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Latest in veneers and laminates; Innovations in security systems; Report on the fourth edition of Smart Office Summit 2018 The definitive guide to successful commercial spaces and facilities management

Total pages 52 Volume 5 | Issue 9 | May 2018 | `50

CONTINUING THE LEGACY

BY REINTERPRETING ITS FUNCTIONS, OBEROI REALTY’S LATEST COMMERCIAL TOWER, COMMERZ II, SKILLFULLY MANIPULATES THE SCALE AND MASS OF THE STRUCTURE TO BUILD ON ITS CLIENTS REQUIREMENTS

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IN_Commercial_design_225x300_0218.indd 1

19/02/18 16:20

Editor’s note

Dedicated to success It might be one of the oldest business houses in the country, but it is by no means old school. As a respected conglomerate, Oberoi Realty has added one more feather to its hat with the Commerz II tower.

But that is hardly newsworthy. What is, though, is the fact that it is located in the middle of Mumbai’s green belt, which acts as the city’s lungs. And the structure’s sustainability quotient works up to match its context. Another noteworthy aspect is how the architecture and the subsequent interior design successfully manage to address its deliverables at various levels.

That the tower’s modern architecture and design celebrate the Oberoi legacy and the sustainability commitment of the company is an added treat.

There are other treats in this issue.

From our special features on innovative security systems and surface solutions to architectural and design case studies from across the world, every story celebrates creativity and innovation for our readers.

May 2018 | VOLUME 5 | ISSUE 9 ITP MEDIA (INDIA) PVT. LTD Notan Plaza, 3rd floor, 898 Turner Road Bandra (West), Mumbai – 400050, India T +91 22 6154 6000 Managing director S Saikumar Group publishing director Bibhor Srivastava EDITORIAL Editor Rashmi Naicker T +91 22 6154 6041 rashmi.naicker@itp.com Contributors Anamika Butalia, Shristi Nangalia ADVERTISING Director Indrajeet Saoji T +91 22 6154 6024 indrajeet.saoji@itp.com Executive-Advertising Sales Roopal Mishra T +91 22 6154 6021 roopal.mishra@itp.com STUDIO Head of design Milind Patil Senior designer Vinod Shinde Contributor Saili Bandre PRODUCTION Deputy production manager Ramesh Kumar CIRCULATION Distribution manager James D’Souza

Rashmi Naicker Editor rashmi.naicker@itp.com

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Contact: Roopal Mishra, M: +91 - 84463 05654 E: roopal.mishra@itp.com Indrajeet Saoji, M : + 91 - 93202 85997 E: indrajeet.saoji@itp.com Published by and © 2018 ITP Media (India) Pvt. Ltd RNI No. MAHENG/2013/52810

4 | May 2018 | Commercial Design

Contents

MAY 2018 Volume 5

Issue 9

14 26

10 BULLETIN

A roundup of the latest industry news from across the country.

14 COVER STORY

By reinterpreting its functions, Oberoi Realty’s latest commercial tower, Commerz II, skillfully manipulates the scale and mass of the structure to build on its clients requirements

20 POST EVENT

Smart Office India Summit 2018 saw the country’s leading decision makers, designers and facility heads deliberate on the state and future of the commercial design industry

26 TRENDS

With a generous application seen on varying surfaces, plywood, veneers and laminates have become an indispensable part of commercial interiors

34 FOCUS

With ever-present security threats, installing an integrated office security system helps build a safe workspace

38 FEATURE

Reading big data patterns can help prolong a building’s lifecycle as data analytics tools have come of age

40 CASE STUDY

34 6 | May 2018 | Commercial Design

T.ZED Architects designed an office for a new property development firm, while challenging conventional workspace concepts

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ADVISORY BOARD Our distinguished advisory board has been assembled to help guide Commercial Design to become even more representative of its community.

Members have been invited from the highest levels of the industry to ensure that the magazine continues on its path of success.

Jagvinder Pinny Mann Sr Portfolio Manager, Microsoft India

Bhupesh Pathak Director, IFM & Asset Services, Cushman & Wakefield

Ajay Bhatt Assistant VP and head, Facilities and Estate, Godrej Industries

Joanna Gomes Proprietor, Designers’ Guild

Ar. Reza Kabul Principal, Architect Reza Kabul

Rajat Malhotra Sr vice-president, IFM, Jones Lang LaSalle India

George Mckay South Asia director, Office and Integrated Services, Colliers International

Deben Moza Joint CEO, Knight Frank Property Services Private Limited

Ar. Swapnil Sawant Director and co-founder, Worksphere Architects

Sameer Saxena Group manager, Property Administration, Mercer

Ar. Ninad Tipnis Principal, JTCPL Designs

Deepak Uppal President,Vatika Enviro

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8 | May 2018 | Commercial Design

Bulletin

DSP Design Associates wins Herman Miller Asia Pacific Liveable Office Award

D

SP Design Associates was the only design firm in Asia to be awarded at the Herman Miller Asia Pacific awards. The firm won the categories of Best Tech Design and People’s Choice awards. With an aim to raise awareness and promote the importance of good workspace design, this award was introduced in 2013 by Herman Miller. The Herman Miller’s Living Office seeks to inspire and enable a more natural and desirable workplace, fostering greater connection, creativity, productivity, and prosperity for all.

Representing a diverse cross-section of the Asia Pacific design industry, the independent Liveable Office Award jury comprised of five distinguished design professionals – Professor Cees de Bont, dean of School & Swire Chair, professor of design at School of Design at Hong Kong Polytechnic University; Pradyumna Vyas, director of India’s National Institute of Design; Kartik Shethia,VP of Herman Miller Asia Pacific; Toshiaki Matsuoka, chairman of Japan Society for Office Study and president/management consultant of Matsuoka Research Institute; and Incand Raj Nandan, founder, chairman and publisher of Indesign Group Asia.

(L-R) Kartik Shethia, VP, Herman Miller Asia Pacific; Geetika Jain, associate design lead; Payal Sandhu, associate director; Bimal Desai, director, DSP Deisgn Associates Pvt. Ltd; and Awadhesh Verma, sales director, SAARC Region, Herman Miller.

India’s office market witnesses record 11mn sqft absorption in Q1 of 2018: CBRE

C

BRE South Asia announced the findings of its latest India Office MarketView – Q1 2018 report. The results point out that office leasing activity across India’s top eight markets was at an all-time high.

Close to 11 million square feet take-up was recorded — a 25% increase from the results recorded in Q1 2017. During the January to March period, Bengaluru reported the highest demand for office space and accounted for more than the combined share of Delhi-NCR, Mumbai and Hyderabad. The findings showed that 45% of all transactions were for smallsized spaces, while mid-sized transactions accounted for a 42% share. In line with increasing demand, supply addition more than tripled to touch 9.7 million square feet during the review period, indicating continued occupier interest for quality office spaces across the country. More than 80% of this fresh supply was recorded in Bengaluru, Mumbai, Chennai and Delhi-NCR.

10 | May 2018 | Commercial Design

DMRC is the first transit project worldwide to be PEER Certified

A

dministered by Green Business Certification Inc (GBCI), the premier organisation that independently recognising excellence in green business industry performance and practice globally, announced Delhi Metro Rail Corporation (DMRC) in India as the first transit project in the world to achieve Performance Excellence in Electricity Renewal (PEER) certification. PEER is the world’s first certification programme to measure and improve power system performance, helping provide reliable and sustainable energy to homes, hospitals, schools, businesses, communities, cities and utility regions.

With this, DMRC becomes is the first PEERcertified transit project in the world. The certification applies to its Blue Line, which covers 51 stations in India. Over 10% percent of the line’s nontraction load is met through onsite renewable energy and demand side management programmes such as automated controls for air-conditioning, escalators and lighting loads, allowing DMRC to effectively conserve energy.

Bulletin

WeWork accelerates into NCR

Prism Cement is now Prism Johnson

P

rism Cement Limited announced a change in company name last month. With effect from April 18, 2018, the company is now known as Prism Johnson Limited. The company’s MD Vijay Aggarwal said, “Prism Johnson Limited is more than a cement company. It is one of India’s leading integrated building materials company and the new name reflects the product range and magnitude of our operations.”

The company carries out its business under three divisions. Its cement division offers products under different brands, H&R Johnson (India) division offers world renowned Johnson Tiles, bath fittings, sanitaryware as well as engineered marble and quartz, while RMC (India) division offers ready-mixed concrete and other concrete solutions. The company also offers tile adhesives and construction chemicals through Ardex Endura (India), a joint venture with German establishment, Ardex GmBH.

Wipro Lighting launches Internet of Lighting

W

A

s part of WeWork’s increasing footprint in India, WeWork Bristol Chowk will mark the first location in NCR after successfully launching 3 locations in Bengaluru and 2 in Mumbai. WeWork Bristol Chowk is also the 6th location by WeWork in India, along with being well connected to the Sikandarpur metro station, the collaborative space is strategically located at crossroads between the famous MG Road and Golf Course Road and is in the vicinity of Cyber Hub, Cyber City, and various MNCs and Startups.

As part of WeWork’s increasing footprint in India, WeWork Bristol Chowk will mark the first location in NCR and sixth in the country, after three in Bengaluru and two in Mumbai. WeWork Bristol Chowk, along with being well connected to the capital’s metro, is strategically located at crossroads between MG Road and Golf Course Road and is in the vicinity of Cyber Hub, Cyber City, and various MNCs and start-ups. Spread across five floors, the 1,05,000sqft office accommodates over 1,400 desks and features intelligently designed collaborative spaces, private offices and conference rooms.

12 | May 2018 | Commercial Design

ipro Lighting unveiled its trademark Internet of Lighting (IoL) solutions for smart and connected indoor and outdoor lighting for commercial and outdoor use.

The emergence of IoT and Big Data bring together smart and connected digital lighting solutions. The company collaborated with Cisco for Power over Ethernet (PoE)-based lighting solutions and is also offering Human Centric Lighting solutions for new age workspaces. It has tied up with pureLi-Fi, Scotland to deliver high speed and secure data transmission through LED luminaires.

Products from these collaborations offer energy saving, improve workspace productivity and enhance employee wellbeing. Armed with smart and connected outdoor lighting solutions capable of improved public safety, efficiency and comfort, Wipro Lighting is ready to provide complete lighting infrastructure for Smart Cities.

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Latest innovations in flooring

Addressing the paradigm shift

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into the new-age offices of

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Stellar Design Studio The definitive guide to successful commercial spaces and facilities management

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AT THE SUMMIT OF

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presents

SUCCESS

REINVENTING

THE WHEEL

EXPLORING THE JOURNEY OF A LEADING FACADE CONTRACTOR OF THE COUNTRY – ALUPLEX INDIA, WITH PATHFINDER NAVIN KESWANI AND PRODIGIES KARAN & ROHAN

HAVING MADE AN INDELIBLE MARK IN THE INDIAN CO-WORKING SECTOR, KARAN VIRWANI, DIRECTOR, WEWORK INDIA, TALKS ABOUT ITS IDENTITY, COMMUNITY AND AMBITIONS

THE NEXT BIG WAVE

A PEEK LEADING

COWRKS, THE BRAINCHILD OF RMZ CORP’S SIDHART MENDA, HAS CREATED A COMMUNITY WORKSPACE TO CATER TO INDIA’S NEXT-LEVEL ENTREPRENEURS

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MINDS OF THE MANAGERS

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A peek into the commercial

Excellence Awards; Latest

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design; Second edition of the Pathfinders roundtable The definitive guide to successful commercial spaces and facilities management

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MEDIA

Cover story

Continuing the legacy

By reinterpreting its functions, Oberoi Realty’s latest commercial tower, Commerz II, skillfully manipulates the scale and mass of the structure to build on its clients requirements.

BY RASHMI NAICKER

14 | May 2018 | Commercial Design

Cover story

Commercial Design | May 2018 | 15

Cover story

I

n Mumbai’s incompressible dimensions of its buildings’ footprints, there are thousands of emerging commercial buildings that shape the skyline. Merging with this conventional background, the design approach taken up by Oberoi Realty for its mixed-use complex, Oberoi Garden City (OGC), defies the prevalent

continuity of planning and has developed a language of its own.

The real-estate company has been a pioneer in creating the first mixed-use building of the country – Commerz, which houses Westin hotel, office spaces and retail facilities.

Behind the company’s impeccably marked journey through these years has been a team whose vision idealised every

facet of its core principles. Led

by Rajendra Chandorkar, EVP, Architecture & Design, Oberoi Realty, the team explains the genesis of Commerz II, the latest addition to the complex.

Setting a premise to the buildings context, Chandorkar illustrates its complete planning process. “Being a part of the landmark OGC, Commerz II stands within the area designated

as ‘International Business Park’ alongside Commerz. Situated right off the edge of the Western Express Highway, Goregaon, the building is set amidst lush green Aarey plains and hills on one side and complemented by the everbustling highway on the other,” he states.

Simulating the design while adhering to the core brief, the designers generated an aesthetic

The complete master plan of Oberoi Garden City.

LEGEND: 1 - Oberoi Mall 2 - Commerz 3 - The Westin Mumbai 4 - Commerz II 5 - Proposed development 6 & 7 - Exquisite and Esquire by Oberoi Realty 8 & 9 - Oberoi Seven & Woods 10 - Oberoi International School 11 - Proposed hospital 12 & 13 - Proposed educational and residential complex

16 | May 2018 | Commercial Design

Cover story

A typical floor plan for the lower levels – with the split core for services

A typical floor plan for the higher levels – 25th to 30th floor.

Rajendra Chandorkar, EVP, Architecture & Design, Oberoi Realty,

Commercial Design | May 2018 | 17

Cover story

Reception lobby of the Commerz II tower.

The double glazed unitised glass faรงade of the tower.

18 | May 2018 | Commercial Design

plan to create a building that parallels an international standard workspace. The design response was to overlay an approach that evolved not only as an open floor but also a customisable floor plan that retained individual requirements of its corporate tenants. Chandorkar explains that this was achieved by splitting the core into two pockets on either side of the building. So, instead of having a single core that included various services like lift shafts, stairwells, etc, surrounded by office spaces, the structure offers two separate pockets, with an expansive workfloor in the centre, which is serviced exclusively.

Additionally, the company invested in the latest destinationdispatch elevator system to

Cover story

FACT FILE Project:

Commerz II

Developer:

Oberoi Realty

Location:

Goregaon East, Mumbai

Principal design architect: KPF, New York

efficiently manage traffic. “Once occupants or visitors swipe their card at the turnstile, a screen immediately informs them about which elevator they should board to get to the right floor. This eliminates the need for pushing buttons inside the elevator, while ensuring speedy travel with minimal stops. It also avoids crowding, and instead controls traffic, in the elevator and lift lobby,” explains Chandorkar.

Given that today’s workforce doesn’t conform to the 9-5 concept, another aspect that the architects addressed was plugging in a line-up of buzzing restaurants at the lobby level that extend beyond stipulated work hours. “So, if someone walks in or out of the tower at 8pm, they are greeted by

the welcoming aroma of brewing coffee or their peers hanging out at one of the outlets. We realised that doing this will ensure employees do not feel isolated,” says Chandorkar.

Aside from this, the building’s infrastructure also houses a common cafeteria as well as gym facilities for its tenants. This means that companies can utilise their floor space to its full capacity for its core business functions.

The building envelope follows a well-devised system. The vast expanse of glass provides uninterrupted views of the outside, while also bringing in sunlight. To deal with the glare commonly found in glass buildings, Commerz II’s design addresses it with its orientation. The architect

Certification:

LEED Gold Certification by USGBC

Structural engineer:

LERA, NY, USA; Sterling, Mumbai

Facade consultant:

Meinhardt, Singapore

Geotechnical consultant:

Langan, New York

Landscape consultant:

Placemedia, Japan

Wind tunnel consultant:

RWDI, Ontario, Canada

Parking consultant:

Walker Parking Consultants, New York

Vertical transport:

Fortune Elevators Consultants, New York

LEED consultant:

En3 Sustainability Solutions, Chennai

Civil contractor:

Larsen & Toubro

Aluminum and glass suppliers:

Permasteelisa Group (facade contractor)

Elevators:

OTIS Elevator Company

asserted that the position of sun shades and vertical fins were planned taking into consideration the sun’s path and efforts were taken to negate as much glare as possible. The distance between millions were in multiples of an ideal workspace. It also took into consideration the efficiency of glass panels.

By merely collating and reinterpreting its core deliverables and functions, this 30-storeyed commercial building now provides flexibility, efficiency and an undivided, methodical floor plate. The conceptive emergence of the project stemmed from the resourcefulness of the designers to build on their client’s requirements and a skilful manipulation of scale and mass.

Simple transformative changes extend over the rigid structural framework of the building, delineating the key intention of breathing flexibility to enhance a relatively relaxed environ.

Commercial Design | May 2018 | 19

Event report

Members of the first panel discussion: (L-R) Vibhu Narayan, Captain Rajesh Sharma, Deepak Uppal, Mili Majumdar, Akshay Lakhanpal, Bhumesh Gaur, Sahibjeet Grewal, Sameer Saxena and Vivek Dahiya.

The next business frontier The fourth Annual Smart Office India Summit 2018 saw the country’s leading decision makers, designers and facility heads deliberate on the state and future of the commercial design industry

20 | May 2018 | Commercial Design

Event report

IN ASSOCIATION WITH

FURNITURE PARTNER

SMART CONNECTIVITY PARTNER

MAGAZINE PARTNERS

KNOWLEDGE PARTNER

I

partnership with some of the leading entities in the industry such as LG, Philips, AFC, Commscope and knowledge partner GACS, the fourth Annual Smart Office India Summit 2018 was held last month at Shangri-La’s Eros Hotel in New Delhi. The conference witnessed a fullfledged exchange of experiences, knowledge and ideas marking yet another successful edition of this knowledge platform.

TCS’ Colonel Praveen Kumar, who delved on the different ways of leveraging and implementing best practices in office design.

Sunil Khatwani from LG, spoke about the numerous innovations taking place in LG specifically in the HVAC segment.

AN EVENT BY

ROUNDTABLE: RETHINKING SMART WORKSPACES The summit commenced with a closed gathering to brainstorm over the evolving smart office trends in the sector. Deliberating on the subject of ‘Rethinking smart workspaces and putting light to work in office design’, the roundtable discussion brought together VPs, COOs, facility and project heads of eminent organisations.

Commercial Design | May 2018 | 21

Event report

Speakers at the roundtable discussion: (Anti-clockwise from the top at the table) Sukanto Aich, Akshay Lakhanpal, Colonel Praveen Kumar, Vibhu Narayan, Jagvinder Pinny Mann, Rajat Malhotra, Rashmi Naicker, Kartik Punjabi, Deepak Uppal, Sunil Khatwani, Bhumesh Gaur, Deepak Ohylan and Sahibjeet Grewal.

ROUNDTABLE SESSION SPEAKERS: • Akshay Lakhanpal, Co-CEO and joint MD, Space Matrix India • Bhumesh Gaur, VP – Global Real Estate, American Express • Colonel Praveen Kumar, head – Infrastructure, Planning & Development, TCS • Deepak Ohylan, VP, Global Facilities, DELL • Deepak Uppal, executive director, Vatika Group • Jagvinder Pinny Mann, senior portfolio manager, Microsoft India • Kartik Punjabi, managing director, VPCPL • Rajat Malhotra, COO, Integrated Facilities Management, West Asia, Jones Lang LaSalle • Sahibjeet Grewal, VP – Administration & Projects, Interglobe Real Estate Services • Sukanto Aich, senior director, Philips Lighting South Asia • Sunil Khatwani, VP & business head – System AC Division, LG • Vibhu Narayan, VP and country head, Corporate Services, Reliance Jio

Sharing their keenness and knowledge of integrating intelligent design, the facilitators spoke about the important aspects considered while incorporating or upgrading smart technologies into workplace systems. Reliance Jio’s Vibhu Narayan, Vatika Group’s Deepak Uppal and TCS’ Colonel Kumar pointed out that the critical parameters of the adoption of any new

technological advancement is cost, sustainability and usability of the system.

American Express’ Bhumesh Gaur, in acknowledgement of manufacturing companies, said, “Many companies offer products that are sustainable, environment-friendly and smart.

These are directly advantageous in conserving energy and money at large. But we are still working towards achieving utmost

22 | May 2018 | Commercial Design

Shobhit Jain, technical manager – North, East & Central for CommScope, spoke about ‘Smart Connectivity for Next Generation Workspaces’.

DELL’s Deepak Ohylan elaborated about the many sustainable and cost-saving techniques that can be managed through smart office systems.

smartness.” Rajat Malhotra of JLL added, “Making technology work in the building environment, while taking into consideration the implementation, commissioning and retro-commissioning of the upgrade is the way to make any technology work.”

Sukanto Aich pointed out that Philips actively strives to make spaces healthier and more sustainable through innovation by investing in green technologies. The company continuously acts towards reducing the environmental impact of their operations and secure healthy ecosystems.

LAYING THE FOUNDATION The conference started off with a keynote address by TCS’ Colonel Praveen Kumar, who delved on the subjective description of a typical smart office space. He touched upon different ways of leveraging and implementing best practices in office design, build, sustainability, architecture and energy efficiency, to deliver and build corporate centres.

The first panel discussion focused on the role of innovation and technology in ‘laying the

Event report

foundation’ for buildings.

Moderator Vibhu Narayan asked about initiating a technologicallyinnovative and smart building.

“Sustainability, energy-efficiency, collaboration and co-intelligence must be considered from the planning stage to create spaces that work to retain the talent of the workers,” shared Uppal.

Space Matrix India’s Akshay Lakhanpal agreed, adding, “When offices and technology are designed keeping the end users in mind, only then do we build successful business spaces.”

When asked about the importance of green building concept for an employee per se, Mili Majumdar, who represented GBCI India and USGBC, rightly pointed out that “a green building ensures that the quality of living and working indoors is favourable for the well being and productivity of the inmates.” While Mercer India’s Sameer Saxena reinforced that “buildings voice the ethos of the organisations. Acceptance and implementation of green practices is a need.” Taking about the declining per-employee area in offices, Sahibjeet Grewal of Interglobe Real Estate Services highlighted, “When looking at creating better human

experiences within limited bottom lines, we should be aiming at infusing comfort and friendliness of the users to their workspace.”

Gaur posed his views on the process of moving forward towards innovation: “Employee awareness among different verticals is continuously increasing; this pushes companies to provide better working conditions and environment for employees to be productive.”

Audience member at the time, Deepak Ohlyan of DELL, added, “The enforcement agencies must be at par with the standards and requirements of buildings, in terms of growth and technology.”

Sunil Khatwani, VP & Business Head – System AC Division for LG, spoke highly of the panel for its insight and continued the conference by presenting his address on innovations taking place in LG specifically in the HVAC segment. His address was followed by a presentation

by Vikas Malhotra, director and head of marketing – B2B Business, South Asia for Philips Lighting, about ‘The New Normal of Workplace’. He said, “Philips is soon moving into IoT for the lighting industry to provide smart, energy-efficient, low-cost

products, whose value is beyond just illuminating spaces.”

DESIGNING SMART The second panel discussion was aimed at decoding the concept of ‘Designing smart’. Moderator Sathish Rajendren kicked it off by discussing the meaning and key attributes of a smart design.

Ninad Tipnis commented, “A smart office is the convergence of all experts that help evolve the office space. The best facilities are created when all stakeholders collaborate and operate to their fullest and the team focuses on

FIRST PANEL DISCUSSION: LAYING THE FOUNDATION SPEAKERS • • • • • •

Akshay Lakhanpal, Co-CEO and joint MD, Space Matrix India Bhumesh Gaur, VP – Global Real Estate, American Express Captain Rajesh Sharma, MD, Cushman & Wakefield Deepak Uppal, executive director, Vatika Group Mili Majumdar, MD, GBCI India and senior VP, USGBC Sahibjeet Grewal, VP – Administration & Projects, Interglobe Real Estate Services • Sameer Saxena, MRICS, India Real Estate Leader, Mercer India • Vivek Dahiya, MD – North India, Cushman & Wakefield • Moderated by Vibhu Narayan, VP and country head, Corporate Services, Reliance Jio

Members of the second panel discussion: (L-R) Sathish Rajendren, Sanjeev Sethi, Kartik Punjabi, Nirmal Mangal, Vistasp Bhagwagar and Ninad Tipnis.

Commercial Design | May 2018 | 23

Event report

Members of the third panel discussion: (L-R) Rajat Malhotra, Colonel Ashok Prabhakar, Vibhu Narayan, Jagvinder Pinny Mann, Captain CK Bhandari, Deepak Ohylan and Sunil Khatwani.

SPEAKERS OF THE SECOND PANEL DISCUSSION: DESIGNING SMART • Kartik Punjabi, MD, VPCPL • Ninad Tipnis, director, JTCPL Designs • Nirmal Mangal, country head – India, director, M Moser Associates • Sanjeev Sethi, director – Global Workspace Solutions, Adobe India • Vistasp Bhagwagar, principal architect, AVA Design Studio • Moderated by Sathish Rajendren, COO – India, Facilities & Asset Management Services, Knight Frank

the plan and works towards delivering it sincerely.” Agreeing, Vistasp Bhagwagar added, “Everything concerning real estate, neo-facilities and smart offices has to be agile, healthy, multi-purpose, flexible and embracing. A smart workplace is one that allows technology to layer simultaneously with the function of different spaces.”

Talking from the perspective of the end user, Adobe India’s Sanjeev Sethi said, “For me, a smart building should be street smart, sustainable, wellness- and safety-ensured, financially-stable and technology-updated.”

Nirmal Mangal shared a slightly different idea, saying, “In a global sense, a smart office is

a digital workplace, where IoT becomes the part of the work life itself. We, as designers, try and allow today’s millennials to customise their environment as per their comfort and style of working.” Plunging deeper into the conversation, Kartik Punjabi concluded, “Adaptability and flexibility of workplaces are a demand of the user today. In the spaces given for employees to work, how they adapt, change and collaborate as and when needed makes any design smart.”

Post a short networking luncheon, Shobhit Jain, technical manager – North, East & Central for CommScope, spoke about ‘Smart Connectivity for Next Generation Workspaces’. In the

24 | May 2018 | Commercial Design

A lot of data is collected on the central database.

But, we lack at analysing the same and turning our space into a more productive setup.”

- Deepak Ohylan, DELL

industry note, DELL’s Deepak Ohylan elaborated about the many sustainable initiatives and cost-saving techniques that can be managed by an organisation through a smart office.

MEET THE FACILITATORS The third and final panel discussion revolved around bringing out the best possible insights from leading facility heads and operators of the industry.

Moderator Malhotra opened the discussion by asking Jagvinder Pinny Mann of Microsoft India about when a facility head should be involved in the design process.

Mann stated, “FMs should be on the table since the inception of the business plan. With this, it becomes easier for us to partner and work with architects.”

Adding to the dialogue, Narayan said, “Since facility heads need to face the rights and wrongs of the functions of the building post-construction, they need to voice decisions in the planning and designing stage itself. Facility managers are, however, yet to become an integral part of the core team of smaller businesses and firms.” Contrary to popular view was Aviva India’s Captain CK Bhandari’s personal experience. He said, “I look after

Event report

Congregation of architects, project and facility heads at the forth edition of the Smart Office Summit in New Delhi.

Visitors at the Summit glancing through the products displayed at the partners’ stalls.

SPEAKERS OF THE THIRD PANEL DISCUSSION: MEET THE FACILITATORS • • • • • •

Captain CK Bhandari, DVP – Administration, Aviva India Colonel Ashok Prabhakar, VP – Commercial Services, NIIT Technologies Deepak Ohylan, VP – Global Facilities, DELL Jagvinder Pinny Mann, senior portfolio manager, Microsoft India Sunil Khatwani, VP and business head – System AC Division, LG Vibhu Narayan, VP and country head, Corporate Services, Reliance Jio • Moderated by Rajat Malhotra, COO, Integrated Facilities Management, West Asia, JLL

real-estate accusation, projects and end facility management in my world. Fortunately, I am placed at the head of the table, amongst architects, project managers and owners.”

Colonel Ashok Prabhakar of NIIT Technologies shared his views on smartness of a workspace, saying, “While we are looking at integrating technology, HVAC controls, IoT and other accessibilities for end users, we should also be looking at their interests and essentials.

Gymnasiums, recreational spaces, cafes, etc, fills the gap for bringing in utmost wellness and productivity amongst employees.”

Addressing another gap in smart design, Ohlyan iterated, “A lot of data is collected on the central database. But, we lack at analysing the same and turning our space into a more productive setup.”

At the end of the third and final discussion, the facilitators were felicitated and thanked for their participation. With an aim to creating more profitable data centres and business spaces, the eventful day concluded. Bibhor Srivastava, group publishing director, on behalf of ITP Publishing India and the partners, concluded the evening with a note of thanks.

Commercial Design | May 2018 | 25

Trends

Essential fitments

With a generous application seen on wall claddings, partitions, furniture, table tops, cabinets, etc, plywood, veneers and laminates have become an indispensable part of commercial interiors

BY SHRISTI NANGALIA

26 | May 2018 | Commercial Design

Trends

A

s per ‘Wood panel sector’, a report by Mumbai-based Antique Stock Broking Limited, the Indian plywood industry has been growing at 6-8% CAGR over the last few years. One of the major verticals of the interior infrastructure industry is the wood panel market, which comprises of materials used in building furniture- plywood, decorative surface products such as laminates and veneers, and engineered wood panels like MDF, HDF, etc.

Companies dealing in plywood are continually experimenting and expanding their offerings.

Product ranges now include boiling water-proof preservative treated plywood, phenol formaldehyde (PF) bonded marine grade plywood and urea formaldehyde (UF) bonded commercial grade plywood, concrete shuttering plywood, marine plywood, fire-retardant plywood, chequered plywood for

flooring, flush doors, among many others.

In case of laminates, innovations and technical enhancements have led to the creation of innumerable finishes, textures and visual effects ranging from metallic, leather and fabric to high gloss and natural stone. These have extended the usage and application versatility of materials for architectural and interior decor. Same is the case with veneers, which are continually offered in unique textures and patterns.

Currently, Greenlam’s Decowood has the largest capacity in decorative veneer of 4.2 million square meters. The brand’s premium range of natural veneers is sourced from across the globe with over 200 species.

Anuj Sangal, country head, Sales & Marketing, Laminate & CAA Business for Greenlam Industries, says, “We have recently added a new herringbone collection, which features natural textures like wood, stone and fabric as well as abstract ones like stucco

Anuj Sangal, country head, Sales & Marketing, Laminate & CAA Business for Greenlam Industries,

that adds a certain appeal and ruggedness to interiors.”

Meanwhile, CenturyPly launched VenLam that provides the aesthetic beauty of real wood and the comfort of high pressure laminates. It is made by a technologically advanced process, where decorative veneer layers and impregnated Kraft paper layers are fused together.

The company offers 17 unique varieties of designs that boast superior lustre and increased durability. Shankho Chowdhury, executive business head, Decoratives, CenturyPly, adds that the product conforms to E1 grade in Formaldehyde emission standard and is also being tested for termite and borer resistance.

Another product from CenturyPly is Starke, a PVCbased panel that is chemically foamed, rigid, light weight extruded sheet with fine and homogenous closed cell structure with a smooth matt surface finish on both sides. PVC sheets are eco-friendly and can be used to create furniture, sign

(Top and left) Exclusive and decorative range of veneers and laminates from the house of Greenlam Decowood.

Commercial Design | May 2018 | 27

Trends

(Above and below) VenLam, a product by Century Ply, gives the aesthetic beauty of real wood along with the ease of working with high pressure laminates.

Shankho Chowdhury, executive business head, Decoratives, CenturyPly.

boards, displays and construction formworks. Chowdhury states, “Starke PVC board is a new age building material with enhanced properties when compared to conventional building material. It

is a recyclable product and zero formaldehyde manufacturing process.” Century veneers also use the latest technology when it comes to slicing, splicing, hot pressing and sanding

28 | May 2018 | Commercial Design

technology. Combined with a stringent quality check on each step, it ensures a flawless sheet of natural veneer. These come with borer and termite resistance, 100% Gurjan base, MITT technology, glue line protection, BWR grade ply, IGBC certification, anti-fungal and antibacterial protection.

Nomita Kohli, interior designer and founder of Wisma Atria Interiors, shares, “Technology

Trends

(Top and below) Ply Mahal recently launched an exquisite collection of metallic laminate panels.

Pankaj Kumar, director Ply Mahal

and the increase in application of laminates and veneers have made the use of traditional timber a thing of the past.

Laminates and veneers have numerous USPs. They are easily available in varied shades and textures such as waxed edges, piano finish, bevelled edges, hand scraped. Additionally, they are

Commercial Design | May 2018 | 29

Trends

Product by Century Ply conform to E1 grade in Formaldehyde emission standard and is also being tested for termite and borer resistance.

Nomita Kohli, interior designer and founder of Wisma Atria Interiors

Greenlam products are a result of extensive research into the international market and the latest trends in the industry.

30 | May 2018 | Commercial Design

eco-friendly, offer cost saving benefit and faster installation, which satisfies the parameters of flexibility, versatility, durability, maintenance and cost.” About the latest additions in this segment, Kohli talks about Riven finish, “It is known to add depth and elegance to wood grains and linear patterns. While ‘Nuance finish’ creates a unique impression of painted wood and looks especially appealing when used in bold and bright colours,

‘Spark finish’ is favoured for the sparkling quartz grains embedded in stone.”

Ply Mahal, a Delhi-based innovative designer and importer of interior products, launched a range of metallic laminate panels, which are textured and decorative. The series is made up of a metallurgic rectangle, circle and hexagon design in the shade of gold. “The variety of differences between each of the designs is what makes them unique; the colour palette is available in silver, bronze or copper shades,” adds the company’s director, Pankaj Kumar. Another collection is the Marble Finish Laminate Panels. These durable laminates are well-suited for walls, door, wardrobes and sideboards, owing to their sturdiness and durability, easy installation, fire resistance, dimensional stability despite temperature variations and absolute hygienic properties.

Additionally, the company’s Designer Door Panels are deeply textured pliable panels that can be used along the wooden frame of either sliding or push-andpull doors. These high-pressure decorative laminates are available in patterns and embellishments like Buttons, Rose, Moorish, Odyssey, Versace, etc. Lastly, the ‘Louvres’ range uses metallurgic hammer, specter, hexagonal and almond designs in golden, and are scratch and fade proof.

It is imperative to choose products from brands that conform to the Indian Standards set by BIS. All quality considerations must be checked and rechecked before application.

It is important to consider the overall design scheme with respect to function, style, colour and pattern while selecting a finish. Factors such as moisture content, thickness, grains and stains, knots and any open defects such as fissures, splits, etc, should be looked at beforehand to ensure the purpose is served effectively.

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Consumer Connect

The anatomy of a chair

Anil Mathur, Godrej Interio’s COO, on the company’s work towards seating in workplaces, which is aimed at enhancing employee wellbeing What are the biggest shifts in workspaces, and what cause them?

It starts with the whole process of lifestyle changes, which is why we now see a huge blur between home and office interiors. Organisations want to provide employees with the freedom and flexibility of how and where they choose to work.

This is the primary reason behind the incorporation of informal zones, agile seating arrangements, flexible shifts, etc.

How is Godrej adapting to and addressing the need for sustainability?

Sustainability has to start from design, with environmental impact in mind – right from material selection to reusability and recyclable quotient. We were the first in the industry to tie furniture design with sustainability. We assess various aspects before manufacturing a product. For example, the type of boards, adhesives and glues that are

32 | May 2018 | Commercial Design

Anil Mathur, COO, Godrej Interio

utilised, analysing and controlling the elimination of toxic gasses, etc. Lastly, as a manufacturer, by incorporating water and energy neutral systems, we strictly adhere to the green protocol at every stage.

We are also certified by BIFMA for E3 Furniture Sustainability Standard. It is a multi-attribute sustainability standard and thirdparty certification programme for the industry. It assesses the environmental and social

Consumer Connect CASE STUDY: An office that is elegantly fitted out with Social Office products from Godrej Interio.

HOW OFFICE WORKERS ‘SPEND’ THEIR TIME Worrying Statistics

Time that 64% employees spend at desk, in meetings and conferences

68% employees work continuously at their workstations

75% employees attend long conferences every day.

impact of a furniture product in a built environment, while simultaneously taking into account a company’s processes, social actions, energy usage, material selection and human and ecosystem health impacts.

We also ensure longevity of our products — be it through design, quality or materials — such that clients don’t need to change them too frequently, which indirectly contributes towards sustainability.

What are the parameters considered while designing a product for modern offices?

The most significant objective in our design process is to study prevalent challenges and problems that employees face in the industry. One is the technologyinduced sedentary lifestyle of this generation, due to which almost 75% of employees suffer from multiple health concerns. This has become the foundation of our research and design. Each and

every product designed by us, at the core, addresses these concerns.

We mandatorily take inputs from ergonomists and orthopedics, who interact with those undergoing occupation-related health issues.

We also have an ergonomist in-house, who undertakes regular audits to understand why people sit and behave the way they do, how technology is changing their mannerisms, etc. These learnings are then transformed into elements that are integrated with

GODREJ INTERIO’S 3-STEP APPROACH TO A HEALTHIER WORKFORCE From an organisational perspective, having a larger workforce adopting static posture for a long time is a definite red flag.

Over time, these issues can have a serious impact on employee wellness and organisation’s productivity.

Godrej Interio works with companies to enable them to develop and nurture a healthy and productive workforce. As experts in office ergonomics, Godrej Interio strongly believes that education and awareness is the key to ensuring a healthy workforce in organizations, reduce medical costs and retain optimal levels of productivity at all times across all age groups.

To this end, the GI Ergonomics Cell has devised a three-step ‘A-C-P approach’: 1. Assessment: Evaluate ergonomic quotient of workspace 2. Correction: Work Space Improvements 3. Prevention: Employee Behavior Training

our products. We also conduct research to understand how people sit and work at homes, what seating arrangement is more comfortable, and aim at integrating those aspects as well. With the help of technology, we are also constantly improvising.

Currently, we’re working on a seating system that is equipped with a sensor that notifies the user to stand up every 45 minutes. It is important for us to bring in these small functional elements into the workspace environment.

Commercial Design | May 2018 | 33

Focus

Building a secure regime With ever-present security threats, installing an integrated office security system helps build a safe workspace

T

he security of any office space or building must go hand-inhand with the operations and maintenance of its functions. Strategic use of

safety systems can be made to work as indicators and reactors, in case of untimely man-made and natural disasters. A secure system not only ensures a working system that proves resistant to theft, fraud or

34 | May 2018 | Commercial Design

criminal attack but also aids facility heads to detect faults and difficulties in time to manage the functions.

The making of an overall secure setup starts with an assessment of potential threats

Focus

control and burglary alarm unit. All gates and doors can be operated using a biometric system, card access control or keypad-based password protected control. This system helps keep track of who is in the building, where and when, and this information can come in handy especially during emergencies.

Boon Edam’s vast portfolio of access control systems, including security doors and portals, speed gates, tripod and full height turnstiles and access gates are all activated upon receipt of an authorisation signal from an access control system.

This means that users must first scan an identity card or pass a biometric scan to gain access to certain areas of a building.

The scanned information from each of the secured entry solutions in a building can be saved and analysed. When this information is collected over prolonged periods of time, it can be used to inventory which areas of a building are used most extensively and what the most used route is. With that

The scanned information from each of the secured entry solutions can now be saved and analysed.

It can be then used to evaluate which areas of a building are used most extensively and what the most used route is.”

information specific service and maintenance plans can be made as well as precisely directed improvements to rooms and buildings.

Eurovigil, a part of the Eureka Forbes family, offers highly advanced and complete security systems. These include video door phones, intrusion alarm systems, CCTV surveillance, access control systems and CMS (Central Monitoring Station).

Eurovigil launched ‘I Deter 300 4DC’, an access control system that enables one to control the security of any commercial setup from a remote location.

Its anti-pass-back, door control from computer, fire alarm system compatibility and tamper alarm features make it a competent security officer and an efficient timekeeper.

Johnson Controls introduces one of the first Building Automation Systems (BAS) in the industry to be optimised for any mobile device. Metasys 8.0 uses new system configurations, programming capabilities and additional IT features to increase productivity, reduce

Boon Edam’s speed gates ensure that a high level of security and also guarantee the user’s safety.

and vulnerabilities. Understanding them can help secure the structure by creating different levels of resistance. Each level blocks a particular set of threats, with the goal of making the system more and more impervious. Design, technology and operations work together in achieving a setup that is comfortable and well-guarded.

Perimeter security and door access controls help prevent intruders. This requires installation of a gate access

Metasys 8.0 uses new system configurations, programming capabilities and additional IT features to increase productivity, reduce costs and enhance security.

Commercial Design | May 2018 | 35

Focus

Eurovigil, a part of the Eureka Forbes family, offers highly advanced and complete security system for commercial buildings.

36 | May 2018 | Commercial Design

‘Smart Li’ is a breakthrough product, integrated with a smart phone application control panel, an inbuilt security system controlled

by Wi-Fi sensor, an inbuilt air purifier to filter toxic air, an inbuilt smoke detector and an inbuilt rain sensor.

costs and enhance security.

Alarm management, space authorisations, reporting features and secure password management are some of its key enhancements.

A strong access control secures fenestrations, entrances and other service-related openings. Germany-based Lingel Windows and Doors Technologies delivers quality entry and fenestration products.

‘Smart Li’ is a breakthrough product, integrated with a smart phone application control panel, an inbuilt security system controlled by Wi-Fi sensor, an inbuilt air purifier to filter toxic air, an inbuilt smoke detector and an inbuilt rain sensor.

An alarm system, integrated with the building automation unit, must be connected to all accesses, cameras, sensors and security system integrals.

Motion sensors detect intrusion movements, and combined audio and video alert systems can be triggered by noise and light detectors can be deployed to ensure that a right lighting level is maintained at the right time.

Outdoor and pathway lighting can be switched depending on brightness, motion or time.

Emergency lighting layered with ambient lighting makes up

Focus

The Twinglock 900 by Boon Edam.

during power failures. Remote monitoring on the central webbased visualisation displays all building information, including alarm and status messages such as lamp failures or lamp brightness real time on a system; this visualisation checks and rectifies errors. This ensures quick response as well as helps prevent or reduce damage and guarantees reliable and efficient operation.

Add-on security relies more on technology and operations than design. X-ray machines, metal detectors, video surveillance cameras, etc, are technological aids that can build a security unit.

With digital video recordings, visual evidence can be obtained to prevent or refute theft and protect the building from legal claims concerning onsite physical accidents. Furthermore, a well-lit area not only captures better CCTV footage but also deters criminal activity while making the premises safer.

The Bosch Group, a leading global supplier of technology and services in automotive and industrial technology, consumer goods and building technology,

includes video surveillance, intrusion detection, fire detection and voice alarm, as well as access control and management systems.

The company’s intrusion alarm system — AMAX panel 4000 — is a hybrid panel designed for small to medium-sized

Digital lock collection by Yale.

businesses. An on-board PSTN dialler transmits an alarm via the common telephone network to a phone and/or a communication centre, while at the same time a voice message is sent to the owner’s landline or mobile phone to inform him about an intruder’s presence. Commissioning the system is simple and involves minimum programming; the default settings already cover 90% of the available functionality.

Monitoring, managing and control of the overall integrated system can be handled from a centralised dashboard. This directly increases operational ease and energy savings. An exclusive programmable control runs specific functions of each sector separately to allow modifications in one area without affecting the overall setup. Room scheduling, AV presentations and video conferencing, image capturing and streaming, etc, can be managed for instant room maintenance, alerts and technical support from a single point.

Custom settings and automated scheduling prevent disruptions due to human error and equipment failure.

Commercial Design | May 2018 | 37

Technology & Retrofits

Healthy building technology Reading big data patterns can help prolong a building’s lifecycle as data analytics tools have come of age

R

ecently, experts voiced their opinion on the importance of understanding big data for buildings, especially with the increase in implementation of IoT enabled sensors and devices in the built environment.

At a 2017 roundtable, Kevin Sullivan, KEO International

Consultants’ sustainability head of commissioning, said that cities need to look at innovative ways to better manage buildings nearing the end of their lifecycle.

The predicament isn’t always restricted to the built environment. The problem often crops up within new buildings that have several consultants and technologically advanced

38 | May 2018 | Commercial Design

contractors using the latest BIM systems. Things can also go wrong when contractors leave premises having commissioned the Building Management Systems (BMS).

Navin Valrani, CEO of the Al Shirawi Group, says that when the FM team takes over a new build project, “the BMS has been wrongly commissioned 90% of the time”. The building is then

Technology & Retrofits

at a risk of generating “junk big data”, according to Sullivan, making data management an important step on the road to an asset’s lifecycle. Experts agree that data has become a new asset class for organisations but the complexity of mining data leaves the property market struggling ‘to know what they know’.

Automation has led to vast amounts of nascent data sitting on existing systems, with buildings owners and FM companies unaware or unable to collate and extract insights from it.

Prabhu Ramachandran, founder and CEO of Facilio Inc, gives an insight as to how his firm addresses the matter. “We digitise the whole process from measurement, waste detection and analytics, to facilities management workflow as well as the ‘fix and verify’ process. Ultimately, we manage this entire process in realtime, every day and continuously,” he says. Asset performance is key for maintaining energy efficient buildings. He adds, “Facilio’s predictive asset management capabilities, combined with energy analytics allows energy management firms, FM companies and building owners to understand consumption patterns and forecast future performance based on occupancy levels, weather, time of day, and day of week.”

Facilio has a predictive energy efficiency feature that

The sustainable goal Incorrect commissioning of BMS systems result in collecting junk big data.

helps perceive deviations in energy usage – by identifying irregularities in usage patterns.

“A thorough analysis of portfoliowide energy consumption data is collected, as well as assisted ‘fix and best practice tips’ further serve as validation for investments in sustainability,” states Ramachandran.

He also adds that the investment on BMS and data analytics tools ultimately results in longer building lifespans. “The goal is to ultimately extend a building’s lifecycle in a sustainable manner. And in the case of refurbishments, the

Prabhu Ramachandran, CEO, Facilio Inc.

HOW CAN A BUILDING PERFORMANCE & ENERGY MANAGEMENT SUITE EXTEND AN ASSET’S LIFECYCLE?

• Measure energy consumption for defined purpose e.g. HVAC, lighting, business operations, lifts, misc. (gardening, water pumps etc.)

• Analyse energy consumption data with regards to factors such as weather, operational hours, type of building (office, retail, and education), number of occupants, and identify anomalies in energy consumption patterns based on past history and benchmarked information.

• Extract insights from analysed data, e.g. percentage of increase in consumption, on which floor, during what time and from which purpose/equipment (HVAC/lighting/lift etc).

• Filter out the exact problem and create a customised workflow to have the right person from the FM team work on the issue.

• Fix the problem by helping technicians with data sets and insights to easily find the root cause and fix it.

• Entire operation done real-time and not as a retrospective action.

aforementioned products are the defining factors between a hard or soft refurb. It’s not uncommon to see a building – either commercial or residential – to undergo a thorough refurbishment within a decade or 15 years since it was occupied.”

Embedding sustainable practices in day-to-day building operations is one of the best ways to maintain an asset’s health, while involving and engaging all FM teams, tenants and buildings owners can also lead to a lasting impact. “We facilitate this by way of modules that allow sharing relevant data metrics and progress, assessed against established benchmarks, to keep everyone aware, and motivated to contribute to the sustainability drive,” he says.

Taking engagement a step further, Facilio is also in the process of adding tenant portal applications to enable sharing energy performance information with them. “Along with energy retrofits, which include refreshing the MEP components of an asset, existing usage behaviour and computer aided facilities management can keep a building running strong for decades,” Ramachandran concludes.

Commercial Design | May 2018 | 39

Case study

Interrupting status quo T.ZED Architects designed an office for a new property development firm, while challenging conventional workspace concepts

D

ubai-based T.Zed Architects, founded

by Tarik Al Zaharna, aims to reinvent the wheel of spatial architecture in offices with its latest project.

Dubai-based T.Zed Architects,

founded by Tarik Al Zaharna, was commissioned by KOA, a new forward-thinking development firm, to design its sales office as a unique and versatile space.

“The objective of the office is to provide users and visitors a sense of what the firm’s projects will offer its clientele,” says Zaharna.

40 | May 2018 | Commercial Design

“The brief required a more relaxed approach to sales as well as an opportunity to showcase the multitude of natural materials as well as proximity to nature and landscaping emphasis in KOA’s developments.”

Other requirements in the brief were to create a meeting

Case study

Natural materials have been used throughout.

room for conversations as well as presentations. It mandated that visitors should feel at home upon entering the office, and a homestyle functional pantry with a floating kitchen island for plans to be showcased in a similar manner as if clients were gathered around a dining table at home.

Familiar comfort aside, the project had to address the existing challenges including working around the building’s permissible work hours and schedules. While most material deliveries could take place during the daytime, construction and fit-out could only be carried out in the evening.

The unit looks out on to Zaha Hadid-designed building, The Opus.

Commercial Design | May 2018 | 41

Case study

“The building also had its own fit-out code, which we were required to adhere to, but following some persuasion through our designs, we were able to arrive at an outcome that suited both the building management’s design guidelines while maintaining our design direction,” says Zaharna.

“The project timeline was also very tight.”

Another design review concerned the structural features. The unit had three glazed elevations, which

captured sunlight throughout the day. “It made us think of ways in which to control the amount of sunlight coming in as well as the spatial configuration of the project,” says Zaharna.

The unit features structural columns as well as facade mullions. Rather than treating them as limitations, the design team saw an opportunity to integrate them into their scheme.

“The mullions offered a grid, which we then used to derive a rhythm for the entire space to follow,” says Zaharna. “Room

42 | May 2018 | Commercial Design

sizes and partitions were located based on the mullion location, and columns provided a structural alignment and noted the start and end of material transitions.”

Optimising the restrictive spatial details, Zaharna demarcated the wet areas and pantry, and re-structured the area to create a washroom as well as integrated storage space. “We spent a considerable amount of time ensuring that the ceiling levels matched those set by the external facade of the building,” explains Zaharna.

Case study

Working on this project also showcases the synchronised philosophy of the design team and the developer. Placing a strong emphasis on the use of natural elements, the overall leitmotif was to leverage the context of the development to create a continuous conversation between public and private, as well as indoor and outdoor, in all its sub-entities.

“We have provided a journey through a processional route that encourages users deep into the sales office,” says Zaharna.

“Visitors are greeted by a solid white oak panelled wall that showcases the project’s early days of inception to one side and the cityscape on another.”

Rather than conventional meeting rooms, the office has an open lounge area, where guests are introduced to KOA projects before they are welcomed at the pantry high counter to review project plans. Evidently, the focus is as much on sales as on providing a sensorial experience, a teaser of what to expect from the luxury residential project. The

Timber panelling and cement screed are juxtaposed against each other, yet create a harmonious effect.

Structural mullions have been integrated into the interior architecture .

lounge area offers two settings — indoor and outdoor, determined by the use of different materials. A glazed meeting room is accessed through central-pivot doors on to limestone-lined floors that give users the impression of stepping ‘out’ on to the terrace.

Zaharna says that the highlight of the project is that “a small space can embody the ethos of such a progressive developer simply by using natural materials, curated lighting and smart spatial configuration”. The timber panelling on the ceiling is another feature that immediately makes an impact. Zaharna says, “The timber ceilings were essential in showcasing the importance of lighting.” In the main sales area, the lighting strategy is that of subtlety, which doesn’t let users identify a direct source of light. “By using natural American white oak planks, we were able to create coves in the ceiling,”

says Zaharna. Finally, the timber panelling in the ceiling offered a continuation of the wall panelling as well as the pantry cabinetry, which then ultimately acted as the base material for the entire space.

The overall palette of colours and textures include lava stone as well as limestone floors that are transitioned with brushed stainless steel. Concrete in the structure as well as the customised powder-coated black pivot doors in the meeting room contrast to the refined material palette used.

When asked about industrial influences, the interior architect says that what can be perceived as industrial attributes are really an honest expression of materials and architecture. “Where some may prefer to clad and cover the existing structure of a building, we decided to accept its history and decided to strip back, expose and celebrate it,” concludes Zaharna.

Commercial Design | May 2018 | 43

Case study

T

he new Embassy of Egypt in the Portuguese capital has been designed by Promontorio to feature robust concrete walls covered with bas-relief patterns that are inspired by traditional Egyptian motifs. Located in Lisbon’s affluent Restelo district (where several neighbouring villas built in the 1940s and 50s have been converted for diplomatic use), the embassy was designed to fulfil the security criteria while incorporating symbolic references to Egypt’s culture and history within the architecture.

“Structures like embassies completely embody the notion of national identity,” said the architects at Promontorio. “It is just as much a harbour and safe haven for its citizens, as it is the state’s foreign representation at the highest level. It must combine the idea of sheltering and safety with the symbolic values of the country’s history and culture.”

The design, therefore, intended to bring together various principles, including modernity with timelessness, comfort and warmth with protocol and solemnity, quality and refinement with elegance and discretion, hightechnology with low-maintenance, and functionality with beauty.

“We believe that the tectonic expression of compactness and solidity yielding from the Lisbon municipality’s regulation constraints can ultimately be interesting for the Egyptian embassy, given its notable tradition of architectural massiveness and stereotomics,” they said.

Consisting of a solid concrete mass that lends an impenetrable feel, the embassy’s design alludes to Egypt’s long history of stone construction. The building is essentially a monolith composed of three thick slabs combined with an interweaving mass of patterned walls, featuring bas-reliefs evocative of ancient

44 | May 2018 | Commercial Design

Leveraging traditional art

Designed by Promontorio, the exterior of the Embassy of Egypt in Lisbon features geometric bas-relief patterns, inspired by traditional Egyptian motifs

BY RIMA ALSAMMARAE

PHOTOGRAPHS: COURTESY PROMONTORIO ARCHITECTS

Case study

Commercial Design | May 2018 | 45

Case study

Egyptian geometric motifs.

Completed last year, the three-storeyed structure follows the classical post-and-lintel system. The walls are interrupted at specific positions to form windows, while on the upper floor, each corner forms a balcony by receding and revolving from one angle to the next. The patterned sections of the facade are fabricated using pre-cast panels of anthracite-pigmented concrete that accentuate the overall mass of the building.

Intended to be enlivened by the way light casts across the exterior, the dark hue and repeat pattern creates a homogeneous surface that contrast with the lightness of the bronze-coated stainless steel window frames.

Inside the building, public areas feature extensive timber panelling and flooring made from large slabs of white stone, all of which age well. The atrium’s skylight, which hangs above a Babelesque stairway, allows light to filter down through a perforated Islamic-patterned screen, producing a kaleidoscopic pattern of light and shadow that changes throughout the day.

Positioned like a large 19th-century villa in the centre

46 | May 2018 | Commercial Design

Case study

of a 1,510sqm plot, the 1,359sqm project is further surrounded by a narrow but luxurious garden on its contiguous sides. “Most of the

project’s landscaped plant species are from the Mediterranean region, while some are specifically from Egypt,” said the architects.

“Cyperus papyrus was specified for the embassy’s main entrance.

Another Egyptian origin species, the lotus plant is referenced from ancient Egyptian paintings.”

Commercial Design | May 2018 | 47

Products

New on the market RAVITY COLLECTION FROM DASH SQUARE

A

shley Furniture’s Ravity collection is a fun and lively mix of accent chairs. Available at Dash Square, each chair is crafted with tight seat construction, blocked corners, durable frames, polyester fabric cushioned with high-quality foam and in eclectic colours and trending prints. The chairs come in a variety of styles — Taupe features French script on the upholstery, Paisley evokes memories of the Mughal era, Gunmetal brings in a classic edge, Floral’s intricate motifs add a dash of richness and Sapphire is truly regal looking in a royal blue print.

Website: www.dashsquare.com

MOTION CHAIR BY GODREJ INTERIO

M

he visually appealing and customisable Airwave modular system is crafted to provide privacy and comfort. Ideal for indoor commercial spaces, this tailormade collection can be changed from a basic ottoman to a double-sofa bench with variable back waves for differing levels of privacy.

otion Chair is based on a unique concept that is responsive to the natural postural change needs of the user, enabling active sitting and dynamic body movements for overall wellness and efficiency. Its organic form is highlighted by the light cantilevered seat and back frame, while its back tilt comes with variable limit adjustment up to three positions. Through its active sitting properties, this seater reduces the chances of a static posture, which releases pressure from muscles at regular intervals and promotes better blood flow, resulting is healthier users.

Website: www.vectorprojectsindia.com

Website: www.godrejinterio.com

AIRWAVE COLLECTION BY VECTOR PROJECTS

T

48 | May 2018 | Commercial Design

Products

DUNE BY OFFECT

D

esigned by Swedish design studio Front, Dune is specially designed for areas where the need for informal meetings intersects with the demand for relaxed seating for multiple users. The seater received rave reviews during its launch at Salone del Mobile in Milan last year and its showcase at the Stockholm Furniture and Light Fair earlier this year.

Website: www.offect.com

TRAVERSE BY OKAMURA

A

s a solution to the shrinking of conference rooms and need to adapt to evolving technologies, Traverse is a collection of two conference tables defined by narrow contours that broaden office space. The tabletop, a reflection of flawless Japanese craftsmanship, is incredibly thin — less than 1” at its thickest point — and tapering to a knife edge. With a span of

up to 20ft long, the top creates the effect of a hovering plane, in a rectangle, boat or oval shape. Designed by HOK Product Design for Okamura, Traverse tables are available through OFIS. Website: www.okamura.jp www.ofisme.com

Commercial Design | May 2018 | 49

Opinion

Adapting to the age of the ‘gigaproject’

By Guy Barlow, global commercial director, Connected Cost, at Aconex high-pressure demands inherent in such projects.

Training and change management can help get this right but bias or “gut-decision thinking” is still in our DNA. Ignoring these biases can result in potentially catastrophic implications — particularly as projects grow in scale. Adopting technologydriven processes can help E&C avoid the pitfalls of defaulting to decision-making biases to manage gigaprojects.

M

egaprojects in the construction industry are huge in scale — costing around US$1bn — and face a range of environmental, social and political challenges.

Recently, a number of multi-billion dollar projects are unveiling a new paradigm. The ‘gigaproject’.

An example is the International Space Station, the most complex international engineering project in history and the largest structure humans have ever put into space ($150bn). Another is the London Crossrail (US$23bn), connecting 41 stations. These projects go beyond the traditional megaproject, owing to cost, size and scale. Project leaders must ensure they’re adopting technology-driven processes to meet the ever-increasing demands of this burgeoning multi-billiondollar industry.

A recent McKinsey report into the construction industry found that existing approaches to

managing such projects are flawed, wasteful and unsustainable. On an average, project cost overrun is 70% with a meagre productivity gain of just 1% over the past 20 years. Many of these investments are public-funded, exposed to political and economic risks, while private sector firms face plummeting share prices — up to 12% — if there are issues with a project.

The report goes on to state that approximately US$10bn is spent on engineering and construction (E&C) projects each year. China, for example, is building entire cities and driving the creation of new projects and the rise in value per project. It plans to build 136 new airports by 2025, according to government sources.

China isn’t the only country with big plans such as new smart cities, LNG operations, national infrastructure programmes and even construction for the Olympics, which add to an

50 | May 2018 | Commercial Design

ambitious array of significant E&C projects globally. Such expansive ecosystems include heightened exposure to inaccuracy and mistakes.

It is imperative to understand the drivers behind gigaprojects, identify the challenges they present and how companies can address those challenges. To do so, we must combine three wellknown elements — technology, processes and people.

People: Making the right decisions There’s an urgent need for people to make well-informed decisions on these projects.

An ageing workforce must be reskilled to successfully adapt to new technology and processes.

McKinsey sites that US$1tn is wasted each year in the US on such projects alone. In addition, key decision-makers are forced to make snap judgements because of ever-growing complexity and

Technology and processes: Embracing change Majority of E&C companies rely on basic technology such as spreadsheets but the opportunity for new project controls technology is enormous. Manual processes and information silos result in potentially disastrous inaccuracies, errors and oversights.

The demand for E&C project control solutions is fortunately increasing, particularly over the last few years.

Adopting and aligning to technology-drive processes eliminates time-consuming tasks such as manual data entry, collecting information from disparate systems and paper-based sources. We’re able to minimise the impact of biases by leveraging time-saving, efficient technology.

We can quickly grasp the essence of the problem and make accurate decisions instead of relying on hasty, ill-informed judgement calls.

With gigaprojects on the rise, project control leaders must accept that adaptations and revisions within a project will always occur. Reflecting on their decision-making process and adopting technology-driven processes will help ensure these projects are delivered on time and on budget despite continual changes on the jobsite.

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