Mission Critical Solutions Project & Development Services Singapore - June 2013
Where real estate and information technology come together
When Reliability is Critical, Our Experts Deliver
When Reliability is Critical, Our Experts Deliver
Data centers; disaster recovery sites; call centres; trading floors- no matter where it is held, data is crucial to the success of all businesses today. Accommodating and securing it is a major business challenge and without sufficient planning to align real estate and IT needs, data centres can have a tremendous impact on your bottom line. A robust strategy to ensure smooth operation of mission-critical facilities and equipment is essential for long-term success. In Jones Lang LaSalle, we understand the exacting and highly technical nature of data centres. We are familiar with the technical elements influencing your mission-critical decisions including: power, cooling, fibre, latency, utilities, redundancy, taxes, construction and security requirements. As one of the largest real estate firms in Asia Pacific, we manage more than 2.7 million sqft of raised floor critical space.
Our professionals have the expertise to combine real estate needs and information technology requirements in order to deliver maximum value and reliability to your organization. We can help you to locate, design, lease, purchase, finance, build and manage your firm’s mission critical facility. Whatever your data related needs, we have the necessary expertise and support.
Data Centre Solutions - A Perspective Data Centre strategy used to be fairly straightforward: when you need more capacity, you build Data Centre. However, in most businesses, the IT group must now simultaneously boost capacity while reducing costs. With both increases in existing technological solutions and financial pressure on organizations, available options have increased dramatically in the past decade. These choices create a challenge: how do you determine a data centre expansion strategy that best aligns with your operational needs and overall business objective? Unfortunately there is no ‘one size fits all’ solution. By looking at the following options which are available today, it is important to assess each option and determine the optimum strategy for your organization. Building your own data centre Once, the universal solution was to build and operate on your own to provide maximum control and security, but this is facing ever-increasing scrutiny as mission critical facilities increasingly become more expensive. Lead times can be as long as 2 to 3 years from inception, this is not viable when immediate capacity is needed. Economies of scale kicks in when running at 5MW or higher, however owning and operating your own data centre locks up considerable financial capital into your real estate portfolio. As a middle ground, renting the ‘Powered Shells’ can be an attractive alternative enabling users to customize a facility to their exact specifications and reducing lead time. Containing your need One of the emerging solutions is to containerize modules of approximately 500 sqft with varying power capacity, which can be shipped to your site and ready to go. These modules are produced by brand names, such as Hewlett-Packard & Dell, with systems running on their standardized platforms. While uptake in US & Europe is increasing, we are yet to see major uptake in Asia. However, Huawei in China has achieved the Uptime Institute Tier 3 categorization for their cloud container data centre offering in May 2013, this may contribute towards an increase in demand and product awareness.
Colocation, sharing the expense “Colo” is now a buzzword. Colocation facilities provide managed space with power, cooling, security & backups for your server, storage & networking equipment. They provide key advantages of leasing only the required space or power with ease of immediate future expansion if necessary. There is no infrastructure maintenance or costs (wrapped into rental) and full time monitoring of infrastructure operations by on-site staff. This is a growing market in Singapore. Equinix, Digital Reality and Singtel have all undertaken recent expansion and development of new facilities. However, the concern of physical security cause many clients to discard this option, particularly financial institutions who are required to adhere to Monitory Authority Singapore (MAS) compliance requirements. Entering the cloud The complete opposite of building your own data centre, is diverting at least part of your IT requirements to a cloud. While a cloud is rarely used for an organization’s total data requirements, it is beneficial for specific applications or back-up. The flexibility of contractual aspects makes cloud an ideal option for organizations with temporary spikes in usage. However, this flexibility comes at a price and these solutions are amongst the most expensive ones in the market. Narrowing the choice Ultimately your preferred data centre expansion strategy should consider several variables – Latency; Location; Security and Control; Sustainability Drivers; Power Requirements and Specific Compliance and Organizational needs. When working with our clients, we ensure the above aspects are reviewed at the outset of every project and the best solution is identified.
Singapore - Future Digital Hub Since 2005, the Singapore Government and its agencies have had a major drive in developing Singapore into major Infocomm hub. Initiatives, such as iN2015 rolled out in May 2005, targeted growth in four key areas: Infrastructure Development; Manpower Development; Sectorial Transformation & Industry Development. The objective is to nurture Singapore’s Infocomm sector while building a wellconnected society. It led to the roll out of several key infrastructure developments including “Wireless SG”- a wireless network accessible across key locations in the city such as Central Business District (CBD) and Clark Quay, etc, which its coverage still continues to expand, together with the installation of an island-wide fibre broadband network and 4G Mobile Data. Singapore is also developing a Data Centre Park which dues to completion in early 2016, it comprises of 13 hectares, with up to 8 Core & Shell buildings, providing 105,000 sqm of Data Centre space. This park is specifically built to suit
the needs for Data Centres, providing redundancy of power and cooling (including District Chilled Water network). In addition, the Building Construction Authority (BCA) has rolled out a specific Green Mark assessment scheme to Data Centres and SS564- a standard code of practice for Green Data Centres, setting the standards for designing efficient performance and operations data centres. Tax incentives are also available such as the IA scheme, which focused on the BCA Green Mark Scheme for redevelopment of existing Data Centres. This scheme can provide Data Centre operators with up to 30-50% tax breaks on the Data Centre’s future income.
Singapore’s Infrastructure & Resilience Bandwidth With a fibre network coverage of 95% and several international submarine cables traversing across the country, the city state has excellent connectivity both locally and internationally. Social & Security With a strict legal system, political stability and business transparency, Singapore has long been an initial platform for businesses entering Asia. This idea has been further bolstered by the recent implementation of the Data Protection Act in 2012, providing greater data security. In addition, several law firms have now set up data security & copyright teams based in Singapore.
The Island State of Singapore is often perceived as an optimal location for businesses to establish their operation in Asian market, thanks to its advantages that include geographically central location, stable government, transparent business practices and low crime rate. Besides, additional factors must be taken into consideration when evaluating a location’s suitability as a data hub Power Network With a strong track record for stable power delivery, Singapore’s electrical grid is fed by two main fossil fuel stations which are dependent upon fuel imports. This results in electricity costs being tagged to fuel oil prices. Located in the tropical sun belt, Singapore has yet to capitalize on solar power as a supplement to the grid. However, localized building supplementation has proven to be successful and able to reduce operating costs. Climate & Cooling While Singapore’s climate initially does not seem to be ideal for Data Centres, District Cooling facilitates are expanding in key hubs (CBD, Changi, North Buona-Vista & Jurong) providing cost effective cooling sources. In addition, experiments with outdoor air cooling has been proven successful and demonstrated potentially large savings in costs compared to traditional cooling methods.
Land & Natural Disaster Even as land is a limited resource in Singapore and it being much more expensive compared to her neighbours, several key areas have been allocated for Data Centre Development, including the upcoming Data Centre Park which dues to complete in early 2016. Construction costs are approximately S$200-S$350 psf for base builds (excluding fit-out). The quality of workmanship has also been improved greatly over recent years. Singapore’s geographic location protects it from the major natural disasters. However, while located away from major fault lines, minor tremors from earthquakes in surrounding regions can sometimes be felt.
Delivering Solutions that Meet Your Needs Integrated Delivery Solutions By leveraging the different capabilities and experience within our key business streams, varying from transactions management, corporate solutions, project and development services to facilities management and operations, we are able to provide a comprehensive end to end solution to our clients, with guaranteed service continuity, cost savings and increase in value at every stage. Global Mission Critical Solutions Team Jones Lang LaSalle is the only real estate team being fully equipped with dedicated global data centre practice. Our Data Centre Solutions team has been cultivating its expertise through serving many of the world’s largest corporations, and has successfully delivered maximum value to them. Through our brokers, project and facilities managers, we understand the technical elements that are crucial to your facility. Our team is structured to ensure the efficiency of delivery while maintaining succinct knowledge and best practice transfer. This is achieved through our key regional teams which are located across the region to support the local delivery teams. Our Global Mission Critical Solution’s Team – By the Numbers: • 1100 megawatts of critical facilities transactions over the past 3 years. • 100 percent of our in-house project development services team’s time is dedicated to clients’ success and satisfaction. • 50 million square feet of critical environments being managed. • 200 hours of training undergone by our environment managers to ensure the highest skill level; • $3 billion of economic incentives acquired for clients over 100 projects; • 25-100 percent client project costs mitigated with incentives benefits; • 45 categories identified and used by our skilled team of global researchers when identifying data centre site suitability.
Mission Critical Solutions Team - Singapore Dave Colverson is Head of Risk & Special Projects for Asia Pacific. With his vast regional experience, Dave provides insights and supports to all of the complicated and special projects handled by our Singapore PDS team. Dave’s leadership in project management delivery makes him a key part of not only the Singapore Mission Critical Systems team but also the Asia Pacific Regional Mission Critical Team.
Dave Colverson Regional Director, Project & Development Services
Key experience includes: Standard Chartered Bank – New 750-desk trading floor as part of a 350,000 sqft office fit-out, influencing base build to suit. ANZ, Brisbane – 80-rack Data Centre HSBC, Shanghai – 30-rack Data Centre as part of new office fit-out. Bank of America, Hong Kong – 60-rack Data Centre as part of the new office fit-out.
With over 10 years experience, Ralph offers lead delivery and technical expertise within the Singapore PDS team. Originally trained as a building surveyor, Ralph has gained a strong technical understanding of all aspects of critical system projects and their delivery. He has been delivering a wide range of highly complex and technical projects throughout his career in different countries. Alongside with Dave, Ralph is a key member of our Regional Critical Systems Team.
Ralph Davidson Associate Director, Project & Development Services
Key experience includes: LRES CX-2-1 – New built office development which includes 500 sqm Tier 3 high density Data Centre. HSBC Singapore – 120-desk trading floor with 2N resilience. HSBC Singapore – 50% expansion of live Data Centre including key systems upgrade – UPS, Gas Suppression, Gensets & BMS. HSBC Singapore – Tier 3, Data Centre as part of the new office & back-up site.
With over 20 years of working experience in 10 countries across 3 continents, Stefan has a wealth of experience and expertise in critical systems delivery. He delivered multiple high technology facilities for BP, including BP’s LEED Platinum Trading Facility in Houston. Stefan is currently leading the delivery of Shell’s new LEED Gold office building in Brunei, which includes a dedicated 30,000 sqft Tier 3 Data Centre.
Stefan Bauer Associate Director Project & Development Services
Key Experience Includes: Shell Brunei – 30,000 sqft Clear Span, Tier 3 new built Data Centre. BP Calgary, AB – 27,000 sqft with 200-desk Trading Floor BP Helios Plaza, Houston – 392,000 sqft facilities with 1,200 trading positions. DigiPlex, Munich – 300 sqm Tier 3 Data Centre, Collocation Site.
Mission Critical Solutions Team - Singapore Simon is a highly experienced project manager with over 11 years of experience. Originally trained as a building surveyor, Simon has a strong technical background which allows him to be able to go through all issues, to provide significant support and guidance to the project teams, as well as to advise his clients on critical technical issues.
Simon Paterson Associate Director Project & Development Services
Key experience includes: Standard Chartered Bank – New 750-desk Trading Floor as part of a 350,000 sqft office fit-out, influencing base build to suit. BG Group Singapore – In-house Data Centre as part of new office fit-out. IBM Singapore – 350,000 sqft industrial facilities with in-house Data Centre. Shell Malaysia - 365,000 sqft new office fit-out with in-house Data Centre.
G Segar leads our South Asia Engineering & Operations Solutions team. As a specialist in operation management of critical systems facilities and an EPI certified Data Centre Specialist; G Segar and his team manage multiple facilities from Tier 2 to Tier 4 across Singapore. G Segar is based in Singapore; he provides expertise and support to our Singapore PDS team in all critical system projects.
G Segar Head of Engineering & Operations South Asia
Key experience includes: 4 years in Data Centre management, covering Tier 2 to Tier 4 facilities, driving best practice, reliability, efficiency, standardization & risk management. 6 years experience in water treatment systems– driving quality, uptime and cost efficiency (through new technology and improvements to existing systems). 8 years experience in Factory Automation systems – building a strong emphasis on innovating upon current processes on cycle time, uptime & efficiency.
Kent Olson is Head of Project & Development Services, Singapore. Kent oversees all aspects of the business with a focus on client management. With more than 17 years of experience in the construction industry, Kent has delivered over 4.4 million sqft of real estate; from office fit-outs to campus developments. In this role, Kent provides supervision and support to all Singapore project management delivery projects, ensures that all key objectives, KPIs and key success criteria are met.
Kent Olson Head of Project & Development Services, Singapore
Key experience includes: Verizon New Jersey, Global HQ – 10,000 sqft Data Centre with N+1 resilience. AT&T - 3 million sqft of office, call centres, Data Centres & Noc-s. Deutsche Bank, NYC – 300,000 sqft office facilities with 5,000 sqft Data Centre. Microsoft, APAC – 4.4 million sqft of campus development across Asia Pacific.
Mission Critical Projects Delivered Shell – Panaga Seria, Brunei After the successful completion of Shell’s KL project, PDS Singapore was commissioned to provide project management services for Shell’s new 127,000 sqft office development including a 30,000 sqft clear span Data Centre. Highlights: • Designed and built to Tier 3 standard • LEED Gold Certified • 30,000 sqft clear span space Standard Chartered – Marina Bay Financial Centre, Singapore Jones Lang LaSalle’s PDS Singapore provided project management services for the 508,000 sqft new facilities which includes the largest trading floor in Asia. Highlights: • 750 trading desks • Additional dedicated chilled water riser • Dedicated busbar & gensets • Completed in 2011 ANZ – Ocean Financial Centre, Singapore As part of the reconsolidation of ANZ Singapore office in Ocean Financial Centre, JLL PDS provided project management services for this 200,000 sqft project including a N+1 Data Centre & Trading Floor. Highlights: • 174 trading desks • N+1 resilient Data Centre – UPS, Gensets, FM200 • Dedicated busbar and gensets • Completed in 2011 Equinix, Hong Kong Jones Lang LaSalle provided due diligence services for a comprehensive study allowing Equinix to confirm the fitness and suitability of its Site C at TKOIE. It was later identified to be used as new IBX facility. Highlights: • Gap analysis • End to end MEP brief and comparison • Risk analysis • Base building audit
When Reliability is Critical, Our Experts Deliver
For more information please contact: Kent Olson Director, Head of Project & Development Services tel: +65 6494 3955 mob: +65 9722 0760 email: Kent.Olson@ap.jll.com
Ralph Davison Associate Director, Project & Development Services tel: +65 6494 3961 mob: +65 9173 4049 email: Ralph.Davison@ap.jll.com
Jones Lang LaSalle Property Consultants Pte Ltd | Singapore | CEA Licence No. L3007326E www.joneslanglasalle.com.sg Jones Lang LaSalle Property Consultants Pte Ltd for themselves and for the vendors or lessors of this property whose agents they are, give notice that the particulars do not constitute, nor constitute any part of an offer or a contract. All statements contained in these particulars as to this property are made without responsibility on the part of Jones Lang LaSalle Property Consultants Pte Ltd, or, its vendors or lessors. All descriptions, dimensions and other particulars are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact and must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Jones Lang LaSalle Property Consultants Pte Ltd has any authority to make or give any representation or warranty whatever in relation to this property. COPYRIGHT © JONES LANG LASALLE 2013.