ME Consultant June 2017

For the construction specialist

Future Focus David Cox on funding, cost and carbon reduction, and the impact of new technology ON TOPIC

Addressing requirements is key to good design practice

IN PRACTICE

Smart cities - the way to a more efficient tomorrow

ON SITE

Designing Bucharest’s new Olympic ice skating rink

ISSUE 038

June 2017 Publication licensed by Dubai Production City A product of Big Project Middle East

CONTENTS

On topic INdUstry VIEWs frOm acrOss thE mIddLE East

06

07

10

12

14

20

24

28

32

38

07 aNaLysIs

Cluttons weighs in on current market dynamics and opportunities in Bahrain’s residential, office and retail sectors 10 aNaLysIs

Cavendish Maxwell’s Manika Dhama reviews property prices, drivers and future scenarios in Abu Dhabi 12 OpINION

Good design practice involves a number of different facets, including conforming to regulations, budgets and client requirements, says Godwin Austen Johnson’s Cathy Christer

In practice aNaLysIs, INsIghts aNd INtErVIEWs

14 INsIght

Four regional experts give their thoughts on smart cities, from upgrading existing cities to protecting against threats 20 INtErVIEW

We talk to Mott MacDonald’s David Cox about adapting to current market realities, delivering client value and sustainability

On site casE stUdIEs, OpINIONs aNd sNapshOts

28 casE stUdy

Arcadia Engineering details the work it is doing on Bucharest’s new Olympic-class ice skating rink and mixed-use facility 32 OpINION

Cundall’s Jon Lee outlines the importance of good acoustic design in promoting quality learning in schools 38 NEWs

Arcadis: Time taken to resolve disputes falling in the region 2 JUNE 2017

WELCOME

Group EDITOR’S NOTE

Smart & Sustainable Putting this issue together was an enjoyable and eye-opening experience, because this month almost all the articles touch on two themes that I find very interesting: smart technology and sustainability. The two are different topics, but they are also linked because the former is playing a significant role in enabling decisionmakers to plan more wisely, make better decisions on the go and ramp up efficiency, all of which contribute to a sustainable future.

Some consultancies have taken a refreshing approach to the sustainable challenge, and perhaps the most interesting is Mott MacDonald’s Carbon Portal. It was launched in the first half of 2016 with UK-specific data, and it enables you to measure the capital and operational carbon footprints of BIM-designed assets.

In a nutshell, the portal can show where carbon savings can be realised during the planning and design stages of a project, in just a matter of minutes. Read about it and Mott MacDonald’s take on the current market on page 20.

Earlier this month, I also sat down with ARADA to discuss their Nasma Residences project in Sharjah. Two things stuck in my head after I had left their offices: the speed at which they are progressing with the project, and its focus on green areas. The master plan for the development was finished in just four months, and construction is scheduled to begin in July. But the number that really grabbed my attention was 40% – that’s the amount of green space ARADA has earmarked in Nasma Residences.

Beyond aesthetics and an enticing selling point, green space is important for several dozen other reasons, and I reckon a 60/40 split should become the norm in all new developments in the region. Check out the interview on page 24.

I also spoke to industry specialists about smart cities, and while we didn’t have the space to fully explore what these connected cities mean for sustainability, there’s obviously a lot of potential there. You can find the feature on page 14. Enjoy the magazine, and Ramadan Kareem!

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ON TOPIC

MOST POPULAR

fEATURED

CONSTRUCTION

READERS’ COMMENTS

DUbAI’S ENERgy fOR SUSTAINAbILITy

Dubai Holding unveils $1.7bn Marsa Al Arab megaproject

I loved reading about the news that Dubaiheadquartered consultancy AESG and global technology research organisation Tecnalia have formed a partnership for the Middle East to deliver solutions for sustainable development in the region (‘AESG in sustainability partnership with Tecnalia’, May 9).

Such stories give a bit of an insight on how Dubai seems to convert these energy and sustainability ambitions into reality in such short timeframes.

CONSTRUCTION

Nakheel awards $408m The Palm Gateway contract

In pictures: On-site at Cayan Cantara, Dubai

John, comment posted to website

CONSTRUCTION

Emaar completes ‘sky bridge’ feat in Dubai

WE ShOULD hAVE NO TRUCk WITh OLDER LORRIES

CONSTRUCTION

Aldar awards $462m Yas Acres contract

CONSTRUCTION

Abu Dhabi’s Aldar ‘to issue tenders for four projects’

6 JUNE 2017

Video: big Project ME Contractors Cup 2017

There was some useful advice in your recent article (‘Wake up to truck safety: Strategies for Gulf fleet operators’, February 8). As the article points out, a tired driver behind the wheel can turn a very safe and modern truck into a dangerous or hazardous truck. But let’s not forget that not all trucks on the roads of the region are ‘very safe and modern’. It is time to take older trucks off the roads for the safety of all – and, of course, the environment.

Name withheld, via email

ON TOPIC

ANALYSIS

Golden Opportunity Q1 of 2017 is behind us, and Cluttons reports on the state of play, and opportunities, in the residential, office and retail sectors in the Kingdom of Bahrain

W

eakening economic conditions, a tapering off in demand for oil and gas, and an increase in real estate supply have led to increased pressure on Bahrain’s real estate sector. The result is a market defined by increased incentives, adjustments and service quality from landlords and developers, as they fight to remain competitive in the market.

The results in the Cluttons Bahrain Spring 2017 Property Market Outlook show that this is now a golden age for occupiers in Bahrain, with historically low prices, a strong selection of exceptionally well managed facilities, and a developer approach that is inherently focused on market-suitable properties.

Residential Market

Cluttons finds that the relative stability of residential rents across the Kingdom’s key expat-dominated submarkets appears to have ended following a largely flat 2016. 2017 has marked a change in conditions, with rents retreating across the board during the three months to the end of March. In real terms, this equates to a monthly fall of roughly BD80. Apartments (-8.3%) experienced a sharper rate of rent corrections than villas (-6.9%). However, both segments of the residential rental market experienced the fastest rate of decline since 2009 during Q1. “Weaker economic conditions alone are not to blame for the correction now underway in the rental market in Bahrain. There has JUNE 2017 7

ON TOPIC

“2017 has marked a change in conditions, with rents retreating across the board during the three months to the end of March. In real terms, this equates to a monthly fall of roughly BD80” been a surge in the number of new residential developments being sold in the market, most of which are being acquired by Bahraini or other Gulf investors. A significant amount of this stock is filtering through to the rental market, which is pushing supply ahead of demand – albeit with a significant upside for renters and occupiers,” says Faisal Durrani, head of research for Cluttons.

Harry Goodson-Wickes, head of Cluttons Bahrain & Saudi Arabia, adds, “A lack of easy access to debt financing may deter purchasing appetite. Paradoxically, high volumes of unsold stock will also contribute to capital value volatility. For now, the difficulty around controlling supply lies in the hands of developers who are promoting favourable payment plans. Those developers who continue to succeed in these difficult market conditions have focused

on stock that meets specific market needs, and have a strong track record of development in the Kingdom and across the Gulf.”

The Cluttons Bahrain Spring 2017 Property Market Outlook forecasts that a correction in residential values is highly likely, particularly if the sales supply pipeline continues to expand unchecked at current rates.

Goodson-Wickes concludes, “For the rental market, we forecast rents to continue dipping, with average rental rates likely to end the year 10-12% down on 2016, as the economic pressures both within Bahrain and around the region remain in place. We are however somewhat optimistic that 2018 will see a return to stability, should government infrastructure spending drive up overall economic activity levels in the way we expect.”

Performance of residential units during Q1, BD/Month

Performance of office rents during Q1, BD psm/Month

1,400

Apartments

Villas

1,200

12

Fitted-out space

Shell and core

10

1,000

8

800 6 600 4

400

2

200 Juffair

8 JUNE 2017

Amwaj Islands

Al Seef

Reef Island

Saar

Adliya

Al Seef

Financial Harbour

Diplomatic Area

Bahrain Bay

ON TOPIC

Performance of retail rents in some of Bahrain’s key submarkets, BD psm/Month Al Seef

Amwaj Islands

Isa Town

Riffa

14 12 10 8 6 4 2 Q1 2016

Q2 2016

Office & Retail Market

2016 proved another stable year for Bahrain’s office and retail property markets, with no movement in headline rents reported across the Kingdom’s key retail submarkets in Q1 of 2017. In the office market, rents have slipped in some locations to the most attractive levels on record.

Goodson-Wickes comments, “Our agency team has worked with several landlords who have now broken rank to lower rates and drive occupancy levels in the office market. In addition to lowering rents, we are working with them to focus on incentives and high-quality property management services, to create more favourable leasing terms in a difficult market – this includes free parking, for example.”

Durrani elaborates: “Our concern for the outlook of the office market remains, with the proposed value-added tax (VAT) introduction across the GCC and the potential increase in operating costs for international occupiers already grappling with a strong US dollar. An extra 5% charge on top of rents and general operating costs may well suppress activity for longer. This does not however currently sit in our central scenario, and we are optimistic for a heeded

“For the rental market, we forecast rents to continue dipping, with average rental rates likely to end the year 10-12% down on 2016, as the economic pressures both within Bahrain and around the region remain in place”

Q3 2016

Q4 2016

Q1 2017

approach to allow the market some time to gain footing, with signs of stabilisation or even a recovery in 2018.”

New schemes in the retail sector such as The Avenues, which is being developed at a cost of BD45 million and is planned to open later this year, in addition to the region’s largest IKEA store, which is scheduled to open in mid-2018, underscore the confidence being placed in the sector by occupiers, as Bahrain continues to strengthen its retail offering. The Cluttons report concludes that this has been achieved by drawing on appetite from weekend tourist traffic from Saudi Arabia, while also catering to domestic appetite for a more sophisticated retail offering.

Supply Surplus

Traditionally, a significant amount of surplus stock filters through to the rental market, pushing supply ahead of demand and contributing to a widespread destabilisation of the rental market. Of course, this puts tenants in an increasingly strong position, as they can cherry pick from a range of options on the market.

The extent of this burgeoning supply surge is reflected by the fact that over 4,100 units are slated for completion within the next two years. By 2020, over 7,100 units are expected to have been added to the existing residential supply.

The knock-on impact on sales prices from the sudden boost to supply appears yet to materialise, with residential values holding steady, remaining unchanged for six consecutive quarters. At the end of Q1 2017, average residential capital values stood at BD948 per sqm, with apartments on Reef Island (BD1,233 per sqm) and villas on Amwaj Islands (BD1,275 per sqm) remaining the most expensive in the Kingdom.

To an extent, the unique nature of these two locations and their high level of appeal among Bahrain’s expatriate community is likely to shield values from extreme volatility. However, it is our view that trouble may be brewing for the residential market, unless developers are able to restrict the number of sales per person and tighter regulation around the general resale of homes emerges.

JUNE 2017 9

ON TOPIC

ANALYSIS

Capital Property

Property prices in Abu Dhabi came under pressure in Q1.

Manika Dhama, senior consultant, Strategic Consulting and Research at Cavendish Maxwell, reviews the drivers and future scenarios

P

roperty Monitor saw price declines continue in Abu Dhabi during Q1 of 2017. Apartments in Al Ghadeer, Al Reef Downtown, and villas in Al Raha Gardens and Al Reef all experienced annual declines of more than 1.0% on average.

Downward pressure on housing demand is expected to continue in Abu Dhabi, due to job uncertainty resulting from high-profile mergers of government-backed entities. These could also result in a readjustment of employee benefit packages such as housing allowances, thus softening demand and resulting in further price declines.

According to Property Monitor, the UAE’s only real estate data platform offered by RICS-accredited property professionals Cavendish Maxwell, apartment and villa rents in Abu Dhabi investment zones also continued to decline in Q1, and declines were more pronounced among two-bedroom villas in Al Raha Beach and four-bedroom villas in Al Raha Gardens. These types of units exhibited quarteron-quarter declines of 2.2% and 3.3% respectively. Larger units are facing occupancy pressure from weakened demand, as job insecurity continues in the emirate, especially for senior level executives.

Residential Supply

Approximately 1,200 residential units were completed during Q1 of this year in Abu Dhabi investment zones. Nearly 83% of the total number of units completed in the quarter were apartments, with the majority located in the Saraya, Corniche area. New project announcements during Q1 included Aldar’s mid-market housing at Reem Island and Yas Island communities, as well as Manazel’s 2,500 affordable villas project 10 JUNE 2017

in Ghantoot, part of the next phase of Al Reef development. There are an additional 7,800 units scheduled for delivery during the remainder of 2017, concentrated primarily in Abu Dhabi City and Al Reem Island.

Macro-Economic Environment

Economic recovery in Abu Dhabi will be linked to oil price stability and government spending. The emirate’s economy is expected to achieve a growth rate of 3.5-3.7% in 2017, according to the Department of Economic Development. Infrastructure spending will lead the growth charge, with projects worth $64 million approved by the Executive Committee as part of the Abu Dhabi Plan in March 2017. Positive signs at the start of the year also came from oil prices stabilising close to the $50 a barrel mark, after OPEC announced output cuts in November last year. This should ultimately have a positive impact on the UAE federal budget, as hydrocarbon revenues are still the main contributor to the national economy.

However, concerns still remain over the demand outlook and return on investment for sectors such as real estate, transport, tourism and retail. The effects of lower oil prices and cuts in government spending during 2015 and 2016 continue to put pressure on non-oil business sectors in the emirate.

Rent declines and a strong dollar could balance rising consumer prices, which are expected to be pushed higher this year due to rising utility and energy costs, and school fees. The rise in the rate of inflation is expected to continue throughout this year, with a spike in 2018 with the VAT introduction.

ON TOPIC

“Approximately 1,200 residential units were completed during Q1 of this year in Abu Dhabi investment zones. Nearly 83% of the total number of units completed in the quarter were apartments” Mortgage rates in the country are expected to rise in tandem with US federal rate increases. The first such increase was effected by the UAE Central Bank in March 2017. Current consensus predicts two more US federal rate hikes of 0.25% each this year. First-time buyers taking out a mortgage will have to realign their budgets accordingly, and banks in the UAE have been offering incentives to cater to a wider base of buyers.

Looking Ahead

Supply pressure will be felt more strongly on projects that are undifferentiated from existing stock. This covers units that offer ‘more of the same’ in terms of amenities and size, with payment plans weighted heavily towards pre-construction payments, as opposed to post-handover.

Housing budgets have come under pressure in recent months, and with new supply entering the market, areas with existing supporting infrastructure will see tenants moving to new areas, provided the rent payout does not squeeze budgets. Landlords may need to provide incentives to entice tenants, over and above flexibility of payment.

Market activity has slowed in the past 12 months, and consumers are more cost-conscious today. Any improvement in transaction levels is thus only likely when developer offerings are adjusted to current demand dynamics, from both regional investors and end users.

Developers need to respond to current consumer needs by planning more efficient designs and launching lower priced inventory, especially options targeted to end users.

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ON TOPIC

OPINION

01 Cathy Christer is a partner at Godwin Austen Johnson.

What is Good Design Practice?

Cathy Christer, partner at Godwin Austen Johnson, details the many facets of good design practice Communication is key so that the client and designers understand these aims and the technical or regulatory considerations, and agree on how to manage the key decisions through the design, construction and putting to use of the buildings.

Modular Design

01

G

ood design is about meeting the aspirations of the client, while conforming to regulations, technical standards and budget.

It is very important to listen to the client’s requirements, to fully understand the brief and to respond appropriately. It’s key that designers understand clients’ aims for the project, how the buildings will be operated, and if they will need to be adapted through their lifetime. This information will shape the level of design, guide any future proofing or flexibility provisions, and highlight any sustainability and efficiency targets.

12 JUNE 2017

I believe that designs should be standardised where possible, and that there are benefits to considering a modular approach for off-site assembly and testing prior to installation. A modular approach in the right application can offer considerable benefits by ensuring that the required quality is benchmarked in an approved prototype, which is then used as a template for the repeated elements. The working conditions in a factory environment should be managed to ensure improved safety, quality and speed.

The design approach as a whole needs to be analysed carefully from the outset, so that a modular approach is applied where of benefit, and equally, a bespoke approach is applied where unique solutions are required.

All About Energy

Energy efficiency is an intrinsic part of good design, and is now a key interest of clients.

This is not only because of the government’s green initiatives or because of aspirations on corporate social responsibility, but also because of an understanding that an efficient building reduces energy and water costs, and

helps the company’s bottom line.

With improvements in metering and visibility of consumption, the results of an energy-efficient approach are now tangible and measurable. There is a clear understanding that if a building is designed efficiently and operated well, it will cost less to run.

Energy efficiency is an area of rapid change, with new systems and techniques coming onto the market. One interesting area is smart facades – implementing strategies to manage and reduce radiant and convective heat loads outside the building before they can reach the building interior. A high-performing facade or double skin façade can have a significant impact on reducing loads at source.

I am also interested in solar cooling systems, which can translate unwanted solar thermal energy into a cooling source; these have in the past been prohibitively expensive, but are likely to become more mainstream as the technology reduces in costs.

The debate on renewable energy continues, and I feel it’s important to analyse each system against the building usage to assess the likely benefits on a bespoke basis.

In cases where the systems can add real costefficient benefit in terms of reducing loads and bills, it makes sense that these be considered.

MEP Challenges

A key challenge for MEP design is to ensure that design considerations are considered and included at an early stage in the building’s

ON TOPIC

design. The architectural, structural and MEP designs are intrinsically linked, and should be progressed in a multi-disciplinary manner, from the initial design stages to ensure a successful design.

Passive cooling load reduction, primary systems selection, plant space, primary routing and the use of renewable energy systems are all considerations that need to be assessed early in the design, with appropriate provisions made.

Another key MEP challenge is to ensure that sufficient time is allowed in the construction programme to fully test, set to work, and commission the building’s systems.

This is a skilled and iterative process that requires sufficient time to be successful.

The thing with MEP engineering systems is that each design is ultimately bespoke – no two buildings are the same. This is an interesting part of the job, and requires us to have a robust design methodology and gateway process to ensure that each design

is completed in a methodical and accurate manner, with the flexibility to adapt to the particular project requirements.

Yes, a chilled water system is a chilled water system, but the building function and primary cooling system will drive different solutions. A hotel may require cooling to large commercial kitchens and 24/7 operation, whereas a school will require operation primarily during school hours in the week, with the facility to operate during out-of-hours events. These two very different requirements will drive different design solutions.

It is a case of assessing from the outset what is required, establishing a design basis, and continuously testing this to ensure the assumptions at the outset still hold as the design progresses.

The importance of synergy

Good communication between the client and the design team is vital to good design,

and to the overall success of a project. A good flow of information and management of expectations means everyone is on the same page throughout the design and construction process. Projects where this is a success have a particular drive and energy – the client, designers and construction team take pride in a common goal.

On time and within budget

Being able to bring in a project on time and within budget is a daily challenge, and it is important that we start from firm foundations, manage change carefully and communicate well throughout the lifetime of the project. This is easy to say but not so easy to do; constant focused effort and awareness is required from the designers, not only to design well and meet various technical requirements, but also to continuously communicate, interact and respond appropriately to feedback.

JUNE 2017 13

IN PRACTICE

14 JUNE 2017

IN PRACTICE

INSIghT

Building a Smarter Tomorrow Can you upgrade an existing city? How do you get a smart city project off the ground? How do you approach the development? Middle East Consultant discusses all this and more with four regional experts mart cities are connected environments that can access data from a multitude of sources within the city. Data can be read from sensors on streets, from security cameras, and even from applications and connected/smart devices such as laptops, smartphones and tablets. Smart cities can ingest this data, analyse it, and take or suggest actions in relation to specific goals such as enhancing quality of life, conserving power, increasing efficiency and even reducing costs.

Around the world, smart cities are a hot topic; and within the Middle East, and more specifically the UAE, there has already been significant progress. Dubai has in fact been in the news on several occasions. The Dubai Smart City Strategy was finalised in 2013/2014, a Smart Dubai Office (SDO) was formed in 2015 with a mandate to launch 100 smart city initiatives at the regional level, and Dubai Design District (D3) is already serving as a proof of concept for Dubai’s JUNE 2017 15

IN PRACTICE 01 Labib Mata is chief business officer of NXN group.

Smart City Strategy. Earlier in the year, Dubai’s Roads & Transport Authority also announced that it would launch autonomous flying drone taxis in the summer of 2017, as the first step in its journey towards providing autonomous transport for residents.

One question that comes up 01 during discussions about smart cities is whether it is possible to transform an existing metropolis.

This question is also normally accompanied by another, perhaps more crucial one: Is it worth it?

These are valid questions if you consider that there are thousands of established cities around the world, each with its own unique challenges. With regard to whether or not it’s worth doing, that too is very relevant as liquidity challenges continue to put pressure on budgets in the public and private sectors.

02 “It can certainly be done, but it will definitely be costlier and may not be on par with a new development, as there could be areas that would be quite challenging to transform or too cost-prohibitive. In addition, the legal framework and regulations may not be ready to adapt to these new technologies, either for a new development or for an existing city. For example, the Danish prime minister stated that Denmark is not ready for technologically driven advancements, and said that the nation needed to be equipped to deal with the popularity of the sharing economy by modernising regulations,” explains Nour H. Kassassir, VP and MEA CIO at Parsons.

In this respect, some Middle East cities are in a better position, as many cities are still developing. “We are in an emerging market, it has new infrastructure and new developments, which makes it easier

02 Nour h. Kassassir is VP and MEA CIO at Parsons.

to inherently embed a lot of the technologies and requirements, as part of the infrastructure that’s being built,” says Labib Mata, chief business officer at NXN Group.

In contrast, Phillipa Grant, senior consultant at AESG, believes that transforming established cities has advantages.

“Smart city elements can certainly be integrated within existing cities, in fact many of today’s smart cities were pre-existing and have adapted in line with advancing technologies. Transforming an existing city into a smart city has the added benefit of market knowledge and understanding, allowing efforts to be focused on city-specific challenges.”

Grant admits, however, that there are also challenges to this approach, particularly with regard to residents. “Smart cities rely on the support of the community to operate as designed. Gaining community engagement and commitment to smart city initiatives can be challenging, and requires a sustained effort to gain traction and achieve results.”

Matta agrees. “People play a big role in smart cities. It’s about inclusion, innovation and driving innovation through people, and of course, how do you ensure accountability for those smart initiatives?

It’s not just that we’re going to do this great thing and everybody is going to be happy. The reality is that there are certain things that people may want that you’re not going to be able to deliver, or you’ll deliver something else entirely.”

“The use of technology would allow a city to run itself efficiently, and would provide a partial solution to the various problems plaguing our cities, such as traffic, pollution, water supply and industrialisation” 16 JUNE 2017

IN PRACTICE

Jason Lewis, Limah Design Consultants’ founder and managing director, reckons that transformations of existing cities is on the rise, and cautions that picking the right tools for the job is a must.

“We are seeing more and more transformations that lead us into a smart city in the UAE. The challenges are first of all to bring the right tools into an already developed infrastructure. We do not want to redevelop everything from scratch, but we do want to make the best decisions, and facilitate the smooth integration into a new, futureready environment, where connectivity and user experience are at the forefront.”

Smart Advantages

Smart cities can offer hundreds of potential benefits to residents and governing bodies. However, it’s important for decision-makers to outline requirements right from the outset. In doing so, a number of pressing challenges can be addressed.

“The use of technology would allow a city to run itself efficiently, and would provide a partial solution to the various problems plaguing our cities, such as traffic, pollution, water supply, electricity supply

and industrialisation. A smart city could offer efficient management of limited natural resources (water and energy), connected mobility that allows for the easy transportation of citizens, and with connected mobility, fewer cars are needed. This would reduce climate change by reducing the carbon footprint,” elaborates Kassassir.

Grant builds on that sentiment. “Data collection and integration of smart city technologies can result in a high-efficiency city, often with associated sustainability benefits. A good example can be found in Barcelona. Sensors were installed for public parking spaces citywide, enabling residents to identify available parking spaces before arrival, thus reducing driving time and vehicle emissions. The data collected also enables more effective future urban planning based on parking patterns. While such strategies remain independent and relatively simple, smart cities will continue to develop and evolve over time.”

Smart cities can obviously offer a lot of benefits, and in countries like India, they may also be the only solution to addressing urban expansion. A recent UN report showed that India will add the greatest number of people to its urban population in the next 50

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JUNE 2017 17

IN PRACTICE 03 Phillipa grant is a senior consultant at AESg.

years, with a projected 500 million people living in its cities by 2050.

The report concluded that smart cities could be built to help existing cities tackle this growth in population.

The Right Approach

Before governments and residents 03 can reap the benefits of smart cities, they have to be financed, built and tested, and bullet-proof legislation has to be put in place. Matta points out: “A smart city solution involves and requires a lot of stakeholders – these aren’t just people running infrastructure, but people living in the city. Their business is living in the city, and there are government entities defining policies and regulations. There are also people responsible for finding technical directions within these various government entities or authorities, whether it’s at the government level 04 or the city level.”

Kassassir is quick to stress that smart cities need a benefactor to get off the ground in the first place. “You need to have a business sponsor that can drive mandates and impact regulations, such as a city governor. The initiative for starting a smart city project must be initiated by the city governor’s office or an equivalent body. An actionable smart city strategy (master plan) must be developed for the city, which should define the vision and objectives of the strategy, as well as the framework for implementing the strategy, which should be the required policies and regulations by which the public and private sectors need to abide. A smart city blueprint must also be developed to outline a coordinated strategic direction for all stakeholders to implement the smart city platform.”

In terms of actual execution, Grant adds: “From a sustainability perspective, we have traditionally focused on collection of energy consumption data, in order to identify target areas for energy conservation measures, as well as to encourage energy reduction through behavioural changes. However, many other smart city initiatives improve the city’s sustainability as a by-product of efficiency, such as smart infrastructure planning in response to demand patterns, to increase efficiency and reduce waste.”

Lewis weighs in. “When it comes to starting new smart projects, 18 JUNE 2017

04 Jason Lewis is the founder and managing director of Limah Design Consultants.

we have no real limits and sometimes come up with some wild and futuristic ideas. But what’s interesting is often we can find the early beginning of these ideas in the market being developed. Once we present these ideas, they can be developed further into working models that can be implemented in the near future.”

Digital Concerns

At the heart of every smart city lies a digital network that ties the hundreds of thousands of individual components together.

Without this network, gathering and sharing data would be impossible, and unfortunately these networks can come under attack from nefarious individuals for various reasons.

“Hackers are tech-savvy and continue to grow their skill sets.

With every hacking attempt that is stopped before or after it occurs, the hackers use the experience to engineer new attacks. Hackers are here to stay and will not be going away anytime soon, if ever. To protect against individuals trying to compromise systems, cyber resilience should be at the core of smart services and systems, and especially a city government that’s working towards creating a smart city,” warns Kassassir.

Matta’s firm is well aware of these concerns and already working to mitigate them. “Cyber security does not only apply to PCs and servers anymore. We’re talking about cyber security from our perspective, which is more related to city infrastructure. So we’re talking about how we protect the electrical grid, the water grid, how do you protect the airport and other transport systems, the critical infrastructure. Cyber security has been there for a while, and yes, it’s now becoming an even bigger thing, but we also don’t want to miss the point that there is a bigger picture here, which is the infrastructure of the city or the district. We feel that the protection of the data and the attacks on that infrastructure is very critical to the success of any city or nation.”

Leaders in Project Management

www.hillintl.com

IN PRACTICE

INTERVIEW

Focused Future David Cox, managing director of Mott MacDonald Middle East and South Asia, chats with Middle East Consultant about adapting to market realities and building stronger relationships with clients through a focus on delivering value ott MacDonald is a veteran of the Middle East with a vast portfolio of iconic projects and an impressive roster of clients. The company’s history in the region began in the early 1900s, when Sir Murdoch MacDonald – one of the company’s founders – was involved in developing irrigation systems in the Nile Basin. The company’s regional presence has grown since those early days, and it is now in seven countries, with five principal offices and about 1,500 staff.

In the UAE alone, the company has worked on projects such as Masdar City, Abu Dhabi’s Surface Transport Master Plan, the Um Al Nar power and desalination plants, phase one of the Dubai Marina, the Palm Jumeirah Monorail, and the Emirates Float Glass Plant, to name a few. The company is also working on the UAE’s first nuclear project, the Braka Power Plant in Abu Dhabi.

Today, despite the liquidity crunch brought on by lower oil prices, the consultancy has a healthy pipeline of projects, and it believes that Middle East countries will get back on track in terms of investing in infrastructure and other important country assets.

“The market is adjusting to the new normal oil price, and in the next two years we are likely to see increased commitment to infrastructure and key nation-building assets across the region.

Already, a significant amount of consultant time is being delivered

20 JUNE 2017

around advising on the best and most efficient ways to deliver vital infrastructure, and we are proud to be part of that,” says David Cox, managing director at Mott MacDonald Middle East and South Asia.

He elaborates: “In terms of delivery on the ground, this is likely to materialise in 2018. Partly through necessity, this will include increased private sector participation in terms of financing and procurement, and we believe that this will improve discipline and value at the sharp end of delivery.”

The consultancy expects the UAE and Qatar to ramp up their focus on infrastructure and development in the near future, in support of Expo 2020 and the 2022 World Cup respectively. “Qatar and the UAE are focused on event-oriented programmes, and these are now getting fully into construction mode. This is helping to drive the market, whilst the commercial sector, in terms of new schemes, has quietened down.”

Forward Focus

To keep pace with rapid changes in the region, the company is focusing on its internal structure and processes. “The ability to be agile in how we deploy expertise will be a key part of our future, as the region continues to change at a far quicker pace than other parts of the developed world.”

Last year, the company launched a new selective focus strategy that began with focusing on itself, to ensure that it had the resources to execute projects in core countries with key clients. The company says this focus enabled it to grow its business in the region despite difficult conditions.

Mott MacDonald also launched a new brand identity in 2016, and says it embodies focus, approaching opportunities and connected thinking.

IN PRACTICE

JUNE 2017 21

IN PRACTICE

“Qatar and the UAE are focused on event-oriented programmes, and these are now getting fully into construction mode. This is helping to drive the market, whilst the commercial sector has quietened down” Cox believes the private sector has to adapt to new market conditions in the same way that regional governments have had to, to attract new investment. “The private sector has to change rapidly too. We’ve strengthened our strategy and client proposition, so that we are delivering enhanced benefits to our clients and the societies we work in. Going forward, I see a few key themes being increasingly important in all that we do with our clients: funding, project cost and carbon reduction, and the impact of technology.”

Prevalent themes

Mott MacDonald has plenty of experience in terms of alternative financing. The company has worked in Kuwait and Bahrain, and says 01

22 JUNE 2017

both countries now have a mature way of procuring investment. Cox says that one of the drivers for investment is “predictability of the pipeline”, and that this is not present in all countries in the region at present.

“The need to ensure value for money, plus the fact that internationally recognised PPP procurement structures don’t align exactly with the reality of many of the local arrangements, means that the challenges are unique and demand a local presence supported by global experience, which is what we have. The urgency of the need for delivery of long-awaited infrastructure in Saudi Arabia has also created what now must arguably be the largest PPP market in the region. Our positioning as the market leader in PPP technical advice is key in this territory.”

IN PRACTICE

01 Mott MacDonald carried out structural and building services design for six residential towers and infrastructure at Dubai Marina.

02 The firm provided structural engineering services and site supervision during construction of Mall of the Emirates, Dubai.

03 The consultancy is working with Dubai Municipality to develop a strategic integrated waste management master plan.

02

Lower oil prices have had a major negative impact on regional budgets, but they have also pushed governments and decision-makers to further explore alternative funding and technological innovation.

Cox elaborates: “Studies show that the use of technology will save significant costs in both the CAPEX and OPEX phases of the finished asset. We are now able to automate elements of a design to produce information at a pace not thought possible a few years ago. Clients are keen to reap the benefits, but until all links of the supply chain are at the same stage of technological maturity, we won’t see the returns fully materialise.”

One other avenue that Mott MacDonald expects to take off in the region in coming years is carbon reduction and management. Cox believes it will have a major impact on bottom lines and the environment, and will provide a solid pipeline of work for his consultancy.

“We’ve launched our Carbon Management Portal, the first BIM-enabled 03 carbon calculator, which can help clients cut costs and spearhead innovation. It provides essential information at the planning and design stages, where savings can be made, and can also be used across sectors. The portal is populated with data that already supports optioneering in all markets, with datasets continually refined and tailored to our key regions worldwide.

We also have plans to launch it in the Middle East to serve regional clients, and we are very excited at the opportunities that it will bring not only to our clients but also the communities as a whole.”

Cox says that by using the portal, his firm was able to plan a roadmap for a regional client up to 2030, and reduce

its use of carbon by 38-56%. In doing so, the consultancy enabled the client to realise OPEX savings in excess of $381m. Cox is of the opinion that although work like this is only occasional today, it will become business as usual in the next two years.

The environment is a big part of Mott MacDonald’s focus, according to Cox. He says that the consultancy adopted an innovative approach to the Dubai Creek Harbour development, after learning from international developments in the US, to deliver what he says will be the best in Dubai.

Cox concludes, “We’re committed to building a better community for all, and we think that this will ultimately also help us build healthier relationships with clients. We remain committed to the region, and this is backed up by a future commitment to remain present in the Middle East, as one of our core territories of operation.”

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IN PRACTICE

INTERVIEW

The Mastermind

Planning and designing a community from scratch is no small feat. Here, Middle East Consultant speaks to Elie Mrad, head of architecture at ARADA, about Sharjah’s Nasma Residences, architecture and his inspiration RADA is one of the UAE’s newest property developers, and is a joint venture between the Basma Group and KBW Investments. The Basma Group was set up in Sharjah in 2005 and is part of Sheikh Sultan bin Ahmed Al Qasimi’s portfolio, while KBW Investments was founded in 2013 by Saudi Arabia’s Prince Khaled bin Alwaleed bin Talal.

The developer opened in Sharjah in January of this year, and now employs 20. But despite its limited time on the market, ARADA is already working on multiple projects, including the five-star, $100m Majlis Grand Mercure Sharjah, the Novotel Sharjah Expo Hotel and the Nasma Residences community.

Nasma Residences was announced on March 21, and phase one – consisting of 107 units – sold out in less than a month. What’s even more impressive is that the master plan and design went from blank canvas to launch-ready in just four short months.

“I joined ARADA in January, and immediately started working closely with our CEO. We began addressing and establishing rules and principles, and I think we were quite successful because of that. The design of Nasma Residences took four months, and we’re already in the sales process. It usually takes longer than four months to complete a master plan, but we worked hard and I’m proud of the fact that we came up with all the plans and documents in such a short period of time,” says Elie Mrad, head of Architecture at ARADA. Mrad was born in Lebanon and says he has “always been interested in architecture”. He earned his bachelor’s degree in Architectural Engineering at Beirut Arab University, and then moved to Australia to complete a master’s degree in Architecture and Urban Design (Dean’s list of honours) at the University of Sydney.

24 JUNE 2017

The 40-year-old draws inspiration from the architecture he grew up with in Lebanon, but is also fascinated by European cities. “I always look at the relation between the architecture of buildings and the city, and how the architecture echoes the rich European culture.”

Asked to elaborate on European developments that speak to him, Mrad recalls the new headquarters building for Antwerp’s Port Authority. “The building was designed by Zaha Hadid Architects, and I really enjoy looking at it. The new structure sits on top of an existing heritage building, so you can see the power of the design, as well as the relation and contrast between old and new. The building is also located next to the river, which itself is significant to Antwerp city in terms of logistics and transportation. When you look at this structure and its position next to the river, it’s a very interesting combination, and it makes a statement in terms of how contemporary architecture can mesh with traditional European heritage buildings.”

Architectural Experience

The father of one has a wealth of experience, having previously worked at Dewan Architects & Engineers, Venture International and Kann Finch. He has completed projects in Australia, Africa, Lebanon and across the Middle East.

In the UAE specifically, he has worked on developments in Abu Dhabi, Dubai, Sharjah and Fujairah, and is proud of two projects in particular. The first is Dubai Festival City, a development he worked on while based in Australia, and the second is his current focus in Sharjah, Nasma Residences.

“It’s a nice challenge to work on a residential development in Sharjah. It’s the first project of this type for me, and I tried to deliver a contemporary community by addressing all the requirements that were made by the customer and developer. It was challenging and fulfilling to achieve the design intent,” Mrad says with a smile.

IN PRACTICE

“I have a personal statement that explains my design process: complexity is part of my design process, while simplicity is my goal. When I design, it is done with context, and this context is complex due to the factors around us�

JUNE 2017 25

IN PRACTICE 01 Nasma Residences will offer more than 800 villas and townhouses. Phase one has 107 units and phase two has 185 units.

02 Each neighbourhood in the development has its own park and children’s play area, each of approximately 32,000sqft.

Nasma Residences is a residential community development funded in full by ARADA. The project, when completed, will boast more than 800 villas and townhouses, and will feature a 13-acre destination park, two smaller community parks, a shopping mall, a mosque, a clubhouse, an international school, a nursery and a medical facility. ARADA says it is planning to appoint a contractor in July of this year, and expects work to then begin on the development immediately.

When approaching projects, Mrad has a clear process. “I have a personal statement that explains my design process: complexity is part of my design process, while simplicity is my goal. When I design, it is done with context, and this context is complex due to the factors around us, such as the build environment, the urban fabric, the culture, the weather, in addition to the requirements put forward by the client and authorities. I try to put everything together, re-examine

“It’s the first project of this type for me, and I tried to deliver a contemporary community by addressing all the requirements that were made by the customer and developer. It was challenging and fulfilling to achieve the design intent” 26 JUNE 2017

it, restudy it and reinterpret it, and achieve an outcome. This outcome will be an object, either architecture or urban space, and this outcome will be to interface with human beings. That’s why – at the end – it should be a simple outcome. This is the way I look at simplicity and complexity. You 01 can’t reach a simple outcome without going through complexity.”

Mrad also believes regional developments should follow global best practices but remain distinctly regional. “You have to make sure that you have a strong connection between the place and the people. The nature and the build form, understanding the culture, and responding to human needs and the environment are very important things. You have to create something with distinct beauty and identity.”

Master planning Nasma

Speaking about Nasma Residences and his approach to the project, Mrad says he relied on his design process to quickly and thoroughly deliver a solid master plan and design. “We looked at all the components in a complex way, and we addressed everything to ensure the outcome was a contemporary community which addressed local needs. Nasma offers urban parks, which are ideal for serving neighbourhoods. These parks act as the heart for the cluster, and function as a sort of connection between buildings and parks. We have around five or six different types of villas; all of them are different, but in a good way. At the end of the day, it’s a coherent neighbourhood.”

Modern developments are increasingly being developed to provide complete living environments for residents. This allows residents to have more active lifestyles after work hours, while reducing the burden on a city’s transportation network. As a new development, Nasma is designed to be a self-contained community with world-class amenities.

“We will have retail space, medical facilities and a school, so Nasma is a place for couples, families, kids and elder people. We had a lot of challenges and we tried to achieve a good design solution. For example, with the land subdivision we had a challenge to achieve the requirements put forward by the authorities, so we came up with a cul-de-sac street topology. This allowed us to turn streets into places that people could actually use beyond just parking their cars,” comments Mrad.

Sustainability is a hot topic in the region as well as globally, and that was indeed a key element in terms of Mrad’s design goals for the

IN PRACTICE

“The design of Nasma Residences took four months, and now we’re already in the sales process. We worked hard and I’m proud of the fact that we came up with all the plans and documents in such a short period of time” villas within the development. Nasma offers a mix of two-bedroom townhouses, three- and four-bedroom semi-detached villas, and fivebedroom signature villas. All in all, the project boasts a total community size of approximately five million square feet, with approximately 40% of the development earmarked as green space.

Mrad elaborates on the design of the villas within the development: “All the space inside each structure is important to us, whether it’s a living room, bedroom, kitchen and even the toilet. We focused on making sure that these spaces were naturally lit and cleverly ventilated, which means you reduce power consumption in terms of lighting and air conditioning. I’m pleased that we were also able to overachieve in terms of the backyard space for the villas. We created more green spaces for each villa, and there’s plenty of green spaces in the urban space of Nasma as well.”

Mrad is also quick to point out that some of the countries in the Middle East are the place to be for architects, thanks to a willingness to experiment and embrace the future.

“I think all the architects that work in the Middle East are quite lucky. It’s the place where you can imagine the future, and it’s a place where developers are not only after creative ideas, but also a future that’s yet to come. From my point of view, imagining a future in architecture is quite important, and it’s already happening here.”

The mastermind behind Nasma Residences wholeheartedly believes that architecture is about more than just style and global practices. “It’s about thinking, and it’s about examining ideas and implementing them.

Architecture is now a collaborative thing; as an architect, I work in many dimensions, and there’s nothing quite as exciting as imagining the future.”

02

JUNE 2017 27

ON SITE

28 JUNE 2017

ON SITE

CASE STUDY

Mihai Flamaropol Rink Under the watchful eye of Arcadia Engineering, Bucharest is scheduled to have a new Olympic-class ice skating rink and mixed-use athletic facility

omania’s old Mihai Flamaropol Rink has made way for a new Olympicclass skating rink. The project is slated for completion in two years, with an estimated cost of approximately $31m.

The skating rink is in the National Sports Complex in eastern Bucharest, near the National Arena, with Louis Berger acting as the client’s project consultant.

The venture is being managed by Romania’s UTI Group and Italy’s Astaldi as a general contractor, while Arcadia Engineering was appointed general designer. “The full land plot is owned by the Bucharest municipality, and inclusive of parking space, it is 26,319sqm, with a total built-up area of 19,511sqm and footprint (ground floor) of 9,573sqm. Arcadia is responsible for the master planning, architecture, permitting, structure, MEP, as well as International Ice Hockey Federation (IIHF) compliance in adherence with the IIHF Ice Rink Guide,” explains Florin Nistor, director general, Arcadia Engineering.

These requirements include everything from camera positioning on-site to locker room design, with extremely detailed parameters and stipulations. The work, from inception to detailing, is part of Arcadia’s scope for the large-scale project. The trapezoid building will be flanked on one side by easily accessible parking from the main boulevard, which allows for 119 cars plus media vehicles and team buses/shuttles.

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ON SITE

Building and green space The floorplan of the building includes a semibasement, ground floor and four floors, and the fourth will function as a loft. From street level, the highest point of the new structure will be 25.29m high. “From the terrace of the loft, a person will be able to experience the design of the development, which includes a park and a lake. This was done to increase greenery in the area, and allows for natural integration into the structure,” says Nistor.

All-in-all, a total of 6,489sqm of new green space will be integrated into the community once the development is completed. Nistor points out that the designs drawn up for this project were conceived with the idea of strict energy-saving, and actively work to recover heat from the ice chiller system.

Roofing and lighting The roof covering the rink spans 55.6m and is column-less. “It uses a spatial structure that hosts a walking terrace, which allows attendees to enjoy the outdoor space,” comments Nistor.

In terms of lighting, building orientation and landscaping on the west side of the rink were carefully considered to maximise natural light. Nistor also says light refraction can be kept under control during events.

The inclination of the west façade was also deemed important, and studies found the best position for interior lighting. Interior lighting was designed taking HD broadcasting into consideration; the lighting system is designed to account for potential light refraction coming off the ice. The idea, according to Nistor, was to avoid interfering with the visual systems needed to record and broadcast content.

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ON SITE

Capacity and layout Replacing the previous Mihai Flamaropol rink, the new skating arena is designed to seat a total of 3,137 guests. In addition to the skating space, the facility will have a gym, a swimming pool, a basketball court, indoor climbing installations, a spa and a sauna.

There are also commercial areas which can potentially be used to house F&B and retail outlets. The multifunctional sports centre and the skating rink together will hold a total of 4,552 simultaneous guests. The skating rink and grounds are intended to be a hub of sports activity for the city - multiple professional and amateur athletic competitions have already been scheduled in anticipation of the building’s completion, including ice hockey, figure skating, speed skating and curling.

MEP and smart systems The designs are said to be strictly energysaving in terms of recovering heat from the ice chiller. The structure, a smart building, employs a fully integrated BMS, which helps to coordinate and monitor all MEP, HVAC, ice generation and maintenance services.

“The HVAC and ice generation are coupled to enhance efficiency and diminish energy consumption for maximum savings in both electricity and gas,” says Nistor.

The BMS also ensures an organised FM process, as all functions are centralised, allowing specific controls to be activated and deactivated in real time. This includes emergency scenarios and crisis control. “This is an important factor in professional-level sporting facilities that welcome large numbers of attendees,” emphasises Nistor.

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ON SITE

OPINION

01 Jon Lee is head of acoustics MENA at Cundall.

Acoustics Education Good acoustic design can promote quality learning and help prevent long-term health issues, says Cundall’s Jon Lee

01

I

magine trying to have an important conversation in a second language. Now, try and imagine that same conversation where the information spoken is intellectually challenging. Finally, imagine you can only understand 75% of the words spoken to you… Stressful?

Unfortunately, this is the scenario for many children in schools in the UAE, the global leader in terms of the number of students attending English-medium K-12 international 32 JUNE 2017

schools, with well over half a million students enrolled in 548 establishments.

Demand these days seems more skewed towards private education, bucking a longstanding trend in the Gulf, where local people have historically preferred public schools. This also means many children are being taught in English, which is not their first language. Rising demand also means bigger classrooms, typically 60-70sqm compared to around 40sqm only a few years ago. Unfortunately, it seems the design of classroom environments is not keeping pace with the change.

A school’s physical environment plays a significant role in students’ and teachers’ wellbeing and outcomes. Although it is a multi-faceted concept, acoustic comfort is a key component.

The scenario I asked you to imagine at the start of this article would be significantly less stressful if you could clearly understand what was being said, simply because you’d have the clarity to process challenging information in a non-native language. Fortunately, you or I as adults can fill in the missing information.

Unlike adults, however, young students have immature language skills and lack the vocabulary and cognitive skills needed to expertly fill in the blanks when they miss a new word or word ending.

In fact, children are surprisingly poor at using context to reconstruct what their ears have missed, a task that adults perform easily and unconsciously. This is so common that

the average student regularly misses 25% of what the teacher says, and children in the back rows can miss 40% or more. This, as you can imagine, directly affects reading ability, language acquisition, memory attainment and ultimately academic achievement.

This is all the result of poor acoustics in classrooms. To understand the issue a bit more, we can look at several acoustic problems directly linked to educational issues. (Check out the table on the next page.)

So, what is being done about it? In the UK, US and Australia, detailed acoustic design codes have been developed. Before any school can open, it is mandatory by law to undergo a strict regimen of testing of critical teaching and common spaces.

These regulations state criteria for maximum noise levels in classrooms, quality of walls and floors separating rooms from one another, and maximum reverberation for almost every typical room in a school building. These regulations emphasise ensuring that a good quality learning environment is provided for every child in every school. They also emphasise the greater need for this quality of design for children with learning difficulties (where the need for such attention is magnified many times over).

The Dubai Green Building Regulations, issued by Dubai Municipality in 2014 as a mandatory document for all new buildings in Dubai, states that all educational facilities (including nursery, primary and secondary schools, colleges and universities) shall

ON SITE

meet the requirements of UK Government Guidance Document Building Bulletin 93 (BB93): Acoustics Design of Schools.

Furthermore, some international school operators have their own guidance documents, though these often lack key acoustic criteria.

Even though these building regulations exist in the UAE, school developers and architects rarely adopt them. This is down to two reasons: either they are unaware of the regulations; or, significantly more worryingly, they decided to ignore the regulations altogether, knowing there is a very low risk of getting caught. Believe it or not, I have been told first-hand by a developer that it is willing to take this risk!

Another point of concern is that the new upcoming Al Sa’faat Green Building rating system, which it is understood will eventually replace the Dubai Green Building Regulations, does not have any mandatory criteria for acoustics; it is all elective.

A fundamental change of direction is needed in school design in the UAE, led by

Problem

Cause

Effect

High ambient noise levels during teaching activities

Poorly designed building services High external noise levels and/or poorly designed building façades Overly reverberant classrooms

Speech interference Reduced cognitive function Teacher and student fatigue Teacher vocal & throat problems

Inadequate sound insulation between teaching, common and circulation spaces

Poorly designed or installed partition, wall and floor constructions

Task disturbance Speech interference

High reverberation times (the length of time it takes for a sound to dissipate in a closed space) in teaching, common and circulation spaces

Hard, acoustically reflective surfaces such as tile, concrete and plaster, typically used for hardwearing classroom finishes

Poor speech intelligibility Increased ambient noise levels Increased disturbance to adjacent spaces

policy change at municipality level. The UAE needs clear, well-promoted guidance for acoustics in schools, and we as consultants need to strive to build educational facilities that promote learning through good speech intelligibility and low noise.

The unfortunate thing is that without

the municipality mandating checks during the construction process, or pre-completion commissioning tests (which are regularly carried out by UAE cinema operators), the importance of good acoustics is marginalised, with a high likelihood that acoustic treatment will be value engineered out of a design altogether.

It seems then that the very definition of value engineering requires consideration.

There is clear evidence that well-designed schools boost children’s academic performance in reading, writing and math.

It is estimated that the impact of moving an average child from the least effective to the most effective space is around 1.3 sub-levels, a big impact when pupils typically make two sub-levels’ progress a year .

Let’s think about this in a socially responsible way. In the US, to send a hearingimpaired child to a specialist school costs $139,000 a year. Compare this to the cost of acoustic treatment for a typical classroom… $3,900. The perceived value of acoustic treatment becomes clear.

So, perhaps the question needs to be asked: what do we value more, saving marginal build costs, or providing the best education we can for our children? Is it worth saving a bit of money now, at the risk of compromising the future generation? That’s simply not sustainable.

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IN PRACTICE

Educate ME Design for Living Buildings and projects have to be designed for resident comfort, and with long-term sustainability in mind

D

esigning sustainable projects and buildings is crucial in today’s world. It is no longer a luxury, and not only about reducing the pressure on the environment and our precious planet, it is also about ensuring the well-being of people living in these new structures and developments. If we do nothing, we compromise the ability of our children and future generations to have a healthy and productive future.

Sustainable design for us in the P&T Group is all about the design process. It is a process that has to be carried out responsibly, so that the actual development is resourceefficient throughout the development life cycle to the last day, when the development exists.

Environmental assessment schemes

We hear about sustainability from specialist consultants, architects and engineers all 34 JUNE 2017

the time, be they from the well-known US international environmental building assessment system LEED (Leadership in Energy and Environmental Design), or the UK system BREEAM (British Research Establishment Energy Assessment Method).

Of course we also hear from local and regional systems such as Estidama, GSAS and the Dubai Green Building Code.

Efforts barely scratch the surface

In spite of the considerable collaboration efforts between sustainability consultants, designers and contractors, the result does not seem to be consistent, and in many scenarios it’s mostly about ‘green washing’, rather than being genuine efforts. The challenge is not the systems we are following, but the way we use these systems on a day-to-day basis. To be genuine, the process must be completely integrated with the design, and preference has to be given to regional situations,

regardless of where the chosen systems originate.

This is the way we apply sustainability in our projects, in line with the P&T Group vision.

Synergies between components within modern systems

In the P&T Group, we approach sustainability holistically, which is why our sustainability team is part of our core design team. Our in-house structural and MEP engineering disciplines offer massive support in the sustainable design effort, and by working together, we all become environmentally conscious. A roof, for instance, is part of the shelter and structural component, but it can also act as a power plant generating electricity using state-of-the-art solar cells, as well as function as a social space for interaction for building occupants, or both.

Our Design Process

The P&T Sustainable and Environmental

IN PRACTICE

P&T Architects and Engineers Tel: +971 4 3586803 Email: pt.dubai@p-t-group.com www.p-t-group.com

Design team (SED) comprises architects and engineers, all driven by a passion to improve the end user’s comfort, health and overall experience of the built environment through the principles of sustainability. We use the very latest technological tools, which allow us to analyse and evaluate the performance of designs and their impact on their surrounding environment to reach an ideal reality.

For example, during the design process, we can study pedestrian comfort levels and wind amplification before and after a specific change has been made to the project. We can dwell on daylight and glare studies, which – as you can imagine – are quite important in this part of the world, due to the warm climate, and the sheer amount of sunlight we have around the year.

In addition, we do feasibility studies on renewable energy generation within the developments. This is key, because the

construction market is now advancing at a fast pace, not only to reduce energy consumption but also to contribute to the grid. We’re also hearing more and more about the possibility of sending generated power back to the grid, which is very promising, as it means that a building can now actually reduce overall energy consumption and save money.

At P&T, we have professionals who are accredited by LEED and by other local environmental assessment schemes in the countries in which we operate. The full service set-up is delivered from five design offices in Hong Kong, Shanghai, Singapore, Bangkok and of course Dubai. Within our firm, we like to give accredited professionals leadership roles, to make it easier to bridge the gap between our different disciplines: architecture, electrical and mechanical, structure. This approach is stimulating and helps create synergies.

P&T Facts

P&T Group, formerly known as Palmer and Turner, is the oldest and largest architectural and engineering firm in the world, dating back to 1868. The firm was founded in Hong Kong and is a pioneer in building design. It is responsible for numerous landmark buildings, as well as the skylines of Shanghai, Hong Kong, Singapore, Bangkok and more recently Riyadh.

The company’s legacy is huge when you look at the sheer number of awards and National Heritage buildings. Buildings pictured on bank notes and stamps have given P&T a reputation for providing the highest level of professional service to its numerous clients, many of whom are repeat customers. We continue to design landmark and iconic buildings today – one of our latest in the region is the completed Viceroy Palm Jumeriah.

Stephan Frantzen is Group Director at the P&T Group and is based in the UAE. JUNE 2017 35

ON SITE

SHOW REVIEW

Cityscape Abu Dhabi sees increase in visitor numbers Value of foreign investments on the rise

C

ityscape Abu Dhabi saw a 10% YoY increase in visitors on the opening day of the show, as investors flocked to avail of exclusive offers and payment plans. Middle East investors were joined by those from India, Pakistan, Russia, Turkey, the UK and more, filling the halls of the capital’s largest real estate event.

Held under the patronage of His Highness Sheikh Mohamed bin Zayed Al Nahyan, Crown Prince of Abu Dhabi and Deputy Supreme Commander of the UAE Armed Forces, 13 different countries were represented across the 18,000sqm sold-out exhibition space.

Bahar Duzgun, sales and marketing manager, Dreamland Baku Golf Villas & Residences, said: “We are seeing a huge rise in GCC investors.

Baku is conveniently located, safe and clean with lots of things to do, therefore it is no surprise that it is becoming a popular destination.”

Ensuring luxury was at the top of the priority list, Turkish exhibitors showcased a range of projects in prime locations across the country.

Mounis Akkad, GM, Liderlik Development, said, “This is our first time at Cityscape Abu Dhabi and we have received a positive response. The capital has financial capabilities and the stability needed to encourage residents to take one step forward and invest in a property, especially overseas.”

36 JUNE 2017

Leading developer Eagle Hills also revealed its latest UAE project in Fujairah. CEO Low Ping commented, “Our participation marked the unveil of our second mixed-use project in the UAE, Fujairah Beach, which consists of The Palace, a luxury five-star hotel and 84 villas providing exclusive amenities within Fujairah City.”

The Abu Dhabi Urban Planning Council also signed an agreement with nine of the UAE’s leading property companies, committing them to an initiative for the Year of Giving 2017. The developers will contribute a combined total of AED 3.23m in building amenities to benefit the capital’s communities, as well as honour the UAE’s martyrs.

The 11th edition of the show saw Cityscape Abu Dhabi Conference return, bringing hundreds of delegates and industry experts together to look at Destination Abu Dhabi and the impact of free zones. Cityscape Talks also proved a popular hit this year, as the new free-to-attend feature saw visitors, investors and buyers join on the show floor to discuss the real estate sector and the future direction of the market.

The 12th edition of Cityscape Abu Dhabi returns to ADNEC next year, 17-19 April 2018. For more information on Cityscape Abu Dhabi, visit www.cityscapeabudhabi.com or call +9714 336 5161.

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ON SITE

LACASA Dubai adds services to consulting portfolio Infrastructure design and supervision services have just been added to LACASA Dubai’s portfolio of services. The firm says the move is in response to the growing number of masterplanning projects it is undertaking in 2017.

The company is keen on offering clients efficient processes, and says it has established a reputation of being a one-stop shop for architectural and engineering requirements.

“We have always strived to provide our clients with the most efficient processes to help them maximise efficiency as well as quality. We are optimistic about our new service offering, as it will allow us to provide holistic urban and master-planning design solutions to our clients,” said managing partner Emad Jaber.

LACASA says it will be hiring fifteen new specalised engineers within the next three months, and further expansion is planned.

The consultancy was established in Dubai in 2006. It has since expanded to other markets across the GCC in an effort to diversify its operations and grow its pipeline of work. LACASA has also refined its corporate structure to provide better services and higher quality designs to its clients.

38 JUNE 2017

Arcadis: Time taken to resolve disputes falling Per the ‘2017 Middle East Construction Disputes Report’ from Arcadis, Middle East construction disputes are on the rise; however, they are also being resolved quicker than in years past. The report highlights that disputes are now being resolved 10% quicker than in the previous two years, while the value of disputes dropped from $82m in 2015 to $56m in 2016.

The report says that ongoing liquidity issues led to an increase in the volume of claims submitted. Failure to properly administer contracts was the most common cause of disputes, while party-to-party negotiation was still the preferred method of solving disputes across the region.

Rob Nelson-Williams, regional head of contract solutions, Arcadis Middle East, said, “This trend towards swifter resolution is particularly welcome, as it helps to improve liquidity across the wider supply chain. In a tight market, we’re seeing an increase in the number of claims submitted as contractors take a tougher approach to entitlements to help protect their cash flow position.”

The report says that poorly drafted, incomplete and unsubstantiated claims were also causes of disputes. Arcadis said its findings point to a need “to get the basics right”.

“Every year, we see the same basic issues repeatedly cropping up when we analyse the causes of disputes. Within the industry, there’s a pressing need for better education on how to avoid these pitfalls. A sharper focus on removing ambiguity from within a contract at the very outset, and better training on how to prepare a robust and credible claim, are two simple steps that would make a significant difference,” added Nelson-Williams.

ON SITE

Macro signs facilities management contract for schools in Qatar

WSP | Parsons Brinckerhoff unveils new brand identity: WSP WSP | Parsons Brinckerhoff has become WSP. The new brand identity is effective immediately, and is said to reflect the history of over 85 firms that have become a part of the Canadian professional services firm in the last five years.

The company became the largest professional services firm in the world after it purchased New York-based Parsons Brinckerhoff in October 2014. In October 2016, the firm purchased Mouchel Consulting from Kier for approximately $96 million.

“Our business has expanded significantly in recent years, both organically and through the acquisition of many different businesses.

Today, we are over 36,000 people in 40 countries around the world. Whilst we are proud of our history and heritage, we believe it is the right time to focus on our shared vision for the future and what that means for our people, clients and partners,” said Greg Kane, managing director for WSP in the Middle East.

The firm said its business is based on challenging the status quo and looking at problems from different angles, with the goal of providing unique solutions.

Macro will provide facilities management services for five years to independent schools in Qatar, as per a contract it has signed with the country’s Ministry of Education and Higher Education.

Under the terms of the contract, Macro will manage facilities services, and support the ministry in creating and maintaining a safe and secure environment.

The project will employ class-leading facilities management and service delivery practices, as well as modern technology, for the efficient management of assets, services and information.

The focus for Macro will be to prepare the ministry’s in-house FM team, so that it can deliver management functions at the end of the contract term. The contract also provisions a consultancy period, followed by the management of FM services and minor project management for all independent schools.

The consultancy period outlines over 39 deliverables, including FM documentation, processes, procedures and management plans.

JUNE 2017 39

THE BACK PAGE

LAST WORD

01 Muhammad Obaid is the founder of EMKAAN.

Preparing for a Drone Future Self-driving flying drone transportation will have an impact on Dubai’s architectural landscape, says EMKAAN’s Muhammad Obaid

01

D

ubai’s Roads and Transport Authority (RTA) said that it would be launching the world’s first self-driving flying drone taxis in the summer of 2017.

This is a significant undertaking, and the RTA is working with China-based Ehang. The RTA says this is the first step towards providing self-driving transport solutions, and that the project will look to enhance the integration between public transport modes and “people happiness”, by providing smooth operation as well as quick, innovative mobility.

It will take time for people to get used to the idea of aerial transportation, as well as to seeing these drones zipping across the city. However, 40 JUNE 2017

the introduction of these AAVs could also have repercussions beyond the transport sector. It’s possible that these aerial vehicles could open up potential in the construction and design space, while also affecting design considerations.

This is a futuristic project, and the reality is that we’re talking about a city with a new form of transportation. It is a challenge, and Dubai is probably one of the few places that could dream up and execute such a concept in current times.

The good news is that current construction materials and technologies will allow creative minds to come up with great designs. The following are just a few of the ways that this project could affect the regional landscape: Building design:

• Designers will now have to consider having two entrances in each structure: one on the roof for autonomous drone passengers, and one on the ground for pedestrians.

• Parking spaces currently on the ground, in basements and in multi-storey buildings will be augmented or replaced by parking lots on roofs, dedicated to drones. Most likely, ground parking spaces will be replaced by landscaping.

The urban community:

• The width of roads (currently 15m) could shrink to prioritise the needs of people, focusing on microclimates and child safety.

• Narrowing the streets not only enables more shaded areas, but also reduces the

effect of heat islands. Open squares could be designed at intervals to allow heat islands to be generated within them, creating movement and cool breezes, and changing the microclimate of cities. A walk in the historic areas of Dubai is a perfect example.

The city and infrastructure:

• Location: At present, cities are located where they connect to existing roads. As roads become obsolete for certain transport activities, cities can then be built anywhere.

The investment made in connecting these cities to the primary road network can now be put into agriculture.

• Topography: Construction is no longer limited to building on flat land. Builders can now reach higher environments more easily.

• Although drones will not make roads completely obsolete, especially for heavy vehicles, it will reduce traffic on highways, making them last longer and reducing maintenance requirements.

There is also a sustainable element to the drones; they are more eco-friendly than most current forms of road transportation, since they do not directly burn hydrocarbons.

Autonomous drone taxis are a forwardthinking transport solution. Such a development is a perfect example of the UAE government’s 2021 Vision of building an economy based on knowledge and innovation.

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