 2014 issue of the PM Network, Qatar is expected to spend USD156.8 billion (QAR571 billion) on mega projects by 2030. The scheduled construction in the Middle East during 2016 is forecasted to reach a value around USD144 billion (QAR524 billion), while construction inflation in the region and Qatar could peak to a rate between 16 and 20 percent from 2016 to 2019. To meet the requirements of this growing market, 20,000 to 44,000 workers would be needed per USD1 billion spent. The figures include consultants and managers. Considering Qatar’s reliance on foreign workforce, PMI’s study further reveals that 69 percent of Middle East CEOs say access to skilled talent poses a potential threat to growth. Similar to labour, the majority of building materials in Qatar are imported from abroad. Doha’s old port’s limited capacity is another issue concerning construction contractors here until the new Hamad Port is open for
operations. Terry Tommason, Faithful+Gould’s regional director for the Middle East, however, is positive that the issue will soon be resolved. “Once planned capacity comes on stream in 2016,” says Tommason, “the flow of essential construction materials will become less susceptible to delay and demurrage costs as well as alleviating pressure on the existing and congested Doha Commercial Port and MIC Port.” These are just a few of the many challenges in Qatar’s construction industry. Put them together and you will find all the ingredients responsible for potential delays on construction sites
cover story
19
here. In fact, according to Meed Projects, as of August 2014, 20 percent of the construction projects in the Gulf Cooperation Council were on hold, while 24 percent were cancelled. This meant that projects worth QAR89 billion were on hold in Qatar, while those worth QAR107 billion were cancelled. According to PMI, in 2012, 80 percent of projects in Middle East were delayed and nearly half of the projects were behind by more than six months. When there is a delay, there is bound to be an extra cost because of factors such as hired manpower, equipment rentals, increasing material cost, and extension of third-party services. It is then no surprise to find that 64 percent of Middle East capital projects ran over budget in 2012. Expressing the same concern, Ibrahim Jaidah, CEO of Arab Engineering Bureau, tells QCN, “The magnitude and complexity of current and planned projects is a historic record for Qatar. Some of the major concerns for any project developers are inflation and meeting deadlines.”
Causes Since its winning bid to host the 2022 World Cup, Qatar’s construction sector has picked up. Projects aimed to meet the World Cup requirements are especially fast-paced, with both day and night shifts underway. (Image Arabian Eye/Corbis)
Apart from those mentioned above, projects can be delayed for an endless number of reasons. Looking
A project delay often means that the contractor is not utilising his specialist manpower most efficiently. The resources can be allocated to another site only once the first project has been completed. (Image Arabian Eye)
QCN | December 2015
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from a main contractor’s point of view, there are external and internal challenges that could keep the project from timely completion. The internal challenges are related to the performing contractor or his subcontractors. In my experience, some of the major internal issues leading to delays include the following. 1. Lack of good resources on the contractor’s or subcontractor’s team. 2. Lack of sound planning and its execution. 3. Late mobilisation of actual required resources. 4. Unwise cost-saving decisions on part of the contractor or subcontractor. 5. Lack of adequate market knowledge, especially in terms of regulations and permits requirements and procedures, and procurement constraints. 6. Unwillingness or lack of motivation among staff or labour to complete the job. This could sometimes be a result of less or no job security in the future. While the internal changes are in the control of lead contractors who can fix the issues given the right approach and strong will, there are some externalities that go beyond the scope of contractors. These external challenges are mainly related to the client and geopolitical or environmental circumstances. Major external challenges include, but are not limited to, the following. 1. Inadequate or unbalanced contract between client and the main contractor. 2. Discrepancies in contract documents, including specifications and drawings. 3. C o u n t r y regulations and constraints. 4. Difficulties in getting approvals from clients or third parties. 5. Unclear scope or requirements. 6. Change in day-to-day regulations in the country, such as commute times for trucks. 7. Availability of resources, human and materials, in the region. 8. Availability of funding, which according to PwC’s survey is the fourth major external challenge. December 2015 | QCN
Repercussions Regardless of the cause behind a project delay, end-users and contractors are the most affected stakeholders. The former especially suffer in case of service projects, such as hospitals, transportation project, schools, and power plants, etcetera. The struggle of parents to get their children to good schools is a growing concern. Similarly, road reconstruction or construction often entails diverted traffic and overcrowded roads, lengthening the commute time of road users until they can enjoy the upgraded facility. For contractors, the impact is mostly financial as the client or employer applies liquidated damages while the contractor suffers from prolongation costs. Linked to this are legal complexities. The contractor has to submit claims, go for arbitration or use the alternative dispute resolution mechanism mentioned in the contract. This, however, is only applicable in case of legitimate, excusable delay. Once again, legal consultation adds up to the project expenses and requires resources that could be utilised on other projects.
With heavy reliance on foreign countries for resources, delays in procurement of building materials and labour is one of the core reasons behind project delays in Qatar and the Gulf Cooperation Council. (Image Arabian Eye/Corbis)
Increasing resources or paying extra for airfreight can recover the delay, but this is not always the ideal case since it is not cost-effective, and could still not solve the issue.
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On top of that, legal procedures are usually time consuming. A delay often means that the contractor is not fully utilising the resources, that could otherwise be commissioned on other projects if the project had completed in time. If the contractor is relying on limited resources, the delay on one project can also postpone the follow-on projects as the latter wait for resources. This is especially true for specialist manpower carrying out technical tasks and special cranes for heavy lifts or special lifts.
Remedies
Just as the case with technical workforce, a contractor is unable to utilise specialist construction equipment on other sites in the case of a project delay. This may mean delay in other projects unless the contractor rents out or purchases heavy equipment. (Image Arabian Eye/Corbis)
Before working on solutions, it is important to understand what is considered as a serious delay. Delay is a subjective word, and it is even more true for construction with long lead times, usually depending on the scale of the project. Theoretically, a project completed even a week after its scheduled date of completion is delayed. What is then considered a serious delay? This again is a debatable issue since there is no fixed formula to define a delay into categories. The complexity of the project is a defining feature pronouncing its delay as crucial or insignificant. However, as a general guide, a month per each year
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of planned duration is a really serious delay. Stated differently, if a large-scale project is repeatedly taking 13 months to complete the works assigned for 12 months, its stakeholders should be concerned about the progress, and hence take necessary action to expedite the process. Once it is established that a project is facing delays, it is time to take corrective action. In certain situations, the issue can be easily resolved by investing more money into the project. For instance, increasing the number of resources or paying extra for airfreight can recover the delay, but this is not always the ideal case since it is not cost-effective, and could still not solve the issue. In other cases, one has to go back to the drawing board to find the root cause and then come up with a solution. This usually is a case where delay comes due to engineering or technical issue. If the delay is due to a third-party’s influence, such as the ones linked to permits or approvals by authorities or endusers, which is not under the control of the contractor, the client’s interference can solve the issue. Convincing the client to take such a step, however, needs to
When there is a delay, there is bound to be an extra cost because of factors such as hired manpower, equipment rentals, increasing material cost, and extension of third-party services. QCN | December 2015
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primary causes of project delays in the middle east
If a large-scale project is repeatedly taking 13 months to complete the works assigned for 12 months, its stakeholders should be concerned.
Causes of project delays: The owner’s view
0% 10% 20% 30% 40% 50% 60% 70% Contractor or subcontractor performance
63%
Change in scope
51%
Scope definition
41% 27%
Contracting strategy and risk transfer Realism of overall time scales
24% 22%
Performance of material & equipment suppliers
15%
Project team capability Force Majeure events
5%
Causes of project delays: The contractor’s view 0% 10% 20% 30% 40% 50% 60% 70%
Changes in scope
55% 45%
Performance of material & equipment suppliers Contractor or subcontractor performance
40%
Realism of overall timescales
35%
Project team capability
25% 20%
Scope definition Contracting strategy and risk transfer Force Majeure events
20% 10%
has digitalised the construction industry too, but it cannot undermine the importance of supervisors and engineers being on site. Closely monitoring the project’s progress helps in defining a realistic date of completion instead of the dates arrived on under pressure. It is also important to have a smart approach towards work. A smart mindset would avoid overtime, understanding the fact that making the staff or labour stay longer on sites which affect their quality of work in the future. Lastly, in case of a dispute stemming from project delays, contractors should leave the legal battles to legal teams and focus on achieving the project objectives, while simultaneously trying for an early dispute resolution.
Source: Building beyond ambition: Middle East Capital Projects and Infrastructure Survey, June 2014.
come from the contractor. According to Vasanth Kumar, CEO of Arabian MEP Contracting, “Any delay in receiving approvals and payments will seriously affect project progress.” Ultimately, communication is the key remedy to avoid delays. Openness, frankness and early problem solving can avoid a domino effect on the project. This can be achieved by making sure that all project requirements are clear, and all stakeholders’ requirements are captured and reflected in the contract, which will lead to reducing the variations orders in the future. Similarly, the contractor’s execution December 2015 | QCN
plan should be clear, feasible, and assessed by the performing organisation and the employer for feasibility. In short, all involved parties should work as one team with a single goal of achieving the project objectives. Both contractor and client should keep an eye on anticipated risks. When an issue has been identified, all parties should work together on solving it without entering into a blame game. This can only be achieved through honest discussions across the board with all stakeholders involved. The advancement in technology
Ahmed Fouad is the director of Integrated Consultancy Inc. – a Canadian company specialised in project management and construction claims consulting.
Beyond brick and mortar: MEP requirements for Qatar’s stadiums Atiqul Alam of Keo International Consultants discusses requirements necessary for Qatar’s stadiums in order to meet FIFA’s standards for hosting the 2022 World Cup.
F
IFA’s stringent conditions for hosting a World Cup are no secret. The football governing body has a stance on seating capacities, number of stadiums and sustainable designs, etcetera. However, what remain less highlighted are FIFA’s requirements for specialist areas such as mechanical, electrical and plumbing (MEP) works in the stadiums. FIFA’s World Cup stadium design is very prescriptive about their MEP facilities requirements. Here are some important MEP elements to consider during design. Among the areas of focus is the fire-fighting system, which should be available within the stadium, while the fire precautions must be approved and certified by the local fire authorities. Another aspect which comes under the umbrella of MEP is the lighting system, which must be installed to cater for the needs of broadcasters,
December 2015 | QCN
spectators, players and officials without spilling light into the environment. The lighting system must illuminate the field enough to match a digital video quality. Special care should be taken to limit the spilled light and glare off the field, both inside and outside the stadium. Similarly, lighting systems should provide balanced illumination, free from hardline shadows and glare. Mounting height of light fittings and their positions in relation to camera views are also important in FIFA stadium lighting design. Lighting requirements may change due to the latest technical developments such as high-definition televisions. For a future stadium, it is advisable to consult a leading television company or an appropriate continental television consortium for MEP design details. Hosting games in a stadium is not just a matter of constructing the
facility. What is equally important is the role of ample audio-visual facilities to run the event to meet the increasing expectations of spectators today. Therefore, any delay or cancellation of an event due to the loss of electrical supply is unacceptable to FIFA. Redundant power supplies are necessary as back-up power sources. These extra supplies should have the capacity to take full load as a contingency plan. Furthermore, backup power should have the capacity to operate for a minimum of three hours period during an outage. Any underground ducts for electric power should be installed outside the playing surface. In the context of communications systems, a number of applications need to be coordinated right from the design stage of a stadium. Some of these facilities include audio-visual
technical
In successfully delivering the 2022 World Cup, it is imperative for Qatar to abide by FIFA’s requirements for stadiums, which include both civil and MEP works. (Image Arabian Eye/ Corbis)
(AV) systems, cashpoints, security services, and F&B facilities among others. (See box out) With crowds coming to attend the tournament, the chances of criminal activities and offences are bound to be there. Considering the same, a World Cup stadium should be equipped with public surveillance CCTV system, mounted at fixed positions with pan and tilt facilities. These cameras should monitor all of the stadium’s approaches
and all public areas inside and outside the stadium. In terms of AV facilities, digital advertising boards should be connected to both normal and emergency power supply. At least three television studios, complete with MEP facilities, for major matches should be provided in each stadium. The capacity of the stadium’s media centre should be based on the capacity of the media persons. These centres too will require advanced MEP services. Within the press conference room, a centralised split box should be installed to avoid having a huge number of microphones in front of coaches and players. Similarly, a first-class sound system, with centralised sound for television and radio, should be installed. Coming to the plumbing side of MEP in stadiums, there are two levels that need to be considered for the drainage: the artificial turf (above ground) and the substructure. Water collected in the surrounding area should also be taken into account. Sprinklers should be placed outside the playing field or artificial turf surface, it is also allowed to install a portable sprinkler. While the World Cup has been moved to winter dates, climatic control would still be required to some extent within the stadiums for the comfort of players and spectators. Eventually, the hub coordinating all these systems should be given key consideration. For this, the control room must be equipped with public address facilities and television surveillance monitor screens, and the stadium commander should have the capability of overriding and cutting into the public address system whenever necessary. Clearly, the scope of MEP works in stadiums is very vast with three core functions under its umbrella. The number of challenges, similarly, is no less. One of the challenges MEP consultants and contractors may face is linked to achieving compliance of their design and installations to FIFA standards. This is especially true for stadium’s lighting design and its strict technical compliance with the FIFA standards. That said, experience in design and workmanship in installation can ease out any challenges that may be faced in matching Qatar’s 2022 World Cup stadiums to FIFA’s standards.
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Important applications to be coordinated in a stadium’s design 1.
Administrative data system
2.
Broadcast television
3.
Building management systems
4.
Cashpoint/ATM machines
5.
Clock system
6.
Fire alarm systems
7.
Food service point of sale
8.
Lighting control
9.
Mobile telephone service
10. Police and fire radio 11. Public telephones 12. Retail point of sale 13. Roof controls 14. Scoreboard 15. Secured telephone system 16. Security electronic access control 17. Security electronic intrusion detection 18. Security video surveillance 19. Signage 20. Sound systems 21. Telecommunications utility service 22. Telephone system 23. Ticketing 24. Video boards 25. Wireless internet and data
Atiqul Alam is the senior mechanical engineer at Keo International Consultants in Qatar.
QCN | December 2015
Based on its growth rate during 2014, BMI Research dubbed Qatar as the fastest growing construction market in the Gulf Cooperation Council. (Image FotoArabia)
Retrospective and prospective:
Qatar construction in 2015, 2016 and beyond What were the key construction projects launched in Qatar this year, and which ones are expected to start operations next year? How has the progress of the country’s construction and infrastructure sector been in 2015 amid the ongoing dip in oil price, and what will be the repercussions of this in 2016? QCN’s Farwa Zahra takes a look at some major news from Qatar’s construction sector in 2015, while analysing industry trends in 2016 and beyond.
December 2015 | QCN
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A
ccording to Deloitte Middle East’s report GCC Powers of Construction 2015: Construction – The Economic Barometer for the Region, the value of projects planned and underway in the Gulf Cooperation Council (GCC) in 2015 is expected to reach USD172 billion (QAR626 billion). This has been forecast against a backdrop of a lower oil price, continuing political unrest and reduced International Monetary Fund’s growth forecasts across the GCC. By the end of 2015, the value of contract awards across the region is expected to surpass USD194 billion (QAR706 billion), according to Ventures Onsite’s study titled GCC Construction Industry – Trends and Challenges for 2015. Of the top 100 projects within the GCC, Qatar has a share of 9.3 percent. Despite this relatively smaller share, the country’s construction industry is growing at an exponential rate. In 2014, its real growth rate stood at 18 percent, making it the fastest-growing construction market in the region, according to BMI Research. In terms of infrastructure projects, Qatar saw the second highest number of awards followed by Saudi Arabia. In the light of these figures, the annual average growth rate of Qatar’s construction industry is expected to reach 11.4 percent between 2015 and 2022. Furthermore, the sector is expected to stay bullish at a growth rate of 10.2 percent for at least another 10 years. Through the year 2015, Qatar’s construction sector continued its ongoing boom with some key projects announced, and others opening doors to the public.
The year 2015 started with the opening of the much-awaited Anantara’s Banana Island Resort, followed by the opening of Marsa Malaz Kempinski hotel.
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Infrastructure construction As of July 2015, a major part of Doha’s drainage project was completed with the excavation of a 10-kilometre long and 30-metre deep tunnel. Embarking on new developments, the government in July announced plans for establishing an industrial zone spanning across 6.3 million square metres (sqm). On the transport infrastructure side, nearly USD74.6 billion (QAR271.5 billion) worth of transport projects in Qatar are currently at the planning stage or under construction, according to Alpen Capital’s 2015 report GCC Construction Industry. Qatar Railways Company released the prequalification list, comprising 15 consortiums, for the first phase of long distance rail. Recently, the company has also announced that in 2016, it will complete the entire tunnelling work required for the first phase of Doha Metro project – meaning a 50 percent achievement of construction works for Phase 1, according to Meed. A total of 26,000 workers are working on the project, equating to more than 78 million manhours worked as of end of August 2015. Work on the Lusail tram scheme is at a more advanced stage, with four of the five at-grade stations completed. Tender for the first phase designand-build of the long-distance freight and rail network will be issued to contractors early in 2016. On the road infrastructure side, 43 major contracts have been awarded for the QAR40 billion expressway programme. Construction is underway at the New Orbital Highway project. The year 2015 also came with the unveiling of the Hamad International Airport’s expansion plans, which will include the extension of the main terminal building, construction of concourse D and E, and the connection with the Red Line of the Doha Metro. Most imminent of these plans will involve the construction of a hotel. On the logistics front, the first phase of Hamad Port is scheduled to open by the end of 2016. To a large extent, this would mean lesser project delays, as contractors will be able to procure materials on time. Of the USD276.3 billion (QAR1 trillion) worth of projects planned or underway in Qatar, according to Meed Projects, FIFA World Cup stadiums make up USD4 billion (QAR14.5 billion) of the market. In September this year, Qatar announced it will commence construction of Al Bayt stadium – the 60,000-seat venue planned for the 2022 World Cup. While the initial enabling works, such as ground-levelling, have been completed, planned facilitation works include the development of accommodation for labourers allocated for this project. Eight stadiums have so far been announced, with designs revealed for five. In the context of healthcare infrastructure, some key developments remained the opening of Al Ghuwairiya and Al Karaana Health Centers.
Real estate construction The year 2015 started with the opening of the much-awaited Anantara’s Banana Island Resort. Featuring 141 rooms, suites, pool villas and over-water villas, Qatar’s latest resort has been established across the entire island located about 20 minutes away from Doha. This was followed by the opening of Marsa QCN | December 2015
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Malaz Kempinski hotel. Later in the year, Qatar saw the opening of Hilton Worldwide’s second property in Doha – DoubleTree Doha. According to DTZ, with more hotels to reach completion in 2016, up to 4000 new hotel rooms are scheduled to come to the market by December next year. With the opening of Gulf Mall in the first half of the year, the organised retail accommodation currently stands around 690,000 sqm across 14 shopping centres, according to DTZ. More malls, however, are expected to enter the market in 2016. In the last quarter of 2015, Tawar Mall announced it was entering the completion phase. Another retail project in Markhiya area is Al Hazm Mall, which though looks complete is expected to open doors for public sometime in 2016. Similarly, the Mall of Qatar has scheduled its opening for September 2016. DTZ estimates that 12 new malls are currently at various stages of design or construction, and may be opened by 2019. This would mean an addition of more than 1.3 million sqm of retail space by 2019. West Bay, that constitutes a large chunk of Doha’s purposebuild office supply, currently has 65 percent of its space occupied by government and oil and gas organisations, according to DTZ’s Q3 2015 report. However, the real estate analysts believe the leasing activity has gradually gone down. The reduced demand is most possibly a result of these companies reviewing their budgets amid the oil price dip. That said, despite the oversupply of office space, more offices are being constructed in West Bay and Lusail that will bring an additional office space of 300,000 sqm by the end of 2016. December 2015 | QCN
Despite the oversupply of office space, more offices are being constructed in West Bay and Lusail that will bring an additional office space of 300,000 sqm by the end of 2016.
According to Qatar Rail, in 2016, it will complete the entire tunnelling work required for the first phase of Doha Metro project. Pictured here is the site of Doha Metro near Sports Roundabout. (Image Avi Viljoen/ Flickr)
With the increasing influx of expatriates, the residential sector is struggling the most. The shortage of supply is more pronounced for residents falling in the low- to middleincome brackets. In 2014, the demand for residential units in Qatar reached 177,000 compared to supply of 129,000 units, creating a shortage of 37 percent, according to Alpen Capital’s report. The trend is here to stay until at least 2018 when the demand is further expected to grow, reaching 266,000 units. As of 2015, DTZ estimates The Pearl-Qatar’s apartment stock surpassing 14,000. Within central Doha, Msheireb Properties has announced plans to open doors for the public and tenants as part of the project’s first phase in 2016. The development officially opened its first building in September this year. In the context of entertainment infrastructure, Qatar is expected to have its first outdoor air-conditioned commercial plaza in 2016 in Katara Cultural Village. Construction is currently underway on Katara Plaza, spread across an area of over 38,000 sqm. Another family entertainment centre, under construction in The Pearl-Qatar, is Megapolis, covering a space of 5000 sqm.
feature story Delayed from its original opening date in 2015, the project is expected to start operations in 2016.
Trends According to EC Harris’ construction cost report titled International Construction Costs Report: What will it mean for 2015?, published in January, Qatar is the most expensive country for construction in the Middle East. In the Arcadis 2012 report Qatar: Avoiding the Inflation Bubble, it was forecast that Qatar’s construction inflation could reach 18 percent between 2016 and 2019. However, in a more recent study titled Second Global Infrastructure Investment Index 2014, Arcadis’ analysts have expressed a possibility of the construction inflation rate reaching up to 20 percent during the same period. Considering the increasing rate of construction inflation, if the drop in oil prices continues, the resulting deferment and cancellation of large-scale projects could potentially ease pressure on supply chain bottlenecks and the overall demand for materials and labour. Earlier this year, Qatar Petroleum and Royal Dutch Shell called off plans to pursue their USD6.4 billion (QAR23.3 billion) joint petrochemical project, Al Karaana, in Qatar. Originally conceptualised to be the second largest petrochemical project in the GCC, the decision to shelve the project came amid the ongoing dip in oil prices across the world. Ironically, this means that at the cost of some projects suffering, other projects in Qatar will benefit from suppressed construction inflation. Projects benefitting from this likely trend would mainly include those set against a fixed deadline, for instance the projects linked to the 2022 World Cup. Sustainability had been the forefront of many ongoing construction projects in 2015. With Doha emerging as the 12th most polluted city in World Health Organization’s ranking for 2013, Qatar cannot afford to increase its carbon footprint, and the country’s construction sector seems well aware of this. According to the Qatar National Development Strategy 2011– 2016, the Qatar Sustainability Assessment System for Green Buildings (now Global Assessment System for Green Buildings) will be brought into the new regime. Working
behind this system is the Gulf Organisation for Research and Development (GORD). In February this year, GORD laid the foundations for EcoVilla. Designed on patterns of conventional Arab architecture, EcoVilla will demonstrate modern sustainable practices for the country’s rapidly growing building industry. Claimed as the region’s most innovative sustainable villa, EcoVilla comes after the Passivhaus experiment that is currently under observation by Qatar Green Building Council (QGBC). In April 2015, QGBC launched its green directory, aimed to work as a reference point featuring a list of companies providing green solutions, both in services and materials. Products and services mentioned in the directory come after a thorough review of their sustainability features.
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The first phase of Hamad Port is scheduled to open by the end of 2016.
Key directives With the 2014 edition of Qatar Construction Specification (QCS) established, all areas of building and construction will have to revise their policies and practices in 2016 to comply with the new standards. In some contracts awarded by government entities in Qatar, references to the term ‘laws’ include amendments or modifications. This means that a contractor or consultant who is party to those government contracts must therefore comply with QCS 2014’s new requirements when executing a live project.
During 2016, more than 40 major contracts were awarded for the QAR40 billion expressway programme, while construction is underway at the New Orbital Highway project. (Image Ashghal)
QCN | December 2015
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The year also introduced methods to monitor the quality and duration of construction. In order to evaluate the performance of contractors working on government projects, a unified online system was announced to be under development in Qatar for the first time in 2015. According to the 29th edition of Qatar in Figures – a report published by Qatar Statistics Authority, featuring annual statistics for various sectors in Qatar – 36.9 percent of the country’s total workforce in 2013 was linked to the construction sector, making up the largest contributor to December 2015 | QCN
Qatar’s employment pool. The figures have not changed much as Qatar reaches the end of 2015. Being in the media’s spotlight for the treatment of its migrant workers, Qatar’s Ministry of Interior in June issued a directive, which states that all buses and vans, that come for renewal of registration from July 1, need to be air-conditioned (AC) in order to pass the mandatory mechanical inspection. This means that contractors earlier using non-AC buses for labourers’ commute will now have to invest in providing better travel conditions for their workers. Later in the second half of 2015, the state-backed Barwa Real Estate company announced that its Labour City, known as Barwa Al Baraha, had started renting out units to interested companies and contractors. In 2016, the country will also
According to the Qatar National Development Strategy 2011–2016, the Qatar Sustainability Assessment System for Green Buildings (now Global Assessment System for Green Buildings) will be brought into the new regime.
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Among Qatar’s iconic projects reaching completion in 2015 is Al Hazm Mall pictured here. (Image Damon McDonald)
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Qatar construction in numbers
11.4%
10.2%
13%
36.9%
13.4%
USD74.6 billion
Forecast annual average growth rate of Qatar’s construction industry between 2015 and 2022.
Qatar’s workforce linked to construction sector in
2013.
Forecasted growth rate of Qatar construction for at least another 10 years.
Projected compound annual growth rate of Qatar’s air-conditioning market between 2015 and
2021.
Expected growth rate of Qatar’s chemicals market by 2022.
Approximate worth of transport projects currently at the planning stage or under construction in Qatar.
Sources: BMI Research, 29th edition of Qatar in Figures, 6Wresearch, TechSci Research, and Alpen Capital.
In the context of residential construction, The PearlQatar’s apartment stock has surpassed 14,000 in 2015. However, the supply of housing units for low- to medium-income segment is still limited in Doha. (Image Hungarian Snow/Flickr)
see implementation of the new real estate law. Over the last 12 months, Qatar’s construction sector has seen ongoing challenges. Whether it is the shortage of labour and materials or increasing construction inflation amid oil price dip, the country’s construction sector appears poised to continue its growth trend ahead of the 2022 World Cup and beyond. QCN | December 2015
Qatar – a country experiencing major civil engineering challenges and initiatives In an interview with QCN’s Farwa Zahra, David Williams, lead director – Qatar, WSP l Parsons Brinckerhoff, explains some factors that make projects more appealing to bid for, while also looking at some key features of project managers and consultants that clients look for before awarding contracts.
Speaking with QCN, David Williams, lead director – Qatar, WSP l Parsons Brinckerhoff, says that the challenges of cutting-edge engineering are confronted every day in Qatar, and that is what makes the market so exciting.
What are some of WSP l Parsons Brinckerhoff’s key achievements during 2015? 2015 has been an exciting year for us as it was the first year operating as one combined business – WSP l Parsons Brinckerhoff. We have doubled in size globally and regionally since this time last year, and our focus has been on identifying and delivering synergies as a result of our new combined capabilities. The combination of our businesses is a better proposition for our people and our clients, and we are already seeing December 2015 | QCN
the evidence of this in the market, having won work that we could not have previously. Today, we are able to provide a full service offering across many sectors including property, transport, infrastructure, environment, power and water. Locally we have been involved in the delivery process of most of the major infrastructure projects in Qatar linked to Qatar Rail, Hamad International Airport, expressways, 2022 World Cup stadiums, local roads and drainage, and the People Mover System at Education City. Some of our most significant
project highlights include: 1. The hosting of the Handball World Cup in the Lekhwiya Mixed Use Arena. We are proud to be associated with the fast-track delivery of the arena with Redco Construction Almana contractor on a design-and-build basis. 2. Integration of our Doha office employees into a single state-ofthe-art office on the 16th floor of the Gate Mall in January 2016. 3. This year, Qatar Rail – one of the largest rail projects in the world
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Among key projects of WSP l Parsons Brinckerhoff in Qatar is the Education City’s People Mover System that will have a passenger capacity of 60,000 with 19 trams and 24 stops and stations. (Image Arabia Eye/Corbis)
and for which we are Programme Management Office – broke a world record by having 21 tunnel boring machines (TBMs) operating simultaneously underground. The previous record was set by Delhi Metro in India with 19 TBMs.
How serious is the issue of material logistics here? Some say a key reason for project delays is Qatar’s limited port capacity. Is there any truth to it? Qatar is currently delivering one of the biggest infrastructure programmes ever implemented, within a very ambitious programme, which will require large amounts of imported materials. Due to the sheer volume of construction activities in Qatar, the market of building materials, including aggregates, has been severely stressed. Currently, Qatar’s ports do not have the capacity to deal with the amount of material required each year. WSP l Parsons Brinckerhoff are currently working on several large infrastructure projects across Qatar, and trying to help break down these barriers by challenging the standard approach to design through sustainability initiatives. For example, we have created a new approach to roads design called ‘Green Roads’ initiative. The Green Roads initiative is simply designing roads with sustainability in mind. This initiative is contributing to improving the Gulf Cooperation Council’s
“The Green Roads initiative is contributing to improving the Gulf Cooperation Council’s construction industry by reducing our reliance on imported material, and increasing the use of local resources.”
construction industry by reducing our reliance on imported material, and increasing the use of local resources. This not only reduces the environmental impact of the transportation of these imported materials, but also supplements Qatar’s economy.
What are some challenges of operating in Qatar’s construction sector? Qatar has an emerging and developing buildings controls and planning process. The organisations responsible for providing approvals and permits to construct are working hard to develop
their systems and processes to cope with new and bigger projects involving techniques that have not previously been in the sector in this country. This puts pressure on their resource to maintain the speed and volume of approvals, something that they are aware of and addressing. As consultants, the ability to manage and help improve this situation is our biggest challenge and opportunity.
How do you compare Qatar’s construction market with the global construction industry? How sophisticated is it? In terms of technologies, how advanced is it? Qatar is being very visionary, it is going through significant and fast-paced changes and it is attracting world-class experts to the country to enable these changes in the best possible way. Very recently at an address to Qatari and expatriate engineers at the Engineers Australia Launch, we discussed that any engineer worth his salt would want to work in the place where major civil engineering challenges and initiatives were taking place – that place in the world right now is Qatar. The challenges of cutting-edge engineering are in front of us every day and that is what makes it so exciting. Part of our role, as a global company with 34,000 people from across the world, is to make sure that we add value to every local project using both our global expertise as well as our 500 Qatarbased employees who are successfully dealing with these challenges to date. QCN | December 2015
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industry insights
What are some areas WSP l Parsons Brinckerhoff look into before bidding? Are certain types of projects more favourable than others? We view each prospect on its own merit, but we ask ourselves some basic yet fundamental questions before giving the green light. Our view of prospects is shaped by two fundamental areas: the project and the client. With regard to the project, we ask if we have the experience of the project sector, can we demonstrate good experience, and how much of this is in the right country and with the right clients? We also review if we have the in-house expertise to deliver, and the resources available at the expected time? With regard to the client, we ask if we have previous working experience, and where can we add value to the client organisation. We review if we have an aligned culture, for example, with regard to health and safety and innovation. It is through this approach that we have some great projects with some great clients who believe in the same things we do, and share the same values and goals as we do. With regard to projects that are favourable, our preference is for those projects where we can add value to the client over and above anyone else in the marketplace.
What are some factors that help consultants and project managers win awards in Qatar? As project managers and consultants, the core of our business is our people, and industry awards are a great way to recognise all the work behind the iconic projects that we deliver to the region. It is also a great way to share with the industry the wealth of innovative ideas and experience that we develop on our journey and celebrate our peers’ successes as well. We won 10 industry awards in 2014. Looking into the future winning awards means that we are constantly innovating and leading the industry in best practice. It gives us renewed confidence to pursue our ambitions.
December 2015 | QCN
On criteria for selecting the projects to bid for, David Williams, lead director – Qatar, WSP l Parsons Brinckerhoff, says, “Our view of prospects is shaped by two fundamental areas: the project and the client.”
For large-scale projects with a number of subcontractors, consultants and contractors, what are some ways to achieve effective collaboration? The way to collaboration is an open approach to business processes and early involvement and integration of sub consultants and contractors within teams, which allows for early discussion and understanding of risk and opportunity. This can develop trust which in turn leads to further collaboration and more trust. In WSP l Parsons Brinckerhoff, this is integral to our way of working. That said, there remains a challenge to develop a wider understanding that better sharing of risk and opportunity improves the prospect of reducing the capital and whole life cost of projects.
“There remains a challenge to develop a wider understanding that better sharing of risk and opportunity improves the prospect of reducing the capital and whole life cost of projects.”
How did you find Qatar’s construction sector in 2015? Are there any trends you can talk about? How do you see it in 2016 and beyond? Although our most recent financial results are positive, we anticipate that we are entering a more challenging phase with external factors such as the oil price contributing to this. The construction sector is understandably nervous around the oil price and the slowdown of projects coming to the market particularly in the property and buildings space. That said, our pipeline of work remains strong, our combined capabilities continue to pay dividends with us winning work that would not have been possible before. Our focus will remain on adding value for our clients, retaining and attracting the
best people, and driving the themes of health and safety, quality, sustainability and technology through everything we do. We are cautiously optimistic that with Dubai Expo 2020 and the 2022 World Cup driving development in most sectors, there will be improvement as we move through 2016. We are actively targeting expansion into new markets, particularly capitalising on our increased capabilities in programme and project management, and we have started to see prospects coming to market, which we are engaged in. However, we have the capacity in Qatar to take on much more.
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Know your rights
In Qatar, there are about 1.4 million migrant workers, most of whom are linked to the construction sector. (Image Arabian Eye/ Corbis)
Key provisions of the Labour Laws in Qatar Since its winning bid for the 2022 World Cup, Qatar has frequently come under media scrutiny for living and working conditions of its workers, particularly the blue-collar migrant workers involved in construction projects here. Responding to media allegations, the government of Qatar is in the process of reforming its labour law. Ironically, however, a number of cases where companies violate workers’ rights come as a result of the employees’ lack of awareness about their legal privileges. Andrea Hewitt-Sims and Luke Tapp of Pinsent Masons provide a summary of what employers owe to their staff and labour in the light of current labour laws in Qatar. December 2015 | QCN
There are approximately 1.4 million migrant workers in Qatar, many of whom are working in the construction sector, a sector which has attracted a lot of international media attention of late. Since the award of the 2022 World Cup, there have been allegations of worker maltreatment in the region which has led to increased scrutiny of labour practices within Qatar. Although employment relationships in Qatar are governed by federal legislation, which requires employers to provide minimum statutory benefits and working conditions to their employees, the international press continues to report on and criticise the employment and visa sponsorship arrangements of expatriate workers. In response to these concerns, the government of Qatar has recently taken a number of steps to improve working and living conditions,
legal and has developed certain employment related regulations to provide workers with better protection. The Qatar Labour Law No. 14 of 2004 applies to all individuals working in Qatar, and sets out a number of minimum protections, which apply to all workers to ensure that minimum rights are maintained.
37
For employees working in remote locations, the Labour Law also sets out strict working hours on the basis of an eight-hour working day and 44 hours per week.
Workplace For working conditions, employers are required to provide a safe and clean working environment for all employees. This includes, but is not limited to, providing good ventilation, lighting and potable water, hygiene and drainage. For employees working in remote locations, the Labour Law also sets out strict working hours on the basis of an eight-hour working day and 44 hours per week. If a worker is required to perform overtime, this must be limited to two hours per day, and the worker is entitled to be compensated for this additional work with a percentage uplift of their basic salary on a sliding scale of between 25 and 150 percent. Working hours are reduced during the Holy month of Ramadan to six hours per day and 36 hours per week. If an employer is in breach of the strict working hours under the Labour Law, penalties can be imposed, ranging between QAR2000 and QAR5000. During the summer period, workers should be provided with protection from the high temperatures in so far as working hours are divided into morning and evening shifts, with a break between 11.30 am and 3 pm. This is an approach, which is applied across the Gulf Cooperation Council countries, while the particular break time and period to which it applies will vary from country to country. Another key area of the employment relationship which the Qatari government has improved for workers is related to the payment of wages. The introduction of the Wage Protection System (WPS) in August 2015 ensures that workers receive their pay via direct payments into their bank accounts. Across the region, the WPS has been successful in the United Arab Emirates in protecting employees’ salaries and ensuring they are paid on a regular and consistent basis. This has helped to address the criticisms regarding late or non-payment of wages. Employers that fail to pay staff on time could face fines of up to QAR6000 and/or be banned from recruiting new staff. Additionally, senior individuals within the company could be issued with custodial sentences in case of a violation. The Qatari government is also undertaking a review of the Kafala sponsorship system, a move which has been welcomed by the international community. The Kafala system limits the rights of movement for migrant workers in Qatar. However, the government announced that the existing system will be withdrawn and replaced by a new visa sponsorship system, which is intended to provide employees with greater flexibility in respect of the visa arrangements and exit permits. Proposed changes in the sponsorship system were approved by the Cabinet in September, signed by the Emir later in October. A key change comes in the form of a revision in Law No. 4 of 2009 regarding regulation about expatriates’ entry, departure, residence and sponsorship, which will make it easier for
expatriates to leave the country. Similarly, serving a two-year ban on working in Qatar after leaving an organisation would no longer be a requirement for employees here. They can join another organisation without the need of ‘No objection certificate’ upon the completion of contract, and with the approval from the Ministry of Interior and the Ministry of Labor and Social Affairs. In case of open-ended contracts, employees can leave the company after five years.
Accommodation The Qatari government now requires employers to provide employees with suitable means of transportation to and from the workplace, as well as suitable accommodation. Potable water and facilities to prepare and eat food is also mandatory. It is also a requirement for employers to ensure that appropriate medical support is provided, including a requirement to provide a designated physician and nurse for large employers. The government is also behind Barwa Al Baraha – a city being constructed for labourers. The 1.8-million square metre project, cited as the largest in the Gulf region, is planned to house more than 50,000 workers, in decent living conditions – accommodating not more than four persons in a room – besides providing other basic health, safety and community facilities. Barwa Real Estate company this year announced that it has started renting out units to interested companies and contractors. As described above, there are fundamental rights which Qatar-based employees benefit from under the Labour Law. The focus of the changes being made to the Qatar labour regulations is to provide more protection to employees around key issues such as regular salary payment and more flexibility to move to alternative roles or exit the country. This follows the trend within the Middle East region of the authorities aiming to increase employee flexibility and make the terms of the employment relationship more transparent and enforceable.
Andrea Hewitt-Sims is a solicitor and Luke Tapp is a senior associate at Pinsent Masons.
QCN | December 2015
38
careers
Your guide to finding a job in Qatar If you are looking for a job or planning to relocate to Qatar, now may be the best time to do that as the country was voted one of the best destinations to live and work in the Middle East and North Africa (MENA) in a recent survey by Bayt.com. The survey shows that Doha consistently scored in the top 10 cities in the MENA across all considerations, and is the sixth top city in the MENA region. In fact, two out of three people living in Doha are happy living in their current city of residence. The Bayt.com Top Cities in the MENA survey, which was released in October 2015, shows that the availability of jobs in Doha is either good or excellent, according to four in 10 respondents, with only eight percent believing it is bad. Moreover, 40 percent of respondents in Doha believe that competitive salaries are either good or excellent. Top city or not, relocating to any other place implies setting your job search in motion well ahead of time. When looking for a job in Qatar, the length of a typical job search can last from three to six months and will depend on several factors such as your target industry, job role, and career level, etcetera. To help you plan and organise your job search, here are a few steps to follow. Research the market: Start your research before you make the move. Find out more about the local big players and where they are located. If you are interested in finding a job with a particular employer, see if they are hiring on their website or job board on leading job sites in the Middle East region. Set a routine and stick to it: Apply regularly at least a month in advance before you come to Qatar, if you are relocating from another country. Once you are in Qatar, make it a point to update your contact information on your CV immediately. Keep applying for jobs and refreshing your online CV to ensure that it is always on top of employers’ search results. Update your CV: Regularly updating
December 2015 | QCN
your CV will ensure that employers will find you, even if they do not have a vacancy posted. Make sure you include details such as the companies you are targeting, targeted job roles, career highlights, and key skills, etcetera. All this will make your CV appear more often in search results. Create an online profile: Once your CV is online, creating your online profile with a personalised link is a one-step process on platform such as the People platform on Bayt.com. It enables employers to find you through search engines such as Google. Your online profile also becomes your online business card, enabling you to make connections and get other professionals to contact you. Network: Networking is not easy, especially if you are new to the city.
So research any job fairs happening anytime soon. This would be an excellent opportunity for you to not only meet employers, but also conduct informational interviews with the company representatives. You can also ask other job seekers about the best organisations to apply to, and get new contacts for your network. Follow up: After you apply for jobs, send out follow-up emails to companies you have applied to. Let them know that you will be available for interviews and that you would like to schedule an interview to meet them in person. Even if you are not successful in lining up actual job interviews, at least you will have informational interviews lined up for you to get more details about the company and its job vacancies.
Qatar careers in numbers
80%
of employees in the Middle East feel that their company encourages diversity.
24%
say that architecture and engineering is the most appealing industry for entrepreneurship.
84% 71% 45%
say entrepreneurship helps to create jobs.
66%
of professionals in Qatar would prefer to be selfemployed/have their own business.
feel entrepreneurs are ‘profit-driven’.
say mid-career is the best time to start a business.
86%
of polled professionals believe that their skills are as diverse as they would like them to be.
Sources: The Bayt.com Entrepreneurship in the Middle East Survey, November 2015, and The Bayt.com Diversity at Work poll, October 2015.
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December 2015 | QCN
Fee(USD)
Closing (m/d/y)
INTERVIEW: David Williams, lead director – Qatar, WSP | Parsons Brinckerhoff, on engineering in Qatar – PG. 32
issue 2.12
December 2015
Against the clock addressing delays in Qatar construction projects
Feature Story
Qatar construction in 2015, 2016 and beyond
TECHNOLOGY
MEP requirements for the 2022 World Cup stadiums
PLUS
Know your rights: Key provisions of Qatar’s Labour Law Retail Price: QAR15 / AED15