< Previous30 MEP Middle East | March 2022 www.mepmiddleeast.com COMMENT A customer seeking to buy a service or a product, of any kind, demands certainty in their purchase in terms of cost, delivery timeline, and quality. While this sounds simple and obvious, the construction sector still disappoints in this avenue. Delivered projects, more often than not, divert from the design intent and the owners’ original visions with sub-par performance and over-stretched timelines and budgets. From initiation to design, and from design to construction to handing over, processes diverge creating an end project that does not answer to the owner’s needs– in a clear case of a Chinese Whisper game. By Omnia Halawani, co-CEO and founder of grfn global Are we playing Chinese Whispers in Construction? According to PMI (2016, Pulse of the Profession), for every investment of $1 billion on construction projects, there is more than 10% risk of wasted budgets on failing projects and disputes. Solutions have been researched and improved for a few identifi ed fall backs and problems. Successful projects adopt improved processes across their life cycle. I point out here my fi ve top solutions: Owner’s Project Requirements Starting with the onset of projects, client briefs should not be skipped or underestimated. The Owner’s Project Requirements (OPR) describes the ideas, needs, uses, and functional criteria to be tracked throughout the construction of a project. The OPR include information on functional requirements, operational requirements, sustainability goals, and metrics for success. It synergises and connects end users with the project design and construction teams combining ideas into a goal-focused manuscript. A typical OPR includes: •Functional Requirements of the project •Systems requirements •Aesthetics requirements •Project Schedules and Budgets •Expansions and phasing plans •Project documentation requirements •User and Occupancy details •Warranty requirements •Quality requirements of materials and construction •Sustainability goals, energy and water effi ciency, and wellness goalsMarch 2022 | MEP Middle East 31 www.mepmiddleeast.com COMMENT •Operation and maintenance criteria •Accessibility requirements •Communication requirements •Applicable codes and standards The OPR may be updated as construction progresses detailing the budgets, program, performance goals, operational performance indicators and benchmarks, and other success criteria for the project. Based on the OPR, designers and engineers develop the Basis of Design (BOD) document. The BOD records the concepts, calculations, selections, and design decisions selected to meet the requirements of the OPR while at the same time staying in line with the regulatory requirements and applicable codes and standards. As the OPR, the BOD is a live document that should be updated as the design progresses and changes. The OPR and the BOD together form the foundation for successful building the Owner’s Project Requirements and developing a commissioning plan that incorporates the Owner’s Requirements ensuring that all steps are measurable, documentable, and verifi able. In the design stage, focused design reviews are conducted by assuring the BOD document is in line with the requirements of the OPR. At the construction stage, it is vital to ensure the incorporation of the commissioning requirements into the construction documents, to commence commissioning workshops, and review submittals. It is at this stage that the commissioning plan, procedures, method statements, and guidelines are fi nalised. During the commissioning period, systems testing and acceptance tests take place. A fi nal commissioning report is issued at the end of this stage. Prior to handover, all commissioning documentation is collated and commissioning, bringing us to the second solution for avoiding Chinese Whispers. Commissioning Management A well thought of commissioning process results in better buildings and communities: ones that are operationally ready for the post-occupancy stage meeting the owner’s requirements. I identify three main key indicators for successful commissioning: 1- Performance – In accordance with the Owner’s requirements and international standards for performance and comfort. 2- Effi ciency – Reducing energy waste and maximising utilisation of the installed technology. 3- Documentation – Full documentation of processes. Commissioning Management ideally plays a role at all stages of construction. Commencing by helping the owner develop 32 MEP Middle East | March 2022 www.mepmiddleeast.com COMMENT fi led within the O&M manuals. Observing and reviewing the operation of the building post occupancy is vital to ensure that the initial operations intent and Owner’s requirements are abided by. A well commissioned building with end-to-end independent commissioning management will always be closer to an Owner’s requirements and will have a higher chance of success. Performance Specs As opposed to prescriptive specifi cations that explain the materials that the contractor should use and how to install them, performance specifi cations detail the operational requirements of a component or an installation. They tell the contractor what the fi nal product should be doing and delivering. For example, a prescriptive specifi cation would detail to the contractor the type, size, and construction details of an air conditioning system. On the other hand, a performance specifi cation would specify the desired space temperature, humidity levels, and other related metrics. Another example is while a prescriptive specifi cation would detail the allowed cables diameters and sizes, a performance spec would set a target allowable voltage drop. performance metrics opening the door for arguments that the performance specs may not be enforced. It is vital for consultants who resort to this approach to thoroughly analyse and resolve where the prescriptive and performance specs confl ict. Guidelines, Standards, and Codes Guidelines by well-established and recognised professional bodies provide vital aid to the uniformity of methods and practices in design and installing buildings systems. Well-regarded entities like ASHRAE (the American Society of Heating, Refrigerating and Air-Conditioning Engineers, USA), CIBSE (the Chartered Institution of Building Services Engineers, UK), and BSRIA (Building Services Research and Information Association) have issued, and continue to publish, guidelines and standards to guide the industry. For example, the recently released ASHRAE Guideline 36, High-Performance Sequences of Operation for HVAC Systems, provides professionals with uniform sequences of operations for various HVAC systems. ASHRAE Guideline 0, The Commissioning Process, provides uniform methods for successful commissioning to meet the owner’s requirements. Similarly, CIBSE and BSRIA also offer guides/ codes to support successful commissioning, design processes, and integrated construction activities. By following such standards and guidelines, there is an increased assurance of reliability, quality, and compatibility of the installed systems and overall project. It is then the contractor’s responsibility to achieve those performance indicators upon handing over. In other words, a performance specifi cation is a means for the designer to describe the need and leaving it to the contractor to determine the best way to get there. Whilst this reduces the control the designer has over the project, performance specs incentivise innovation and fl exibility. Prescriptive specs ensure precision and predictability especially in projects budgeting. However, they limit the contractor’s fl exibility to pursue potentially more effi cient routes to construction. Performance specs are more fl exible, yet less predictable. They enable the contractor to explore alternate options and make design changes in a less tedious procedure; thus enabling the delivery of a compliant project at best value. Being a metric to be used to assess the functionality of the fi nal product, performance specs increase accountability for delivering the required performance. They do, however, make identifying this best value and cost a riskier process on the contractors. While some projects resort to a combination of performance and prescriptive specifi cations, this approach may restrict the contractor’s ability to comply with the March 2022 | MEP Middle East 33 www.mepmiddleeast.com COMMENT Improved Project Management and Performance Data Analysis Finally, project management can make or break a project. It is a holistic practice to organise each stage of a project’s life cycle from its inception to hand-over with the sole goal of delivering the project as specifi ed and required by the owner. Going into improving or optimising project and construction management processes is a mountain to tackle on its own. Here I mention just three aspects that I fi nd quite rewarding and infl uential: 1. Effective Communication Fostering a culture of collaboration through meaningful and effective communication plans is essential for projects to succeed. Chinese Whisper is a great way to demonstrate how poor communication can lead to confusion. A few tips for improved communication include establishing communication chains with clear points of contacts; using a variety of mediums and methods suitable for the message being conveyed; maintaining clarity and simplicity; and leveraging technology. 2. Use of technology One way to support better communication, and project management in general, is the use of right digital tools. In the modern day, we are at no shortage of tools to enable advanced project delivery methods and solve issues that have plagued the industry over the years. Yet, barriers to digitisation in construction vary from shortage in digital standards, fear due to lack of experience, high up-front costs, and being too cautious to try “new” tools on multi-million dollar projects and investments. Just like the adoption of Building Information Management systems took off slowly, it is inevitable for other emerging digital tools; like 3D site scans, digital tracking tools, digital twins, data management platforms, etc.; to fi nd their way to the industry. And with technology evolving at astounding rates, it is up to the professionals to harness this advancement to the benefi t of the industry as a whole. 3. Driving value with data science Capitalising on data management solutions, organisations that are project centric can majorly benefi t from a data science approach for processes improvement. It is important, however, to handle three key issues: identifying the right problems to solve, capturing and analysing the relevant data, and presenting meaningful outputs adequate to the recipient. Managing the process at every step is crucial so as not to end up with a Chinese Whisper syndrome where the process diverges at every step ending up with presenting outputs far from the original intent. There is no doubt that the best measure for a project’s success is comparing the fi nished product to the goals set by the owner to satisfy their need. The costs of the Chinese Whisper syndrome are daunting in the construction industry. And it is time for the industry to step up.34 MEP Middle East | March 2022 www.mepmiddleeast.com INDUSTRY INSIGHT A weather station on the building is the basis of shading control. In order to record weather data correctly, it is usually installed on the roof on a mast. If the building geometr y is simple, the south façade is also suitable. There, the device records the current data on brightness, but also on temperature, wind and precipitation. Weather stations are available for ever y building automation system. They transmit their data to the bus or directly to a control system. In the KNX building bus system, the intelligence is decentralised in the individual components. This is why some KNX weather stations have a complete automatic sun protection system integrated, which is also called façade control. Weather data as the basis for shading control The sun control closes shades when it is too bright. The appropriate brightness limit varies from region to region and also depends on the building use and window area. In Central Europe, 40 to 60 kilolux Shading solutions for energy-efficient buildings By Bastian Elsner, Head of International Sales at Elsner Elektronik and Rita Buse, Head of Marketing at Elsner ElektronikMarch 2022 | MEP Middle East 35 www.mepmiddleeast.com INDUSTRY INSIGHT is a good orientation value. As with other limit values, a hysteresis applies to the brightness limit. This ensures that the automatic system only switches back to “no shading” when the brightness falls below the limit value by a few kilolux. The hysteresis can be individually adjusted for KNX weather stations. To prevent the blinds from constantly opening and closing when clouds pass by, time delays of several minutes are specifi ed. This brings calm to the control system. The shading is only closed on the façades that are currently in the sun. Even the shade of neighbouring buildings or surrounding vegetation can be taken into account. After all, rooms should not be unnecessarily darkened or the view blocked. To control the shading according to the current position of the sun, azimuth (direction of the sun) and elevation (height of the sun) are required. They are calculated from the date and time. Weather stations with a GPS module receive this data and perform the calculations independently. On hot summer days and in regions with generally high temperatures, the heat protection function also takes effect and the blinds are closed on the shady side, too. By shielding the sun and heat radiation, the rooms remain cooler from the outset and less air conditioning is required. Optimum control of dif ferent shading types Awnings are particularly well suited for glass roofs, but can also be used vertically. As accentuating colour areas, they can be used to deliberately design the façade. It should be borne in mind that the fabric of most models must be protected from rain and moisture and is also sensitive to wind. In any case, a wind and rain alarm should be set up to retract the awning. Which limit value is necessary for the wind alarm depends on the awning model, but also on the installation situation and the regionally typical wind conditions. Most systems can withstand four metres per second well. Starting from this basis, you can usually increase the value a little through observation and experience. Wind alarm is also essential for the blind control described below. In frosty conditions, awnings and blinds should also remain retracted, as icy tracks can cause the cable system or fabric to tear. The frost alarm takes into account not only the temperature, but also previous precipitation, which increases the risk of ice formation. Costly damage is thus avoided. The weather station provides the current data and limit values for the alarm messages and ensures that the shading remains in perfect condition. Roller or folding shutters are robust and do not require protection Shading automation including sun position tracking is integrated in the slim Suntracer KNX sl weather station36 MEP Middle East | March 2022 www.mepmiddleeast.com INDUSTRY INSIGHT from wind or rain. In addition, they are not only ideal as sun protection, but also as blackout. No wonder they are the fi rst choice for bedrooms and bathrooms. For perfect privacy protection, the control system closes the shutters at dusk or at defi ned times. The twilight limit of the weather station is usually set to 10 lux. In exposed locations, however, it can be brighter on full moon nights. Here, too, the rule is: observe and readjust in small steps. The weekly timer is also part of the sun protection automation and defi nes the daily closing times. Of course, privacy functions can also be implemented with awnings or blinds. In the event of a wind or rain alarm, however, such shadings move into the safe position, as the protective functions always take priority over the automatic Only facades exposed to the sun are shadedMarch 2022 | MEP Middle East 37 www.mepmiddleeast.com INDUSTRY INSIGHT visibility and sun control. Venetian blinds are particularly versatile. The movable, horizontal or vertical slats can be adjusted in such a way that no direct sun enters the room and at the same time a view to the outside is possible. This principle works perfectly when the control system adjusts the horizontal slats according to the height of the sun. Since the weather station knows both brightness and position of the sun, it can perfectly perform this control function. When integrating slat tracking, it is important to enter the characteristic data of the blind in the device application. These are the width and spacing of the slats, but also the actual slat angle at slat position 100% and 0%. The angles can vary depending on the mechanism of the blind and the blind actuator used. Any inclination of the façade must also be entered. Finally, the minimum sun angle change infl uences how often the slat position is adjusted. Frequent automatic readjustment is more accurate, but can be perceived as annoying. If the automatic sun control with slat tracking is set correctly on a venetian blind, this type of sun protection is perfect for all rooms used during the day, from the living room to the offi ce and from the kitchen to the production hall. Shading can do more than protect against the sun Avoiding direct sun also provides glare protection, which is particularly important or even mandatory for offi ces and workrooms. If, on the other hand, you want a little direct sun in the room, the shadow edge tracking can be used. The control system then lowers the blinds just so far that the sun shines into the room up to a certain point. In this way, light accents can be set with natural daylight. By the way, even in colder regions or on cool days, the automatic sunshade system helps to save energy. As long as the room temperature is still below the setpoint in the morning, the shades remain open. The sun shining in supports the heating system in warming the room - with free and sustainable solar energy. Blinds providing both the sun screen and privacy screen at Elsner Elektronik’s company building Slats are set so that no direct sunlight can enter the room38 MEP Middle East | March 2022 www.mepmiddleeast.com TECHNOLOGY TRENDS Key sustainable technology trends that will enhance the real estate landscape In our current age of technological advancement and innovations, the construction and development sector has enormous potential for substantially reducing greenhouse gas emissions, even more than other signifi cant emission sectors. Green buildings and sustainable architecture bring benefi ts beyond economics and the environment. Sustainable buildings provide some of the most effective means to achieving a broad spectrum of sustainability development and global goals. From actively combating climate change, and creating tenable and thriving communities to driving economic recovery and growth, the benefi ts of green buildings are aplenty and far-reaching. Green buildings are a powerful tool that curtails negative impacts on the environment by optimising the consumption of water, energy or natural resources. They also positively impact the environment on a local and city level as they can generate their own power working towards a net-zero goal and even increase biodiversity. There is substantial evidence that demonstrates the positive impacts of greenery and biodiversity on human well-being and the health of the urban space. As the percentage of the population living in urban areas increases across the globe, it is critical to understand that biodiversity contributes signifi cantly to the liveability of our ever-expanding urban spaces. Biophilic design supported by ecosystem services like improved air quality and HVAC systems brings incredible benefi ts for humans like reduced morbidity, improved physical health, better mental well-being, increased social cohesion, lower stress levels, more clarity of thought, and even progresses healing. We have reached a point where it has become vital and non-negotiable for infrastructure and real estate developments to prioritise environment-friendly architecture and design. Integrating sustainable practices, adopting environment-friendly solutions, using effi cient materials, harnessing technology to optimise utilisation, and shifting to renewable energy across the built environment and the entirety of our cities is the only way forward for developers. Here are a few key trends that Fakhruddin Properties will incorporate in our existing and future developments wherever feasible. By Yousuf Fakhruddin, CEO of Fakhruddin Properties International March 2022 | MEP Middle East 39 www.mepmiddleeast.com TECHNOLOGY TRENDS Water produced by AWGs is pure and does not contain any contaminates whatsoever – it makes for an excellent tool for sustainably providing potable water while also saving money. Generating water through innovative utilisation of the most abundant form and source of water available is a highly sustainable practice that can help keep our cities from reaching their zero-day. Setting up these systems in areas to make water accessible everywhere would reduce plastic use and also provide water to areas where there is none. According to Emirates Nature WWF1, an average person in the UAE uses 94kg of plastic per year, of which a signifi cant amount comprises of single-use plastic bottles. The use of AWG could also signifi cantly reduce the use of these plastic bottles, if these units are strategically placed within developments across the city. • Radiant Cooling Technology New-age use of emerging technologies is making signifi cant breakthroughs in sustainable cooling solutions for greenhouses in the UAE. For example, systems are available that can provide year-round cooling in greenhouses without any interruption or outage during peak summer season, from June to August. We are also using such solutions at upcoming Fakhruddin Properties projects to reduce greenhouse gas emissions and increase the effi cient use of energy within those spaces. One such solution we use is a capillary tube cooling system that works smartly to condense the humidity and produce distilled water in return during the cooling process, which is then used for watering gardens and plants. This makes for an ideal environment for These technologies are worth following and adopting to elevate the well-being of real estate developments and their inhabitants and users while building a viable future. • Indoor Air Quality Improvement Indoor air pollution is one of the most harmful environmental risks to people’s health. Studies show that Indoor Air Quality (IAQ) has considerable impacts on people’s comfort, health, and performance. IAQ is a growing concern for businesses, residents, building managers, and employees as it impacts occupant well-being, respiratory and mental health, and overall productivity. This issue has become even more critical in the past couple of years since people have started spending more time indoors. Developers need to focus on embedding IAQ management solutions in buildings, be it offi ces or residential developments, because higher levels of carbon dioxide indoors and prolonged exposure to it can be detrimental to health. The permissible limit for CO2 in indoor air set by the Dubai authority is 800 ppm which is the optimum requirement for an individual’s well-being. However, the importance of IAQ is not fully emphasised in developments yet. • Water Conservation and Monitoring Technology As per the US National Academies of Science, an individual requires an average of approximately 3.7 l of fl uid intake per day. As the global population continues to increase, we need to optimise the use of water in our developments, as well. Every development has the potential to recycle its own water, and it is imperative that they start doing that at the earliest. Implementing circular water management solutions can substantially reduce water wastage and optimise water usage and reuse. Decentralised water recycling is quite feasible, and its benefi ts are aplenty. Every new development needs to be equipped with these affordable and effi cient decentralised water recycling systems. There are various intelligent and innovative water recycling products for residences and commercial real estate that help reduce wastage at the source. These products work purely on an OpEx model, thereby reducing huge investment costs. Water recycling in homes is an incredibly effi cient and affordable way to conserve water. These systems collect, treat and reuse the water used during showers, dishwashing, washing machine usage, and even air conditioning units. • Air to Water Technology: Generating Drinking Water from Humidity Atmospheric Water Generator Technology (AWG) machines are a great way to ensure drinking water reaches more people. This incredible technology can generate pure and fresh drinking water out of the air. There is a lot of water vapour in the atmosphere, especially during the hot and humid months that the region sees. Atmospheric water generation empowers developers to harvest this water vapour to make clean drinking water available. Our upcoming projects feature the use of this precious water- saving technology in buildings. Next >