Facilities Management Middle East - Feb 2010

N M TS FO O GDO JEC S IN KIN RO FFER N THE AP EO GI KSURES PMPENIN NT A VE T’S H A WH

An ITP Business Publication | February 2010 Vol. 05 Issue 2

WORKPLACE INTERIORS HOW TO ENSURE YOUR OFFICE IS PRODUCTIVE & PROFITABLE

Essential information for FM & strata professionals, building owners, developers & contractors

INTERVIEW CATHY CROCKER ON THE WAYS DESIGN IMPACTS EFFICIENCY

OFFICE EXPO 2010 THE WHO, WHAT & WHERE OF THE 2010 OFFICE EXHIBITION

INTERVIEW DAN MIZESKO ON PREVENTATIVE MAINTENANCE IN THE MID EAST

OUT OF SIGHT One embarrassing reason why FMs need to be involved in design

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CONTENTS

VOLUME 5 ISSUE 2 FEBRUARY 2010

12

02 WHAT’S ON THE WEB

The online portal for fmME keeps you up-to-date with all the latest trends, features and comments about Middle East construction.

10 15

07 NEWS

fmME brings you a roundup of the latest news, project launches and developments from the GCC and throughout the Middle East.

12 Q&A: Dan Mizesko

fmME speaks to US Chillers’ managing partner Dan Mizesko about the state of the maintenance industry in the Gulf and whether its ready to institute predictive maintenance measures.

15 Q&A: Cathy Crocker

fmME catches up with Cathy Crocker, associate director of buildings services for Scott Wilson, to talk about how building systems can affect the overall utilities infrastructure. Crocker talks specifically about the way in which proper, conscientous design can impace a building’s overall energy efficiency.

21 25

21 FEATURE: Workplace Interiors

fmME takes an up close look at the various elements that make up a happy, healthy and productive workplace. Most importantly, we offer recommendations for FMs on how to make sure their workplace is functioning as efficiently and profitably as possible in the current economic climate.

25 FEATURE: Office Expo 2010

On the eve of Office Expo, fmME explores what the exhibition has to offer this year and how it differs from the 2009 version. Specifically, we give you the lowdown on the first annual Office Expo Awards with a breakdown of the categories and the shortlist.

31 COMMENT 31 www.constructionweekonline.com

In this month’s cover story, Alan Millin get up close and personal with an issue that, for most, is up close and personal: bathrooms.

Millin criticises those designers who continue to parade women past men’s rooms and urges the industry to get FMs involved.

February 2010 1

XXXXXXXXX WHAT’S ON THE WEB

the online home of:

IN PICTURES

MOST POPULAR

• RTA allocates US $2 billion for projects • Vision wins Saudi Arabian MEP job • Kuwait, Qatar join tall building trend • Plant theft ring busted • Ramboll wants to make old buildings greener

THE PARK AT BURJ KHALIFA The 11-hectare The Park at the foot of the Burj Khalifa is irrigated using a unique water collection system that recovers the condensation from the building’s cooling equipment.

For more galleries, check out: www.constructionweekonline.com/in_pictures/

COLUMNS & FEATURES DEAL SEALED

STORM MACHINE

Conrad Egbert, Editor, Construction Week The opening of the renamed Burj Khalifa was nothing short of spectacular, and marks the first move towards a clearer, more functional federal model.

Greg Whitaker, Editor, PMV Middle East There has been some pretty wild speculation about the physical properties of the super-tall Burj Khalifa, and the so-called ‘storm effect’.

Hyder answers critics.

BIG RELIEF

NOW DO IT

Selina Denman, Editor, Commercial Interior Design No one’s sorry to see the back of 2009. For the Middle East’s interior design industry, it was a year steeped in setbacks and I, for one, am looking forward to 2010.

Jeff Roberts, Editor, Middle East Architect That was a hell of a year.

Trust me, I tried to stay positive. I’m urging you to remember your commitments about working smarter, more transparently and going green.

For more columns & features, go to: www.constructionweekonline.com/comments 2 February 2010

For breaking news, go to: www.constructionweekonline.com/news/ Stories selected January 25-31, 2010

EDITOR’S CHOICE • District cooling to bounce back in 2010 • PTL Solar promotes solar energy • Vision wins Saudi Arabian MEP job • ETA Star delivers Liberty House • Damac tops off Park Towers Stories selected January 25-31, 2010

POLL: Where will you make the most money this year?

40% Abu Dhabi 25% Qatar 20% Saudi Arabia 15% Dubai 0% Kuwait To vote in spot polls, go to: www.constructionweekonline.com

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EDITOR’S LETTER

Happiness is good health and a pretty office

O

n the eve of Dubai’s 9th Office Expo, a recent survey conducted by that organisation reported that almost 90% of office workers regard the design and layout of their office as affecting their level of motivation. Despite this, approximately 50% said that they had never had any sort of workspace assessment from their employer.

Oh, in case you were wondering about the relevancy of a survey that couldn’t possibly be local, the survey questioned more than 1,000 office workers from across the GCC. Moreover, the survey showed that only 6% of respondents thought that the design and layout of their office had no impact at all on their working life.

Ok, time to wake up. If this survey does nothing else, it shows the Gulf’s growing FM industry that FM has become more than just HVAC, waste removal and recycling.

Believe me, I’ve been there. I’ve witnessed those conversations where interior designers implore a group of FM professionals to really consider the aesthetics and functionality of the rooms inside the buildings and are met with chuckles and empty promises. Those days are gone.

For FMs and, it would seem HR professionals, the time has come to start seriously considering interior design and how certain colours, products and styles affect human beings.

Ninety percent. Nine out of 10 employees are unhappy and, perhaps more importantly, unmotivated by the design and layout of the office building they spend five days per week and 260 days per year. Ninety percent.

What do FM professionals think of this statistic? Perhaps you’re busy thinking up reasons why this doesn’t directly fall under your remit. I’ve got new for you, it does. Perhaps you’re thinking, ‘Wait, I’m not in the happiness business, I’m in the buisness of managing facilties’. Without putting too fine a point on it, FMs are tasked with making a specific workplace more efficient; making its workers more productive; and making the overall business more profitable. Again, I’ve got news for you, you are in the happiness business.

Since the inception of the industry, FMs have extolled the uniqueness and fluidity of their rolls.

I always hear how, within the sphere of the workplace, FMs are everything to everyone. I always hear how FMs are jacks of all trades. Well, after I read survey results like those found in the Office Expo survey, it would seem the Gulf’s FMs need to start developing an acute sense for colour palettes and material choices.

If you’re looking to create a productive and profitable business, you have to start with happy employees. And, that goes further than adjusting temperatures and inserting recyling bins.

In an effort to fully lend your weight to the softer side of FM, maybe it’s time to support the evolution of the industry by being the first FM actually educated in interior design.

Registered at Dubai Media City PO Box 500024, Dubai, UAE Tel: 00 971 4 210 8000, Fax: 00 971 4 210 8080 Web: www.itp.com Offices in Dubai & London ITP Business Publishing CEO Walid Akawi Managing Director Neil Davies Deputy Managing Director Matthew Southwell Editorial Director David Ingham VP Sales Wayne Lowery Publishing Director Jason Bowman Editorial Senior Group Editor Stuart Matthews Group Editor Jeff Roberts Contributing Editor Gerhard Hope Tel: +971 4 435 6252 email: gerhard.hope@itp.com Contributor: Alan Millin Advertising Publishing Director Jason Bowman Tel: +971 4 435 6344 email: jason.bowman@itp.com Commercial Director, Construction Raz Islam Tel: +971 4 435 6371 email: raz.Islam@itp.com Sales Manager Max Carruthers Tel: +971 4 435 6352 email: max.carruthers@itp.com Studio Group Art Editor Daniel Prescott Designer Angela Ravi Photography Director of Photography Sevag Davidian Chief Photographer Khatuna Khutsishvili Senior Photographer G-nie Arambulo, Efraim Evidor, Thanos Lazopoulos Staff Photographers Isidora Bojovic, George Dipin, Lyubov Galushko, Jovana Obradovic, Ruel Pableo, Rajesh Raghav Production & Distribution Group Production Manager Kyle Smith Production Coordinator Louise Schreiber Managing Picture Editor Patrick Littlejohn Image Retoucher Emmalyn Robles Distribution Manager Karima Ashwell Distribution Executive Nada Al Alami Circulation Head of Circulation & Database Gaurav Gulati Marketing Head of Marketing Daniel Fewtrell Deputy Marketing Manager Annie Chinoy ITP Digital Director Peter Conmy ITP Group Chairman Andrew Neil Managing Director Robert Serafin Finance Director Toby Jay Spencer-Davies Board of Directors K.M. Jamieson, Mike Bayman, Walid Akawi, Neil Davies, Rob Corder, Mary Serafin Circulation Customer Service Tel: +971 4 435 6000

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THIS MONTH’S COVER: Alan Millin wants FMs more involved in design of new facilities

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NEWS

Fire-suppression systems for Makkah SAUDI ARABIA // Firetrace International is supplying hundreds of its genuine Firetrace standalone, automatic fire suppression systems for DOKAAEP [Development of King Abdul Aziz Endowment Project] in the holy city of Makkah in Saudi Arabia, the company revealed at the Intersec 2010 exhibition.

The systems are being used to provide dedicated fire protection to vital electrical cabinets throughout the architecturally distinctive complex, which comprises seven high-rise towers overlooking the Holy Mosque that will accommodate 65 000 guests and visiting pilgrims. The 1 445 000 square metre structure is believed to be the largest mixed-use complex of its kind in the world, and is scheduled for completion in 2011.

Firetrace International’s genuine Firetrace is the only UL listed, FM approved and CE [Conformité Européene or European Conformity] marked tube-operated system in the world that is tested as an automatic fire detection and suppression system.

Currently 250 Firetrace systems have been installed. The

An example of Firetrace cylinders

Self-contained Each of the installations is an entirely self-contained fire detection and suppression solution that requires neither electricity nor external power.

“The 1 445 000 square metre DOKAAEP in Makkah, Saudi Arabia is believed to be the largest mixeduse complex of its kind in the world, comprising seven high-rise towers.” company’s authorised trading partner in Saudi Arabia, Husam Sinjab Contracting Establishment, anticipates that this will ultimately increase to a figure closer to 400.

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For this particular project and application, DuPont FM200 clean suppression agent, ideal for protecting electrical components, is used. It leaves no residue to damage sensitive

equipment, and is non-conductive and non-corrosive.

The technology chosen for the DOKAAEP cabinets was the Firetrace direct release system. This comprises Firetrace International’s proprietary detection tubing linked via a custom-engineered valve to the FM200 suppression agent cylinder.

This specially-developed, leak-resistant, small-bore polymer tubing is a linear pneumatic heat and flame detector that delivers the desired temperature-sensitive detection and delivery characteristics.

Its flexibility is such that it can be threaded around the cabinet’s tightly-packed compartments and components.

When the tubing detects a fire anywhere along its length it ruptures, forming an effective spray nozzle that automatically releases the entire contents of the FM200 cylinder, extinguishing the fire precisely where it starts and before it can do extensive damage to the cabinet.

250 THE CURRENT NUMBER OF FIRETRACE SYSTEMS INSTALLED

February 2010 7

NEWS

Logistics village surveillance system JORDAN // An IndigoVision high-definition (HD) IP video solution has been deployed to protect the Aqaba Logistics Village (ALV), which is a tax-free hub located in Aqaba, Jordan, adjacent to the country’s only container port. Both IndigoVision’s HD and standard 4SIF resolution IP cameras have been installed to provide blanket CCTV coverage with the minimum number of cameras – one of the many advantages of deploying megapixel HD cameras.

Aqaba is an important gateway for Jordan and neighbouring Iraq, and the addition of a state-of-the-art surveillance system allows ALV to provide a high-security solution for its many international clients.

In addition to monitoring the security of the site, ALV now has a video record of the logistics transactions, providing an audit trail in the event of a customer dispute. The system was designed and installed by IndigoVision’s approved local Partner, Megatech.

“We chose IndigoVision for its superior high-definition image quality and its user-friendly alarm and audio management capabilities,” explained ALV GM Nezar Al-Bkower. “Other key criteria were the ease of integration with third-party systems and the ability to scale up for our future expansion.”

The truly distributed architecture of IndigoVision’s system was a key factor. It provides ALV with a scalable platform for expansion, and allows them to easily monitor the two existing 100 000 square foot warehouses and site perimeter, which form the first phase of the village.

Additional warehouses, office space and a weighbridge are planned for the future.

8 February 2010

The tax-free hub located in Aqaba, Jordan, adjacent to the country’s only container port

Another advantage of the high-resolution and high-quality video delivered from the HD IP cameras is that operators can digitally zoom in on critical areas during an investigation, while the whole field of view of the camera is still recorded.

toring facility all from a single HD camera.

At the heart of IndigoVision’s distributed IP video solution is the company’s control centre security management software.

Control centre workstations allow the security team to

“We chose IndigoVision for its superior high-definition image quality and its user-friendly alarm and audio management capabilities.”

– Nezar Al-Bkower

Unlike a traditional zoom on a PTZ, none of the camera scene is lost. In fact, several different zoom views can be set up from the same feed, providing the operator with a powerful moni-

monitor live and recorded video from any camera. It provides a suite of features that enable operators to quickly analyse video and to interactively manage alarms, both of which help

improve incident response.

As with any component in the system, control centre workstations can be located any point on the network. In ALV’s case, workstations are situated in the main security room and on the desks of the GM and IT manager. The majority of the IP cameras are POE-compliant and are powered directly from the network, minimising demands on the site’s power infrastructure, and thereby reducing installation costs.

IndigoVision’s class-leading H.264 compression technology means that video from both HD and 4SIF IP cameras can be streamed across the network with minimum bandwidth requirement. This allowed ALV to deploy the surveillance system on their existing network.

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NEWS

Intelligent energy management The exclusive agreement will see regional distribution of energy-saving modules UAE \\ Schneider Electric has debuted its EcoStruxure solution architecture, an approach that unites its unique expertise in power, data centres, process and machines, building control and physical security to enable intelligent energy management solutions for customers seeking to optimise energy efficiencies across multiple domains of their business.

“Unco-ordinated componentlevel attempts to solve energymanagement issues by different corporate functions without a comprehensive plan can actually inhibit a company’s ability to meet efficiency goals,” said Schneider Electric chief marketing officer Aaron Davis. “By providing our customers with clear and comprehensive reference architectures across key environments and applications, we intend to reduce inefficiencies and increase a company’s ability to make invisible energy waste both visible and actionable.”

Capacity constraints, efficiency losses due to poor system design, lack of standardisation, low adoption of renewable energy and implementation conflicts between broad and local energy policies are some of the factors that contribute to the ongoing energy obstacles that companies face. With EcoStruxure, Schneider Electric is able to leverage its world-class competencies to deliver solutions to its customers at all levels of energy utilisation.

The potential of EcoStruxure relies on two main principles.

Firstly, EcoStruxure is based on the most comprehensive portfolio of purpose-specific applications in five domains of expertise that are essential to solve the energy equation: • Power: Complete power man-

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EcoStruxure aims to make invisible energy waste both visible and actionable

agement solutions for facilities, plant and large-site operations that enable efficient, safe and reliable electrical distribution; • Datacentres: APC by Schneider Electric’s award-winning InfraStruxure architecture for datacentres uses a modular, scalable approach to optimise power and cooling utilisation and mitigate inefficiencies from overbuilding; • Process and machines: Automation solutions dedicated to industrial and infrastructure companies or machine builders with the focus on flexibility, scalability, performance and ease of use; • Building control: Management solutions that focus on reducing installation and operational costs while enhancing end-users comfort through real-time temperature, lighting and shutter control; • Physical Security: Architectures include Pelco by Schneider Electric, with industryleading technology in access control, intrusion detection and video surveillance to minimise costs and efficiency losses from unplanned downtime, while also

providing a comprehensive risk analysis capability.

Secondly, EcoStruxure is able to connect these five domains of expertise within an open and flexible ecosystem of technology that relies on the use of IP and Web services, allowing purpose specific applications to connect whenever needed, at the right level required.

“What customers need are the connecting solutions that create an intelligent energymanagement system across all application areas,” said Davis.

The company will be rolling out EcoStruxure reference architectures, as well as corresponding training, throughout 2010.

With EcoStruxure, businesses can anticipate better results and improvements in operations through systematic energy visibility and real-time control of any energy usage. It is also possible, for example, to embed video surveillance in any applications, enhancing safety while cutting operating costs. Energy waste in all forms – from electricity and water to mechanical and human – can be captured and mitigated to achieve improved efficiency.

BRIEFS ENERGY UNIVERSITY Global energy-management specialist Schneider Electric has launched Energy University, a vendor-neutral, on-line educational community that provides the fundamentals needed to implement successful energy-efficient solutions scaling various applications.

The courses are designed to provide anyone involved in the decision-making, management, planning, design, or construction of a space impacted by energy, a level of expertise to address efficiency issues and apply safe, reliable and cost-effective measures.

“Schneider Electric believes there is a significant opportunity for sustainable energy savings that is unaddressed by industry and consumers today.

Through Energy University, we expect to enable anyone to better understand and act on these opportunities, so they can do more with less,” said Schneider Electric VP: Energy and Solution University Paul Hamilton, Senior. “Energy University will reduce complexity and raise awareness by providing global users easy access to practical education on all aspects of energy management.”

Energy University courses focus on the critical concepts and best practices necessary to achieve a high degree of energy management. Subjectmatter experts from all areas of the company assist in the development and creation of the courses. As the demand for new technologies and knowledge increases, Energy University will be incorporating additional courses to the program. Currently, 11 foundational courses are offered.

February 2010 9

NEWS

New rigid coupling is easier to install Improved design makes it easy to use and estimate, and is designed to cut costs by avoiding rework UAE \\ Victaulic, a leading global producer of mechanical pipe joining and fire protection systems, has introduced the FireLockEZ Style 009H rigid coupling. The improved design allows faster, more consistent installation with or without power tools, is easy to use and estimate, and is designed to avoid rework.

“We are pleased to expand the Victaulic installation-ready product line with the introduction of the Style 009H rigid coupling,” said Charles Wilk, product manager, Victaulic Couplings and Fittings. “Victaulic listened to contractors looking for a fast, simple coupling solution that is safe to install, even with hand tools, and delivers solid performance. The FireLockEZ rigid coupling has

no loose parts to drop or cause injury, ships to the jobsite ready to install and offers the fastest installation.”

The new coupling utilises the same proven groove as other Victaulic couplings, while the improved design makes it easy to install using a hand tool. This minimizes the need for powered impact wrenches, which are a strong concern for cost and jobsite efficiency.

However, if an impact wrench is preferred, the battery consumption will be much less due to reduced installation efforts needed with the Style 009H as compared to other rigid fire protection couplings. A metalto-metal bolt pad connection provides visual confirmation of proper installation.

The Style 009H is part of the

•

The Victaulic 009H rigid coupling

Victaulic installation-ready product line, and has the following time-saving benefits: • Installs in three easy steps: push, join and tighten;

No need to disassemble the coupling prior to assembly, which saves time and increases productivity; • No loose components to drop or lose, increasing productivity, reducing work time and increasing efficiency and safety; • Installation times are more consistent from one installer to another, providing more accurate labor estimates; and it • Reduces installation effort by aiding overhead assembly, providing a ‘third hand’ during installation.

The Style 009H rigid coupling is available in DN32 to DN100/42.4 to 114.3 mm sizes, and is FM and VdS approved and cULus Listed for fire protection services up to 2517 kpa/365 psi.

Green chemicals for public works New line of formulations specifically for public works and transportation departments globally UAE \\ Daimer Industries, a globallyrecognised source of plantbased green chemicals, green cleaning products and green cleaners, has introduced a line of formulations for departments of public works and transportation around the world. The new preparations range from machinery cleaning formulations to general purpose cleaners to vehicle and concrete maintenance solutions.

“The Public Works and Transportation Department line offers local governments safe, effective products for many of their dirtiest, most time-consuming jobs,” explained Daimer spokesper-

10 February 2010

son Matthew Baratta. “All the products are biodegradable and safe enough for use at schools and around children.” Eco-Green formulations are engineered for effectiveness and safety.

All the products, pre-mixed and

A pressure washer from Daimer

concentrates, have been manufactured without ozone-damaging solvents, VOCs or dangerous synthetics. The green chemicals are manufactured to be readily biodegradable and break down almost completely within 30 days, nearly 50% faster than competitors’ solutions. Eco-Green green chemicals are safe for cleaning professionals, customer, and even children. These natural chemicals yield all zeros in the hazard rating diamond of the National Fire Protection Association.

For effectiveness, this line of green chemicals employs a custom colloidal chemistry based on micro-blasting nano-particles. The particles’ microscopic size allows

Eco-Green green chemicals to safely penetrate, protect and clean surfaces ranging from concrete to glass to human skin.

The line currently includes 28 formulations, such as: evaporator coil cleaner and AC and heater deodoriser for HVAC systems; multi-surface cleaner, glass and multi-surface cleaner, and two types of industrial hand wash for safe general cleaning; commercial drain opener and cleaner, carpet care, adhesive and ink remover and graffiti remover for specialised cleaning needs; and rain repellent and glass guard, salt XTerminator concrete protection formula and corrosion prevention formula for maintaining vehicles.

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February 2010 11

Q&A

Predictable benefits fmME speaks to Dan Mizesko, managing partner of US Chillers, about predictive maintenance. fmME: How advanced is the maintenance industr y in the UAE and around the Gulf?

I feel the liquid chiller service industry is far behind in this region, the reason being that, before 2001, everyone had to rely on the OEM or its agents for chiller services, and had to pay whatever the cost, and wait however long for service, as this was a monopoly market. This is no longer the prevailing situation. fmME: Are customers paying more attention to maintenance in an effort to cut overall costs?

I have found that customers always value maintenance.

However, their expectations were always very low. US Chillers brings you the most

0.687 TO 0.760 KW/ PER TON WHAT WATER-COOLED ELECTRIC CENTRIFUGAL CHILLERS IN THE REGION ARE GENERALLY SELECTED AND DESIGNED TO OPERATE IN THE RANGE OF. 12 February 2010

A typical York chiller.

advanced technology available in the industry. If your equipment fails unexpectedly, you face downtime and potentially inconvenienced occupants.

With predictive maintenance, you will know about potential problems before breakdowns occur. This will bring you the ability to schedule repairs before they become more costly – and at times when they will not inconvenience you or your building occupants.

Using today’s best testing tools and technologies, we can discover, or rule out, virtually any kind of hidden system problem. As a result, we can offer tangible assistance: • Find, identify and correct minor problems inexpensively

“If your equipment fails unexpectedly, you face downtime and potentially inconvenienced occupants. With predictive maintenance, you will know about potential problems before breakdowns occur.”

Dan Mizesko

before they lead to more complex and expensive repairs; • Avoid needless downtime and inconvenience or discomfort to occupants; • Ensure continued production when equipment is used in process applications; • Control energy cost; • Prolong equipment life,

thereby deferring replacement cost, and • Prevent overtime cost for unscheduled repairs.

Predictive maintenance is key to optimal building systems management. With this you can make the most informed decisions and achieve the lowest overall operating

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Q&A

cost. Some of the predictive services we offer are vibration analysis, thermographic testing, eddy current testing, water/oil/refrigerant analysis performed by an independent US laboratory, motor insulation testing, ultrasonic flow analysis, chiller performance and energy analysis. fmME: What are some of the main maintenance or ser vice-related issues you come across regularly?

To be quite honest, the most common things we find are that chillers have not been correctly commissioned and started to factory specifications, and are maintained at these same poor standards.

This puts the end user – whether it be a district cooling utility or a building owner – behind the eight ball, so to speak, from day one, and it is downhill from there in terms of energy and reliability.

Our commissioning, decommissioning, continuous commissioning and retrocommissioning are premised on the core philosophy that we can assure the end user and owners of the facility that the chillers are operating as per design from the moment we perform our services. I can assure you this is not the case on almost 100% of the chillers we have come across in the region; but this holds true as well in the US, South America and worldwide.

A survey report by the San Diego State University Energy Engineering Institute on 31 chiller plant sites across the US found that chillers which should have been operating in a range of from 0.65 to 1.00 kW/ton, according to the OEM specifications, were often actually operating at 1.5 to 3.0 kW/ ton, and that most chiller plant operators had no idea how

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well their chiller plants were performing.

A survey report on 14 plants by the Northwest Energy Efficiency Alliance found a substantial variation in chiller energy efficiency, ranging from 0.55 to 1.80 kW/ton.

A report by the California Energy Commission stated that buildings and chilled water central plants invariably do not perform as well in practice as anticipated during design.

The main reasons for this are improper equipment selection

Services, the kW/per ton now ranges between 0.513 ~ 0.759. fmME: Maintenance is a critical part of energy efficiency. Are you finding a growing awareness of maintenance strategies?

Unfortunately, I am not finding the awareness of maintenance or operational strategies for ‘green’ issues being addressed with the urgency and importance due them. It is unfortunate that the majority of the end users feel that if they have

“... The majority of end users feel that energy management is a ‘green’ solution.

The fact of the matter is that a proactive predictive maintenance programme will save more money than almost any other ‘green’ solution available.”

Dan Mizesko

and installation, poor feedback on operational performance and energy performance and lack of rigorous commissioning and proper maintenance.

What we have found in this region is that water-cooled electric centrifugal chillers are generally selected and designed to operate in the range of 0.687 to 0.760 kW/per ton. We looked at 2003 to 2009 operational data, ranging from newly-constructed and commissioned plants to five-yearold plants, as well as chillers up to five years old.

All were electric-driven centrifugal plants. We determined that the operating range of these chillers, before chiller diagnostics, corrective service procedures and chiller optimisation strategies were applied, was between 0.98 to 1.8 kW/ per ton. Of the chillers that these services and strategies were applied to by US Chiller

a BMS, energy management or facility control system installed, they have achieved a ‘green’ solution. The fact of the matter is that a proactive recommissioning, predictive and preventative maintenance program on the chillers will save more money than almost any other ‘green’ solution available.

The chillers account for the bulk of the energy consumption. Unless the chillers are, first and foremost, operating in peak condition, huge amounts of kWh and associated money is being wasted, which no control system can correct.

The priority for district cooling, building owners, shopping malls or any industry or facility that has liquid chillers has to be proactive professional chiller services and maintenance being applied, so the kWh achieved and attendant money savings become the biggest contributor to the region’s sustainability goals.

Dan Mizesko

February 2010 13

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Q&A

It is commonly known that, within the GCC, air-con accounts for up to 70% of the total electrical output. What is less well known is how building systems can influence the larger utilities infrastructure. fmME speaks to Cathy Crocker, associate director of building services for Scott Wilson, about the impact of proper, upfront design on energy efficiency. he “huge proportion” of the electrical load consumed by air-con has resulted in a largescale focus on efficiency measures to try and reduce this consumption. “Over the last eight to ten years, developers have focused on how we can reduce the electrical consumption for cooling.

A district cooling solution, in the correct application, with the correct design, can consume up to 55% less energy than the equivalent standalone cooling

T

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system,” argues Crocker.

However, it is also important to try and reduce energy consumption at the source, which means the buildings themselves. This, in turn, means that building services designers play a critical role from very early on. “Basically site selection and the outline design stage are, in my opinion, the key time for the design team to get together to lay a good foundation for a building design.

“This is the time at which you

can get the building orientation right, the building form and the building fabric. These three elements have a huge impact on the energy consumption of a building throughout its life. As we move on through the design stage into detailed design and construction, obviously the ability to change the building design diminishes.

“No one will thank a designer, after a detailed design, for suggesting a change in orientation, even if it does bring about a

huge reduction in cooling load,” argues Crocker. “Clients, engineers, architects and sustainability consultants really need to get together from day one to agree on a good methodology for the design of a building or the design of a site, so they have a good foundation for an energy-efficient solution.”

Orientation What elements need to be taken into account in the early design stages? “Building orientation is

February 2010 15

Q&A

obviously the key to reducing energy consumption,” points out Crocker. “Here in Dubai it is the early sun in the morning and the late sun in the evening that has the ability to penetrate deepest into the building, and these are the areas we need to concentrate on. The overhead sun, while it has a strong irradiation, does not penetrate as far because it is higher overhead.”

Crocker refers to a project in Dubai where Scott Wilson worked with the architects to come up with a self-shading solution. The building comprised three wings, and to protect the building against the low morning and evening sunshine, a heavyweight, opaque façade was applied to the east and west.

“This fairly simple approach had a huge effect on the heat gain, so the building did not suffer from high temperatures in the morning and evening, and we could really drive down the cooling loads,” explains Crocker.

The next critical element for the design to consider is the building fabric. “If we can get the correct building fabric in terms of thermal mass and UV value, we can dramatically reduce the peak cooling load.

This, in turn, will drive down the energy consumption and size of equipment,” says Crocker. A simple reduction in a building fabric U value from .45 to .35, applied throughout an entire building, can have a huge and incremental impact on the overall structure.

30% REDUCTION IN ENERGY USE THROUGH PASSIVE DESIGN MEASURES ALONE

16 February 2010

An energy-efficient hotel planned for Dubailand where Scott Wilson was the building services engineer

“Another element which I think is very important for designers to consider is infiltration – the unwanted passage of air in each building due to external pressures. We need to make sure that buildings are wellsealed so that the hot external

Variable speed drives, heat recovery and other measures are being implemented more and more into buildings now as a matter of course, which is great for energy consumption,” says Crocker.

She says that Scott Wilson’s

“Just by raising the setpoint from 21°C in summer up to 25°C you almost halve your MW/h of cooling consumption.”

Cathy Crocker

air does not come into our building and add to the cooling load.

This is a design issue, and also a site issue, to make sure that the buildings are detailed and constructed correctly.

Peak-load reduction “If we address the U values, the thermal mass and the infiltration, I say we can achieve a minimum 30% reduction in peak load. Over recent years, building services designers in the UAE have become more familiar with energy-efficiency measures.

favoured design approach, wherever possible, is deemed ‘mix match’. “In essence it just means turning off the air-con when you do not need it. You have to have a building that is designed correctly to enable natural ventilation – that is, opening windows and a shallow-plan floor plate. In certain periods of the year in Dubai, we do have the capability of turning the air-con off completely.

“The best way to reduce energy use is to turn off the system completely,” Crocker says

simply. She acknowledges that this can be problematic in terms of dust and noise, but these issues can be addressed successfully at the design stage. “For residential buildings or leisure facilities, it is very important for us to be able to design buildings so they can be ventilated naturally in winter, as that will save a huge amount of energy.

Of course, during the hottest summer period we do need to have air-con, so that will always need to be factored in.

“Another consideration is really to think about increasing the setpoint of the air-con. Just by raising the setpoint from 21°C in summer up to 25°C you almost halve your MW/h of cooling consumption,” argues Crocker. Similarly, the design process also needs to take daylighting into account. “Thermal analysis allows us to experiment with different window designs to ensure we get the correct balance between window size and minimising solar gain. It is a bit of a fine balance because obviously we do not want to introduce too much heat, but

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Q&A

we also need to ensure that areas are well lit through natural means wherever possible.”

“An interesting debate in the UK recently is energy certification of buildings. A number of public buildings are getting a rating from ‘A’ to ‘F’, which Construction reality informs the public at large and So what does all this boil down the occupier how well the buildto? Do all the ‘green’ platitudes ing is performing. I think it will translate easily into what Crocker terms the “construction be an interesting analysis in this part of the world to begin conreality”? “I think it is all very sidering some form of energy well designing a good building certification,” says Crocker. and having good intentions, but How does the design phase we need to make sure this is followed through into construction. interface with district cooling, for example, in terms of energy Here in the Middle East, some efficiency? “District cooling has buildings are well built, and been a popular way of providing some are not. As a design team cooling to large developments it is our responsibility to work together so that the intent at the and large areas. The way we approach district cooling systems design stage is worked through is, first of all, to take a good long into installation. look at the site, at the buildings “A key area we need to work on the site, and how they will be harder on I think is commisused. Typically, we would not sioning, putting the building to use and making sure it is up and necessarily advocate a district cooling solution for a purely lowrunning correctly before it is rise development, for example, handed over to the client. If the as it might not be financially building is not set up correctly viable to do so. at handover, then the client/operator can never be expected to run the building correctly.” This Configuration means proper facilities man“When we work out a district agement is equally important. cooling network we look at the “Again, buildings do not run best configuration, which is obvithemselves. We need to ensure ously informed by the site phasthe equipment is maintained ing, the load profile and then the and working at good efficiency remote station size. And that, in throughout its life. turn, generates a footprint area

for the district cooling plant.

The district cooling plant size is generated purely by the load it carries.

“So to return to my earlier point: if we can achieve a 30% reduction in energy use through purely building measures, we can in turn reduce district cooling plant sizes, whereby you can service an increased area through the same plant.

“Our aim is to really try and demonstrate how interlinked all these elements are. If we can work very hard on the building systems, we can influence the larger utilities infrastructure.

“In conclusion, I believe it is very

important for designers to work very hard from day one of design to reduce the electrical load at source. That is the most important step we can take as designers. We need to incorporate passive design measures such as orientation, shading and daylighting, and active design measures such as mixed-mode ventilation and even turning off the air-con and raising the setpoints. That, in turn, will provide benefits to the clients and developers through releasing commercial space, reducing energy consumption and, of course, reducing capital and running costs,” says Crocker.

Scott Wilson increases profit margin Design and engineering consultancy Scott Wilson Group Plc reported a slight increase in profit for the first half of 2009. The group benefited from lower costs, despite a decline in revenues. Looking ahead, the company said it expected no significant growth in its UK business, but it foresaw continuing growth opportunities in international markets.

The Middle East segment generated revenues of £6.6 million, higher than £5.3 million in the previous year.

Scott Wilson noted that its international markets had been less affected by the recession, although Dubai continued to be difficult. The international proportion of revenues has grown to 34.6%, up from 30.6% a year ago, and nearly offset the revenue lost in the UK private property sector.

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WORKPLACE INTERIORS

Are you sitting comfortably?

fmME takes a look at the role work place interiors plays in the productivity of employees in the Middle East

t’s a well-known fact that employees are a business’ most valuable and expensive commodity and their happiness is paramount to its success. However, research shows that an employees’ productivity is intrinsically linked to their working environment.

As a result, effective workplace interiors are becoming the catalyst for more efficient and profitable facilities.

A recent survey undertaken

by The Office Exhibition, which questioned over 1,000 office workers from across the GCC, indicated that almost 90 per cent regard the design and layout of their office as affecting their level of motivation.

However, only 50 per cent of this margin revealed that they had ever received a workplace assessment. This percentage is grossly disproportionate to European statistics although not many employers within

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the GCC seem to be carrying out work station assessments, Office Exhibition according to Office show director Sinead Bridgett.

However, while the UAE is statistically slow to adopt an ergonomic approach to workplace development, Middle Eastern companies are starting to realise the benefits of incorporating ergonomic elements within their office environments explains CitySpace design director Nick Burnett.

“We have noticed an increased awareness and ergonomic design considerations across our client projects, but, as the survey clearly shows, there is still some way to go,” he said.

Siddharth Peters of Total Office affirms that the growth of research and knowledge available is slowly filtering through to the UAE, which is actively changing attitudes towards work place interiors.

“Employers have realised

the financial and social benefits of ergonomics: these products increase productivity and reduce injuries. This has only become more prominent with the ever increasing reach of the internet and the need for every employee to have continuous access to a computer for long periods of time.”

Ergonomic investment While ergonomics is the science of designing the job, equipment, and workplace to fit the worker, proper ergonomic design is necessary to ensure the heath and safety of its operators. More commonly, employees are suffering from injuries such as RSI (repetitive strain injury) in the workplace at the hands of inadequate or poorly suited equipment. Such ailments can develop over time and in a worst-case scenario, lead to long-term disability, which act as reminders of the

effect a poorly designed work space can have on the body.

In response to a FM’s growing need to accommodate the ergonomic necessities of employees, designers have been forced to create a new range of interior solutions. This culture of innovation has inspired the development of office products that are cheaper, easier to use and more environmentally viable. This, in addition to a universal desire to use fewer parts in a bid to lower prices and further limit the environmental impact, has created a situation that favors increasingly minimalist designs.

These designs address ergonomic issues at their most basic level while simplifying their usage, explains Tim Hutchings of Humanscale, which is an ergonomics company responsible for the research, design and manufacture of workplace tools and resources.

February 2010 19

WORKPLACE INTERIORS

FMs have begun to recognise the importance of intangibles like computer screen position, removal of clutter and the effect of lighting on their employees. (Office: North 55)

“It is critical for example, that workstations have the ability to accommodate different sizes of individuals. Intelligent ergonomic tools should enable users to assume neutral body postures without them really knowing it. Ease of use is primary because people rarely read product instructions.’’

With the general acceptance of the need for ergonomics in the workplace, the parameters of ergonomic design have shifted hugely. Designers are moving more towards radical creations in the name

20 Ferbruary 2010

“A chair, apart from a bed, is the single piece of furniture that comes into regular contact with the human body.”

Bassem Demachkie of facilitating ideal working environments. These include innovations such as Steelcases’ Walkstation, which is a desk with an in-built treadmill to combine exercise and work.

Similarly, in a bid to reduce the strain on the body that

comes with sitting for hours at a time, manufacturers such as Teknion has created the Quick Shift, which is a desk that is easily adjustable to allow users to sit or stand as they work.

Norwegian design outfit HAG has joined the innovators with

a fleet of new products including a new chair with grooved footplates that encourages the sitter to pump their feet to stimulate circulation.

FM’s have also come to recognise the importance of intangibles such as the positioning of computer screens, the removal of clutter and the effects of lighting on the efficacy of an office space.

Designers have responded with specialised solutions such as PowerDesk, which has introduced the Freemote that allows remote control of a PC up to

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WORKPLACE INTERIORS

10 metres away, while still providing CD and zip drives and other such essentials at the workspace. Other innovators such as Colebrook Bosson Saunders is leading the way in maneuverable screens as well as cable and hardware management with its Avall range and Zorro monitor arms.

The hot seat One recurrent issue at the forefront of employees’ ergonomic concerns is suitable seating solutions. Identified as one of the three key areas that cause the most discomfort in the Office Exhibition’s survey, 64 per cent of respondents complained of experiencing some back pain as a result of an unsuitable work chair. Now that employees are spending more time at their desks than ever before, office chair design has developed to become an integral part of the whole interior. “Chairs are a dominant part of every interior concept,” said Bassem Demachkie, marketing and communication at Officeland.

“A chair, apart from a bed, is the single piece of furniture that comes into regular contact with the human body. Consequently, the look and feel of seating furniture subconsciously influences the way we perceive a room, whether it’s ‘inviting’, ‘comfortable’, ‘cozy’ or generally positive.”

Research suggests that inte-

64% WORKERS WHO HAD BACK PAIN FROM AN UNSUITABLE OFFICE CHAIR www.constructionweekonline.com

Different jobs require employees to sit on an office chair for dissimilar lengths of time and thus they are likely to use the chair quite differently.

riors, including furnishings – and chairs specifically – affect people’s perception of spaces, their sense of well-being, and their sense of the style and culture of the organisation for which they work. Demachkie explained that people make judgments (consciously or sub-consciously) of a business and their care and concern for employees based on what they observe in the interior. Mark Schurman, director of external communications at Herman Miller even suggests that chairs, that are perceived to be comfortable and visually well designed will influence others perceptions of an organisation.

Designers advise that iden-

tifying the purpose is the first step in the creating of an office chair, whether it is designed to cater for call centers, architects, journalists or engineers, as each of these occupations have different requirements.

“Different jobs require employees to sit on an office chair for dissimilar lengths of time and are likely to be using the chair quite differently. For design and functionality to have a common ground, the target audience or ‘end user’ is most important,” said Siddarth Peter, managing director of The Total Office.

In terms of design, this is dependent on each individual client’s needs. When con-

sidering an office chair for general staff the ‘must haves’ are, height, seat depth, tension control, lumbar support and arm rests. These imperative qualities must be functional and accessible according to Siddarth. “The easier you can have these adjusted, the faster the end user gets accustomed to using all the functionality available to them.”

Space stations While a significant proportion of the working day is spent at a desk, computers and office equipment are not the only factors that influence the performance of the workplace and its occupants. Industry

February 2010 21

WORKPLACE INTERIORS

Workplace interiors often hinge on ergonomics and sustainability.

work ethics down to traffic flow and urban planning, its influence on Middle Eastern working environments is still very minimal.

Playing the green card

LEED consideration is relatively new in workplace design but several designers are taking note.

One thing that industry professionals do agree on is that the progress made in the ergonomic discipline along with advances in workplace interior design pivots on a long term ability to be sustainable.

“Sustainability is a huge buzz word in our market” explains Siddarth, because “recyclable materials are currently very popular, and the ability to have an item produced from recyclable

professionals acknowledge that the entire working space is key to how well people can complete their work tasks. As a result, many aim to overcome stress and increase productivity by creating a more relaxed convivial workplace, and so, efficient space management is very important for any fastgrowing business.

The eastern practice of Feng Shui is having a subtle impact on some aspects of workplace interiors in the Middle East as companies adopt new practices to try and stimulate productivity. Feng Shui in the work place considers that cultural and

materials is very important to the survival of the industry.”

“Using wood from Forest Stewardship Council (FSC) protected forests, having products Green-guard certified, and ensuring each of the product lines contributes towards LEED – leadership in Energy and

22 Ferbruary 2010

“Using wood from FSC protected forests, having products Green-guard certified and ensuring each of the product lines contributes to LEED are just a few of the things that we need to take into account” Siddarth Peter, The Total Office social issues are influenced by natural, metaphysical and cosmological factors. As a result, advocates of the ancient practice believe that seating, desk setups, lighting and other factors can affect working levels and overall performance. While it may dictate aspects of eastern

Environmental Design – points, is just a few of things that manufacturers need to take into account,” he said.

LEED is a relatively new concept in workplace interiors, although its primary concern is to emphasise the responsibility of the designers and manufacturers to help a building gain accreditation by considering and incorporating sustainability into the making of chairs, and other furniture. “We implement environmentally sensitive design through a design protocol that is embedded in all our industrial design activities, which we call Design for the Environment, or DfE”. said Schurman.

“Using sustainable materials, from recycled steel and alluminium to new ‘smart’ plastics like polypropylene to create truly ‘green’ products, we are also working hard to eliminate materials and chemicals that are not sustainable, like PVC, or dyes in textiles that are produced with non-eco friendly chemicals,” he added.

While the UAE may be slower to adapt to the ergonomic standards employed by other countries around the world, companies have a vested interest in improving workplace interiors, which in time will result in greater gains and a more productive workforce.

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OFFICE EXPO

Office expo 2010 And the nominees are…

This years’ exhibition will see the inaugural launch of the Office Awards, which are designed to give exposure and recognition to newly launched products and exceptional creativity within the industry. The winners will be announced on the first day of the show, in addition to a Visitor Choice Award chosen by guests to the exhibition. So far, the following have distinguished themselves.

Company: HAG Product: Futu The Futu, short for future, is produced using a minimum of energy and raw materials. Each component has been engineered to optimise use of the material. In fact, only seven different materials are used to manufacture the chair.

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Company: Interstuhl Product: Fit Iinnovations that completely challenge the conventional notion of seating are very rare. Fit is one such model that looks only minimalist at first glance and doesn’t reveal its many qualities until you sit down on it.

Company: Nucraft Product: Neos Neos rebalances the relationship between work and furniture from an outdated concept based on paper storage and visually confining overheads to one based on collaboration, easy access to technology and personal choice.

Company: Boss Design Product: Table range Boss Design’s product portfolio now includes meeting and conference tables at the cutting-edge of design technology. Its latest range includes pieces created from the finest materials and boasting impeccable engineering.

February 2010 25

OFFICE EXPO

Office talk Following on from a successful seminar programme last year, the Office Exhibition has compiled another impressive line-up of speakers who will discuss various industry issues throughout the course of the event. Here are some of the highlights expected at this year’s exhibition.

Seminar: One size does not fit all Keynote speaker: Nick Burnett, design director, Cityspace When: Tuesday 9 Feb 12-1pm or Wednesday 10 Feb 12-1pm Details: Ergonomics is all about optimising our physical, cognitive and organisational relationships within our physical environment. In this presentation, Nick will focus on how we connect to and interact with our workspace, furniture and equipment.

He will discuss how to enhance our comfort, health and well-being and give practical guidance on designing a space that meets peoples’ needs and supports various work tasks.

Seminar: LEED and the role of office furniture Keynote speaker: Keri Luly, sustainability program manager, Allsteel When: Tuesday 9 Feb, 2-3pm Details: Office furniture can impact a LEED (Leadership in Energy and Environmental Design) project in a positive or a negative way, so it’s important to know the project goals in advance.

Some LEED credits relate to the furniture’s materials and others relate to placement of furniture in the space. A mistake can cost valuable points, so be careful with your choices.

Seminar: Cost-effective solutions within difficult market conditions Keynote speaker: Siddharth Peters, managing director, The Total Office When: Tuesday 9 Feb, 4-5pm or Wednesday 10 Feb, 4-5pm Details: Solutions ‘as cheap as chips’ is a common sentiment under the recent downturn. Clients are receptive to costeffective offerings only if the product offerings do not disturb their status quo.

Here Peters will discuss how furniture is designed and manufactured to the highest standards, and how innovation and expertise enable companies to provide these economically-viable and environment-friendly solutions.

The Office Exhibition 2010 fmME goes behind the scenes at the Office Exhibition to bring you the movers and shakers expected to attend this year’s event After a successful year in 2009, the annual Office Exhibition is set to offer visitors an even wider range of products and services when it opens at Dubai World Trade Centre on February 9-11, according to show director Sinead Bridgett.

This year’s influx of exhibitors has led to the development of a new category within the design product arena, which will cover healthcare and education solutions. This will run alongside the established categories such as furniture, interiors technology and consultancy.

With such a diverse range of products and services on offer at this years’ event, fmME went in search for the up and coming designers expected to impress with the latest innovations from each show category.

26 February 2010

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OFFICE EXPO

Category: Furniture This year’s show will see the largest gathering of office furniture manufacturers in the Middle East, showcasing the best high-end office designs available on the market.

Ones to watch ZHEJIANG UE FURNITURE Hall/Stand: SS1C130 China’s leading office chair manufacturer will be returning to this year’s Office Expo with a unique range of designer office chairs. Established in 2001 in Anji, Zhejiang, known as the ‘chair town of china’, has quickly grown to supply products to more than 150 customers from 50 countries.

THE TOTAL OFFICE Hall/Stand: SS3B111 The Total Office supplies and installs office furniture suited to the individual business environments of different clients. With the latest CAD facilities, quantity evaluation and inventory management software, The Total Office can accommodate turnkey solutions and custom furniture fixtures.

Products in focus PICASSO This newly-developed chair features an abstract 3D curved steel tube frame, which complements its shining design. It also has a variable colour painted steel frame, high-quality mesh in back and seat and built-in lumbar support. Additional features include sychro-mechanisms with tension adjustment and tilt lock and headrest adjustment for ultimate comfort.

MARKETPLACE This new product designed by Teknion reinvents the worktable by achieving an uninterrupted and unsupported span up to 20 feet that fosters creativity and collaboration in teambased office environments. Marketplace is a visually dramatic response for open workspaces, including meeting, touchdown and team areas; as well as open plan spaces designed to accommodate multiple project teams.

Category: Interiors The Middle East is fast becoming a centre of excellence and innovation for interior design, which is reflected in the variety of multipurpose interior solutions available in this sector.

Ones to watch OFITA Hall/Stand: SS1C100 Spanish furniture giant Ofita returns this year with a broad range of solutions within collective spaces, and in workplace design. With more than 30 years’ experience, Ofita is specialised in environment-friendly solutions, in addition to the management and fit-out of office spaces. Dedicated to a single strategy of improving quality of life through innovation, Ofita will be showcasing a range of new filing systems this year.

ROCKWORTH Hall/Stand: SS2C100 Rockworth is another veteran of interior design, having serviced the industry with total office solution packages for 37 years. With a philosophy rooted in helping people discover their true potential, they will be showcasing a range of new products aimed at meeting sustainable environmental practices while increasing the productivity of workplace employees.

Products in focus THE OFITA BLOCK It has quickly established itself as the industry standard in corporate filing cabinets as it’s a completely functional system that takes maximum advantage of office space, increasing filing capacity with regard to traditional shelves by up to 100%.

Its main advantage compared to other systems is that it optimises the linear metres of filing cabinet per square metre of occupation, resulting in greater storage space and efficiency.

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a.LINE partitioning system The design of a.LINE is bold and simple but fully functional and compatible, with a wide variety of working fixtures. It offers the alternate of vertical space utilisation for accessories either on its top cap or function tile. It is a full modular panel system, which provides maximum space usage and privacy, but also supports technology, which is necessary for today’s business environment.

February 2010 27

OFFICE EXPO

Category: Technology Office technology and the integration of IT is an essential consideration for designers and specifiers alike. With 52% of visitors attending to seek out the latest IT solutions, this is an opportunity to see the latest technological innovations in action.

Ones to watch HEWARD PACKARD Hall/Stand: SS2D121 HP has such a diverse product portfolio serving a wide range of customers—from individuals to the corporate enterprises— that it can use its unique perspective to tune an insight into meeting the needs of office consumers. From animated technologies used in Hollywood productions to Halo video-conferencing facilities, HP brings the most advanced and practical technologies to this year’s Office Expo.

Products in focus HP PAVILLION dm3 The new HP Pavilion dm3 offers the consumer an ideal balance between the equally important criteria of performance, mobility and affordability in a thin, sleek design. It contains MediaSmart software, which enables easy operation for users, while its negligible weight allows it to be slipped effortlessly into a backpack, purse or briefcase.

ASKEW SERVICES Hall/Stand: SS1D121 Askew Software is a leading company that provides customised solutions for media companies. Having developed marketing systems solutions since 1999, Askew’s fully-integrated, crossmedia software suite meets the challenges on an extremely dynamic industry. Experienced software analysts and developers can tailor packages to fit perfectly into existing structures for a wide range of media formats, including television, radio, newspaper, magazine and portals.

52%

OF TOTAL VISITORS TO THE OFFICE EXPO ATTEND IN ORDER TO BE MADE AWARE OF THE LATEST IN IT SOLUTIONS, ACCORDING TO STATISTICS

Category: Consultancy The increase in demand for consultants in the office building sector has inspired a new element to the Office Expo with a permanent dedicated sector to the HR needs of companies, office rental space and interior space design.

One to watch QED ADVANCED SYSTEMS Hall/Stand: SS2A113 The UK-based company is returning to the Office Expo with its flagship product, the innovative Meeting Monitor Interactive Digital Sign System. Designed for meeting, conference and training rooms, the system is able to optimise the efficiency and effectiveness of available resources.

Product in focus MEETING ROOM SCREENS These improve resource utilisation as well as providing a clear indication of room and resource status and availability. It is fully customisable, easy to use, hardware independent and offers not only a wide range of screen sizes from 8” to 19” room screens, but larger multiroom interactive displays as well.

28 February 2010

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COMMENT

Out of sight Alan Millin (MSc. CEng FIHEEM) gets up close and personal with an issue that, for most, is up close and personal ’m sure many readers have come across public conveniences in other countries where women and men are asked to share the same small piece of real estate. In those

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30 February 2010

countries where such arrangements are common, the local population is usually ok with everything, while visitors may be a bit surprised and possibly even slightly embarrassed.

These conveniences have a variety of monikers too: bathroom, restroom, comfort room, loo, to mention a few. There are of course many other terms and, in fact, the French also

have a name for the facility that leaves little to the imagination.

But the various names used by people may present insights into the use of the facilities for Facilities Managers. Do

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COMMENT

people use the facilities as bathrooms? Certainly we may see them used for ablution purposes where no dedicated ablution facility exists. People may indeed go in for a rest or to take comfort. For those of you familiar with some of the slang terms I will leave you to draw your own conclusions.…

So for FM’s, toilets can present some unique challenges.

First, they have to be cleaned. It helps a lot if they smell pleasant too. But in the Middle East it is difficult to imagine women having to walk through the men’s section of a public toilet to get to the ladies section. The ‘Ladies’ and ‘Gents’ are separate facilities and probably everyone is relieved—please forgive the pun—that this is the case.

Why then, given the cultural sensitivities existing throughout the region, do some designers repeatedly ignore the very basic ‘line of sight’ issue? We find the same issue even in relatively new multi-tenanted office facilities too.

In a prestigious Dubai office building, constructed in 2007, ladies visiting their toilet have, if they are unfortunate enough to pass the Gents at the wrong moment, a direct line of sight into the Gents. Not a pretty sight for them really is it?

To make matters worse, the office that I visited was occupied by a major consultancy with an FM division. The company had gone to great lengths

2009 THE LAUNCH YEAR OF THE FACILITY THAT IS VERY ‘UP-MARKET’ IN ALL RESPECTS, SAVE ONE

www.constructionweekonline.com

Alan Millin wants to be more involved in design.

to arrange the work area but could do little to correct the fundamental design flaw.

In a major conference venue,

facilities are designed so that when the ladies exit their own facilities they have, again depending on the right timing of events, a clear and direct view into the Gents, and not just the entrance, if you get my point.

The unfortunate bit is that this last facility is almost brand new, having opened in 2009.

What were the designers thinking when they drew up their plans? Time and again we come across issues like these that really should be caught very early on in the design process. It’s not difficult to identify these issues; they just need an FM on board who is trained to see them when others don’t.

“In a prestigious Dubai office building, constructed in 2007, ladies visiting their toilet have, if they are unfortunate enough to pass the Gents at the wrong moment, a direct line of sight” visited regularly by thousands of men and women, I was surprised to find the same line-ofsight issue for the ladies to deal with. Perhaps the ladies looked discreetly away from the sights they were faced with, perhaps they were embarrassed, I don’t know. I do know though that they had no choice because there wasn’t even a door on the Gents bathroom!

My latest line-of-sight find was at a recently opened, very up-market facility which, to spare blushes, I will not describe in any detail. Suffice to say that patrons paying well above usual market rates for their relaxation may be more than a bit surprised on visiting the toilets. Both the Ladies and Gents are in a low pedestrian traffic area. The entrance to the Ladies is the last door. The

Unfortunately we are still not at the point where FM’s are invited to the design table at the outset of projects. As the people who have to deal with the consequences of design flaws, FM’s are perfectly placed to identify them.

Yes, we can wait for others to appreciate that things didn’t turn out quite as they had hoped, and maybe they will do a better job next time.

Or we can get out there, highlight issues, rattle cages and make ourselves heard so that owners, designers, project teams etc. see us as a vital ingredient, adding significant value to the project and the team’s reputation.

How can we do this? Even something as simple as passing a copy of this magazine to people outside the FM industry is a step in the right direction. So go ahead, finish the magazine and promote FM. After all, if you don’t, who else will?

The ‘line of sight’ issue is still being ignored, even by some of the region’s best designers.

February 2009 31

PROJECT TRACKER

PROJECT FOCUS SAUDI ARABIA PROJECTS DATABASE - BUILDING PROJECTS FOCUS PROJECT TITLE

CLIENT

CONSULTANT

MAIN CONTRACTOR

VALUE / VALUE RANGE (US$ MN)

PROJECT STATUS

PROJECT TYPE

240 Public Housing Villas in Yanbu

Royal Commission for Jubail and Yanbu (RCJY)

In House

Al Muhaidib Contracting Company

74

project under construction

Residential Development

8000 Residential Units - North Jeddah

Kinan/Savola Group/Eleba Company

Not Appointed

Not Appointed

640

project in concept stage

Residential Development

Al Barari - Luxury Villas in Jeddah

Al Barari

Not Appointed

Not Appointed

27

project in concept stage

Residential Development

100 Bed Hospital in Qatif

Ministry of Health

Beeah Planners

Saeed Radad Al Zahrany

17

project under construction

Hospital

Thumamah Park in Riyadh - Phase 1

Arriyadh Development Authority

Omrania & Associates

Not Appointed

28

project under design

Recreational Facilities

Jabal Al Kaba Development - Mega Hotel

Abdul Latif Jamil Real Estate

Dar Al Handasah

Saudi Constructioneers Est

101 - 250

project under construction

Hotel

Dar Al-Qeblah Complex

Munshaat Real Estate Projects Company

Zuhair Fayez & Partners

Saudi Binladin Group

180

project under construction

Commercial Buildings

Umm Al-Qura University Expansion Staff Accommodation - Phase 2

Umm Al Qura University

SaudConsult

Nesma & Partners Contracting Company

16

project under construction

Residential Buildings

Imam Islamic University in Riyadh Islamic Studies College

Imam Islamic University

Tibsa/In House

Saudi Art of Architecture Maintenance Ltd.

27

project under construction

Educational Facilities

Olaya Towers in Riyadh

General Organization for Social Insurance (GOSI)

Zuhair Fayez & Partners

Nesma & Partners Contracting Company

250

project under construction

Commercial Buildings

King Fahd National Library

Arriyadh Development Authority/King Fahd National Library

SaudConsult/Gerber Architects

Saudi Binladin Group

78

project under construction

Recreational Facilities

Residential Town in Al Batha Phase 4

Ministry of Finance

Abdulrahman Al Noeim Engg. Consult.

Al Eraini Contracting Company

14

project under construction

Residential Development

Tabuk Domestic Airport Expansion

General Authority for Civil Aviation

Saudi Consolidated Engineering Co;

Saudi Binladin Group

59

project under construction

Airport

ITCC Park in Riyadh Phase 1

The Public Pension Agency

Zuhair Fayez & Partners

Al Rajhi Projects/Al Yamamah / CCE

1,500

project under construction

Mixed Use

King Abdulaziz University - Nuclear Research Facility

King Abdulaziz University

Not Appointed

Not Appointed

150

project in concept stage

Others

Rayadah - Mixed Use Development in Jeddah

Rayadah Investment Company

Not Appointed

Not Appointed

150

project in concept stage

Mixed Use

Three 100-Bed General Hospitals

Ministry of Health

Al Naem Engineering/ Arclane Engineering

Saudi Pan Company for Trading & Contracting

70

project under construction

Hospital

Pediatric & Maternity Hospital in Rafha

Ministry of Health

Al Mashriq Contracting

Al Mashriq Contracting

53

project under construction

Hospital

Imam Islamic University - Phases 1&2

Ministry of Higher Education

Tibsa

Al Fouzan Trading & General Construction

133

project under construction

Educational Facilities

Souq Okaz in Taif

Supreme Commission For Tourism

Not Appointed

Not Appointed

50

project in concept stage

Shopping Centre

Laboratory for General Products in Jeddah

Authority for Management & Specification

Soleiman Abdullah El Kheraiji Consult.

Naif Abo Ryash Est.

3

project under construction

Commercial Buildings

Al Dossary Tower in Dammam

Mr. Yousef Al Dossary

Saudi Designers Engineering Consultants

Al Zahrani for Trading & Contracting

20

project under construction

Residential Buildings

32 February 2010

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