ME Consultant November 2015 by ME Consultant

20 noVeMBer 2015

InsIght and analysIs for constructIon specIalIsts

on topic

Analysing the evolution of schools analysis

site Visit

Evaluating the best building skin technology for the GCC

Discovering why SISD is the first low energy building in the region

modern family

Team Lacasa reveals how it functions as a family business and maps out the road ahead

CONTENTS

November 2015

04 04

On topic

News aNd VIews frOm acrOss the mIddLe east ONLINe News

CPIâ&#x20AC;&#x2122;s digital platform for construction news

ON tOpIc

Studying the evolution of schools

sNapshOt

Swiss International Scientific School in Dubai

18 18

In practice aNaLysIs, INsIghts aNd INterVIews

OffIce VIsIt

Understanding how Lacasa functions as a family business and its future expansion plans

aNaLysIs

Identifying what kind of building skin technology works best in the Middle East

30 30

On site

case studIes aNd OpINIONs

educate me

Saint-Gobain Gyproc explains why acoustics in education is crucial

OpINION

Dr Kamiran Ibrahim of Arcadis speaks about the company's single global brand and its position in Qatar

Q&a

Drew Tinsley of WSP | Parsons Brinckerhoff speaks about photovoltaics in the Middle East construction industry

OpINION

Robert Jackson of RICS speaks about the adoption of International Property Measurement Standards in the region

News

Drake & Scull wins $61m MEP contract for Dubai hotel, mall expansion

Last wOrd

Bart Leclercq of WSP | Parsons Brinckerhoff talks about iconic buildings and what's next

41 November 2015 Middle East Consultant 1

WELCOME

Editor’s note Group GROUP CHAIRMAN AND FOUNDER DOMINIC DE SOUSA GROUP CEO NADEEM HOOD

Back To School

t any point in one’s life and career, there’s always scope to learn something new, be it at school or at the workplace. This month’s edition of Middle East Consultant looks at different aspects of learning. My visit to Swiss International Scientific School in Dubai was educational, to say the least, in seeing just how much schools have evolved over time. The adoption of MINERGIE concepts in the design and construction of this institution has helped certify it as the first low energy consumption building in the Middle East, and besides teaching the consultants a thing or two about being green, it also teaches the students to be environmentally conscious from a young age. It’s a concept that I think can be applied to a wider spectrum of building types across the Middle East and can play a crucial role in Dubai’s smart city initiative. Learning from one’s mistakes is something Emad Jaber of Lacasa spoke about at our interview. He revealed that he too had learnt a couple of important lessons about running a business over the last 10 years. Firstly, not diversifying into other markets proved impractical, especially when the financial crisis hit, and secondly, expansion in terms of recruitment should be done in tandem with the growth of the business. In the building skin feature, Abdulmajid Karanouh of Ramboll Middle East suggested that we learn a thing or two from traditional materials employed in the past to create facades. After all, they’ve stood the test of time and proved to be effective in preventing solar gain, so why not use them in a contemporary manner in this day and age? Lastly, I’d like to once again encourage everyone to please nominate yourselves for the Middle East Consultant Awards in December. We’re all looking forward to an interesting evening, when I’m sure we will have the opportunity to learn a thing or two from each other.

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4 Middle East Consultant November 2015

CAMERON BOWDITCH PROJECT MANAGER

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I AM WSP PARSONS BRINCKERHOFF

I AM ENHANCING PROJECTS THROUGH INNOVATIVE SOLUTIONS

educatiON Analysing the evolution of schools.

On topic O

Schools these days are designed to have a positive impact on learning.

educatiON

the Learning curve Davina Munro speaks to the experts about the evolution of school design

ver the years, schools have evolved not only in terms of teaching methodology, but also from an architectural and design point of view. Classrooms have grown bigger and more colourful, more social spaces have been added in which students and faculty can interact, and the overall structure of many institutions has been designed to have a positive effect on learning itself. Having recently completed phase one of the Swiss International Scientific School in Dubai (SISD), Gabriele Rossi, founder and director of Archilab, an architectural consultancy in Switzerland, says that though the evolution of schools varies from culture to culture, some features are standard across international borders. “A common point between cultures and institutions would be the evolution of open spaces in the interior of the school,” he says. “If you see traditional old schools, because of the lack of technical construction tools and the lack of proper budgets, it was difficult to create big open spaces in schools. “Nowadays, you will find that schools are becoming more and more welcoming and have larger open public spaces, larger entry doors, big corridors and classrooms – and all of this was not the case with older constructions.” Today’s teaching practices require the frequent use of smart gadgets, with access to the internet no longer confined to the computer room. This was a key issue for Dubai-based Louise Collins, director of MEP at WME Consultants, who also worked on SISD’s infrastructure and security engineering. “If you look at technology, it essentially evolves on a weekly basis, so you need to make sure that what you're designing today and what’s being delivered two years from now is still relevant,” she says. “Staying up-to-date in the market is very difficult, so you have to make sure that November 2015 Middle East Consultant 7

on topic EDUCATION

Since schools are a lot more technology-oriented, consultants need to stay up-to-date and relevant.

you are completely familiarised with every new technology yourself. You need to speak to suppliers and speak to end users to see what's required and what's out there to meet that need." “In the case of SISD, education is very interactive, so in this school in particular, we had all the usual whiteboards, WiFi everywhere, iPad connections for all of the students. We also had to make sure that the IT platform was interactive for parents and students alike from remote locations.” With the educational landscape constantly evolving, consultants have to think out of the box to make classrooms more conducive to learning. One way of doing this is by focusing on the windows in classrooms and corridors, says Andrew Turner, partner at Hepher Project Management in Dubai, who represented the client on the SISD project. Using SISD as an example, he says windows needed to be of a specific shape and size, and had to be placed strategically to allow more natural light in while keeping heat out. Another reason this had to be done was to comply with a Swiss standard called MINERGIE, which certifies that a building’s energy consumption is low. “One of the concepts that MINERGIE brought in was using more natural light, rather

than artificial light, to keep energy consumption down. Additionally, working in natural light is far healthier and far more conducive to learning than working in artificial light,” he says. “If you look at SISD, you'll notice that there's a different fenestration of window arrangement. That's not just to be fun, but is also set up specifically to throw light into the back of the classroom where often there isn't any. “The classrooms are divided in the corridors by windows for two reasons. Firstly to throw daylight into the corridors so that they aren't artificially lit, and also to give a more open-air feel to the school while keeping a firm control on the acoustics so that one class doesn't interfere with another. “The classrooms are also much bigger in both the kindergarten and primary section than what they would normally be in a traditional school here.” Another aspect that consultants are looking at is the flexibility of spaces, says Malcolm Macleod, project architect at DSA Architects International in Dubai. Because of the pace at which education is changing, Macleod says architects have to constantly think ahead to figure out how a particular space can be used going forward, as they did while working on SISD. “One of the features in the school that we've

“If you look at SISD, you'll notice that there's a different fenestration of window arrangements to specifically throw light into the back of the classroom” 8 Middle East Consultant November 2015

One of the concepts that MINERGIE brings is the use of more natural light than artificial light, to keep energy consumption low.

on topic EDUCATION

At SISD, the windows have a unique fenestration to allow maximum daylight but minimise heat gain.

November 2015 Middle East Consultant 9

on topic EDUCATION

designed is the internal walling system, which is essentially a lightweight partitioning system that you could literally rearrange to change the whole internal spacial arrangement and dynamic if you chose to in the future. I think this is what we're going to be looking at and this is where we're going to be heading towards in terms of school designs.” Budgetary constraints are an obvious challenge when designing educational institutions. Educational operators all have different specifications and requirements as to how they want to build an institution – but always according to a strict budget, Collins says, adding that the other challenge is not knowing how the building has been received by the end users. “The challenge is having to manage the client's expectations whilst trying to deliver to the best of your ability within budget and within time. We normally don't have access to end users like teachers. We're usually designing in an office with an architect whom we get input from on what the client wants and what the usage of the room should be, but we don't normally get feedback from teachers on what's good or what isn't good in a room that we've designed.” Macleod says a constraint on creativity is a common challenge faced by designers of educational institutions, but working on SISD was refreshing, as each consultant’s opinions were collaboratively applied. “The challenge in anything that one designs is having the trust of the client to allow you to do what you do. When a designer is given a project like this, he is in his element. Designing for these projects is not really a challenge, but more a case 10 Middle East Consultant November 2015

Malcolm Macleod, project architect at DSA Architects International in Dubai.

Louise Collins, director of MEP at WME Consultants.

“The internal walling system, which is essentially lightweight, can literally be rearranged to change the internal spacial arrangement” Image: Yves Andre

Andrew Turner, partner at Hepher Project Management.

Gabriele Rossi, founder and director ar Archilab says schools these days require large open public spaces unlike before.

of limiting design consideration. “While working on SISD, we were fortunate in a way because it was such an open programme and we were able to innovate in conjunction with the client. I think the building starts to be viewed with the ideas of the collaborative, and I think it worked incredibly well.” With the demands of society changing rapidly, consultants will have to keep refreshing their approach to school design. Turner says that one thing that could be applied more to Dubai educational institutions is a set of sustainable standards – like MINERGIE or LEED – which would both ensure that energy consumption is low and save on operational costs. Rossi agrees, and says that another good reason to start adopting these standards is the positive lesson it teaches students about being environmentally conscious. “SISD is the first building in a Middle Eastern country to have this concept, which ensures that a building consumes only one tenth of the energy of a normal building. To develop a building that is nature-friendly is the future, because I don't think we can continue to construct buildings that consume so much energy and pollute the air. “I feel this building is just the start of it. It would be very interesting to see this system being adopted by other designers in future in other projects. After all, this technology is applied not only to save on costs but to preserve our future. For it to be applied in a school sends a great message to students about the importance of preserving our environment.”

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ON SITE SwiSS international Scientific School in DUBai

Snapshot In detail LOCATION Dubai, UAE CAPACITY 2,200 students OPENED First Phase 2015 DUE FOR COMPLETION Second Phase 2016 Completion 2017 TOTAL PLOT SIZE 60,000sqm GREEN RATING MINERGIE-certified

12 Middle East Consultant November 2015

ON SITE SwiSS international Scientific School in DUBai

SwiSS international Scientific School in Dubai Davina Munro pays a visit to SISD to understand what makes it the first low energy consumption building in the region

ThE SwISS INTERNATIONAL SCIENTIFIC SChOOL

in Dubai is the first low-energy school in the region, consuming only one third the energy of standard buildings. Gabriele Rossi, founder and partner at Archilab in Switzerland, says that one of the objectives of the client was to find an architectural language that integrated Swiss culture with local Arab traditions. To do that, they had to find common ground between the two cultures. They realised that the first link they had was the need to protect themselves from the extreme external climate. He explains, â&#x20AC;&#x153;In villages in Switzerland, buildings are built close to each other and have narrow roads to protect residents from strong cold winds. In the Middle East, there is almost the same tendency when cities are built. The buildings are very compact and are close to each other in order to create shadows and avoid too much heating through direct sunlight.

That was the second element that we were working on that creates a link between Swiss and Arab culture." Hence, besides the architectural challenge of a contemporary campus design, and the research done to enhance the school's efficiency, a lot of effort was put into reaching the minimal energy impact while ensuring the maximum user comfort. All the buildings in the campus are therefore designed with a high-grade envelope with air tightness and the highest insulation standards, to reduce air loss as well as heat transfer, known as thermal bridge. At the same time, light transmission is optimised to reduce electricity usage. The buildingâ&#x20AC;&#x2122;s energy consumption is certified at 34.9KwH/sqm/year; a regular building consumes more than100KwH/sqm/year. The school has thus received the region's first MINERGIE certificate, a Swiss label awarded to low energy consumption buildings. November 2015 Middle East Consultant 13

ON SITE SwiSS international Scientific School in DUBai

Sustainability Consultants

Project Management

ARChILAB To ensure that the concept of MINERGIE was combined in the building design, Swiss-based Archilabs was appointed. The team had to first ensure that the building was well insulated, with the ventilation constantly refreshing the air inside. The idea was to create an envelope for the building that was airtight so that there was no penetration of heat or cold from the exterior. Archilab had to be careful with the size and orientation of the windows, to prevent high solar gain from entering the building and at the same time allow as much daylight in as possible. They played with the location of the windows and had to strike a balance between the amount of daylight and artificial lighting required. Another thing needed was a double door entry system, with a buffer zone between the two entry doors. This buffer zone contains an air-pull system that sucks in any exterior air that has come in through the first set of doors, thereby preventing it from entering the building and bringing in humidity. In addition, an internal mechanical ventilation system was installed to absorb the humid air in all the rooms, bring it to a power pump and then re-circulate it in the building. This creates a continuous system of ventilation.

hEPhER PROjECT MANAGEMENT As representatives of the client, Hepher Project Management in Dubai had to help set up the procurement strategy, contractual strategy and engagement with the contractor. The engagement was a design and build contract, so Hepher helped the contractor with the selection of consultants. As the interface between the contractor, consultants and the client during the design phase, Hepher managed the cost and contract. The objective was to get the school built for the 2015-16 academic year, which gave them 19 months to finish the first phase. To ensure that the MINERGIE standard was maintained, the company worked closely with the contractor, who was instrumental in finding solutions to ensure that power consumption was minimised. The contractor was involved with the selection of various construction methods to ensure that the building was highly insulated and as impermeable as possible. Since most buildings in Dubai are very permeable, and a lot of cool energy is lost by air flowing out of buildings, the design team and the contractor sought a slightly different construction technique that made the building more airtight. Other factors, such as electric equipment, lighting and motors, were selected to minimise power consumption.

At SISD, a specific kind of moss has been installed on the walls to purify and refresh the air inside the building.

14 Middle East Consultant November 2015

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ON SITE SwiSS international Scientific School in DUBai

Design Consultants

Infrastructure & Security

DSA ARChITECTS Dubai-based DSA Architects was tasked with looking at the original design from a fresh perspective that would be appealing for the clientâ&#x20AC;&#x2122;s brand. The brief was to create a modern learning space that would be fun and inspiring for children to be educated in. To maintain MINERGIE standards, they had to engage with materials obtained in Sharjah, which lowered costs as there was no need to import a large range of materials. One of the principal contributors that helped keep the project on budget was jihan, a composite walling system that is premanufactured and has an inner core of polystyrene, or in this case neoprene and a wire matrix. This meant that the entire wall could be easily moved to a place and then simply rendered or plastered there. This gave them the U-Value that was predominat and helped in achieving the MINERGIE level. Another interesting feature is the internal walling system, which is a lightweight partitioning system that allows rearrangement of the entire internal spatial arrangement. The rate at which education is changing, this allows for the space to adapt to other uses in future.

wME CONSULTANTS The services provided by WME Consultants in Dubai included structural engineering, building services, AV/ IT + security engineering, road and infrastructure engineering and being the architect of record. Keeping in mind that education in this school was highly interactive, they needed to ensure easy access to the internet. WiFi was made available everywhere, and iPad connections were put in place for all students. IT platforms needed to be user-friendly for teachers and students to access from remote locations. Since using natural lighting was a priority, daylight and lighting sensors were installed everywhere. When adequate daylight is available in a room or when nobody is in an area, the lights switch off automatically, to prevent excessive usage. Additionally, CO2 monitoring was installed on the ventilation system. In terms of security, CCTV has been installed. A full building management system has also been installed, which means all of the systems are monitored and can be controlled centrally, either inside the school or remotely. There's also energy metering all over the building, so if there is excessive usage anywhere, the reason can be seen. Lastly, acoustics were worked on to prevent reverberation.

Daylight and lighting sensors are installed throughout the school that switch lights off automatically to prevent excessive usage.

16 Middle East Consultant November 2015

Healing Environments for Patients

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iN PraCTiCe FAMILY BUSINESSES

Insight

The ModerN FaMily BusiNess ME Consultant is at Lacasa Architects and Engineering Consultants to learn how its family ethos is paying off 18 Middle East Consultant November 2015

IN PRACTICE iN PraCTiCe FAMILY BUSINESSES

November 2015 Middle East Consultant 19

IN PRACTICE FAMILY BUSINESSES

lorna Bantique Executive Secretary

FaMily BusiNess is usually deFiNed as aN

organisation in which the key stakeholders are related. But while most employees of the Dubai-based architecture firm Lacasa Architects and Engineering Consultants do not share a surname, they are as tightly knit as any family firm. Starting back in 2006, managing partner Emad Jaber says he formed Lacasa with the help of a few trusted colleagues, with the idea of creating a quality-driven consultancy service. "When someone calls us a family business, it feels good, because we deal with the team in a way where I know each person and they know me. My door is always open and so I'm very connected with my staff. I know all the issues faced by everyone, right from the office boy to the executive director. "Though we started in 2006, I always think the real start of Lacasa was at the beginning of 2009, when we hit reality in terms of marketing our business, convincing people of our capabilities and getting the right projects and clients. We opened seven offices in that year in Syria, Libya, Qatar, Saudi Arabia, Sudan, and this is where the real venture started." Speaking first about Lacasa’s internal approach to business, executive director Abdullah Suliaman points out that though two younger members of the Jaber clan have come on board, staff members continue to see themselves as extended members of the broader Lacasa family. “When it comes to our internal approach, we've always been asked if we are a family business and if it’s all about the Jaber family, and I would say yes, we are a family business, but the family's name is Lacasa. Each of us belong to Lacasa and are part of this business. “If you look at our staff retention figures, you'll realise we have managed to keep a great record when it comes to that. During the past few years we have retained a 92% record of retaining our staff, which is an excellent ratio by itself, and we would never have been able to achieve this if our staff weren't happy and didn't feel like they belonged to this family business.” When it comes to getting down to business, Suliaman says that knowing exactly what their client’s objectives and restrictions are for a project is a major objective for the company. While most other companies focus on building a massive client database, Lacasa is selective with the number of clients it takes on at a time. "We are not a project-oriented company, we are a clientoriented organisation. If you look at our projects list, we've signed more than 350 contracts, and ideally that many contracts should have been signed with over 200 clients. But if you see our client list, it is limited. Our objective is to sustain the maximum client satisfaction. That is our external approach.” Explaining this point further, Jaber says that when a client first comes on board, while there is a lead designer assigned, the whole department gets involved by contributing ideas. "We conduct a small design competition internally, where everyone gets involved. Finally, when we meet the client, we're able to provide him with all the details in terms of design and construction. It’s our cumulative 20 Middle East Consultant November 2015

“Lacasa is Spanish for 'the home' and this truly is the place that everyone wants to stay at. I've been here for nine years and I'm happy and grateful. Sir Emad believes in maintaining an employee-friendly environment where you can speak your mind and openly communicate. “He always makes us feel like we're one of the partners of the company, and that's why everyone loves him, the management and the firm. Every single person in the company is made to feel that they play a significant role, whether you work at reception or anywhere. “Working with Sir Emad and seeing how he deals with employees, clients and friends, I feel I am learning from it. I feel I am nurturing my team at administration to do the same.”

experience that comes through on every project." "In other offices, whoever is the project manager or designer is solely responsible, but we don't believe in that. We like to have other people involved, so everyone knows how a project is progressing and we're always ahead of the client's expectations." But with such fierce competition in the Middle East construction market, what makes a design by Lacasa stand out? Dilip Kumar, senior executive director of Design at Lacasa, says the focus is on value for the client and the building's functionality, as much as its exterior look. "We always look to see what is valuable for the client. We know in other places, when it comes to value for money, it’s often ignored. When we talk about design philosophy, we're not just thinking of a unique building that stands out in the crowd, because many beautiful buildings may not have proper functionality or efficiency when it comes to end-user specificity. "Our clients have always wanted a product that is comfortable and efficient, so when it comes to that, standing out in the crowd becomes secondary. We do all kinds of buildings, like Mediterranean or contemporary, depending on the client's requirements, but you can't compare or put us in the category of consultants who have worked on projects like the Burj Al Arab or Burj Khalifa. "Our approach has been to have a balance between function, efficiency and aesthetics, so that's the way we stand out." Lacasa has a whole host of current projects across the Middle East. One of the big ones is Madain Al Emarat for Dubai Islamic

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IN PRACTICE FAMILY BUSINESSES

Madain Al Emarat is a $217 million massive mixed-use development for Dubai Islamic Bank.

Bank, a $217 million mixed-use development that was initiated in 2006 but suspended due to the crisis, and has now been restarted. "It's a huge master-plan project, and as a first phase, we are doing 11 buildings with a huge podium, community retail and apartment buildings, which will be on lease or freehold depending on the final programme. We have just completed the tender document, which is out now. We are working on the final building permit, and in two monthsâ&#x20AC;&#x2122; time we'll be on-site," says Kumar. "In fact, the enabling works, excavation and everything has started, and the main package will be awarded very soon to a contractor. This is going to be a major project in our calendar." Also in the pipeline are a 75-storey hotel on Sheikh Zayed Road in its final design phase for Damac Properties, one of Lacasa's biggest clients, and a $68 million office building in Dubai International Financial Centre. Other projects include Art Mall, a $40 million project; a five-star hotel on Jumeirah Beach Road for Dubai Properties; Akoya by Damac; and the School of Research Science in Al Warqa. Outside the UAE, Emad adds that the firm has six big projects in Qatar, one of which will be the first freehold project in Qatar, at a cost of around $320 million. Going forward, the firm will look to take on more projects there and is in fact submitting 20-25 fee proposals every month. Such a large number of projects demands careful planning and cooperation among departments, and Mohammed Tanbouz, executive director of Operations, says it all comes down to the proper assessment of weaknesses and strengths. "Usually not everybody knows everything, so we have to recognise that each of us have our own limitations and our areas of strength," says Tanbouz. The challenge is usually not

22 Middle East Consultant November 2015

in terms of people's acceptance to work together or in teams, but the timing and the proper scheduling, and coordination. We have a strong planning department and a strong team of project managers whose main job is to coordinate between all the departments. "For any project we take on, we have a design manager who leads the design in terms of relaying the information, collecting the information, making sure that each department is talking to each other; and at the same time, he is the focal point for coordination with the client." When it comes to work on-site, order and precaution starts right at the contractual level. With construction supervision as one of Lacasaâ&#x20AC;&#x2122;s main services, it ensures that health and safety (HSE) policy is properly implemented, the necessary procedures are followed and an internal HSE audit is conducted every six months through third-party visits to the site. The company is also selective when choosing a contractor, says Mohammad Sirhan, executive director of Projects. "When we choose a contractor, we ensure that health and safety is at the top of his priorities as well. He needs to have extremely good credentials, market experience, reputation and records. We cross-check with clients and also ensure that certificates such as OHSAS 18001 and ISO 14001 are in order. Contractors must have a commendable corporate HSE plan themselves, and conduct regular training of staff in health and safety standards." With Lacasa's tenth anniversary fast approaching, Jaber says that, looking back, he is content with their achievements and has many important lessons to take forward. However, given the chance, there are two things he would have done differently. "The two big lessons I learned is that we as a company need to diversify into the market. When we started, we were

IN PRACTICE FAMILY BUSINESSES

sara ahmed Senior Concept Architect

“I've been in Lacasa for seven years. When I first came here, there were no family members except for Mr Emad, and he has always wanted his kids to be part of the business in one way or another. “The environment here has a very friendly feel to it and you feel part of the family, especially if you've been here for a while. The fact that I haven't moved jobs in the last seven years says it all. “How I benefit from Lacasa is the excellent experience. They give you time to experience and understand the work, and give you an opportunity to showcase your abilities. “Mr Emad gives you a task which matches your capabilities, then he starts to teach you how to enhance those capabilities by working on bigger projects. He shows you how you can improve your weak points and he's always very patient throughout. “When I came here first, I was a junior architect and was working on submissions, presentations and so on. Now I'm a senior and taking on bigger things and this is all because of Mr Emad's support”

only looking at Dubai and weren't looking at work beyond Dubai back then. When the global financial crisis hit, we unfortunately couldn't transfer the team elsewhere and were forced to lay many people off," says Jaber. "I will never make that mistake again. Dubai may be our headquarters, but I will always look at opportunities in other markets to add diversity to our business. The other thing that I would go back and change would be probably not expand so fast like we did in 2006 to 2008. The way we grew was way too fast. "I can admit that we were greedy back then, and we weren't turning down any work that came our way. We have to know what projects are good for us and what aren't, but we also need to know sometimes when to say no to a good project and client because we don't want to take on too much. I always want to have the reins firmly in my grasp and have control over what we're taking on. "If you look at us between September 2009 to now, we have gone from 70 people to 265 people and this growth has been over a six-year period, which is normal. Last year, we appointed 78 people, which is good, but appointing 180 people in six months back in 2007 was a bad decision and we learnt it the hard way."

Taking these lessons forward, Jaber is looking at expanding Lacasa’s scope of work and entering new markets. He says the firm will look to limit the amount of work handed over to subconsultants by starting services in those verticals, and that this will also give them better control over quality and time. “One of the main challenges we have, in terms of how to implement the work we are taking on, is using sub-consultants. You can't do everything, and the sub-consultants sometimes don't deliver with the speed and quality which we are looking for. We specialise in architect and structure, interior to some extent, MEP represents 30% of any project, and now we are expanding that so that we have better control and speed of the projects.” While Lacasa’s stronghold will always be in the Middle East, it is focusing on entering India and expanding further into Africa in partnership with local consultants. “Two markets that we want to really focus on and enter with the right approach, and with right local partners, are India and Africa. We have quoted for many projects in India in the past but haven't been successful, because the prices that we are quoting are Dubai prices, and when they compare us to local offices, we are expensive. We were not so serious about it back then, and it was more to test those waters. “When we do start there, we will go with a local partner, because this is how we were successful in Syria, Libya and Sudan. We teamed up with a local partner who had good connections there and knows the market, but didn't have enough exposure by themselves, so we gave them the international exposure. In India, we haven't yet considered anyone, but we are discussing opportunities with a few people.” Concluding, Jaber says that consolidation isn't something he wants for Lacasa at the moment. Even though the company is working towards transforming into a bigger corporate entity, he wants to keep the values of his business intact. "My philosophy and view for a consultant office is to have an identity of one's own to be successful. We have been approached by big international offices in the past who don't have a strong architectural arm and who want to consolidate, but I know had we accepted, we would have lost our identity. "I'd rather have Lacasa as Lacasa and expand gradually, than consolidate by buying another firm or have another firm buy us. That's not an option for us at the moment."

“The two big lessons I learned was that we need to diversify into the market. The other thing I would change looking back is probably not expand so fast like we did in 2006-2008” November 2015 Middle East Consultant 23

DESERT FAร ADES Davina Munro asks the experts what type of faรงade design and building skin technology works best in the Middle East, and how it will evolve going forward 24 Middle East Consultant November 2015

IN PRACTICE BUILDING SKIN

Insight

s architects push project designs into new aesthetic territory, façades and building skin materials have also had to evolve and adapt to factors such as local climatic conditions, while maintaining sustainability. In the Middle East, where temperatures soar to 50 degrees during the summers, heat is one of the biggest environmental factors to consider when designing a façade. AbDulmAjiD KARANouh, hEAD oF FAÇADES

at Ramboll Middle East, a design and management consultant based in Dubai, says other factors influence façade design and technology as well, such as sand blown by the wind, humidity and lack of rainfall. “If you take the Gulf region and the UAE in particular, it is an arid country with little rainfall, so any system that relies on self-cleaning coating, for example, won’t normally perform well because such coatings normally rely on rain to perform. Sand and dust when blown by the wind become abrasive like sand blasting, and any shiny glittery material that we use in that respect may be affected by such environmental factors and may soon start losing its glossiness. “Cities like Dubai and Abu Dhabi also have marine environments, so now you have high exposure to humidity and salt water on top of sandy and dusty winds and highintensity sun. Add all those together, and the result is a very challenging environment indeed.” Given these environmental factors, the focus is therefore on keeping the inside of a building cool. But to do this, one needs to focus on keeping the vapour drive from coming inside the building, says UK-based Iain Fairnington, technical director at the A. Proctor Group, a company that provides construction products solutions. “Generically, we call these membranes RVBs [Reinforced Vapour Barriers]. The membranes that we are promoting come in a roll form, and are used to stop the vapour from entering the building while also improving the air tightness inside, which

has a big effect on energy efficiency. “These membranes will predominantly be polyethylene reinforced with a scrim in the middle, which adds a lot to the robustness of the product for site application. However, depending on the type of or level of vapour barrier required, we have a range from purely reinforced polyethylene to aluminium core vapour barriers that will give you a higher performing material,” he says. Adding his opinion on what materials work best, Karanouh says locally available materials should be considered for a building envelope, as they are likely to be more effective than imported materials from North America or China, which need to be heavily treated to survive and perform in Middle East weather conditions. “Any local material is already a material that has withstood the test of time. For example, if local stone is used, there is less risk in terms of weathering and degrading. If adobe made of local clay is used, it will perform better when exposed to local dusty and sandy winds and high-intensity sun, as the material has already been under such exposure for ages.” Though the primary role of a façade is to keep a building cool, sealing a building completely from the external environment will not make it energy efficient. Engi Jaber, sustainability manager at Dewan Architects + Engineers, says that reducing the energy consumption of the air-conditioning system can be done by maximising operable windows and locating them in the right places to be most effective. “If you look at it scientifically and do a little environment November 2015 Middle East Consultant 25

IN PRACTICE BUILDING SKIN

(Left to right) Abdulmajid Karanouh, head of Facades at Ramboll Middle East. Engi Jaber, sustainability manager at Dewan Architects + Engineers. Iain Fairnington, technical director at A. Proctor Group.

research, you will know that you can actually have the windows open for eight to nine months of the year and not constantly be AC-dependent. We always consider how to increase the natural ventilation as well as maximise daylight and views. By allowing in daylight, we also reduce the need for artificial lighting. To do all that, you need to be considerate while designing. “The key is in understanding how to orient your fenestrations and balance their environmental treatment. For example, if we orient the building towards the prevailing wind direction, we actually gain more of the wind that is hitting the building that allows it to cool down the building down and reduce energy consumption.” Karanouh too agrees that maximising operable windows is essential for the façade to be effective. He also suggests that designers should consider applying other traditional techniques like wind catchers and dehumidifiers, which have been used in buildings for centuries, in a contemporary manner. “A traditional wind catcher, for example, may have two major elements built into it, a water container to cool the hot air and a carbon container to absorb its humidity, therefore

“Reinforced vapour barriers are membranes that come in a roll form and help stop vapour from entering the building while improving the air tightness inside as well” 26 Middle East Consultant November 2015

allowing the admission of significantly milder and useful fresh air. “Another way is to have underground water canals running underneath buildings. The well-insulated canals protected from direct solar rays bring the water temperature to significantly lower levels to the external hot air. Hot air is then drawn into the canal and is cooled down by flowing over cooler water currents. The cooled-down air is then admitted into the building.” One good example of a traditional and effective envelope on a building is the mashrabiya used on the Al Bahar Towers in Abu Dhabi. Karanouh explains that the original approach was to develop a design which was environmentally responsive and deeply rooted in local culture and heritage. A mashrabiya, Karanouh explains, is a see-through wooden lattice solar screen made of geometric compositions and patterns that offer protection from direct solar rays. In that respect, it reduces solar gain and controls solar glare while allowing the interior of the building to breathe. Additionally, it also provides privacy; occupants inside the building can see outside, but visibility from outside to inside is prevented. “In the spirit of the traditional mashrabiya, we applied it in a contemporary manner by introducing the fourth dimension to it – time. The Dynamic Mashrabiya is an origami-like folding system that folds and unfolds in response to the movement of the sun throughout the day and the year. “It unfolds to block direct solar rays and then folds to allow useful diffused natural light in. The behaviour reduces requirements for cooling loads and artificial lighting. It also provides good visibility to external views at all times, by avoiding deployment of obstructive internal blinds or distorting heavily tinted or highly reflective glass. “The Dynamic Mashrabiya system automatically lent itself

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IN PRACTICE BUILDING SKIN

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to a more sustainable solution, when compared to mainstream ubiquitous buildings in the region. The result was a building design that belongs exactly where it was built. The building cannot be placed in a different location, orientation and environment and be expected to perform the same way.” As with anything new, there is a set of challenges involved. While the most common is the acceptance of new technology, Fairnington says that the Middle East is quite open towards change. Besides technology, what they see as challenging is finding the right skilled labour. “For example, the use of bitumen coatings on facades is a relatively well-known concept, but it does require a degree of skill to ensure that you install it correctly. A continuous bitumen layer needs to be liquid-applied on-site, and finding the right skilled labourer can be tricky. “It’s also a messy operation, and there could be health and safety operations. What we're offering here is a new alternative where a new reinforced factory-made roll product makes it easier to install, is a lot cheaper and has broader coverage that ensures more consistent vapour resistance than liquid-applied product on-site.” Jaber points out, however, that making a building more efficient becomes challenging if the client does not have a big budget. “Though maximising the views and daylight is good, we need to keep the heat gain of the building in check. At that point, we need to start looking at other alternatives or energy efficient solutions or treatment of the glass, but the client sometimes says those things are above budget. We need to be very conscious about balancing between the sustainable elements, in terms of design and façade, as well as the actual cost and budget of the client." “Another challenge would be to balance the environmental treatments. For example, if

28 Middle East Consultant November 2015

you were having a shading element, you need to plan how to balance between the light transmittance into the space versus the exposure or glare entry into it. That's another thing that we are looking at in terms of designing sustainable.” With global warming increasing, façade designs and building envelope technologies are going to evolve and adapt. Fairnington says that focus must turn to the building skin in order to future proof a building. “The demand for control over quality and conditioning of air will increase going forward. The designer is going to have to consider making the building envelope more effective and utilise more insulation. The use of an airtight layer will ensure that there is definitely no unwanted air movement from external to internal, or internal to external." Jaber says she feels that, as the market is adapting to more sustainable environments, there will be a lot more smart and responsive skin systems as well as energy efficient products. “In the case of using glazing elements, we are going to be looking at more energy efficient products such as improved low e-glass and glare control systems. We may even have a glass that can orient itself automatically towards the best angle towards the sun to enhance the energy capture when PV is integrated. Moreover, it could have self-regulating properties that react and respond to the surrounding environmental conditions. “Examples emerging of this kind include smart systems like the self-tinting glass which minimises heat gain from the sun, as well as regulates glare and daylight. “Lastly, in terms of the UV membranes, I'm sure we will witness some smart systems coming out that are designed for long-term UV and moisture protection in open and ventilated cladding systems.”

The Dynamic Mashrabiya on the Al Bahar Towers in Abu Dhabi, folds and unfolds in response to the movement of the sun throughout the day and the year.

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on site Saint-Gobain GYPRoC

Educate ME Classroom acoustics have a direct impact on communication and the learning process.

sound advice

Hicham Kabbage, education sector developer at Saint-Gobain Gyproc speaks about the solutions that support acoustics in education and the road ahead Who is saiNt-GobaiN Gyproc aNd WheN did they move iNto the middle east market?

Saint-Gobain Gyproc is the world leader in sustainable, innovative, lightweight building systems, part of the Saint-Gobain group, an international construction materials company that employs some 190,000 people in 64 countries, and this year celebrates its 350th anniversary. We’ve been active in the Middle East since 2004, and in 2010 built our new state-of-the-art manufacturing plant in Abu Dhabi, to serve the region’s rapidly growing construction market. Which sectors is Gyproc focusiNG oN riGht NoW, aNd Why?

Three years ago we developed a new strategy to allow us to concentrate our support on the three 30 Middle East Consultant November 2015

fastest growing sectors – healthcare, education and hospitality. This has enabled us to get closer to customers in these key sectors and better understand their needs – where there are opportunities for improvement in service and product development and what their likely future demands will be – so we can tailor our business accordingly. Why are acoustics so importaNt iN

where poor acoustics affect the ability of pupils and teachers to communicate effectively, impacting not only the learning process but the physical and psychological health of both. Noise increases the heartbeat and raises blood pressure, reducing the amount of oxygen in the blood and affecting the students’ ability to concentrate– in fact studies of reading scores for children in noisy classrooms have shown them to be up to one year behind the norm.

educatioN?

We know from scientific studies that noise levels have a major impact on educational achievement. Creating a school environment where students can concentrate on their learning, where they can clearly hear and be heard and where the atmosphere is calm and reassuring, is therefore a priority in school design. This is particularly important in the classroom,

What caN Gyproc do to improve acoustics iN educatioN?

Schools are inherently noisy, with pupils talking, moving around and taking part in noisy activities. We need, therefore, to not only reduce the sound generated within areas, but to prevent sound passing through walls from noisy areas, such as corridors and music rooms, into classrooms and quiet study areas.

on site Saint-Gobain GYPRoC

Noise reflection can be limited by acoustic absorption materials.

We do this in two ways. Firstly we reduce sound transmission from one area to another by interposing high-performance Gyproc acoustic partitions and walls which absorb sound energy, and secondly by lining ceilings and walls with solutions that actually absorb the sound and prevent it reverberating inside the space by reflection from hard surfaces. By adding different plasterboard linings, increasing thickness and including insulation in the cavity, we can engineer the performance of our lightweight partition systems to meet different sound performance requirements, simply and cost effectively. We can easily reach levels of Rw60dB – a common requirement for school buildings. In addition, our sound-absorbent Gyptone and Rigitone acoustic ceilings reduce reverberation and thus sound levels within teaching spaces, allowing pupils to hear and be heard more clearly. These are also widely used in corridors, music rooms, etc. to meet the commonly specified Class A absorption standards. It is also worth remembering that partitions need to satisfy a range of different performance criteria – not just good acoustics. For instance, durability is important in high-traffic areas, which is where our high-impact-resistant Gyproc DuraLine linings come into their own.

Ecophon Baffles are used in GEMS Wellington Al Khail providing Class A absorption.

hoW does Gyproc differeNtiate itself from its competitors?

We know the market and work closely with our customers to really understand their needs, not just for today, but for the future. We then have the strength of the Saint-Gobain group behind us to develop innovative solutions that meet those needs. For instance, we have introduced M2TECH, a board that resists moisture and mold growth in damp areas such as school kitchens, laboratories and changing areas. Then there’s Ecophon Hygiene Labotec, soundabsorbing ceiling tiles for laboratories and other areas that need to be wet-wiped and disinfected – and our revolutionary Activ’Air technology that enables our linings to actively absorb harmful formaldehydes from indoor air, and convert them into inert compounds – resulting in much improved air quality and a healthier school environment. We also help contractors to reduce plasterboard off-cuts and waste through good system design and working practices, which cuts the volume of expensive landfill waste, and also re-introduce waste plasterboard into our own manufacturing process, which improves our environmental footprint and helps clients gain additional valuable LEED and ESTIDAMA points for their projects.

Finally, we guarantee the quality and performance of all Gyproc systems with our unique SpecSure performance warranty. What are your future plaNs iN terms of sectors, products, etc?

At Gyproc we’ll continue to work closely with all of our key stakeholders – including developers, ministries and regulatory bodies – in order to build on our knowledge, understand the individual market needs of the different sectors and forge closer working relationships with contractors and building designers. This will help us to increase awareness of lightweight systems and the many benefits they bring at every stage of the build process, from reduced weight and foundation requirements to cleaner and safer site working, reduced logistical movements to and around the site, faster installation times and more flexible site planning. Using Total Installed Cos (TIC) modelling techniques, we will also continue to highlight to key clients the cost advantages to their project, and how Gyproc can help them increase revenues in the sectors. We will also continue to concentrate and develop our training support packages and to work with customers and our R & D facilities on new and exciting product and system developments.

“The Activ’Air technology within our acoustic solutions absorbs formaldehydes and converts them into inert compounds to improve air quality” November 2015 Middle East Consultant 31

On Site ArcAdis

Opinion

Dr Kamiran Ibrahim is the Qatar Managing Director at Arcadis.

Arcadis and what it means for Qatar

The new single global brand has put Arcadis in a better position to serve its clients in Qatar Two months ago, Arcadis launched a new single brand globally, phasing out regionally recognised legacy names EC Harris and Hyder Consulting, while also introducing the coming together of top architectural brands Callison and RTKL, creating CallisonRTKL. As one might expect, refreshing a brand identify is a long and enduring journey, and I would like to take this opportunity to share this Arcadis experience and what it means for Qatar. Arcadis is a design and consultancy firm. We have 28,000 talented people working with top global and local partners to create a sustainable future for the communities we live in. Whether it is maximising space in cities or making wasteland habitable, our people work collaboratively to improve quality of life by tackling complex issues in the world, such as climate change and rapid urbanisation. Our single consolidated operating model allows us to be seamlessly global in helping to resolve these challenges, where we are able to take our world-class capabilities to a specific city anywhere in the world. 32 Middle East Consultant November 2015

In the last 60 days, we have seen the coming together of 2,200-plus people across the UAE, Qatar and Saudi Arabia to unveil the new Arcadis brand. The new Arcadis logo brings a new, modern update to the Arcadis identity for the first time since the late 1990s. The boldness of the colours orange and black are designed to stand out, with the descriptor â&#x20AC;&#x2DC;Design & Consultancy for natural and built assetsâ&#x20AC;&#x2122; clearly defining both the capabilities Arcadis brings and the client environments in which Arcadis operates. The modernised icon of the fire salamander represents the sustainability and balance that Arcadis seeks to achieve through its work, with the orange colour linking to Arcadisâ&#x20AC;&#x2122; Dutch heritage. Our new look represents much more than a logo. We are transforming the way we do business, underlining a purposeful passion and vision in everything we do. Our goal is now to take our people on this journey and help them realise their potential, which we truly believe will resonate in the way we do business and, ultimately, cultivate a thriving Arcadis culture. In Qatar, we are now in a better position to serve our existing and prospective customers on a much larger scale, and with more diverse capabilities. These greater capabilities mean we have diverse knowledge reaching across the globe to draw on experts in one country and apply that knowledge somewhere else. Working on world-class projects that contribute to the world we live in will brings greater satisfaction to our people in the business. Right now, it is about our people. We believe in investing in them so that they can do great things for Qatar. It starts with the leadership of a company to influence and advocate high potential, and as a senior, this is my commitment.

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On Site Photovoltaics

Q&A

Drew Tinsley is a senior engineer, Electrical at WSP | Parsons Brinckerhoff.

Photovoltaics in the Middle East Construction Industry

PV implementation will gather pace with falling costs, technical advancements and local authority initiatives HOW MUCH ARE PHOTOVOLTAICS CURRENTLY USED IN CONSTRUCTION OF BUILDINGS?

To date, there has been limited implementation of photovoltaics on buildings and developments within the region. Photovoltaics, together with other renewable technologies, are considered during the early phases of projects but are often a hard sell with clients due to technical, financial and approval concerns. However, things are changing fast, with significant improvements being made to PV technology and costs, forecast increases in local utility charges and recent local authority initiatives, such as the DEWA Shams Dubai net-metering scheme, further increasing opportunities for PV implementation. An example of this is WSP l Parsons Brinckerhoff’s recently delivered Me’aisem City Centre Mall, Dubai, where a first-of-its-kind grid-connected PV installation was successfully implemented and is now operational. The photovoltaic panels on this project not only generate electricity but also provide shading to car parking areas in place of traditional shading systems.

of local utility costs in the future, this is likely to significantly increase the implementation of PVs. Approval Issues: Until recently, there was limited opportunity to implement PV schemes at the building / development level, due to local authority reservations over connecting back into the grid. This is now changing, with initiatives such as DEWA’s Shams Dubai net metering scheme allowing excess energy to be fed back to the grid, removing the need for energy storage. Energy storage requirements have been an issue in the past, as expensive, space-consuming batteries were required to allow consumers to harness the solar energy produced and release it when it fits their demand. The net metering system now allows consumers to remove these and to only pay for the energy required to supplement their PV installation. Given all of the above, we expect implementation to gather pace over the next few years as technology further improves and additional local authority initiatives are added. ANY OBSERVATIONS OR SUGGESTIONS ON THE USE OF PVS IN THE FUTURE?

WHY ARE PVS NOT MORE ADOPTED?

There are a number of reasons photovoltaics have not been more widely implemented, including: Technical Issues: The hot and dusty environment of the region presents significant technical and operational issues to solar technology. Recent technological advancements in PV module development, however, have significantly reduced these issues through quality and efficiency improvements. Cost Issues: The relatively high cost of PVs coupled with low local energy costs has generally resulted in photovoltaic payback periods being unfeasibly long. Payback periods are on the decline though, with recent developments in PV technology providing significant year-on-year cost / kW reductions. Together with the potential increase 34 Middle East Consultant November 2015

There are promising times ahead. Due to tumbling PV costs and technical advancements, PV modules are now generating electricity below $1 per Watt. This is a price drop of over $3 per Watt compared to five years ago. This is resulting in PV installations becoming more viable every year, not just in the Middle East but globally. Additionally, local authorities are adding policies and incentives that will increase PV use. For example, Dubai recently committed to increasing its renewable energy production to 15% by 2030. Such issues, together with the potential of oil price volatility to affect local utility costs, are expected to lead to a significant rise in the implementation of PVs over the coming years, particularly given the local climate where sunlight can be used almost every day, making photovoltaics a very stable way to generate electricity.

On Site RobeRt Jackson

Opinion

Robert Jackson is the regional director at the Royal Institution of Chartered Surveyors (RICS) and sits on the board of the Global Operating Group.

From local to global Standardising the region’s property market When measuring a particular floor space within a building, which elements are included and what is excluded differs from country to country. In certain countries, external features such as swimming pools or car parks are included in building areas, even if the car park is remote from the building! In certain markets, the inclusion of such features may be appropriate as per the local standards, but the real estate sector is now far from local, and has become a truly global market. Research undertaken by Jones Lang LaSalle has shown that if an area is measured by using a range of common standards from different parts of the world, the same floor space could theoretically be reported with up to a 24% variance. Clearly this has huge implications on all stakeholders involved in real estate. This problem is of significance when we ask questions such as: • What floor space is a developer selling? • What floor space does an investor think he is buying? • What floor space is used for valuing a built asset? • What floor space does a corporate occupier need for operational purposes? • What space is included for rental purposes? • Does the tenant understand what he is leasing and paying for? The inconsistency in building measurement is a significant problem, which can lead to 36 Middle East Consultant November 2015

considerable numbers of disputes, legal costs and brand/relationship damage. With the backing of the World Bank, International Monetary Fund and other key stakeholders, an initial group of 13 professional bodies from across the globe, including the Royal Institution of Chartered Surveyors (RICS), convened a meeting in Washington to address the lack of standardisation in the real estate sector. It was agreed that the organisations would work together to produce a set of industry standards, which could be adopted globally. The first set of these standards is the International Property Measurement Standards (IPMS). The initial coalition of 13 now stands at over 70, with the number of industry stakeholders growing, including governments and global corporate occupiers committing their formal support to the standards and plans for their adoption. Across the Middle East, RICS has been working with several governments to ensure the new standards will be fit for purpose in local markets. The IPMS initiative is receiving huge support, with Dubai and Ajman in the United Arab Emirates already pledging their support and the Saudi Arabian government now actively engaging with stakeholders in its market on IPMS. Dubai was the first government in the world to commit to adopt IPMS. They recognised the significant benefits it brings in terms of market transparency and confidence for all stakeholders, particularly as the Middle East and North Africa markets look to target more international clients and investors. RICS and the other coalition partners are

On Site RobeRt Jackson

Recognising the benefits of using International Property Measurement Standards (IPMS), Dubai was the first goverment in the world to adopt it.

also now working on a range of supporting professional statements, conversion tools, training and certification schemes to ensure the standards are successfully implemented and can be embedded in the region and worldwide. IPMS is also very timely when considering the more widespread use of Building Information Modelling (BIM) to facilitate construction and asset management. The benefits of BIM are well documented, but for BIM to work effectively, appropriate data has to be provided.

Standardised building measurement information is crucial, not only for the effective use of BIM, but also for all engaged parties to have a clear understanding of measurements that are being used and drawings submitted for approval purposes. Imagine if the architect was working with one method of measurement, while the construction team was working with another. The problems are easy to see, but if all parties are aligned with IPMS, there will be no confusion in the data and

there should be cohesion and clarity among all the parties involved in a project. The complementary nature and practical application of IPMS and BIM technology represent the future of the global built environment industry. They provide a transparent and consistent approach for a project, from initial architectural designs to facility management years after completion. This in turn will add confidence and reduce risk in the property market worldwide. November 2015 Middle East Consultant 37

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38 Middle East Consultant November 2015

GOLF DAYS

Consultants & arChiteCts CuP 2015 RESULTS WINNERS Tom Hoban WSP Parsons Brinckerhoff Mark Farley WSP Parsons Brinckerhoff Brian James WSP Parsons Brinckerhoff Cameron Bowditch WSP Parsons Brinckerhoff 2ND: Steven Batchelor Faithful + Gould Simon Millman Faithful + Gould Mohammed Garda Mott Macdonald Tamir Mohammed Mott Macdonald 3RD: Steve Mcfadden Nora Systems David Reily DSA Architects Frederick Anderson Flex Joint Marin Gerkes Plan Quadrat Nearest the Pin: Rob Shakespeare Cracknell Longest Drive: Simon Chambers Godwin Austen Johnson

November 2015 Middle East Consultant 39

on site roundup

Update Drake & Scull wins $61m MEP contract for Dubai hotel, mall expansion

Drake & Scull International says its engineering division has secured a $61 million contract related to work on a hotel complex and the expansion of a mall in Dubai. In a bourse filing, the Dubai-based contractor said that Drake & Scull Engineering had

already begun work on the site, with a scheduled handover in 2018. It will oversee the supply, installation, testing and commissioning of all MEP works. Although the contractor declined to name the client or the mall, it revealed that the contract was for mechanical, electrical and plumbing (MEP) works at a hotel complex, as well as the development of an extension to the mall, which in total will cover 192,000sqm. This expansion will include a new high-rise hotel tower and a low-rise podium, which will hold a hypermarket, cinemas and retail space, the Dubai Financial Market-listed firm said. “The hotel complex and mall expansion project award is the latest major retail development contract, which sustains the momentum of project wins DSI has demonstrated by securing prominent projects across the GCC region this year,” said Ahmad Al Naser, managing

director of Drake & Scull Engineering. “The hotel complex and mall expansion is a welcome addition to iconic projects we are delivering in the UAE, which includes the Habtoor City, the Jewel of the Creek and the Louvre Museum, to name a few. The project win also reflects our position in the engineering sector as the preferred partner for large scale retail malls which is enhanced by our previous work on prestigious retail developments like Abu Dhabi’s Central Market and the Sahara Mall Expansion." DSE is currently involved in the development of prominent retail projects like the Souk Al Kuwait, Souk Al Kabeer and Mall of Qatar, as well as the expansion of the Mall of the Emirates across the GCC. Al Naser said that the contractor was confident about its prospects of securing more highprofile projects for the rest of the year.

Bahrain residential rentals resilient in Q3: CBRE Residential demand for leased accommodation in Bahrain has remained buoyant with rentals broadly stable in the third quarter, says CBRE. The real estate advisory noted that expatriate areas such as Sar, Budaiya and Jasra in the northwest of the country witnessed a surge in demand over the third quarter, with many compounds achieving full occupancy. “Perhaps predictably, there has been a decrease in the level of Saudi Arabian oil-related companies securing executive staff accommodation. However, tenants working within the non-hydrocarbon sector appear to be covering this shortfall up to this point,” commented Steve Mayes, director, Middle East Research, CBRE Bahrain. Places such as Reef Island

which provide mostly apartment accommodation continued to see demand grow, with the average occupancy across rental properties at 95%. Reef Island Resort, due to open in 2016, will provide luxury villa accommodation and facilities for both the short- and long-term market, according to CBRE. Other areas like Juffair have not seen any increase in rental rates across residential classes, although demand has remained strong, supported by the American naval base housing requirements. The report notes that in terms of new projects, Kooheji contractors are in the final stages of construction for Fontana Gardens, which has been fully sold on a freehold basis, while Fontana Suites has also generated interest from buyers.

Areas such as Sar, Budaiya and Jasra in Bahrain have seen a surge in demand.

November 2015 Middle East Consultant 41

on site roundup

Tenders issued for airport expansion at Dubai South The Dubai Electricity and Water Authority (DEWA) has awarded Stantec International an engineering consultancy contract to build a laboratory for research and development at the Mohammed bin Rashid Al Maktoum Solar Park. The scope of the contract includes services related to the design and building of the centre, developing tenders, the assessment of project contractors and onsite supervision during the building process. The contract pertains to the second phase of implementation of the Research and Development Centre, state news agency WAM reported.

The centre will enable the government body to stay abreast of the latest scientific advancements in renewable energy, said Saeed Mohammed Al Tayer, MD and CEO of DEWA. It will also support the goals of the Dubai Integrated Energy Strategy 2030 to diversify energy sources in the emirate, he added. â&#x20AC;&#x153;The centre will contribute to raising Dubai's position as a global hub for research and development in solar energy, smart grids, and water and energy efficiency.â&#x20AC;? The upcoming Mohammed bin Rashid Al Maktoum Solar Park will have a total capacity of 3,000MW by 2030.

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42 Middle East Consultant November 2015

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on site roundup

Riyadh, Jeddah property prices and transactions dip – JLL

Nakheel awards coNstructioN coNtracts worth $626m Dubai-based real estate developer Nakheel has announced three major construction contracts worth $626.3 million for its retail developments, including the appointment of the main contractor for the Night Souq at Deira Islands. Contracts have also been awarded for Warsan Souq and The Circle Mall. Combined, the three projects will create an additional 213,677sqm of retail space, made up of as many as 6,700 outlets. The $318.5 million contract for the Night Souq and boardwalk at Deira Islands was awarded to United Construction LLC, with a scheduled completion date in 2018. The souq will run along two kilometres of the Deira Islands waterfront, and will be the base for 5,300 shops and more than 100 quayside cafés and restaurants. Nakheel said all available leasable space was bought up by UAE nationals within five days of its launch. The Warsan Souq is a complex of 1,170 shops, including two department stores, between Sheikh Mohammed Bin Zayed Road and Manama Road, next to International City. It will offer 60,386sqm of retail space spread across eight buildings, with two floors of retail and 433 three-bedroom town houses built above. Completion is also scheduled for 2018, and it will form part of the Warsan Village community of 934 homes, which is also currently under construction. Finally, the Circle Mall in Jumeirah Village Circle is a 40,134sqm retail project that offers space for 235 shops and a multi-screen cinema. Construction is scheduled to begin shortly, and Nakheel said completion is expected in early 2018.

A decrease in average sale prices for villas and apartments in Riyadh and Jeddah saw residential transactions decline by 10% and 8% respectively in the third quarter, reports JLL. The real estate advisory firm noted that in Riyadh, the decline was primarily driven by more restrictive mortgage regulations issued in November 2014, and the seasonal nature of market activity during the Holy Month of Ramadan. Rents in Riyadh continued to rise across the board, as demand for rental property remained strong through the quarter. The high-end residential market also continued to see activity, noted the report. “Demand remains strong within the residential sector, particularly as high-end residential properties and community developments, such as the Rafal and Damac projects, continue to be active and on track for scheduled

completion in 2016 and 2017,” said Jamil Ghaznawi, national director and country head of JLL in Saudi Arabia. Similarly, in Jeddah, average sale prices decreased across the board, with an 8% decrease in residential unit transactions registered by the Ministry of Justice in the third quarter, compared with the same time last year. The city’s rental market, however, experienced a slight increase, with a year-on-year increase of 19.7% for apartments and 4.5% for villas. Rentals are expected to increase modestly during the remainder of 2015. “The residential sector saw an increase in both apartment and villa rentals, as buying property remains a difficult option for middle income households. The Ministry of Housing, however, has plans to combat this shortage with the construction of around 15,000 additional units of affordable housing by 2017,” Ghaznawi said.

Rents in Riyadh continued to rise as demand remained strong in Q3.

November 2015 Middle East Consultant 45

on site roundup

The development will cover a total gross site area of 1 million sqm.

Belgrade Waterfront construction begins, says Eagle Hills Construction of the first residential buildings at the Belgrade Waterfront project in Serbia has begun, according to the UAE’s Eagle Hills and its local partner. BW Residences, the first two residential buildings on the site, will include one- to four-bedroom apartments, leisure amenities, retail and dining options. Sales began on 3 October 2015, according to a statement. The wider Belgrade Waterfront

development, valued at $3 billion, will cover a total gross site area of approximately 1 million sqm, on a total construction area of 2 million sqm. The master-planned community, situated along the Sava River, is being developed by Eagle Hills with the support of the Serbian government. Serbian Prime Minister Aleksandar Vucic, who attended the groundbreaking ceremony, said: “This innovative project is the first step

in defining our vision for the future and defining Serbia’s path towards progress and development, becoming a modernday country. Belgrade Waterfront will not only revitalise Belgrade, but it will also help our city take its place as an attractive investment destination and put it on the map as one of the leading regional cities.” Mohamed Alabbar, founder and chairman of Dubai’s Emaar Properties, is a board member of Eagle Hills.

Perkins + Will to design Airport City in Istanbul Architecture and design firm Perkins + Will has been selected to devise the masterplan for a major mixed-use urban development beside Istanbul New Airport, which is currently under construction. Airport City is a planned 1700-acre development that will include a central innovation district, hotels, retail and commercial office space, logistics centres, an expo and a convention centre. Plans include a metro and high-speed rail connections to Istanbul and beyond. “The opportunity to lay the groundwork for a development of this magnitude is both a tremendous honour and responsibility. Istanbul’s new airport will serve millions of 46 Middle East Consultant November 2015

passengers, but its airport city will be key to capturing that vitality. Beyond simply supporting aviation, our plan will create a framework for a truly unique centre of economic, cultural and social life,” said David Green, EMEA Urban Design Lead at Perkins + Will. Cem Cakaralir, deputy general manager of IGA Havalimani Isletmesi AS, which is overseeing the Airport City development, said: “This is an unprecedented opportunity to launch the Istanbul New Airport as a global crossroads into Europe, the Middle East and Asia. It is an important investment for the future of Turkey.”

Perkins + Will is set to deliver the masterplan to IGA in four months, with groundbreaking expected in 2016.

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Tall Buildings We’ve had some hugely iconic buildings in recent years, with the Shard, the Freedom towers and the Burj Khalifa. But what’s next? Iconic buildings follow the economic trends of the world. When times are good, we see a resurgence of tall towers and unique features, each outdoing the one before. When the tide swings, not surprisingly, we see less investment in status symbol towers and focus on the functional and the necessary. We are once again at the turning point of this cycle, about to head into a new phase of bigger and better. But for every high-profile project that gets off the ground and makes an impact, there are ten that don’t. So what makes a big project successful? What is the unique set of circumstances needed to get it from an idea to a reality? Take the Shard in London. We spent ten years working on this project, a significant length of time to spend on one building, but the returns when you see the end result and the impact it has on the surrounding area are well worth it. Tall towers and iconic buildings don’t just stand in isolation as a symbol of prosperity; they have a huge role in regenerating the surrounding area. A building like the Shard, which is a vertical city with restaurants, 48 Middle East Consultant November 2015

offices, apartments and a hotel, creates footfall and drives the local economy. In my experience, projects with this kind of impact have a couple of key things in common. First and foremost is the client. The client needs to have the vision and be willing to take some risks to get their vision over the line. They need to have done this kind of thing before or at least surround themselves with others who have. They need to be credible enough to open doors, inspire confidence and generally get people on board with their vision. Selling the concept is often the hardest part – once you’ve got a buy-in, everything is a bit easier. The architect, of course, also has a crucial role in bringing the vision to life, and the engineering consultants then have to make it a reality. But over and beyond the technical input of the individual players, the team set-up is really vital. One weak link can affect the whole project, so everyone involved needs to not only be highly competent, but also to share a common business approach or at least be willing to find one. The most experienced teams will not succeed if they can’t work together – this can be the downfall of any complex project. From an engineering perspective, there really isn’t anything we can‘t do if the drive is there. Yes, there are always unique challenges with each project, but there's nothing we haven't been able to overcome so far by applying the same rigour and principles we do to any challenge. There will be new ways of doing things to get our heads around in the future, like using 3D printing to create physical models for our clients. Exploring the boundaries of engineering complexity is what gets us out of bed; it gives us the opportunity to showcase the full breadth of our expertise. So, are we looking forward to this next phase of emblematic buildings? Absolutely.

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