Sustainable development in the ME

27/11/2007

The explosion in development activity in the Arabian Gulf region in general and the UAE in particular in recent years has led to new way of thinking about the approach to sustainable development in high rise communities.

The level of activity in Dubai, for example, has is on a scale not seen since the building booms of the last century in cities like New York and Chicago. The desire of so many people to live and work in one area – and everybody wants a sea view - has meant that high rise development has been seen as the way forward.

Unusual levels of financial resource and a desire to diversify the local economy away from a dependence on Oil & Gas have meant that the drivers for this development boom do not fit many of the recognized parameters for development experienced in mature economies elsewhere in North America and Europe. This, combined with the extreme nature of the climate and environment in this erstwhile undeveloped region, has created a range of unique issues to be addressed.

Technical Issues

Concrete

Since the advent of significant oil and gas extraction in the early 1960’s there has been a constant process of improvement and acclimatization to the design and engineering standards required in this environment. High temperatures and high concentrations of aggressive natural salts played havoc with early concrete structures. Concrete was always preferred due its local availability and relative cheapness. But necessity being the mother of invention, sophisticated concrete mix designs and construction techniques have evolved, making the gulf region and the companies that operate here arguably world leaders in reinforced concrete technology.

The use of micro silica and sophisticated mix designs combined with a deep understanding of how to control hydration in high temperatures have enabled the region to push the boundaries of concrete technology. At over 700 metres, the Burj Dubai (still under construction) is not only the Worlds tallest building, but also built of reinforced concrete. In future we can expect to see greater use of pre-cast techniques and steel as the economics of these materials becomes more viable with local production and distribution.

Wind design

The unique nature of the climate in the region has fomented new standards of wind design. The Shamal winds, which can blow for up to 40 days at a time, often have peak intensities at high levels. Where this occurs at say 400 metres, it is loading structure the size of Burj Dubai at half its height so traditional near ground level wind surveys are not adequate and have to be replaced by sophisticated wind tunnel modelling and so forth.

Regulations are constantly reviewed by regulatory authorities to address many other issues for example fire regulation, the use of composite cladding materials, escape strategies and so forth.

Infrastructure

Problems associated with the implementation of infrastructure to harmonise with the pace of development, which is traditionally the economic driver, are not unique to the Gulf region. Many major cities have been through a process of major urban regeneration over the last two decades and there are good and bad examples. The delays to the construction of the Jubilee Line in East London had near disastrous consequences to the success of the Canary Wharf development which, now mature, is enjoying a high level of occupancy and success. In Yokohama fast rail links were built before the bulk of the major redevelopment was instigated thereby ameliorating many of these problems.

In Dubai, time has not been a luxury enjoyed by urban planners and infrastructure has lagged behind the pace of development leading to congestion problems. However vast sums are being spent on road and rail infrastructure and it is to be expected that not unlike Canary Wharf these problems will resolve themselves within a fairly short period of the development life cycle.

In Abu Dhabi, which enjoys a more open location with fewer constraints on infrastructure, longer lead in periods and master planning mean that much of the new infrastructure for large offshore island projects will be in place ahead of development activity. On Al Reem Island, for example, over $5 billion is being spent on infrastructure provision.

Utilities and environmental issues

Sustainability is high on the agenda for new developments which are being fostered and promoted by Government organizations such as the Emirates Green Building Council. A new awards scheme has been introduced along the lines of the U.S LEED Green Building Awards. Some schemes such as the Wafi City District Cooling Plant have already won awards in the international forum.

District cooling systems and combined cycle power plants are have been identified as efficient energy systems.

And new projects are turning to more efficient designs. The Ibis Bay scheme in Dubai Business Bay combines ergonomic design with photovoltaic glass panels, natural cross ventilation, green micro climate zones etc.

Human Issues

Building an iconic skyscraper is not necessarily a recipe for a high quality living and working environment. Lessons have been learnt from the mistakes of the past and the vertical cities of the Gulf are setting new standards of performance and amenity.

Intelligent buildings are commonplace with every possible amenity included in many schemes. Yes your fridge will now also tell you what you need on your shopping list! Green zones within tall buildings create improved microclimates and the reduction of building densities allows for increased external amenity space. Schools, medical centres, shops and other essential services are increasingly part of the new masterplan.

The sustainable masterplan will be a key to the success of many of the proposed schemes in Abu Dhabi and other Emirates such as Ajman. Here densities and heights of buildings are strictly controlled using restricted Floor Area Ratios (FARs). Great attention has been paid to preserving the delicate local ecosystems and authorities such as TDIC in Abu Dhabi are to be commended for the sensitivity of large schemes such as Saadyat Island and others where natural resources such as Mangrove areas, fauna breeding grounds and marine environments are carefully protected.

Conclusion

The high rise communities of the Gulf region are not an Orwellian nightmare. The opportunities for developing new sustainable model living conditions for the 22nd Century are being developed in a way that sets the pace for the rest of the world.

Good strategic masterplanning and the use high quality expertise are the keys for the provision of the essential ingredients of good infrastructure, environmentally friendly buildings ,quality services and a living and working environment that embraces not oppresses the human spirit.

James Duncan is Major Projects Director for Northcroft in the UAE (nov 07)