Staff working in television stations work long hours and are called upon to create, and continue to create, new interesting and exciting ideas on a consistent basis. As in most modern companies the ability for these staff to do just that makes or breaks the station. And a working environment that inspires rather than hinders creativity makes an enormous difference not just to quality of out put of existing staff but to the attraction and retention of new talent. This TV station project focused on the world of music and games to create a high-trend environment, combining work and entertainment in the same area.

Marcap, a Brazilian company specialising in the management and implementation of work areas, was responsible for the design. Their response to the brief was to deliver a dynamic and innovative television studio for the music and games world, based on four pillars: cooperation, sociability, learning and focus. These pillars are types of activities that people working in any knowledge or service industry generally participate in order to complete their work. People require space that reflects their need to do all these activities. In the past companies generally provided space that fostered one type of activity, the ‘focus’ pillar. Desks within cubicles are great if you need to spend a lot of time doing concentrated work. Unfortunately creativity and innovation is better fostered when spaces encourage the other activities of
learning, cooperating and socialising.

In order to integrate the whole team, Marcap divided the area into three sectors:

• The warehouse area
• The area of decompression
• The outdoor garden

At first, the focus is to work with micro-glass cells, which facilitate communication and an overview of the teams from different areas. On the floor a combination of materials was used to separate the areas with a wood deck in some parts and complemented by the Copacabana-style mosaic in another area. These were said to highlight the “Brazilianness” of the company.

The decompression area, as the name implies, was created as a space to relax where people could stimulate creativity. For this, the team created an arcade feel and decorated the space with posters and traditional Portuguese hydraulic tiles. These mix fun and modernity in the same environment.

The third environment is an outdoor Zen-inspired garden, an oasis of peace and tranquillity amid the hectic environment of the TV studio. Water and a landscape design enhance the green surroundings and brings certain moments of relaxation and concentration. Sofas with printed cushions are arranged on a cement deck share space. Focus can take place in the floating plastic bubble, which gives the impression of being able to walk on water but can also simply be used to relax within.

Tom Burns is Director for Content/Services for the World Ahead Group explains how the IT industry can impact energy saving, waste reduction and environmental leadership.{jcomments off}

1. How is it that a processor can improve the efficiency of a computer?

A processor is the portion of a computer that carries out a computer’s functions – it essentially is the “brain” of a computer. The performance of a processor is critical in how a person conducts tasks quickly and efficiently, including multi-tasking and handling applications such as video and audio editing that typically require a lot of processing power.

From an environmental perspective, in the computing industry today, energy consumption is receiving more attention, both because of CO2 footprints and the increasing cost for that energy. Methods we have used to increase energy efficiency and reduce waste include:

•  Removing lead from processors to incorporate energy efficiency at the design level.
• Designing chips that reduce electrical current leakage, which increases processor efficiency and is a vital step in reducing the heat produced by chipset products.
•  Halogen-free packaging technology.

The transition to lead-free and halogen-free products is important because these materials can potentially have adverse affects to the environment if not properly recycled.

2. Upgrading of computers creates waste – do you work with any manufacturers that take back commercial or consumer electronic waste?

Intel’s products are sold primarily to original equipment manufacturers (OEMs) and others who produce finished products. While our components are not typically subject to recycling or electronic waste (e-waste) laws, we work with OEMs, retailers, governments and recyclers to identify shared solutions for used electronics and support public policies related to end-of-life management of electronics equipment.

The US Environmental Protection Authority’s Plug-In To eCycling campaign is designed to gather public and private support for proper recycling of used electronics. Supporting this and working in conjunction with industry, retailers, and government, we hosted or sponsored nine community electronics recycling events in 2008 collecting over 1.5 million pounds of used electronics—computers, printers, monitors, VCRs, TVs, and more.

Our PC Services department manages the recycling or reuse of electronics equipment used at Intel. Products that can no longer be used within the company are sold, donated, or processed by qualified recyclers.

3. How do you work with the manufacturers of other components to create energy efficient products?

We take a proactive approach while preserving our ability to operate and innovate. For example Intel:

• Together with Google co-founded the Climate Savers Computing Initiative in mid-2007, with goals to reduce computer CO2 emissions by 54 million tons per year by 2010, equivalent to the exhaust produced annually by 11 million cars. This Initiative has also been launched in several countries in Asia Pacific – Australia, China and India. In India, the CSCI aims to reduce global CO2 emissions by 4 million tons per year by 2011.
• Cofounded The Green Grid, a global consortium dedicated to advancing the energy efficiency in datacentres.
• Works closely with the Institute of Electrical and Electronics Engineers (IEEE) to develop smart grid standards and hosted the first meeting of the organization’s 2030 project to initiate conversations amongst IT, utility and communications organizations.

4. How do you think the changes that you have made at desk top level will be adopted by the real energy guzzlers such as datacentres?

Since 2005, we have consolidated roughly 150 datacentres to 95. We estimate our strategy will save up to USD 650 million by 2014; we’ve already achieved 35 percent savings to date through proactive server refresh, datacentre virtualisation, server virtualisation, and storage optimisation.

Similarly, other organisations can adopt their own framework in order to become more energy efficient. For example, by virtualising applications and replacing four-year-old servers with new high-performing multi-core systems, organisations can reduce capital investment in datacentre facilities while increasing performance.

6. Do you think that as CO2 production becomes a global imperative that we will have more communication between different industry groups?

We are already seeing the promotion of IT sustainability across the IT industry and government agencies in a number of ways. Besides the work with Google and the IEEE (see question 3), there are a number of other programs showing the existence of this trend that we have also been involved with:

• The European Code of Conduct, an emerging standard of excellence with guidance on best practices in datacentre efficiency.
• The ENERGY STAR* program to proactively address our industry’s impact on climate change.
• The Green Grid, a global consortium of IT companies and professionals seeking to improve energy efficiency in datacentres and business computing ecosystems.
• The Digital Energy Solutions Campaign (DESC) promotes the role of ICT as part of the solution to our energy and climate challenges via a social media-inspired Web site, Behind the Green. http://www.behindthegreen.org
• Through Intel Capital, our venture capital arm, we are investing in a variety of green industries to accelerate innovation in startup companies developing alternative power sources. These include a US$20 million investment in Trony Solar Holdings Co., Ltd., a leading Chinese thin-film solar energy and solution provider and an agreement to invest in NP Holdings Limited (NPH), a technology company focused on massive electricity storage systems for renewable energy and energy efficiency.

7. Do you think that will require more experts, or for more people to become more tech-savvy so as to keep up with developments?

Not necessarily. We believe it’s a collaborative effort as no company alone can save the climate without actively participating in joint environmental projects.

Individuals/organizations can have a positive impact on the environment based on conservation practices that we use in our daily lives. Look for the low hanging fruit and focus on continuous improvement rather than trying to find the perfect one-off solution. There are a number of relatively easy things, such as increasing the amount of waste that is recycled, that will help a company/individual minimize their environmental footprint. Once started, it is easier to increase the number of programs and identify additional opportunities. For instance, since 2001, Intel has put over $20 million toward conservation efforts and saved $42 million.

8. Might it require realignment of the way that we work together in the supply chain with more communication up and down before products are ready for the corporate/consumer market?

The supply chain is a system that must work together to better the future and our reputations and performance will only be as strong as the weakest link. We communicate our expectations around sustainability and products to our supply chain community and work with suppliers on emerging trends in quality, EHS performance, cost, and most recently, CSR and sustainability.

9. What are your thoughts on open standards as a way to produce innovation in greening IT?

Through Intel’s involvement with The Green Grid, we are currently working to unite global industry efforts to standardise on a common set of etrics, processes, methods and new technologies to further its common goals.

10. And….

One of the most important pieces of advice for organisations wanting to start their own environmentally-sound sustainability program is to understand the strengths of your own organization. It is easier and more effective to leverage existing systems than to set up new parallel processes. For example, Intel develops a new sophisticated manufacturing process every two years in the continuous pursuit of Moore’s Law. We have developed a system of working closely with the new process developers to identify and design around potential environmental issues during evelopment. This approach allows the technologists to apply the same kills and knowledge to pushing the bounds of physics as to solving environmental problems.

Finally, senior management support is essential to a well-running sustainability program in order to help drive sustainability into business processes across the entire organization. Intel’s senior executives are carrying on the environmental ethic that began with Gordon Moore, and we continue to foster a culture of identifying potential challenges and working to find solutions that minimize our environmental footprint.

While the Shanghai Expo is on, providers of temporary and flexible office space for new business is the order of the day. Two serviced office providers tell us how it has affected their business.{jcomments off}

1. What effect has the shanghai expo had on business in your centres?
Candi Yeung, Regional Marketing Manager – East Asia for Regus one of the bigger chains of business centres with several shanghai locations says “We have had various specific requests linked directly to the Expo. These related to office leases, meeting room bookings and video conferences. We also see that the general market in Shanghai is strengthening. It is very well possible that the Expo, as a ‘marketing tool’ for the city, has woken up a lot of interest and emphasised the great business potential and commercial infrastructure of Shanghai.”

Susie Zhang, Assistant Center Manager Oasis Serviced offices, a boutique office brand with new centres in Xin Tian Di and in a refurbished colonial building in the French Concession, says they see more entrepreneurs or small and medium size companies will enter the Chinese market during and after EXPO as their Green Office concept tends to be easily recognized by these foreign enterprises. With the flexible lease term and the low start-up cost, such as no upfront investment required for office renovation, furnishing etc. A serviced office allows those enterprises to have readymade space to kick off their business in China.

2. Do you think it would have risen if the expo had not happened?
Yeung: The Expo is a great medium to get a very positive attention for Shanghai. We are convinced of a long term positive effect.
Zhang: EXPO did help to increase the demand in the market.

3. If business has increased when did this start and what do you expect to happen over the course of the next few months?
Yeung: We can support various project teams with offices and meeting rooms. We expect that the Expo will create a variety of business opportunities. It will serve as a creative platform for many new ventures and expansion of foreign businesses into Shanghai. The effects could last much longer than the Expo duration itself.
Zhang: It started late last year when we had several office lease inquiries from Expo related organizations. Now there won’t be too many activities specifically regarding the Expo, as most of the organizations finalized their space requirement late last year and early this year. But there might be some occasional events as always.

4. If you have multiple sites have some improved more than others? Why?
Located in either Pudong or Puxi CBD – interest has been good for all 8 centres in Shanghai. The different locations offer different facilities and pricing and are attractive to differenct clients depending on proximity to other venues.

Oasis have not noticed any difference in demand between its centres.

5. Has the length of time that people will stay longer or shorter than previously?
Neither company has noticed a change in duration of stay.

6. If you are getting more expo related companies what is the general size of the space they are looking for or are they looking for meeting rooms only?
Yeung: Both offices and meeting rooms. Depending on their team size – we also didn’t see a difference in pattern from other clients.
Zhang: They are usually looking for 4-10 people offices and sometimes meeting space as well.

Regus Telepresence (Meeting Room) at Shanghai Bund Centre

COST?
Regus: The price per desk can be from RMB 1200 to 6000 depending on the type of office.
Oasis: About RMB 4000/ per desk

AVAILABILITY
Regus: Varies per location.
Oasis: We just opened one brand new floor with 29 offices at Xintiandi centre in April this year, so we have enough new offices at this moment.

In reality people, from governments to lawyers, make the biggest difference in the success or failure of a commercial real estate deal. And during tough times of the last few years it was personal qualities that got people through the rough financial times with ‘patience’ cited as the most common virtue for survivors. So how do you know who’s good and what’s not? Confidence, market knowledge, experience? Below we asked investors and others working in the industry to share their views on how to pick the best partners for the job.{jcomments off}

1. What makes a good asset manager? Does this change around the region?

• A great asset manager has a detailed understanding of the micro-market they’re working in and the drivers of their occupiers’ businesses. Putting these togetherenables you to identify and capture added value. (AN)
• Local Knowledge, Good Pulse on the market, technically sound and great people management skills. (PS)
• Good people skills and this does not change around the region. Knowledge of how to do the work. (SS)
• Opportunities will be abundant around every region in the future for Asset and Portfolio Managers. With less new development projects regionally and also as continental patterns changing in the mix, investment owners will be more focused on increasing the profitability of their existing assets and will turn to Asset and Portfolio Managers to make it happen. Demand for employees with the ability to maximize property and portfolio performance as Asset and Portfolio Managers, will increase sharply in the coming months and years due to the ever changing realestate market. (RK)
• Someone who is able to listen and understand clients individual needs and to provide a tailor made service to suit that individual client. Asset Management is not about a one size fits all approach. (AP)

2. What makes a good leasing agent? Good relationships or gift of the gab?

• Ultimately it’s about reaching out to the right tenant for the space. (AN)
• Again, sound knowledge of the market, solid marketing background, able to communicate the property, and yes, its all about the relationship. (PS)
• Gift of the gab opens door for businesses but only for short term. It leads to a good relationship, which is long term. To be independent as much as being a representative for the client. (SS)
• The leasing agent must find out as much information from the prospective tenants as possible to ensure a good fit for the landlord’s property. Both the leasing agent and the prospective tenant should be sure and informed about the leasing decision. Neither party should be made to feel rushed. Real estate experience is helpful in becoming a leasing agent, but knowledge of each particular property up for lease is absolutely essential. (RK)
• Good relationships. These are often developed over years rather than months. (AP)

3. Branding and marketing consulting companies are increasingly being used – what should you know about them before taking one on?

• Differentiate the two, and make sure they “feel” your brand and company. They need to be “one” with you. (PS)
• II have not used them personally but if I did, practicality would come first. On the other hand, track record would be important too. (SS)
• It is important for marketers to step forward and demonstrably expand mindsets, skills, and capabilities instead of sliding back into comfort zones. The medium or the message? Too often these days, the message is ignored in favour of the medium. The right messaging will differentiate your brand, drive stronger consideration and purchase behavior, and can be significantly more rewarding than figuring out what the most effective media are. (RK)
• Track record. Experience and understanding of your business. (AP)

4. What leads you to trust a fund manager?

• Experience and a clear vision (PS)
• II look for track record, alignment of interests and performance-based fees. (AN)
• Trust! Professionalism, transparency, accountability and reputation. (SS)
• The whole point of investing in a fund is to leave the investment management function to the professionals. Therefore, the quality of the fund manager is one of the key factors to consider when analyzing the investment quality of any particular fund. (RK)

5. Do you look for personal qualities when working with financiers? Does this change between debt and equity?

• Gain, experience and provide lateral solutions. (PS)
• Mostly the debt capital is very impersonal and driven by bottom line and if the times are hard you have to pay the loan repayment. It depends on the relationship you have with the banker and whether they are considerate about your unexpected operational bad news and rearrange repayments. (RK)

6. What make a good leader when it comes to property development of commercial space?

• Clear Vision, technically sound. (PS)
• Bottom up leaders are preferred over top down leaders. Communication is vital. (SS)
• Good leadership! (RK)
• A full understanding of the end users requirements. (AP)

7. What can a great lawyer bring to the table when structuring a deal and during due dilligence?

• Commercially Inclined and not legally driven. (PS)
• Deal should be structured by dealmakers, not the lawyers. Lawyers need to cover all the angles but not to structure the deal. The best for the lawyers to do is to stay out of the deal. But in due diligence, lawyers know well what is right from wrong. RE people should stay out of due diligence and let lawyers do their work. (SS)
• Real estate transactions are prone to region specific idiosyncrasies more than any other. It is therefore important to have good and practical lawyers on both ends of the table, to ensure smooth closure oftransactions. Particularly in India, title to property is a complicated question of law and facts. Unlike in many other jurisdictions, India does not offer sovereign guarantees to title, nor does India have amature regime of title insurance. Consequently, title certification by a solicitor / attorney assumes enormous importance. I am aware of instances where multi-million square feet developments have suffered enormously due to insufficient or faulty title certifications. Title jurisprudence in India once again has multiple region specific complications. It is critical therefore to have a lawyer with knowledge of local issues, conduct the due diligence exercise. Real estate transaction structuring is an art. The best transactions are structured by those attorneys who combine extensive real property knowledge with expertise in the financial instrumentation and structuring verticals. A good lawyer will bring enormous ease to the table, whilst structuring complex commercial leasehold transactions. In India, many commercial developments occur as joint developments between multiple landowners on the one hand and a developer on the other. Consequently, complications do arise in leasing such developments to multi-national tenants. The primary responsibility of a lawyer, at such times, will be to arrive at a structure that is legally enforceable whilst at the same time not heavily complicated. In my view, whilst an asset manager and a leasing agent may put together a commercially fantastic transaction, a bad lawyer can kill the deal instantly. Choosing the right lawyer is critical for a successful closure of the transaction. (SP)
• A good lawyer is invaluable. Again a full understanding of your business and requirements will prove hugely beneficial. (AP)

8. What makes a great government/city leader and what can they do to influence investor choices?

• Clear Vision. Converting “Talk” to “Walk” (PS)
• Someone who can sense changes. Innovative ideas and initiatives that actually work and accommodate in the community. (SS)
• Leaders that have learnt through example, such as war gaming for Leaders. Strategic Decision Making taking ideas from the Battlefield to the Boardroom. Looking at the value of stepping out of your comfort zone, looking around at the bigger picture, and taking the time to plan for the unexpected is essential. Too often, we are afraid to learn the truth, however through an understanding of the liberal use of real life scenarios, the people have potential to overcome complex problems by working together. Some of the scenarios can be disturbing, many can be eye-opening and insightful. (RK)

SS – Sarkunan Subramaniam, Executive Director, Knight Frank Malaysia
PS – Previndran Singhe, Chief Executive Officer, Zerin Properties
AN – Anonymous
RK – Ravindra Kumar, Principal, Pragrup – Architects.Engineers.Interiors
SP – Sajan Poovayya, Principal, Poovayya and Chair Karnataka State Council of the Federation of Indian Chambers of Commerce and Industry (FICCI)
AP – Andrew Pound, Director – Asset Management, CP Property Services Limited

Technically speaking…
While numbers don’t make up all of a commercial real estate transaction neither do people – a lot more now is being done by computers. We’ve moved beyond excel sheets into a new world of 3D modelling everything from fire safety risks to long term ROI modelling on asset class proportions in a multi-million square foot mixed use development. And now we can measure the value of that technology. Kumar says “The Valuation of Technology fills a critical void for those executives who wish to upgrade technology decision making from an art to a more definable science. Technology valuation has replaced risk management as the management approach to analyzing the profitability of current and future technology projects” including the application of technologies in commercial space. But says Singhe, for all the technology advocates will tell you technology must be seen as a solution for people, not a replacement for them.

It is the largest waste management contract undertaken in Europe – around £3.8bil over the contract term of 25 years.

In a PPP deal that links sustainability and a business opportunity we determine that Greater Manchester Waste Disposal Authority in England’s project that turns waste into energy is an infinitely do-able solution to the increasing trash problem in Asia.

It is an unfortunate fact that human consumption produces waste and to date the most common response is to put it into gigantic holes in the ground. Commonly known as landfill. In many places we don’t even bother making the hole first. While in poorer countries this practice has led to armies of the under privileged sustaining their own existence by living off this trash it is hardly an ideal solution. So when at the high-level conference Infrastructure Asia Conference and Exhibition held in Jakarta Corey D’Abreo, Editorial Director of UK-based media company Infrastructure Focus outlined how Manchester City had entered into a PPP (Public Private Partnership) agreement to turn waste into power heads nodded that this could indeed work here in Asia.

PPP

For those unfamiliar with the concept, PPP is where government and a private entity undertake to work together on a project where the government need to deliver some infrastructure or service for the greater good. At the risk of oversimplifying, whether building a dam or operating a toll road, the public sector aim to have spent less and got a better outcome than if they had handled the job themselves, while the private sector aim to make a return on investment usually through some toll or fee on an ongoing basis.

“PPP can bring the most value to cash-strapped and experience-needy governments whose populations need infrastructure to develop.”

In developed countries PPP’s can work very well as there is plenty of experience in running them from both government and the private sector. If the private side has done their sums right, they can count on the anticipated return. In developing countries or where the rule of law is weaker PPPs can present risks from a political and legal perspective. But in those countries PPP can bring the most value to cash-strapped and experience-needy governments whose populations need infrastructure to develop. In particular, energy crises coupled with increasing consumerism makes the trash to power story particularly compelling.

The Deal

So the Manchester example comes at an opportune moment. According to D’Abreo the contract was structured so that the private sector partners would

* Design, build, finance and operate (DBFO) waste reception, treatment and disposal facilities capable of processing 1.5 million tonnes of municipal solid waste (MSW) per year.

* Procure a number of waste facilities as well as services to dispose of residual waste

Preferred bidder was a consortium comprising a 50/50 Joint Venture between Viridor Waste Management Limited and John Laing Infrastructure Limited, with private chemicals group Ineos Chlor coming in to run the Combined Heat and Power Plant at Runcorn in Cheshire where residual waste that cannot be recycled will be processed into power. It is the largest waste management contract undertaken in Europe – around £3.8bil over the contract term of 25 years. According to international law firm Pinsent Mason who advised Viridor Laing (Greater Manchester) Limited on the financial close of the project after “more than two years of intensive negotiation” between the Greater Manchester Waste Disposal Authority (GMWDA) and the consortium.

Closed in April 2009 the deal triggered a £640 million construction programme to provide waste services for over 973,000 households in the Greater Manchester area, totalling around 1.3 million tonnes of material each year. Through this contract the GMWDA will divert more than 75 percent of Greater Manchester’s waste away from landfill and create more than 5,000 jobs for the North West region of the UK. Planning permission has already been granted for 20 out of 23 project sites, with construction expected to take five years.

While the contract cost works out at £1 per resident per week the GMWDA point out something that heads of Asia’s municipal authorities would be well to advise their taxpaying public: the cost of the project compares favourably with the cost of a “do nothing, build nothing” option which would cost an extra £2 a week mostly in Landfill Tax and penalties.

David Hardy, Director of John Laing PLC, which provided a portion of the financing through a consortium of international banks said: “This is a fantastic example of how the public and private sectors can work together, particularly in the current tough financial and economic environment, to create forwardthinking solutions that will benefit communities across the region.”

This is a fantastic example of how the public and private sectors can work together.

D’Abreo outlines the technological details of the 23 facilities operations, which aim to achieve up to 50 percent recycling and composting of household waste by 2020 and eventually diverting 75 percent of Greater Manchester Municipal Solid Waste (MSW) from landfill. There will be two Mechanical & Biological Treatment (MBT) plants treating over 200,000 tonnes of MSW per year and a Materials Recovery Facility (MRF). Stipulated in the brief was also the anaerobic digestion of the organic and high-calorific fractions. Digestate will be matured to produce a compost like material for landfill or Dewatered and dried using waste heat to produce a low calorific value fuel for further energy recovery. Metals, glass, aggregates and grit will be recovered for recycling. The Ineos Chlor combined heat and power (CHP) plant uses the biogas and solid refuse derived fuel (RDF) to generate green electricity, which at full capacity can process 420,000 tonnes of waste and produce 270,000 MWh of electricity and 500,000 tonnes of steam per year.

Would it work here? The verdict:

Its complex stuff but the expertise exists and it certainly fills a need. In his closing remarks D’Abreo states simply: “Landfill needs to go somewhere!” Dealing with MSW in this way significantly reduces land resource and acquisition issues associated with landfill. With organic and paper fractions of MSW in low, middle and high income countries significantly larger than other waste fractions, such as plastics, MBT and Energy-from-Waste (ERW) CHP becomes very attractive.

While “local and regional energy problems persist in many developing countries energy derived from ERW CHP can be part of the solution”. These technologies help to address both the logistical and environmental problems associated with increasing landfill issues. While the cost of the technology is too high for many governments “Involving the private sector through attractive, long term PPP contracts can secure their investment, expertise and make this possible”.

More details of the deal structures can be found at the websites of Pinsent Masons, GMWDA and John Liang.

The 2nd Annual Architecture & Design Conference a soaring success in Shanghai – The Expo City.

Speakers at the Architecture and Design Conference this year were all about providing better environments for building and city occupants whether they be in stores, offices, hotels or their own homes. Delegates at the event were happy to hear that rather than following after fanciful details or kow-towing to project owner’s cost constraints, this beauty parade of top designers was intent on delivering on the theme of the conference and of the Shanghai Expo itself – “better city better life.”

The conference kicked off with conference Chairperson, Dr Sujata Govada, setting the tone by explaining that cities need to be responsive to the needs of people not solely centred on commercial realities. She emphasised the need for public space and the dangers of privatising open space as Asia’s metropolises expand.

David Malott, Director, KPF, lead the speakers by discussing the role tall buildings and sky cities would have in the future of urban development. By rostering through tall buildings that KPF have worked on he showed trends that have evolved over the course of the last few years noting that often the composition and design vary from location to location based on cultural factors. The 3000sqm penthouses atop the tallest towers in Dubai, for instance, is not a concept that he could see working in China.

Malott was followed by Michael Wiener long time advocate of the inspirational corporate workplace, working with Gensler, currently based out of Singapore. He took delegates through the evolutionary process that the office has seen in the region. Now people value innovation. He says that the resolve to create spaces for innovation can determine the success of an organisation, or even a nation. Innovation tends not to happen when employees are sitting behind their desks isolated from one another, he says. People can do a lot of so called desk work more comfortably and far less expensively somewhere other than the office. “You cant resist mobility” he warns.

In the following panel discussion led by Govada, developers shared their opinions on the future of design and the role that it plays in their commercial and residential developments. David Wong, Chief Economist, Shui On Land said the transportation network development that has been fast tracked due to the global financial crisis is driving demand development especially in the retail sector. Jules Kwan, Managing Director, Space Development, developer of a number of green hotel projects, thinks quality of life will be a driver for development of future projects. Now, he says, if people have money they want good quality air and water in their house. Christine Brukner, President of the American Institute for Architects in Hong Kong echoed his thoughts saying that there was a drive towards “livability” in all areas of design and planning.

Green tempered with practicality said the top architects present.

On being asked about how this was to be delivered in a climate of rapid urbanisation Wong said we need solutions as to how to increase density while increasing community and amenities for all sectors in society. He proposed establishment of multi nodal cities. Kwan concluded with by emphasising that it is our responsibility to make sure developments are undertaken with the best intentions towards environment and humanity.

Delegates listened to the architect describe her challenges & materials inside the Italian pavilion.

Transportation was again a theme explored in Silas Chow’s presentation. As a Director for SOM in China, Chow has been involved in multiple large scale projects, he commented that transport is a catalyst for regional economies and that good projects should not be evaluated once they are completed but over the property’s lifetime.

Stefan Krummeck, Principal Director, TFP Farrells went into the transportation question in more detail describing the process of designing and building some of the biggest rail station projects in the world. The process started with Beijing South station the first in the number of new high speed rail projects that will connect the cities of China at unprecedented speed. The highly integrated approach in China, he says, would be inappropriate in India where TFP are working on hubs in Delhi.

David Buffonge, Director, Benoy had worked with many of the other world class architects and designers at the event in the retail portion of the mega and mixed use projects they have been commissioned for. He spoke about their recently launched project in Singapore, Ion Orchard. A shopping centre topped with residential units right on top of Orchard Station in one of the region’s most famed shopping districts. Bringing in several new tenants the space was also designed around the connection of people through the public spaces deigned for public performances under the striking undulating glass façade.

After lunch Claire Saeki, Publisher Eco-Build magazine, led a panel discussion on Realising Sustainable Architecture in the Construction and Operation Phases with Ian Milne, Design Principle for Asia, RMJM; Paul Collins, Vice President & Director of Architecture, HOK; Michael Weiner, Principal & Director, Gensler. The vibrant discussion ranged from activities that these architectural heavy hitters are undertaking in their own offices to development of some of the most innovative sustainable design projects in the region. Provoked by a question from Buffonge in the audience asking whether top architectural and design companies should band together to insist upon a green strategy being undertaken in many more projects, moderator Saeki, asked whether the industry couldn’t as a group insist on employing a green consultant on each project. Collins guffawed “I do have to put food on the table, you know”. Implying that this strategy would not win clients for the world’s largest architectural practice and one of the few to have LEED accredited offices in Asia.

“The resolve to create spaces for innovation can determine the success of an organisation, or even a nation.”

The following three presentations explored China and the future of architecture with Milne presenting what he found personally and professionally inspiring about working in Asia from the details through to the grand opportunities presented by such rapid development. Follow in him local architectural heavy weight Li Yao, Department Chief Designer, East China Architectural Design and Research Institute (ESCADI) looked at the influence of vernacular styles on current work. He emphasised that the “style and spirit” of Eastern architecture was different to that in the west and that it was the maintenance of that spirit in their designs rather than specific architectural details that made it eastern in flavour.

“I really appreciated the speakers’ presentations, which provided us with a futuristic vision on urbanism and buildings design, focusing on “human scale” needs. Many thanks to the organizers for letting us experience the “better city & better life” feeling, while visiting the Expo Pavilions.”
Alessandro Fatovic, General Manager – Kasian

Finally Tewa Srilaklang, Partner LDP International closed day one of the conference with a discussion about lighting design. She too focussed not on how big spectacular or expensive a project was but how it made city residents feel also noting that going green for the lighting industry is about more than switching between high energy usage to low energy usage bulbs.

Transparent concrete allows for architecturally interesting lighting effects.

Transparent concrete allows for architecturally interesting lighting effects.

The expo

From themes of dealing with the opportunities and infrastructure of mass urbanisation through to environmental realities of rapid industrialisation the unique position of China and its people was an underlying theme through the event. From last year where talk was of inspiration and hard nosed reality to guide us through the economic crisis this year was about humanity. And so it was that for day two of the event, the delegates got out and amongst them at the Shanghai Expo 2010.

Three pavilions were visited on the official tour: Italy, Switzerland and Hong Kong. Having presented briefly the day before the architect of the Italian pavilion, Valentina Romano now resident on site, walked though a tour of the architectural features and products used in the building. A ‘transparent cement’ product was used on the exterior walls which allows the custom LED installed inside to make a beautiful floating effect as a night time display. Inside everything from the furniture to the air-conditioning system was imported from Italy complete with instructions only in Italian creating practical challenges for Chinese contractors, she recounted. Even now the Architect is called on daily to help with the running of the building.

Inside the Italian Pavilion giant maniquins modelled top designers work.

After coffee and a meet and greet delegates moved from the pavilion to an Italian restaurant in the expo’s F&B centre. Carpaccio, pizza,

risotto and biscotti finalised the delegates taste of Italy. The tour continued through the hot spring sunshine to the Hong Kong pavilion rendered even more tiny by its place under the eves of the massive China pavilion. Apparently eye catching at night, the pavilion’s smaller size made it difficult for delegates to do more than get a brief idea as to the extent of the city however with no queues for the Facility Media delegation, along with helpful staff along the way, the visit passed pleasantly.

In spite of the scorching heat, delegates of the Architecture and Design Conference had a soothing experience in the Swiss Pavilion. Greeted by personal visions of Swiss citizens, our delegates learnt about stories of a diverse group of Swiss locals through human-sized touch screens. The showcase of visual technology of the pavilion did not stop there as the Swiss officials successfully brought the Alps to the visitors by a high-definition movie, which showed the panoramic view of one of the most impressive landscapes in the world. Just as the delegates thought this would be as close as they could get a feel of the Alps without physically being there, the Swiss Pavilion proved them wrong with another treat – a chairlift ride. The Swiss Pavilion certainly has achieved “Rural-urban interaction” and our delegates’ smiles throughout the visit showed their approval.

“Thank you very much for inviting us to participate in this extremely well organized and exciting event. The Architecture and Design Conference is a perfect platform to showcase some of our design work and a great opportunity to share and discuss ideas on future trends with other industry professionals. I truly enjoyed sharing our thoughts, design ideas and inspiration.”
David Buffonge, Director – Benoy

Facility Media would like to thank our sponsors Benoy, Beghellin and Megaman as well as our supporting partner Tecniche Nuove for their support and assistance.

For more information, contact Michael Lam on ml@facilitymedia.com.

The urban scape of the modern day city is little understood and a largely neglected space today. Shifting economic paradigms over the last few decades have left it a result of financial dynamics and not a response to human habitat needs. Today in many so-called boom towns, the surreal visual of inanimate cranes loom large over the city skyline and halfcomplete, abandoned building sites are an increasingly common sight. Whilst Dubai may be dismissed as an extreme event, in modern day India too, urban development does not seem insulated from the economic dynamics of the last decade.

Indian architecture has had radical shifts twice in the recent past; one in 1947 with the emergence of a post independence architectural language and more recently in 1991 when the economy was thrown open. Both these moments propelled a boom in building activity, development of cities as socio-economic centres and have given modern India its share of contemporary building icons. The years 2008-2009 shall however serve as grim reminders of the susceptibility of the Indian architecture industry to the modern day market forces. The lessons learnt have shown us the scarcity of resources, and hence judicious utilisation of existing resources is now a given.

The excesses of the last few years manifest by way of numerous failed, largely speculative, initiatives and building projects. They were ephemeral in sustainable ideology as well as intellectual content vis-a-vis architecture. To further compound the problem, this rapid supply of architecture pandered to perceived visuals of mass consumption, giving rise to a brand of ‘mickey mouse’ architecture.

Whilst, the recession may have brought forth the failures of these excesses, ecological disasters waiting to happen are still largely ignored. Sustainable Urbanism in India is a far fetched thought and today, India is hardpressed to find a model of sustainable urbanism, architecture, and design. Provision of infrastructure is an issue, and yet than preservation of values, craft, and cultures becomes a challenge. Hence, a critical position needs to be established that is or will be embedded intrinsically in contemporary Indian architecture. Indian  architecture needs to reflect its sociocultural sensibilities and regional values along with reminding us of ancient times when Architecture of this land has
been symbiotic with its environment. It must deal with all issues unique to our economics, sociology, history, diversity, and of course our “Indianness”. Our cities must create an impetus to redefine the way we tend to live as modern Indians; To define that which is Indian, yet global. An architecture that embodies the Global Indian.

Crucial today is finding appropriate sustainable urban, industrial and rural models for the Indian subcontinent– not something imported from the Industrialised nations, not exclusively dependent on globalisation, but those that render themselves suitable for our lifestyles – sustainable, socially and culturally engaged, alive! Masterplans for the cities must be masterplans for the environment, with all our material requirements as a subset of the larger environmental vision. To progressively bring about a strategic and sustainable change within our cities, we should restore and re-amalgamate the environment as a fundamental constituent of our approach. Environmental strategy should not be a chapter, but a preamble thereby defining the spirit of all existence in the city. This needs to be the mainstay of our thinking and consciousness. The fundamental issue to be addressed instantaneously in order to bridge this gap is that of discourse. Architects, designers, urbanists and planners need to engage in order to institute a stance to consolidate our position as Global Indians today; Thoughts, methodologies, and processes need to be exchanged and discussed to generate a vision for our cities.

This need is being recognized across the thinking masses. One Initiative is“ manthan’ (www.imanthan.org). Another is the ‘Delhi Nullahs’ project (www.delhinullahs.org) instituted by Morphogenesis.

Post-globalisation, design has repositioned itself endlessly and a fundamental shift in approach is now imperative. In emergent India, social, cultural and economic values are changing at an unprecedented pace. Architecture as a design process needs to be in step with this radical shift, if not two steps ahead of it. In this context, architecture is a strategic weapon to bridge boundaries and, through discourse, sets the ground for evolution and innovation.

It is within this milieu that the practice of Morphogenesis was set up. To date, the practice works as an architectural laboratory, looking to expand the boundaries of architecture and environmental design in India. This becomes especially relevant to emergent Asian cultures in transformation. As the communication era continues to define the global Indian citizen in inextricably linked technological ways, existing and emergent technologies and systems designs are considered and integrated with the indigenous and emergent construction industry in India. It is this inclusive nature of design that, we believe, will define the new emergent Indian architecture.

Manit Rastogi is a Principal at Morphogenesis, an Indian based architectural studio.

SOLARIS is located in the research and business park in central Singapore’s onenorth community, the groundbreaking green work, live community . The building is a flagship project in the second phase of this locality. Fusionopolis is an R&D hub for Infocomm Technology, Media, Physical Sciences & Engineering industries which is intended to facilitate innovation and entrepreneurship in these fields. This masterplan for the visionary mixed-use development was prepared by Zaha Hadid Architects.

With a BCA Green Mark Platinum rating already under its belt, the building’s overall energy consumption represents a reduction of over 36 persent compared to local precedents and the high performance façade has an Envelope Thermal Transfer Value (ETTV) of 39 W/m2. With over 8,000 m2 of landscaping, Solaris also introduces vegetation, which exceeds the area of the building’s original site this and the vertical green concept are examples of how. This project looks to enhance its site’s existing ecosystems, rather than replace them.

Ecological Design Features:
Continuous Perimeter Landscaped Ramp — An uninterrupted 1.5 km three metre wide ramp spiralling around the building in a trademark Ken Yeang fashion is maintained via a parallel pathway without requiring access from internal tenanted spaces. The continuity of the landscaping is a key component of the project’s ecological design concept as it allows for fluid movement of organisms and plant species between all vegetated areas within the building, enhancing biodiversity and contributing to the overall health of these ecosystems. The ramp, with its deep overhangs and large concentrations of shade plants, is also one element in a comprehensive strategy for the ambient cooling of the building facade. This ecoinfrastructure provides social, interactive and creative environments for the occupants of the building’s upper floors while balancing the inherent inorganicness of the built-form with a more organic mass. The path expands into deep terraces on each floor.

Solar Shaft — A diagonal shaft that cuts through the upper floors of Tower A allows day light to penetrate deep into the building’s interior. Internal lighting operates on a system of sensors, which reduces energy use by automatically turning-off lights when adequate day-lighting is available. Landscaped Terraces within the solar shaft bring added quality to adjacent spaces and enhance views up into the building from the street below.

Eco-cell— Located at the building’s north-east corner where the spiral ramp meets the ground, the Eco-cell allows vegetation, daylight and natural ventilation to extend into the car-park levels below. The lowest level of the Eco-cell contains the storage tank and pump room of the rainwater recycling system.

Naturally Ventilated and Day Lit Grand Atrium— A public plaza between the two tower blocks provides a space for communal activities and creative performances. This naturally-ventilated ground floor operates as a mixed-mode (non-air conditioned) zone with an operable glass-louvered roof over the atrium providing protection from the elements while enabling full ventilation when needed. CFD (Computational Fluid Dynamics) simulations were used to analyse thermal conditions and wind-speed within the atrium. The results of these studies were used to optimise the atrium facade design to improve air flow and enhance comfort levels.

Pocket Park / Plaza— Ground level landscaping, linking to one-north Park across the street, allows for cross ventilation of the ground-floor plaza and provides a venue for social/interactive events.

Extensive Sun-Shading Louvres — The project’s climate-responsive façade design originated with analysis of the local sun-path. Almost right on top of the equator, Singapore’s sun-path is almost exactly east-west. Studies of this determined the shape and depth of the sunshade louvers, which also double as light-shelves. This solar shading strategy further reduces heat transfer across the building’s low-e double-glazed perimeter facade, contributing to an extremely low ETTV of 39 W/m2. In conjunction with the spiral landscaped ramp, sky gardens, and deep overhangs, the sunshade louvres also assist in establishing comfortable microclimates in habitable spaces along the building’s exterior.

Rainwater Harvesting/Recycling — The building’s extensive landscaped areas are irrigated via a large-scale rainwater recycling system. Rainwater is collected from the drainage downpipes of the perimeter landscaped ramp and from the roof of tower B via siphonic drainage. It is stored in rooftop tanks and at the lowest basement level, beneath the Eco-cell. A storage capacity of over 700 m3 allows for over five days of irrigation via recycled water between rainfalls.

Roger Bayley, Founder, Merrick Architecture was lucky enough to be involved in a project that made a difference. The project was Vancouver’s Olympic Village at Southeast False Creek: Millennium Water. Working on government initiated or public projects can be characterised by unproductive debate, controversy, bureaucracy and stifling financial and traditionalist constraints. Not this one. This one, with Bayley’s and many other inspired consultants’ advice, pushed boundaries of what can be possible in terms of innovation and sustainability in a large scale development. This project is proof that all architects, engineers, contractors and everyone else with expertise in making urban spaces need to make difference is an open mind.

Roger Bayley, professional engineer and founding partner of Merrick Architecture, stepped into the role of design manager, responsible for coordinating a consultant team of roughly 150 people. Here is an example of how in this role Bayley was able to impact the development. At an early stage Bayley was faced with a design brief that forbid the use of water for irrigation. Now Bayley points out that would have really limited the landscaping options during the three warm dry months of Vancouver’s summer. So he began a process of negotiation that would keep within the water usage and reusage targets without acrificing the verdant environment that would ensure the development’s popularity. As Graham McGarvin, VIA Architecture said “We wanted to change the entire way that urban planning was done.” And they were in a position to do so. Everyone on the project learnt so much that Bayley decided to produce a book. It is available for free subscription online at  www.thechallengeseries.ca

Great things happened in this project because of the combined will and force of the team, says Bayley. The “intent” then fostered a commitment amongst all the consultants to work towards that intent. One of the first ways that that common committment cemented was through being locked up together for two days. But in fairly nice surroundings, sponsored by the Canada Mortgage and Housing Association. Right at the beginning a two day integrated design process kick-off meeting brought together around 100 consultants, stakeholders and interest groups to discuss issues relating to sustainable design. After going through the overall goals and brief people split into groups to discuss particular areas of interest. Diversity and passion of opinion characterised the groups’ make up. “There were people in the groups who thought air-conditioning was immoral” says Bayley. But living, working and eating together for two days both empowered and energised participants giving a “general sense of collaboration not just within the consulting team or developer but with the city of Vancouver”.

One failing however, and it was a significant failing, said Bayley, was that all the middle management participants went back to their offices with fully engaged and constructive states of mind to be faced by their strict and staid principals. Next time senior management will also need to participate. For example one idea generated during the charette was to create a street that had no gutters separating pavement and road but rather drained in the middle. The engineers required that’s just not how it’s done. This slowed the process, because in order for the consultant to educate the client they first need to believe in the solution themselves.

Private sector
Bayley got involved in the project after being part of a team, headed by first time green developer, Millenium, that won the RFP to develop the site after Vancouver had won the bid for the Olympics. As a prime location private developers had been wanting to get their hands on this waterfront site for some time. Now the government offered up the site on the condition that it not only conform to stringent environmental standards but that it would also incorporate the temporary use as an Olympic facility, retain heritage buildings and include a significant proportion of mid range and public housing. In some respects the constraints were bound to foster innovation. Bayley says, the “developers needed financially rewarding options, we couldn’t just say, ‘we need a rainwater collection system, here’s the bill’”. In this environment all parties have to be flexible. And governments and developers need to recognise their own contribution. A developer will typically say no to things such as thicker walls (that provide much enhanced thermal protection) or shading (for reduced air conditioning) because it will encroach on the salable area, and the financial returns. But when the design team is able to explain this to a receptive regulator then, floor area restrictions can be waived. In this case the City granted exclusions to ensure passive design requirements were met.

In order to push through an idea or to inspire a different level of thinking means knowing where to start. And having just that little bit more knowledge combined with a talent for lateral thinking will make the difference. For example, there was a determination that the city would be zero net energy. So the team were pushed to find energy any where they could. Then they realised, said Bayley that they were sitting on a great renewable pool of heat energy – the residents sewerage. By moving water from the houses past the sewage, next to, never mixed with, and then on through another heat exchanger the residents have very low carbon hot water.

Educating for the future
Some of the genius of this development comes through not just the education of the architect, developer and the City about what is possible for this development but through the little touches that will also educate and engage the occupants. For example Hinge Park is a wet land stormwater treatment plant, it doesn’t look like one at all and if you didn’t know you would not guess. It is a place for “kids to play in the mud – like we used to” says Bayley. In addition to serving the needs of the designers, city and communitee it serves needs of educators with educational displays explaining this innovative solution to an engineering requirement in the park itself.

The impact this project had on the lives of the people working on it was significant. They learnt, and sometimes the hard way, how they are contributing to a community. They are educators in many senses however. Looking beyond their own staff Millenium have also provided training to innercity jobseekers in related industries. And now through www.thechallengeseries.ca website, set up by Bayley and sponsored by a raft of project participants they are sharing their process, battles and innovations with the world. Lets hope this inspires an other generation of green building stake holders to educate and share honestly their own trials, tribulations and successes.

City of Lodon will soon begin publishing energy consumption by street address. CIOs will be unflatteringly featured on this list because London is filled with the datacentres of major financial institutions, and these datacentres can consume up to 35 percent of the entire enterprise energy. This conspicuous consumption is likely to prompt picketing by environmental activists and negative news stories. If other cities and countries emulate London in shaming large energy users, CIOs may find themselves regularly spotlighted on the nightly news.

To avoid a public relations nightmare, CIOs, CEOs and boards of directors must start right now to develop arguments and empirical evidence for why the energy consumed by IT is more than offset by energy savings in other parts of the corporation or in society.

One of the critical environmental arguments IT must be able to make is that moving “bits” instead of “atoms” is significantly more energy efficient. What this means is that creating and transferring information digitally (bits) using IT is more energy efficient than physically moving paper or people (atoms). An obvious example is holding a meeting via video conferencing, Skype or GoToMeeting, rather than people traveling to meet in-person. After years of sputtering attempts, this form of energy substitution is now really taking off and makes “virtual officing” anywhere in the world feasible.

While electronically moving bits instead of physically moving atoms intuitively would seem to be much more energy efficient, not much has been done to validate this very important assumption. One reason is the research is not easy. Clear-cut business process or product lifecycle comparisons between bits or atoms alternatives involves uncharted scientific analysis to capture the enterprise or society-wide energy and CO2 cradle-to-grave consequences. Fortunately, one comprehensive study has recently been published by Jonathan Koomey and his colleagues at Carnegie Mellon University entitled “The Energy and Climate Change Impacts of Different Music Delivery Methods.”

While a fairly dry tomb of 23 pages with 39 references to other academic works, “Different Music Delivery Methods” is very important to CIOs and boards of directors because it is the first of what I hope will be a stream of research supporting the thesis that energy spent in the data center is good for our economy and society. Koomey exhaustively looked at all the energy consumed and CO2 created in the process of the electronic delivery of a music album via digital download (bits) vs. the more traditional method of producing and shipping a physical CD (atoms). The conclusions of the research illustrates how energy spent in IT offsets large amounts of unmeasured energy that would have otherwise been spent in the rest of the economy.

Koomey and colleagues looked at a total of six delivery alternatives–three for atoms and three for bits. The atoms choices included a consumer purchasing a CD at a store or online. The bits choices included digital downloading to an iPod or similar device where the music is stored in an electronic file or downloading the file and burning it to a CD. Each alternative was evaluated for consumer travel, last mile delivery, delivery packaging, retail store energy, ground and air freight, warehouse energy, data center energy, customer computer energy, CD case production and CD production.

The most energy-efficient alternative that produced the least carbon emissions was digital downloading to an iPod type device. The most energy inefficient and most CO2 producing by a factor of five was the consumer purchasing the CD at a retail store. Bits wins over atoms!

Despite the energy benefit to society, IT looks like a very conspicuous bad guy because virtually all the energy for the digital alternative is consumed in the data center and Internet where it is very visible and subject to reporting and regulation by street address. In contrast, three times more energy is spent by the consumer physically going to the retail store, but this is invisible and not easily counted.

CIOs and boards of directors must be prepared to effectively argue they are good corporate citisens despite ever-increasing IT energy consumption. Politicians, regulators and the public will need to be educated on how IT saves energy across an enterprise or in society.

Hundreds of scientific studies like Koomeys’ are going to be required. Industry associations, companies, government and academia will need to work together gathering evidence to further validate that bits are more beneficial to society than atoms.

Kenneth G. Brill is the founder and former Executive Director of the Uptime Institute.