facilities management middle east - feb 2010

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

KSA PROJECTS

VENTURES ME OFFERS INFO ON

WHAT’S HAPPENING IN THE KINGDOM

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

HOW TO ENSURE YOUR OFFICEIS PRODUCTIVE & PROFITABLE

CATHY CROCKER ON THE WAYS DESIGN IMPACTS EFFICIENCY

THE WHO, WHAT & WHERE OFTHE 2010 OFFICE EXHIBITION

DAN MIZESKO ON PREVENTATIVE MAINTENANCE IN THE MID EAST

WORKPLACE INTERIORS INTERVIEW

OFFICE EXPO 2010

INTERVIEW

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

Licensed by Dubai Media City

Electrostatic filter bag

Carbon dust filtration

A BREATH OF FRESH AIR

INDOOR AIR QUALITY, EFFICIENCY AND EASE OF USE

and bacteria.

CYCLO VAC, FOR A CLEANER, HEALTHIER HOME.

CONTENTS

February 2010 1www.constructionweekonline.com

VOLUME 5 ISSUE 2 FEBRUARY 2010

02

15

WHAT’S ON THE WEBThe online portal for fmME keeps you up-to-date with all the latest trends, features and comments about Middle East construction.

Q&A: Cathy CrockerfmME catches up with Cathy Crocker, associate director of buildings services for Scott Wilson, to talk about how building systems can affect the overall utilities infrastructure. Crocker talks specifi cally about the way in which proper, conscientous design can impace a building’s overall energy effi ciency.

COMMENTIn this month’s cover story, Alan Millin get up close and personal with an issue that, for most, is up close and personal: bathrooms. Millin criticises those designers who continue to parade women past men’s rooms and urges the industry to get FMs involved.

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21 FEATURE: Workplace InteriorsfmME takes an up close look at the various elements that make up a happy, healthy and productive workplace. Most importantly, we offer recommendations for FMs on how to make sure their workplace is functioning as effi ciently and profi tably as possible in the current economic climate.

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

31

FEATURE: Offi ce Expo 2010On the eve of Offi ce Expo, fmME explores what the exhibition has to offer this year and how it differs from the 2009 version. Specifi cal-ly, we give you the lowdown on the fi rst annual Offi ce Expo Awards with a breakdown of the categories and the shortlist.

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12 Q&A: Dan MizeskofmME speaks to US Chillers’ managing partner Dan Mizesko about the state of the maintenance industry in the Gulf and whether its ready to institute predictive maintenance measures.

XXXXXXXXX

2 February 2010 www.constructionweekonline.com

WHAT’S ON THE WEB

COLUMNS & FEATURES

THE PARK AT BURJ KHALIFA

BIG RELIEF NOW DO IT

the online home of:

IN PICTURES

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

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

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

• District cooling to bounce back in 2010• PTL Solar promotes solar energy• Vision wins Saudi Arabian MEP job • ETA Star delivers Liberty House • Damac tops off Park Towers

40% Abu Dhabi

25% Qatar

20% Saudi Arabia

15% Dubai

0% Kuwait To vote in spot polls, go to:www.constructionweekonline.com

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

MOST POPULAR

EDITOR’S CHOICE

Stories selected January 25-31, 2010

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

DEAL SEALED STORM MACHINE

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

Conrad Egbert, Editor, Construction WeekThe opening of the renamed Burj Khalifa was nothing short of spectacular, and marks the fi rst move towards a clearer, more func-tional federal model.

Greg Whitaker, Editor, PMV Middle EastThere has been some pretty wild speculation about the physical prop-erties of the super-tall Burj Khalifa, and the so-called ‘storm effect’. Hyder answers critics.

Selina Denman, Editor, Commercial Interior DesignNo one’s sorry to see the back of 2009. For the Middle East’s interior design industry, it was a year steeped in setbacks and I, for one, am look-ing forward to 2010.

Jeff Roberts, Editor, Middle East ArchitectThat was a hell of a year. Trust me, I tried to stay positive. I’m urging you to remember your com-mitments about working smarter, more transpar-ently and going green.

EDITOR’S LETTER


On the eve of Dubai’s 9th Offi ce Expo, a

recent survey conducted by that organisation reported that almost 90% of offi ce workers regard the design and layout of their offi ce as affecting

their level of motivation. Despite this, approxi-mately 50% said that they had never had any sort of workspace assessment from their employer.

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

Ok, time to wake up. If this survey does noth-ing else, it shows the Gulf’s growing FM industry that FM has become more than just HVAC, waste removal and recycling.

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

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

Subscribe to facilities management Middle East for freeLog on to www.itp.com/subscriptions

Ninety percent. Nine out of 10 employees are unhappy and, perhaps more importantly, un-motivated by the design and layout of the offi ce building they spend fi ve days per week and 260 days per year. Ninety percent.

What do FM professionals think of this statis-tic? Perhaps you’re busy thinking up reasons why this doesn’t directly fall under your remit. I’ve got new for you, it does. Perhaps you’re thinking, ‘Wait, I’m not in the happiness business, I’m in the buisness of managing facilties’. Without putting too fi ne a point on it, FMs are tasked with making a specifi c workplace more effi cient; mak-ing its workers more productive; and making the overall business more profi table. Again, I’ve got news for you, you are in the happiness business.

Since the inception of the industry, FMs have extolled the uniqueness and fl uidity of their rolls. I always hear how, within the sphere of the work-place, FMs are everything to everyone. I always hear how FMs are jacks of all trades. Well, after I read survey results like those found in the Offi ce Expo survey, it would seem the Gulf’s FMs need to start developing an acute sense for colour palettes and material choices.

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

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

Happiness is good health and a pretty offi ceRegistered at Dubai Media CityPO Box 500024, Dubai, UAETel: 00 971 4 210 8000, Fax: 00 971 4 210 8080Web: www.itp.comOffices in Dubai & London

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

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

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An ITP Business Publication | November 2009 Vol. 04 Issue 11

HEAD FORHEIGHTSArchitects design buildings to look pretty. Engineers make them stand up. But who cleans and maintains the Gulf’s skylines?

CATCHING UP WITH MODUS’ NEW MD, NIGEL HAMBLY

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NEWS


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

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

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

Currently 250 Firetrace sys-tems have been installed. The

company’s authorised trading partner in Saudi Arabia, Husam Sinjab Contracting Es-tablishment, anticipates that this will ultimately increase to a figure closer to 400.

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

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

equipment, and is non-conduc-tive and non-corrosive.

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

This specially-developed, leak-resistant, small-bore poly-mer tubing is a linear pneumat-ic heat and fl ame detector that delivers the desired temper-ature-sensitive detection and delivery characteristics.

Its fl exibility is such that it can be threaded around the cabinet’s tightly-packed com-partments and components.

An example of Firetrace cylinders

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

THE CURRENT NUMBER OF FIRETRACE SYSTEMS

INSTALLED

250“The 1 445 000 square metre

DOKAAEP in Makkah, Saudi Arabia is believed to be the largest mixed-use complex of its kind in the world, comprising seven high-rise towers.”

NEWS


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

Aqaba is an important gate-way for Jordan and neighbour-ing Iraq, and the addition of a state-of-the-art surveillance system allows ALV to provide a high-security solution for its many international clients. In addition to monitoring the security of the site, ALV now has a video record of the logistics transactions, providing an audit trail in the event of a customer dispute. The system was designed and installed by IndigoVision’s approved local Partner, Megatech.

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

The truly distributed archi-tecture of IndigoVision’s system was a key factor. It provides ALV with a scalable platform for expansion, and allows them to easily monitor the two existing 100 000 square foot warehouses and site perimeter, which form the fi rst phase of the village. Additional warehouses, offi ce space and a weighbridge are planned for the future.

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

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

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

toring facility all from a single HD camera.

At the heart of IndigoVision’s distributed IP video solution is the company’s control centre security management software. Control centre workstations allow the security team to

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

improve incident response.As with any component in

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

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

“We chose IndigoVision for its superior high-defi nition image quality and its user-friendly alarm and audio

management capabilities.”– Nezar Al-Bkower

NEWS


Intelligent energy managementThe exclusive agreement will see regional distribution of energy-saving modules

UAE \\Schneider Electric has debuted its EcoStruxure solution architec-ture, an approach that unites its unique expertise in power, data centres, process and machines, building control and physical security to enable intelligent energy management solutions for customers seeking to optimise energy effi ciencies across mul-tiple domains of their business.

“Unco-ordinated component-level attempts to solve energy-management issues by different corporate functions without a comprehensive plan can actually inhibit a company’s ability to meet effi ciency goals,” said Sch-neider Electric chief marketing offi cer Aaron Davis. “By provid-ing our customers with clear and comprehensive reference architectures across key envi-ronments and applications, we intend to reduce ineffi ciencies and increase a company’s ability to make invisible energy waste both visible and actionable.”

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

The potential of EcoStruxure relies on two main principles. Firstly, EcoStruxure is based on the most comprehensive portfo-lio of purpose-specifi c applica-tions in fi ve domains of expertise that are essential to solve the energy equation:• Power: Complete power man-

agement solutions for facilities, plant and large-site operations that enable effi cient, safe and reliable electrical distribution;• Datacentres: APC by Sch-neider Electric’s award-winning InfraStruxure architecture for datacentres uses a modular, scalable approach to optimise power and cooling utilisation and mitigate ineffi ciencies from overbuilding;• Process and machines: Automation solutions dedicated to industrial and infrastructure companies or machine builders with the focus on fl exibility, scalability, performance and ease of use;• Building control: Manage-ment solutions that focus on reducing installation and operational costs while enhanc-ing end-users comfort through real-time temperature, lighting and shutter control;• Physical Security: Architec-tures include Pelco by Sch-neider Electric, with industry-leading technology in access control, intrusion detection and video surveillance to minimise costs and effi ciency losses from unplanned downtime, while also

providing a comprehensive risk analysis capability.

Secondly, EcoStruxure is able to connect these fi ve domains of expertise within an open and fl exible ecosystem of technology that relies on the use of IP and Web services, allowing purpose specifi c applications to connect whenever needed, at the right level required.

“What customers need are the connecting solutions that create an intelligent energy-management system across all application areas,” said Davis. The company will be rolling out EcoStruxure reference architec-tures, as well as corresponding training, throughout 2010.

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

EcoStruxure aims to make invisible energy waste both visible and actionable

BRIEFSENERGY UNIVERSITYGlobal energy-management specialist Schneider Electric has launched Energy Univer-sity, a vendor-neutral, on-line educational community that provides the fundamentals needed to implement success-ful energy-effi cient solutions scaling various applications.

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

“Schneider Electric believes there is a signifi cant oppor-tunity for sustainable energy savings that is unaddressed by industry and consumers today. Through Energy University, we expect to enable anyone to better understand and act on these opportunities, so they can do more with less,” said Schneider Electric VP: Energy and Solution University Paul Hamilton, Senior. “Energy University will reduce complex-ity and raise awareness by providing global users easy access to practical educa-tion on all aspects of energy management.”

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

NEWS


New rigid coupling is easier to install

Green chemicals for public works

Improved design makes it easy to use and estimate, and is designed to cut costs by avoiding rework

New line of formulations specifi cally for public works and transportation departments globally

UAE \\Victaulic, a leading global pro-ducer of mechanical pipe join-ing and fi re protection systems, has introduced the FireLockEZ Style 009H rigid coupling. The improved design allows faster, more consistent installation with or without power tools, is easy to use and estimate, and is designed to avoid rework.

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

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

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

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

The Style 009H is part of the

UAE \\Daimer Industries, a globally-recognised source of plant-based green chemicals, green cleaning products and green cleaners, has introduced a line of formulations for departments of public works and transporta-tion around the world. The new preparations range from ma-chinery cleaning formulations to general purpose cleaners to vehicle and concrete mainte-nance solutions.

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

Victaulic installation-ready product line, and has the fol-lowing time-saving benefi ts:• Installs in three easy steps:

push, join and tighten;

The Victaulic 009H rigid coupling

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

All the products, pre-mixed and

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

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

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

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

• No need to disassemble the coupling prior to assem-bly, which saves time and increases productivity;

• No loose components to drop or lose, increasing productivity, reducing work time and increasing effi ciency and safety;

• Installation times are more consistent from one installer to another, providing more accurate labor estimates; and it

• Reduces installation effort by aiding overhead assem-bly, providing a ‘third hand’ during installation.

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

Q&A


WHAT WATER-COOLED ELECTRIC CENTRIFUGAL

CHILLERS IN THE REGION ARE GENERALLY

SELECTED AND DESIGNED TO OPERATE

IN THE RANGE OF.

0.687 TO 0.760 KW/PER TON

Predictable benefi tsfmME speaks to Dan Mizesko, managing partner of US Chillers, about predictive maintenance.

fmME: How advanced is the maintenance industry in the UAE and around the Gulf?

I feel the liquid chiller service industry is far behind in this region, the reason being that, before 2001, everyone had to rely on the OEM or its agents for chiller services, and had to pay whatever the cost, and wait however long for service, as this was a monopoly market. This is no longer the prevailing situation.

fmME: Are customers paying more attention to mainte-nance in an effort to cut overall costs?I have found that customers always value maintenance. However, their expectations were always very low. US Chillers brings you the most

advanced technology available in the industry. If your equip-ment fails unexpectedly, you face downtime and potentially inconvenienced occupants. With predictive maintenance, you will know about potential problems before breakdowns occur. This will bring you the ability to schedule repairs be-fore they become more costly – and at times when they will not inconvenience you or your building occupants.

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

before they lead to more com-plex and expensive repairs;• Avoid needless downtime and inconvenience or discom-fort to occupants;• Ensure continued produc-tion when equipment is used in process applications;• Control energy cost;• Prolong equipment life,

“If your equipment fails unexpectedly, you face downtime and potentially inconvenienced occupants. With predictive maintenance, you will

know about potential problems before breakdowns occur.”

Dan Mizesko

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

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

A typical York chiller.

Q&A


Dan Mizesko

cost. Some of the predictive services we offer are vibra-tion analysis, thermographic testing, eddy current testing, water/oil/refrigerant analysis performed by an independent US laboratory, motor insula-tion testing, ultrasonic fl ow analysis, chiller performance and energy analysis.

fmME: What are some of the main maintenance or service-related issues you come across regularly?To be quite honest, the most common things we fi nd are that chillers have not been correctly commissioned and started to factory specifi ca-tions, and are maintained at these same poor standards. This puts the end user – wheth-er it be a district cooling utility or a building owner – behind the eight ball, so to speak, from day one, and it is downhill from there in terms of energy and reliability.

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

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

Services, the kW/per ton now ranges between 0.513 ~ 0.759.

fmME: Maintenance is a critical part of energy ef-fi ciency. Are you fi nding a growing awareness of main-tenance strategies?Unfortunately, I am not fi nding the awareness of maintenance or operational strategies for ‘green’ issues being addressed with the urgency and impor-tance due them. It is unfortu-nate that the majority of the end users feel that if they have

“... The majority of end users feel that energy management is a ‘green’ solution. The fact of the matter is that a proactive predictive maintenance programme will save more money than almost any other

‘green’ solution available.”Dan Mizesko

well their chiller plants were performing.

A survey report on 14 plants by the Northwest Energy Effi ciency Alliance found a substantial variation in chiller energy effi ciency, ranging from 0.55 to 1.80 kW/ton. A report by the California Energy Commission stated that buildings and chilled water central plants invariably do not perform as well in practice as anticipated during design. The main reasons for this are improper equipment selection

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

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

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

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

The chillers account for the bulk of the energy consump-tion. Unless the chillers are, fi rst and foremost, operating in peak condition, huge amounts of kWh and associated money is being wasted, which no control system can correct. The priority for district cooling, building owners, shopping malls or any industry or facility that has liquid chillers has to be proactive professional chiller services and mainte-nance being applied, so the kWh achieved and attendant money savings become the big-gest contributor to the region’s sustainability goals.


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Q&A


It is commonly known that, within the GCC, air-con accounts for up to 70% of the total electrical output. What is less well known is how building systems can infl uence the larger utilities infrastruc-ture. fmME speaks to Cathy Crocker, associate director of building services for Scott Wilson, about the impact of proper, upfront design on energy effi ciency.

The “huge proportion” of the electrical load con-sumed by air-con has resulted in a largescale

focus on effi ciency measures to try and reduce this consump-tion. “Over the last eight to ten years, developers have focused on how we can reduce the elec-trical consumption for cooling. A district cooling solution, in the correct application, with the correct design, can consume up to 55% less energy than the equivalent standalone cooling

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

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

system,” argues Crocker.However, it is also important

to try and reduce energy con-sumption at the source, which means the buildings them-selves. This, in turn, means that building services designers play a critical role from very early on. “Basically site selection and the outline design stage are, in my opinion, the key time for the design team to get together to lay a good foundation for a building design.

“This is the time at which you

huge reduction in cooling load,” argues Crocker. “Clients, engi-neers, architects and sustain-ability consultants really need to get together from day one to agree on a good methodol-ogy for the design of a building or the design of a site, so they have a good foundation for an energy-effi cient solution.”

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

Q&A


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

Crocker refers to a project in Dubai where Scott Wilson worked with the architects to come up with a self-shading so-lution. The building comprised three wings, and to protect the building against the low morning and evening sunshine, a heavyweight, opaque façade was applied to the east and west. “This fairly simple approach had a huge effect on the heat gain, so the building did not suffer from high temperatures in the morning and evening, and we could really drive down the cool-ing loads,” explains Crocker.

The next critical element for the design to consider is the building fabric. “If we can get the correct building fabric in terms of thermal mass and UV value, we can dramatically reduce the peak cooling load. This, in turn, will drive down the energy consumption and size of equipment,” says Crocker. A simple reduction in a building fabric U value from .45 to .35, applied throughout an entire building, can have a huge and in-cremental impact on the overall structure.

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

She says that Scott Wilson’s

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

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

“Another element which I think is very important for de-signers to consider is infi ltration – the unwanted passage of air in each building due to external pressures. We need to make sure that buildings are well-sealed so that the hot external

air does not come into our build-ing and add to the cooling load. This is a design issue, and also a site issue, to make sure that the buildings are detailed and constructed correctly.

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

simply. She acknowledges that this can be problematic in terms of dust and noise, but these is-sues can be addressed success-fully at the design stage. “For residential buildings or leisure facilities, it is very important for us to be able to design build-ings so they can be ventilated naturally in winter, as that will save a huge amount of energy. Of course, during the hottest summer period we do need to have air-con, so that will always need to be factored in.

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

REDUCTION IN ENERGY USE THROUGH PASSIVE

DESIGN MEASURES ALONE

30%

“Just by raising the setpoint from 21°C in summer up to 25°C you almost halve your

MW/h of cooling consumption.”Cathy Crocker

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

Q&A

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

Construction realitySo what does all this boil down to? Do all the ‘green’ platitudes translate easily into what Crocker terms the “construction reality”? “I think it is all very well designing a good building and having good intentions, but we need to make sure this is fol-lowed through into construction. Here in the Middle East, some buildings are well built, and some are not. As a design team it is our responsibility to work together so that the intent at the design stage is worked through into installation.

“A key area we need to work harder on I think is commis-sioning, putting the building to use and making sure it is up and running correctly before it is handed over to the client. If the building is not set up correctly at handover, then the client/op-erator can never be expected to run the building correctly.” This means proper facilities man-agement is equally important. “Again, buildings do not run themselves. We need to ensure the equipment is maintained and working at good effi ciency throughout its life.

Q&A

“An interesting debate in the UK recently is energy certifi ca-tion of buildings. A number of public buildings are getting a rating from ‘A’ to ‘F’, which informs the public at large and the occupier how well the build-ing is performing. I think it will be an interesting analysis in this part of the world to begin con-sidering some form of energy certifi cation,” says Crocker.

How does the design phase interface with district cooling, for example, in terms of energy effi ciency? “District cooling has been a popular way of providing cooling to large developments and large areas. The way we ap-proach district cooling systems is, fi rst of all, to take a good long look at the site, at the buildings on the site, and how they will be used. Typically, we would not necessarily advocate a district cooling solution for a purely low-rise development, for example, as it might not be fi nancially viable to do so.

Confi guration“When we work out a district cooling network we look at the best confi guration, which is obvi-ously informed by the site phas-ing, the load profi le and then the remote station size. And that, in turn, generates a footprint area

Design and engineering consultancy Scott Wilson Group Plc reported a slight increase in profi t for the fi rst half of 2009. The group benefi ted from lower costs, despite a decline in revenues. Looking ahead, the company said it expected no signifi cant growth in its UK business, but it foresaw continuing growth opportunities in interna-tional markets.

The Middle East segment generated revenues of £6.6 million, higher than £5.3 million in the previous year. Scott Wilson noted that its international markets had been less affected by the recession, although Dubai continued to be diffi cult. The international proportion of revenues has grown to 34.6%, up from 30.6% a year ago, and nearly offset the revenue lost in the UK private property sector.

Scott Wilson increases profi t margin

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

“So to return to my earlier point: if we can achieve a 30% reduction in energy use through purely building measures, we can in turn reduce district cooling plant sizes, whereby you can service an increased area through the same plant. “Our aim is to really try and demonstrate how interlinked all these elements are. If we can work very hard on the building systems, we can infl uence the larger utilities infrastructure.

“In conclu-sion, I believe it is very

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

and running costs,” says Crocker.

February 2010 17


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WORKPLACE INTERIORS


It’s a well-known fact that employees are a business’ most valuable and expen-sive commodity and their

happiness is paramount to its success. However, research shows that an employees’ pro-ductivity is intrinsically linked to their working environment. As a result, effective workplace interiors are becoming the catalyst for more effi cient and profi table facilities.

A recent survey undertaken by The Offi ce Exhibition, which questioned over 1,000 offi ce workers from across the GCC, indicated that almost 90 per cent regard the design and layout of their offi ce as affect-ing their level of motivation. However, only 50 per cent of this margin revealed that they had ever received a workplace assessment. This percentage is grossly disproportionate to European statistics although not many employers within

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

However, while the UAE is statistically slow to adopt an ergonomic approach to workplace development, Middle Eastern companies are starting to realise the benefi ts of incorporating ergonomic elements within their offi ce en-vironments explains CitySpace design director Nick Burnett. “We have noticed an increased awareness and ergonomic design considerations across our client projects, but, as the survey clearly shows, there is still some way to go,” he said.

Siddharth Peters of Total Of-fi ce affi rms that the growth of research and knowledge avail-able is slowly fi ltering through to the UAE, which is actively changing attitudes towards work place interiors.

“Employers have realised

t’s a well-known fact that employees are a business’ most valuable and expen-

the GCC seem to be carryingout work station assessments,according to Office Exhibition

Are you sitting comfortably?

the fi nancial and social benefi ts of ergonomics: these products increase productivity and reduce injuries. This has only become more prominent with the ever increasing reach of the internet and the need for every employee to have con-tinuous access to a computer for long periods of time.”

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

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

In response to a FM’s grow-ing need to accommodate the ergonomic necessities of em-ployees, designers have been forced to create a new range of interior solutions. This culture of innovation has inspired the development of offi ce products that are cheaper, easier to use and more environmentally viable. This, in addition to a universal desire to use fewer parts in a bid to lower prices and further limit the environ-mental impact, has created a situation that favors increas-ingly minimalist designs.

These designs address ergo-nomic issues at their most ba-sic level while simplifying their usage, explains Tim Hutchings of Humanscale, which is an ergonomics company respon-sible for the research, design and manufacture of workplace tools and resources.

WORKPLACE INTERIORS

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

WORKPLACE INTERIORS

20 Ferbruary 2010 www.constructionweekonline.com

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

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

of facilitating ideal working environments. These include innovations such as Steelcases’ Walkstation, which is a desk with an in-built treadmill to combine exercise and work. Similarly, in a bid to reduce the strain on the body that

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

a fl eet of new products includ-ing a new chair with grooved footplates that encourages the sitter to pump their feet to stimulate circulation.

FM’s have also come to recognise the importance of intangibles such as the posi-tioning of computer screens, the removal of clutter and the effects of lighting on the effi cacy of an offi ce space. Designers have responded with specialised solutions such as PowerDesk, which has intro-duced the Freemote that allows remote control of a PC up to

“A chair, apart from a bed, is the single piece of furniture that

comes into regular contact with the human body.”

Bassem Demachkie

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

WORKPLACE INTERIORS


WORKERS WHO HAD BACK PAIN FROM AN UNSUITABLE OFFICE

CHAIR

64%

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

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

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

Research suggests that inte-

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

Designers advise that iden-

tifying the purpose is the fi rst step in the creating of an offi ce chair, whether it is designed to cater for call centers, archi-tects, journalists or engineers, as each of these occupations have different requirements.

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

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

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

Space stationsWhile a signifi cant proportion of the working day is spent at a desk, computers and offi ce equipment are not the only factors that infl uence the performance of the workplace and its occupants. Industry

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

WORKPLACE INTERIORS

22 Ferbruary 2010 www.constructionweekonline.com

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

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

social issues are influenced by natural, metaphysical and cosmological factors. As a result, advocates of the ancient practice believe that seating, desk setups, lighting and other factors can affect working levels and overall performance. While it may dictate aspects of eastern

work ethics down to traffi c fl ow and urban planning, its infl uence on Middle Eastern working environments is still very minimal.

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

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

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

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

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

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

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

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

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

Workplace interiors often hinge on ergonomics and sustainability.

“Using wood from FSC protected forests, having products Green-guard certifi ed and ensuring each of the product lines contributes to LEED are just a few of the things that we need to take into account”

Siddarth Peter, The Total Offi ce

OFFICE EXPO


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

Offi ce expo 2010And the nominees are…

Company: HAGProduct: Futu The Futu, short for future, is produced using a mini-mum of energy and raw materials. Each component has been engineered to optimise use of the mate-rial. In fact, only seven dif-ferent materials are used to manufacture the chair.

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

Company: NucraftProduct: NeosNeos rebalances the relationship between work and furniture from an outdated concept based on paper storage and visually confi ning overheads to one based on collaboration, easy access to technology and personal choice.

Company: Boss DesignProduct: Table rangeBoss Design’s product port-folio now includes meeting and conference tables at the cutting-edge of design technology. Its latest range includes pieces created from the fi nest materials and boasting impeccable engineering.

OFFICE EXPO


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

fmME goes behind the scenes at the Offi ce Exhibition to bring you the movers and shakers expected to attend this year’s event

Offi ce talk

The Offi ce Exhibition 2010

Seminar: One size does not fi t all Keynote speaker: Nick Burnett, design director, CityspaceWhen: Tuesday 9 Feb 12-1pm or Wednesday 10 Feb 12-1pmDetails: Ergonomics is all about optimising our physical, cognitive and organisational relationships within our physical environment. In this presentation, Nick will focus on how we connect to and interact with our workspace, furniture and equipment. He will discuss how to enhance our comfort, health and well-being and give practical guidance on designing a space that meets peoples’ needs and supports various work tasks.

Seminar: LEED and the role of offi ce furnitureKeynote speaker: Keri Luly, sustainabil-ity program manager, AllsteelWhen: Tuesday 9 Feb, 2-3pmDetails: Offi ce furniture can impact a LEED (Leadership in Energy and Envi-ronmental Design) project in a positive or a negative way, so it’s important to know the project goals in advance. Some LEED credits relate to the fur-niture’s materials and others relate to placement of furniture in the space. A mistake can cost valuable points, so be careful with your choices.

Seminar: Cost-effective solutions within diffi cult market conditions Keynote speaker: Siddharth Peters, managing director, The Total Offi ceWhen: Tuesday 9 Feb, 4-5pm or Wednesday 10 Feb, 4-5pmDetails: Solutions ‘as cheap as chips’ is a common sentiment under the recent downturn. Clients are receptive to cost-effective offerings only if the product of-ferings do not disturb their status quo. Here Peters will discuss how furniture is designed and manufactured to the highest standards, and how innovation and expertise enable companies to provide these economically-viable and environment-friendly solutions.

After a successful year in 2009, the annual Offi ce Exhibition is set to offer visitors an even wider range of products and services when it opens at Dubai World Trade Centre on February 9-11, according to show director Sinead Bridgett.

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

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

OFFICE EXPO


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

Category: Furniture

Ones to watch

Ones to watch

Products in focus

Products in focus

ZHEJIANG UE FURNITURE Hall/Stand: SS1C130China’s leading offi ce chair manufacturer will be returning to this year’s Offi ce Expo with a unique range of designer offi ce chairs. Established in 2001 in Anji, Zhejiang, known as the ‘chair town of china’, has quickly grown to supply products to more than 150 customers from 50 countries.

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

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

THE TOTAL OFFICEHall/Stand: SS3B111The Total Offi ce supplies and installs offi ce furniture suited to the individual business environments of different clients. With the latest CAD facilities, quantity evaluation and inventory management software, The Total Offi ce can accommodate turnkey solutions and custom furniture fi xtures.

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

Category: Interiors

OFITAHall/Stand: SS1C100 Spanish furniture giant Ofi ta returns this year with a broad range of solutions within collective spaces, and in workplace design. With more than 30 years’ experience, Ofi ta is spe-cialised in environment-friendly solutions, in addition to the management and fi t-out of offi ce spaces. Dedicated to a single strategy of improving quality of life through innovation, Ofi ta will be showcasing a range of new fi ling systems this year.

ROCKWORTHHall/Stand: SS2C100 Rockworth is another veteran of interior de-sign, having serviced the industry with total offi ce solution packages for 37 years. With a philosophy rooted in helping people discover their true poten-tial, they will be showcasing a range of new products aimed at meeting sustainable environmental practices while increasing the productivity of workplace employees.

THE OFITA BLOCK It has quickly established itself as the industry standard in corporate fi ling cabinets as it’s a completely functional system that takes maximum advantage of offi ce space, increasing fi l-ing capacity with regard to traditional shelves by up to 100%. Its main advantage compared to other systems is that it opti-mises the linear metres of fi ling cabinet per square metre of occupation, resulting in greater storage space and effi ciency.

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

OFFICE EXPO

28 February 2010 www.constructionweekonline.comwww.constructionweekonline.com

The increase in demand for consultants in the offi ce building sector has inspired a new element to the Offi ce Expo with a permanent dedicated sector to the HR needs of companies, offi ce rental space and interior space design.

Category: Consultancy

HEWARD PACKARDHall/Stand: SS2D121HP has such a diverse product portfolio serving a wide range of customers—from individuals to the corporate enterprises— that it can use its unique perspective to tune an insight into meeting the needs of offi ce consumers. From animated technologies used in Hollywood productions to Halo video-conferencing facili-ties, HP brings the most advanced and practical technologies to this year’s Offi ce Expo.

QED ADVANCED SYSTEMS Hall/Stand: SS2A113The UK-based company is returning to the Offi ce Expo with its fl agship product, the innovative Meeting Monitor Interac-tive Digital Sign System. Designed for meeting, conference and training rooms, the system is able to optimise the effi ciency and effectiveness of available resources.

ASKEW SERVICESHall/Stand: SS1D121Askew Software is a leading company that provides customised solutions for media companies. Having developed marketing systems solutions since 1999, Askew’s fully-integrated, cross-media software suite meets the challenges on an extremely dynamic industry. Experienced software analysts and developers can tailor packages to fi t perfectly into existing structures for a wide range of media formats, including television, radio, news-paper, magazine and portals.

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

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

Ones to watch

One to watch

Products in focus

Product in focus

Offi ce technology and the integration of IT is an essential consideration for designers and specifi ers alike. With 52% of visitors attending to seek out the latest IT solutions, this is an opportunity to see the latest technological innovations in action.

Category: Technology

OF TOTAL VISITORS TO THE OFFICE EXPO ATTEND IN ORDER TO BE MADE AWARE OF THE LATEST IN IT

SOLUTIONS, ACCORDING TO STATISTICS

52%

Where cutting-edge design

meets the latest innovations

furniture technology interiors consultancy

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COMMENT


Out of sightAlan Millin (MSc. CEng FIHEEM) gets up close and personal

with an issue that, for most, is up close and personal

COMMENT

I’m sure many readers have come across public conve-niences in other countries where women and men are

asked to share the same small piece of real estate. In those

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

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

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

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

COMMENT


COMMENTCOMMENT

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

So for FM’s, toilets can pres-ent some unique challenges. First, they have to be cleaned. It helps a lot if they smell pleasant too. But in the Middle East it is diffi cult to imagine women having to walk through the men’s section of a public toilet to get to the ladies section. The ‘Ladies’ and ‘Gents’ are separate facilities and probably everyone is relieved—please forgive the pun—that this is the case.

Why then, given the cultural sensitivities existing throughout the region, do some design-ers repeatedly ignore the very basic ‘line of sight’ issue? We fi nd the same issue even in relatively new multi-tenanted offi ce facilities too.

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

To make matters worse, the offi ce that I visited was oc-cupied by a major consultancy with an FM division. The com-pany had gone to great lengths

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

In a major conference venue,

visited regularly by thousands of men and women, I was sur-prised to fi nd the same line-of-sight issue for the ladies to deal with. Perhaps the ladies looked discreetly away from the sights they were faced with, perhaps they were embarrassed, I don’t know. I do know though that they had no choice because there wasn’t even a door on the Gents bathroom!

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

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

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

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

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

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

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

How can we do this? Even something as simple as passing a copy of this magazine to peo-ple outside the FM industry is a step in the right direction. So go ahead, fi nish the magazine and promote FM.

After all, if you don’t, who else will?

“In a prestigious Dubai offi ce building, constructed in 2007, ladies visiting

their toilet have, if they are unfortunate enough to pass the Gents at the wrong

moment, a direct line of sight”

Alan Millin wants to be more involved in design.

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

THE LAUNCH YEAR OF THE FACILITY THAT IS

VERY ‘UP-MARKET’ IN ALL RESPECTS, SAVE ONE

2009

PROJECT TRACKER


SAUDI ARABIA PROJECTS DATABASE - BUILDING PROJECTS FOCUS

PROJECT FOCUSPROJECT TITLE CLIENT CONSULTANT MAIN CONTRACTOR VALUE / VALUE

RANGE (US$ MN)PROJECT STATUS

PROJECT TYPE

240 Public Housing Villas in Yanbu Royal Commission for Jubail and Yanbu (RCJY)

In House Al Muhaidib Contracting Company

74 project under con-struction

Residential Development

8000 Residential Units - North Jeddah

Kinan/Savola Group/Eleba Company

Not Appointed Not Appointed 640 project in concept stage


Al Barari - Luxury Villas in Jeddah Al Barari Not Appointed Not Appointed 27 project in concept stage


100 Bed Hospital in Qatif Ministry of Health Beeah Planners Saeed Radad Al Zahrany 17 project under con-struction

Hospital

Thumamah Park in Riyadh - Phase 1 Arriyadh Development Authority

Omrania & Associates Not Appointed 28 project under design

Recreational Facilities

Jabal Al Kaba Development - Mega Hotel

Abdul Latif Jamil Real Estate Dar Al Handasah Saudi Constructioneers Est 101 - 250 project under con-struction

Hotel

Dar Al-Qeblah Complex Munshaat Real Estate Projects Company

Zuhair Fayez & Partners Saudi Binladin Group 180 project under con-struction

Commercial Buildings

Umm Al-Qura University Expansion - Staff Accommodation - Phase 2

Umm Al Qura University SaudConsult Nesma & Partners Contracting Company


Residential Buildings

Imam Islamic University in Riyadh - Islamic Studies College

Imam Islamic University Tibsa/In House Saudi Art of Architecture Maintenance Ltd.


Educational Facilities

Olaya Towers in Riyadh General Organization for Social Insurance (GOSI)

Zuhair Fayez & Partners Nesma & Partners Contracting Company



King Fahd National Library Arriyadh Development Authority/King Fahd National Library

SaudConsult/Gerber Architects

Saudi Binladin Group 78 project under con-struction

Recreational Facilities

Residential Town in Al Batha - Phase 4

Ministry of Finance Abdulrahman Al Noeim Engg. Consult.

Al Eraini Contracting Company



Tabuk Domestic Airport Expansion General Authority for Civil Aviation

Saudi Consolidated Engineering Co;

Saudi Binladin Group 59 project under con-struction

Airport

ITCC Park in Riyadh Phase 1 The Public Pension Agency Zuhair Fayez & Partners Al Rajhi Projects/Al Yamamah / CCE

1,500 project under con-struction

Mixed Use

King Abdulaziz University - Nuclear Research Facility

King Abdulaziz University Not Appointed Not Appointed 150 project in concept stage

Others

Rayadah - Mixed Use Development in Jeddah

Rayadah Investment Company


Mixed Use

Three 100-Bed General Hospitals Ministry of Health Al Naem Engineering/Arclane Engineering

Saudi Pan Company for Trading & Contracting


Hospital

Pediatric & Maternity Hospital in Rafha

Ministry of Health Al Mashriq Contracting Al Mashriq Contracting 53 project under con-struction

Hospital

Imam Islamic University - Phases 1 & 2

Ministry of Higher Education Tibsa Al Fouzan Trading & General Construction


Educational Facilities

Souq Okaz in Taif Supreme Commission For Tourism


Shopping Centre

Laboratory for General Products in Jeddah

Authority for Management & Specification

Soleiman Abdullah El Kheraiji Consult.

Naif Abo Ryash Est. 3 project under con-struction


Al Dossary Tower in Dammam Mr. Yousef Al Dossary Saudi Designers Engineering Consultants

Al Zahrani for Trading & Contracting


Residential Buildings

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facilities management middle east - feb 2010

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