Smart ighting systems can offer comprehensive options when it comes to productivity, aesthetics and the richness of the user’s experience. Suzanne Vazquez, Certus Consulting Engineers, explains…
July-August 2025 Issue 125
Close-up
“Depth
of Experience”
With the Council on Tall Buildings and Urban Habitat (CTBUH) newly-established in the region, what are its ambitions, values and the practical benefits it can bring? ME Consultant spoke to Rodney Seely, Regional Director, CTBUH, Middle East, and Managing Director (MENA), Robert Bird Group…
Close-up
“Better-positioned than ever”
Now celebrating its 40th Anniversary, Dewan Architects + Engineers is an acknowledged regional leader across a number of keynote sectors. ME Consultant spoke to CEO Ammar Al Assam about the technologies, culture and ambitions behind a stand-out business
Should I stay or should I go?
Paul Godfrey speaks to the USA’s National Fire Prevention Association - arguably the world’s most authoritative and influential voice on overcoming the perils of fire hazards…
The C-Suite Report: Part Three
In this, the last instalment of our reviews of the C-Suite Report, we discover whether the eight industry champions taking part in the elite discussion believe that so-called Smart Cities are actually a reality - or are they just wishful thinking?
Mega-tall Sustainability
Paul Godfrey spoke to Mapei S.p.A., the international adhesives and fit-out specialist, about the unique elements contributing to Merdeka 118’s outstanding LEED (Leadership in Energy and Environmental Design) triple platinum certification by the Green Building Council…
So near yet so far?
Of all the options available for replacing the omnipresence of concrete in the built environment, none have the practicality, cost appeal and simplicity of Hemp Concrete. Paul Godfrey reviews the benefits, the challenges and the opportunities…
Fire: should I stay or should I go?
In this issue of the magazine, we’re privileged to interview the Regional Director of the Council on Tall Buildings and Urban Habitat (CTBUH), Rodney Seely, who makes some very compelling comments about the role of super-tall structures in the ever-evolving built environment.
Indeed, earlier this year, the CTBUH announced that in 2026, for the first time ever, the average height of the skyscrapers coming to market would be 300m or above. In other words, super-tall is truly the new tall.
As we all know, super-tall buildings offer occupants prestige, spectacular views and often glamorous locations. Yet one overriding concern remains: in the event of a major fire, how will you get out? What are the practicalities of being able to escape when there may be more than 70 floors to descend? That’s why, also in this issue, we speak to the USA’s National Fire Prevention Association (NFPA) on overcoming the perils
of fire hazards. They make some intriguing points, often completely contradicting the existing views on safe and effective evacuation procedures.
For example, it’s widely said that you should never use an elevator during a fire or similar building emergency. Yet, now, in some super-tall structures, specialised types of fire-proofed elevators exist for precisely this reason, meeting the requirements of section 7.14 of the NFPA’s Life Safety Code. Similarly, while the ‘obvious’ procedure to escape a fire is to leave the building as quickly as possible, some super-talls carry explicit instructions to stay and ‘ride out’ the fire - because the evacuation time may well be in excess of two hours. Yet, as the NFPA point out, if the integrity of the structure is severely impacted by the fire, staying put 60 floors up could be the worst thing you can possibly do!
Such are the dilemmas of living first-class, up in the sky…
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PROPERTY
Taraf appoints Pinnacle International as contractor for KARL LAGERFELD villas
INDUSTRY
Oia Properties expands presence with new Office in Abu Dhabi
INDUSTRY
CVC and Tabreed acquire PAL Cooling Holding from Multiply Group
CONSTRUCTION
Palma Development appoints APCC for shoring and piling works at West Residence
PROPERTY
Meraas unveils next chapter of City Walk Crestlane
OPINION: Why is Disney building its first park in 15 years in Abu Dhabi?
EXPERTS: Public transport links and the rise of sustainable tourism
EXPERTS: The influence of invisible design
INDUSTRY
PIF launches Expo 2030 Riyadh Company
The company will develop Expo as a model for sustainable tourism, and preserve the event’s legacy and is projected to contribute $70 billion to Saudi’s GDP
PROPERTY
INFRASTRUCTURE
Dutco and Sweid & Sweid launch
Terralogix logistics park
The project will serve as a pivotal node in Dubai’s comprehensive supply chain infrastructure
INFRASTRUCTURE
BEEAH expands into real estate development
BEEAH’s expansion into real estate development positions the organisation as a comprehensive innovator, aligning with national efforts towards a smart, sustainable, and diversified economy
PROPERTY
OMNIYAT acquires Marasi Bay Island in the Burj Khalifa District
The developer’s vision for an ultraluxury waterfront destination blends high-end living, premium workspaces, five-star hospitality, leisure, and wellness experiences
TECHNOLOGY
Emaar Properties launches digital resale platform for Emaar Homes
VYOM was created to safeguard both investors and sellers and empowers homeowners to directly list properties and connect with prospective buyers, eliminating the need for intermediaries
CONSULTANT SSH appointed Lead Design Consultant for new Radisson RED Hotel in RAK
PROPERTY
Madar Developments unveils tenth edition of Tulip Oasis collection in Majan
INFRASTRUCTURE
Saudi Global Ports wins contract to operate Eastern Coast terminals
CONSTRUCTION
Shamal awards main works contract for Dubai Harbour Residences
Bvlgari Hotels & Resorts signs long-term agreement with Eagle Hills
“Betterpositioned than ever”
Now celebrating its 40th Anniversaryand revealing its rich legacy in the newly published ‘Dewan - An Architecture Monograph’, Dewan Architects + Engineers is an acknowledged regional leader across a number of keynote sectors. ME Consultant spoke to CEO Ammar Al Assam about the technologies, culture and ambitions behind a stand-out business
Ammar, with so much attention now being given to the role of AI, can you tell us about your new tech platform ‘Quible’, and the potential impact it has on Dewan’s work?
“Dewan has always envisioned a future where technology plays a defining role in shaping how we design, collaborate, and build. From the beginning, we’ve seen technology as a strategic enabler, not something to adopt for its novelty, but for its capacity to drive efficiency, deepen insight, and elevate the quality of outcomes across every stage of a project.
“That forward-looking approach led us to adopt BIM early on, using it not only to streamline coordination but to create more intelligent, responsive workflows. We've now been fully integrated with BIM for
over 12 years, and it underpins everything we do. Our leadership in this space is consistently acknowledged by clients and global partners like Autodesk.
“Then, we started a series of experimental projects in the Metaverse when it first became popular; we even created a department called MAD, the Metaverse Architectural Department! We knew at the time that maybe this was slightly experimental, but it helped us learn a lot about the opportunities and the constraints, and the advantages of having this style of virtual expertise.
Ammar
Al Assam, CEO, Dewan Architects + Engineers.
“More recently, we arranged a series of strategic workshops internally with the leadership team, talking about how we can best harvest the benefits of an ever-evolving AI mix. What if we could overlay the sophisticated BIM platform with AI-led smart tech, so that we could actually interact with projects and query 3D models in any way we wanted? So that we could call up any past historic data, extract quantities, check compliance, ask any kind of ‘live’ question, and instantly get valuable insights? What if that multiAI Agent platform could embrace the needs of each and every department, from finance to HR?
“We went through literally dozens of commercially available packages and 3rd party AI solutions but decided that the best route was to create our own tools, because, after all, we’re the ones best placed to know what we need. The platform we created had to be extremely fast and simple to use with no specialist software knowledge required; so, we layered on top of it a large language model, that you can prompt and talk to in layman’s terms.
A printed book has a permanence and a gravitas that digital formats often lack. It invites reflection. It allows the reader to absorb the story of a practice, its milestones, and its ambitions at their own pace”
“Depending on the use, Quible utilises multiple AI technologies, including machine learning, OCR, computer vision, and retrieval-augmented generation (RAG), alongside multiple deep learning and foundation models to drive AIaugmented decision-making in the design and construction process. These foundation models process vast amounts
of contextual data, allowing Quible to provide real-time, highly tailored insights. Unlike standard automation, Quible turns complex model data into realtime dialogue, enabling a proactive and interactive design process that significantly enhances workflow management through detailed data analysis and faster, more informed decision-making.
“We presented our AI solution as a prototype to Autodesk for their reviewand they loved it. They even invited us to participate in Autodesk University, their annual event in the USA. After further refinement, this became ‘Quible’, and it’s already having a transformative role across all the crucial business operations. With up to 70% time savings, 40% less coordination overhead, and workflows accelerated by as much as 6,400x, it streamlines delivery across teams and geographies. By simplifying access to data throughout the construction cycle, especially for non-technical users, it sets a new benchmark for project intelligence in the built environment.
What was your motivation behind creating Dewan - An Architecture Monograph?
“The decision to produce this monograph was not taken lightly; in fact, the idea had been in development for several years. As we approached our 40th anniversary, we recognised the importance of creating a lasting and meaningful tribute - one that honours both our Founder and Executive Chairman, Mohamed Al Assam, and the collective journey of the firm as a whole.
“In an era defined by rapid transformation, institutions can easily lose sight of their roots. We were determined not to let that happen. This book is, in many ways, a safeguard against that loss - a carefully curated narrative that captures the evolution of Dewan from a modest studio in Abu Dhabi to an internationally recognised design
Dewan - An Architecture Monograph.
practice. Working with an experienced editor and publisher, we spent over a year revisiting archives, collecting photography, and gathering first-hand accounts that reflect the depth and breadth of our legacy.
“But the monograph is not merely a retrospective. It also serves as a forwardfacing document, articulating where we are headed as a business, what values will continue to guide us, and how we plan to contribute to the region’s continuously evolving architectural landscape.
“One of the most rewarding aspects of the process was the time invested in speaking with our people - the individuals and teams whose dedication, creativity, and talent power Dewan every day. It was important that this publication not focus solely on leadership, but reflect the spirit of our wider team, from long-serving colleagues to recent additions.
“A printed book has a permanence and a gravitas that digital formats often lack. It invites reflection. It allows the reader to absorb the story of a practice, its milestones, and its ambitions at their own pace. To see this project come to life - and to share it with our peers, partners, and clients - has been a deeply gratifying experience.
“Naturally, with a project of this scope, there are always moments after publication when one thinks of what more could have been included. But the result, we believe, stands as both a landmark celebration and a valuable document of record - one that captures who we are, what we’ve built, and what we are striving towards.”
What do you see as the distinctive, hallmark features of the Al Marjan Island projects, and what was Dewan’s unique role in conception and delivery?
“One of the first things to understand is the extraordinary scale and ambition of the Al Marjan Island development. Spanning 4.5 kilometres into the sea and covering approximately 2.7 million square metres, it is one of the most significant waterfront masterplans in the region. While much of the land reclamation was completed over a decade ago, the project’s momentum accelerated notably with the announcement of the integrated Wynn Resort, currently under construction on Island 3. That moment marked a turning point - not just for Al Marjan, but for the northern emirates more broadly.
“The Wynn Al Marjan Island, due to open in 2027, has catalysed a new wave of high-
The Wynn Al Marjan Island, Ras Al Khaimah.
profile investment, drawing interest from leading public-listed development entities such as Emaar Properties, Aldar, and Dubai Investments. Their presence underscores the market’s confidence in the island’s longterm viability and has created a compelling narrative for prospective investors.
“From a construction perspective, the scale of activity is remarkable. The pace is relentless; one can literally witness the skyline changing week by week. What makes this project particularly fascinating is not only its architectural form, but the operational complexity it entails. With over 1,500 keys, expansive gaming and retail zones, and one of the region’s largest MICE facilities, the development functions as a vertical city - bringing together a wide spectrum of specialists working in synchrony at an unprecedented speed.
“Dewan is currently engaged in five landmark projects on the island: The Wynn Al Marjan Island, Oceano, La Mer by Elie Saab, La Mazzoni, and Oystra in collaboration with the renowned Zaha Hadid Architects. Each of these developments offers its own architectural language, but collectively they reflect our commitment to design excellence, innovation, and placemaking at scale. It is a privilege to contribute to a destination of such strategic importance - one that
is actively redefining the coastline and hospitality offering of the UAE.”
Regarding ‘Blueprints for the Future’, you have some very ambitious goals, eg -
• Doubling revenues
• Enhancing margins by 30 per cent
• Developing untapped markets
So, what will be some of the key landmarks on the way to delivering these objectives?
“Three years ago, we convened a strategic leadership retreat to reflect on the trajectory of our growth and to define a roadmap for the future. While it was clear that Dewan was growing at an accelerated pace, we also recognised the imperative to future-proof the firm against the cyclical nature of the architecture and construction sector. That moment of reflection was pivotal. It led to a unanimous decision: to consolidate our position as a regional
Each of these developments offers its own architectural language, but collectively they reflect our commitment to design excellence, innovation, and placemaking at scale”
Oystra (right) and Oceano (below), Al Marjan Island, Ras Al Khaimah.
leader, while preparing the foundation to become a global player.
“Since that time, we have made significant strides. We have already achieved a doubling of our revenue and delivered a marked improvement in margins - this, despite increasing pressure on profitability across
the industry. Much of this progress can be attributed to the thoughtful integration of technology into our operations. Tools like our proprietary AI platform, Quible, have contributed meaningfully to cost control, productivity, and overall project valueenhancing client confidence and fostering long-term partnerships.
“Looking ahead, our ambition is to double revenue again within the next five years by both organic and inorganic M&A
acquisitions However, we are clear-eyed about the type of growth we seek. We are not pursuing scale for its own sake; rather, we are committed to preserving the distinctive culture that has been central to our identity. This culture is what enables us to attract exceptional talent, retain it over time, and foster trusted relationships with clients who share our values.
“To that end, we have placed a virtual ceiling on headcount growth, aiming not to exceed 1,000 employees - up from our current 820. This approach reflects our belief that sustainable growth must be underpinned by efficient systems, intelligent resourcing, strategic acquisitions, and targeted innovation. We are continuing to invest in technology and operational platforms that will allow us to scale intelligently, without compromising the integrity or agility of our teams.
“As we mark our 40th anniversary, we do so with renewed conviction. The lessons of the past four decades have given us both the experience and the confidence to lead, and our long-term vision remains clear: to be a benchmark in every field we enter, while remaining anchored in the values that have guided us since the beginning.”
La Mazzoni (above) and La Mer by Elie Saab (below), Al Marjan Island, Ras Al Khaimah.
“Depth of Experience”
With the Council on Tall Buildings and Urban Habitat (CTBUH) newlyestablished in the region, what are its ambitions, values and the practical benefits it can bring? ME Consultant spoke to Rodney Seely, Regional Director, CTBUH, Middle East, and Managing Director (MENA), Robert Bird Group…
Rodney, to begin with, what are the core goals and priorities for the CTBUH Middle East over the next 12 months?
“Predominantly, this first 12 months is about us really establishing ourselves in the region. As we do, I hope that more and more professionals will see that we offer a truly multi-disciplinary platform - this, I believe, can be something really appealing, because while many associations (and for that matter, conferences) here focus on one particular aspect, we’re not singular or niche in that way. We offer a fully multidisciplinary platform, and I feel this will help us get strong traction in so many areas.
“Then, looking forward beyond the next 12 months, we would like to build strength and become a means for advocacy with governments and municipalities in the region; if we look at the Council internationally, it’s been shown that we can not only give developers a voice at those levels, but use that access to drive positive change in the industry generally.
“There’s no question that the GCC has become one of the world’s real hotspots for urban growth. Cities like Dubai and Riyadh are set to grow considerably over the next couple of decades—and that means we’re going to be dealing with a whole new level of urban density.
“Now, tall buildings are obviously a big part of how you accommodate that kind of growth—but the real question is how you grow vertically in a way that’s smart, livable, and sustainable. CTBUH recently released its Vertical Urbanism Index Report 2024, which looks at 40 cities around the world—including Dubai, London, and Frankfurt—and breaks down how different places are approaching vertical growth while balancing height, density, carbon, and livability. And I think for a region like ours, it’s a really helpful reference as we think about what kind of future we want to shape here.
“We’re still just getting started in the Middle East, but this is exactly the kind of role we hope CTBUH Middle East can play—bringing in this kind of global
research, facilitating the development of tools like full-city 3D models, and creating a space where government, academia, and the industry can come together to figure out the best path forward for each city. It’s not about pushing one model over another— it’s about helping the right conversations happen, grounded in real data.
“Remember, too, that as cities grow, the need for improved infrastructure grows exponentially. Tall and super-tall buildings don’t impose the same geographical stress points as an ever-growing urban sprawl,
Cities like Dubai and Riyadh are set to grow considerably over the next couple of decades—and that means we’re going to be dealing with a whole new level of urban density”
Regional Director, CTBUH, Middle East, and Managing Director (MENA), Robert Bird Group.
where the outreach of the transport system, for example, is repeatedly challenged and seen as not being extensive enough. Again, we are very well-placed to contribute to the conversation around how urban habitat connects with the spectrum of infrastructure solutions that rapidly evolving cities will require.”
Why do you believe it’s important for professionals in the built environment to get involved with CTBUH at a regional level?
“The really key thing here is that we offer accessibility to other disciplines within the built environment; so, whether you're a supplier that wants to get involved with talking directly to contractors, or you’re an architectural practice that wants to meet developers, this is where you’ll be able to come together and have a profitable dialogue.
“Categorically, we want the engagement of entities from every sector - and that includes Government. We also invite the ‘magic circle’ consultancies - the likes of PWC and EY - who in many parts of the world are involved in blueprinting the very early, strategic stages of development, and who can provide and trickle-down immense expertise. Very often, we see here in the region that this role tends to be taken up by the one-stop project management titans, but because the Council can be very inclusive, we can bring all parts of this dialogue properly together, al the way down-the-line.”
The Gulf is undergoing rapid urban transformation - how is CTBUH helping shape conversations around tall buildings, sustainability, and future-ready cities in this region?
“Perhaps the first thing I should say is that we’re already starting to see something of
Rodney Seely,
a new dynamic in the way that cities are being planned and delivered, with more of an emphasis on the Smart city concept, for example, or retro-fitting that concept within an existing urban fabric. Also, when we start moving in that direction, there’s intrinsically an emphasis on Sustainability, and through-the-line, fully Sustainable solutions. In the midst of all this, I would argue that whatever these new emphases, the super-tall structure has an important role to play in defining the identity and functionality of a city. You could say that,
in Saudi Arabia, NEOM is perhaps already an example, where the super-tall concept is actually a fundamental part of the way that a future-facing Smart city is conceived and blueprinted from scratch.
“We can also contribute insight into the most effective ways of ensuring that a super-tall, with all its density solutions, is integrated into a city and far from being a ‘standalone’, brings a new level of vibrancy and multi-functionality. Take the model of Burj Khalifa, for instance. That works so perfectly because it’s the epicentre of
the superb mixed-use developments all around it; they go hand-in-hand with one another, while Burj Khalifa itself helps define and give resonance to the entire neighbourhood. Along the same lines, we now have the model of the planned twokilometer tower in in Saudi Arabia; and
Several world centres - including here, King Abdullah Financial District, KSA - are now building super-tall clusters as a given, closely integrated with a raft of surrounding amenities.
it’s no coincidence that again, a massive development has already been earmarked around it.
“There’s an important commercial factor here, too. The surrounding mixed-use developments can play a key role in underpinning the large scale of investment, bringing medium and longterm ROI for investors and stakeholders. They can bring tourism, businesses of every scale and description, and they create a thriving hub, out of which the super-tall rises as the crowning glory.
“Plus, you also have to keep in mind that with any super-tall, its scale, impact
and reputation can underpin the branding of the city itself. We’ve already mentioned Burj Khalifa, but also, just look at Merdeka 118 in Kuala Lumpur, or the Shanghai Tower. They are part and parcel of the way you see the city from an international perspective.”
What can attendees expect from the CTBUH 2025 Dubai Conference in September, and why should they make it a priority to attend?
“What sets this event apart is how it’s being built. The programme is being shaped by a steering committee of 20+ senior professionals from across the Middle East in the built environment. Together, we’re curating an agenda that reflects the real challenges and opportunities facing our sector here.
“And one of the things that will make
Al Reem Island is among the most recent examples of super-talls creating interlinked urban communities.
I’d like us to be known as the catalyst that helped redefine urban excellence in the Middle East – not just through the tallest buildings, but by championing humancentric, climateconscious, and culturally grounded vertical urbanism”
this conference unique is what we plan to do with it afterwards. As a not-for-profit association, any surplus from the event will go straight back into the industry. That could mean funding future gatherings to keep the dialogue going, supporting regionally relevant research or technical papers, or—something we’re hoping to pilot this year—offering support to climatetech ventures and SMEs innovating in areas like bio-sustainable materials. It’s all about finding practical ways to push the region’s built environment forward.
“We’re also laying the groundwork for something much bigger. In 2026, CTBUH will bring its flagship International Conference to Dubai and Riyadh—a clear signal of how important this region has become in shaping the global conversation on tall buildings and future cities. In many ways, the 2025 event is a springboard: a way to build momentum, test ideas, and showcase the region’s leadership ahead of the global spotlight.”
Looking ahead, what legacy would you like the CTBUH Middle East to
create within the region’s rapidly evolving urban landscape?
“From my perspective, I'd really like us to be leading and driving critical developments when it comes to urban planning and the role of tall buildings in the urban mix, and 5 years from now we can help ensure that there’s a far greater availability of relevant data and state-ofthe-art databases, which practitioners of all kinds can access.
“Looking further ahead, I’d like us to be known as the catalyst that helped redefine urban excellence in the Middle East – not just through the tallest buildings, but by championing human-centric, climateconscious, and culturally grounded vertical urbanism.
“Remember, too, that we’re a not-forprofit association; we’re not aiming to get anything out of that future commercially, and no-one needs to be cynical about our objectives here. We have no other aim than to give back to the industry - and help ensure that its options and choices are as professional, productive and as well-informed as possible.”
One of the best-known urban views globally, the Dubai skyline reflects the concentric development around Burj Khalifa.
THE C-SUITE REPORT: PART THREE
In this, the last instalment of our reviews of the C-Suite Report, we discover whether the eight industry champions taking part in the elite discussion believe that so-called Smart Cities are actually a reality - or are they just wishful thinking?
o set the scene: on 14th April, in the glamorous setting of the Sky Boardroom, HKA head offices, Rolex Tower, eight of the region’s leading executives met to discuss a number of the most critical issues facing the regional construction, urban planning and architectural sectors. While the May and June issues of ME Consultant reviewed the first two topics of discussion, in this edition we’re focusing on the third topic. Here, the dialogue set out to answer a simple question: Smart Cities - reality or myth?
The eight C-Suite panelists tackling the question were –
• Jad Chouman, Partner, Head of Middle East, HKA
• Adam Smith, Managing Director, Polypipe Middle East
• Faysal Ali, Senior VP, Head of Studio, Parsons
• Nicholas Maclean, President-elect, RICS
• Amanda Clack, Partner, CEORegional, HKA
• Greg Karpinski, COO, KEO International Consultants
• Kevin Offin, Principal, Graphite
• Richard Cushnan, Managing Director UAE, Compass Project Consulting
The debate around whether Smart cities are a reality or a myth is not of course as simple and clear-cut as it may sound. The question doesn’t just relate to whether or not Smart cities are being built and conceived ‘from scratch’, but also includes the extent to which existing cities are being retro-fitted and re-imagined as Smart entities - as the panelists were
quick to point out. There’s no doubt that, internationally, certain cities in particular have stated their intentions to become fully digitised communities; and arguably, four of these have already made very strong inroads in this respect: San Francisco, United States; Dubai, UAE; Shanghai, China; and Astana, Kazakhstan.
Notwithstanding, this quest to retrofit existing urban hubs is not without a huge range of challenges. For example, while it is certainly feasible to imagine a brand-new city being blueprinted with a simplified and all-embracing digital spine, this is hard to achieve in communities where literally hundreds of services, communication channels and styles of infrastructure already overlay one another.
A key issue here is that it’s tricky to define a city as truly Smart when its infrastructure reflects more traditional models, which are challenging to re-invent or change. In fact, the panelists argued that infrastructure will inevitably evolve at a slower speed than digital technology, because it will always involve massive physical re-building, requiring time-consuming transformation and re-routing. So, while Shanghai and Beijing are both well-known for their vast and futuristic linking of communities via government-sponsored Apps, it’s still debatable whether they can be called truly ‘Smart’ cities as such.
Conversely, it’s certainly the case that a number of governments and municipal authorities have proclaimed their 100% commitment to ‘going digital’, and they envisage cities in their jurisdictions as becoming world-class examples of digital leadership in the near future.
The governments of the UAE, China and Singapore indeed all place this Smart city imperative front and centre of their Future Vision agendas. In fact, it was the consensus view of the C-Suite panelists that - at least in this regard - Smart cites are indeed a reality, not a myth - because even if they are not fully manifest yet, the clear intention is there, and life within these key hubs has already being influenced by multiple layers of digital services, with
digitised public sectors giving quick and transparent access to key utilities.
URBANISATION AS A MEGATREND
But what about Smart cities being designed from the get-go, as standalone entities committed to digital networks from the ground-up? There’s no doubt that the near and medium-term solution to growing population densities is to build more and cities: indisputably, we can see this focus on urbanisation as one of the current ‘megatrends’. So surely, by the sheer law of averages, some of this urban development will be focused on
The debate around whether Smart cities are a reality or a myth is not of course as simple and clearcut as it may sound”
creating truly - and fully - Smart cities? Ideally, yes, but we don’t see much evidence of that becoming a physical reality at present. When the C-Suite Chair, Paul Godfrey, addressed this point to the panelists, they gave five reasons why this implementation of Smart city paradigms tends to be easier said than done. These were -
Lack of Clarity in Definitions and Goals
• The panelists took the view that the term ‘Smart city’ itself is open to interpretation, with different
The pannelists took the view that the so-called Smart city is manifest as much in the retro-fitted metropolis as it is in an urban centre built from scratch.
stakeholders having varying ideas about its meaning and priorities.
• This lack of a unified vision can lead to confusion and difficulty in aligning efforts across the different agencies and organisations involved - hence numerous delays and hold-ups in turning the blueprint into reality.
Funding and Financial Closure
• The costs of building a Smart city from scratch are astronomical. So, securing sufficient funding for large-scale Smart city projects is a significant hurdle.
• Past history shows that even with government allocations, achieving financial closure for projects of this citywide scale remains a huge challenge.
Creating
It’s tricky to define a city as truly Smart when its infrastructure reflects more traditional models, which are challenging to re-invent or change”
Integration of Technology and Infrastructure
• From our experiences with retrofitting Smart technology into existing cities, we’re painfully aware that the first principle in building a Smart city from scratch will be integrating diverse systems into the infrastructure model. But is the science really ready to do this yet, eg, will the legislation be able to cope with autonomous vehicles, drone deliveries, and so on? Can transport systems truly be democratised and made user-centric, reflecting the needs of the people using them in real-time?
• Ensuring seamless interoperability between different technologies and platforms is crucial for effective operation. This means deploying the Internet of Things to a level that, at the moment, remains purely experimental.
Public-Private Partnerships
• History shows that successful Smart city development often relies on strong public-private partnerships. But while effective, creating and launching these can be far from quick.
• Establishing clear roles, responsibilities, and revenue-sharing models for all stakeholders is essential for effective collaboration; and again, this takes time.
Sustainability and Long-Term Viability
• Smart city initiatives need to be truly Sustainable in the long term, both environmentally and financially.
• They have to focus on solutions that are resource-efficient and adaptable to future needs. Yet this involves setting the bar very high, not only in terms of the choice of materials being used across-the-board, but also looking downstream, seeing Sustainability as a core thread of the operating and delivery model.
• The question also needs to be asked as to whether a full raft of Sustainability protocols and guidelines even exists at all at such a macro level? Plus,
a Smart city is not just about developing a streamlined digital spine, but in creating urban hubs with differentiated personalities.
where there are indeed thousands of permutations to consider and validate, who will govern and determine what is Sustainable practice and what isn’t?
SMART CITIES, SMART CITIZENS?
There are certainly examples of Smart cities being conceived and delivered from the ground-up. Prospera, in Roatan (an island off the coast of Honduras) and Songdo, South Korea, more than meet - and in some ways exceed - anyone’s understanding of what a Smart city (or at last, a large community), might entail.
The C-Suite panelists made the important point, though, that cities of this type often aren’t being envisaged as places of mass-migration; rather, they invite would-be citizens who already have an established and impressive ‘digital legacy’ - ie, veteran social media users, frequent online purchasers, crypto-currency account holders, and so on. There is a potential ‘red flag’ here, in that they might be demographically exclusive, warmly
There is
Ensuring seamless interoperability between different technologies and platforms is crucial for effective operation. This means deploying the Internet of Things to a level that, at the moment, remains purely experimental”
inviting only the socially and digitally elite. So, to what extent will this be something to watch for as Smart cities become more common? Will they be places for massmigration for the urban impoverished, or rather, destinations of choice for those with the luxury of choosing a new life chapter?
SO - ALL IN ALL, MYTH OR REALITY?
The panelists accepted that the actual evidence for the blueprinting of completely new Smart cities was somewhat sparse; but they felt nonetheless that, in terms of the international commitment to retro-fitting existing cities and the huge advances currently being made, there was tremendous belief in the concept of a Smart city as a place where urban populations are digitally empowered to lead better and more convenient lives. So, when asked to vote on whether Smart cities are reality or myth, the C-Suite executives voted unanimously - 8-0 - that Smart cities are indeed a reality.
a risk that the new-era Smart cities will request their citizens to have an existing digital legacy, leading to a stratified demographic.
Lighting systems driven by Smart tech can offer comprehensive options when it comes to productivity and the user experience. Moreover, properly understanding these emerging innovations can reduce a building’s energy consumption. Here, Suzanne Vazquez, Consulting Engineer, Certus Consulting Engineers, reviews the opportunities and the constraints…
t a time when the role of AI is becoming ever more pertinent, it’s increasingly vital to understand the components of smart lighting system controls and how these advanced systems can integrate with other aspects of a building. In fact, many of these systems - and their performance quotients - are governed by international standards, and many of today’s lighting control devices can leverage technology to provide more than just lighting control.
SMART LIGHTING INSIGHTS
Complex systems may require expert knowledge when it comes to proper setup and ensuring optimum delivery. While smart lighting systems offer numerous benefits, there are also challenges associated with their implementation, including system programming, device connectivity, communication protocols and the need for sufficient internet bandwidth.
Notwithstanding, today’s Smart lighting systems offer advanced control, automation and data-driven decisionmaking capabilities that can significantly reduce energy consumption, enhance comfort and optimise lighting.
At the start of every project, it’s important to understand the two primary enhanced energy codes, International Energy Conservation Code (IECC) and ASHRAE Standard 90.1: Energy Standard for Buildings Except Low-Rise Residential Buildings, and how they align with the building city’s adopted building codes. Both codes update every three years, with most recent versions being IECC 2021 covering both residential, commercial, homes and buildings and ASHRAE 90.1-2022, which
While lighting is amongst the prominent features of the built environment, it can play many roles aside from pure illumination.
covers efficiency for buildings higher than four stories. Both establish minimum energy efficiency requirements for the building. Depending on project budget, size and goals, the architectural and engineering design team should discuss how to select the best compliance route for the overall building envelope, with lighting and controls requirements being at the fore front.
According to the U.S. Energy Information Administration’s Commercial Buildings Energy Consumption Survey, lighting accounts for 15%-20% of a building’s energy consumption and lowering this energy use can save millions of dollars in the long run. Recent changes in IECC 2021 and ASHRAE 90.1-2022 now have lower power density requirements for interior and exterior spaces, introducing secondary daylight zones, advanced daylight controls, additional occupancy sensor requirements (including bilevel lighting control for public spaces and corridors using occupancy sensors) and time-based scheduling.
With the advancement of smart lighting, achieving a code compliant design now provides a highly effective solution. Smart lighting systems can provide flexibility and adaptability as a key enabler to meet IECC and ASHRAE 90.1 code requirements. Understanding what is required will help the designer articulate what is needed on their lighting documents to show how spaces need to be controlled.
THE IOT REVOLUTION
In recent years advances with the internet of things (IoT), smart lighting devices and smart sensors have revolutionised the way we interact with lighting and the building environment. Smart sensors are changing the lighting control landscape with a multitude of sensing capabilities such as motion, temperature, humidity and light intensity, providing information for a comprehensive
overview of the building’s performance. Empowering facility managers to create strategic scheduling, building automation and track building maintenance can help them make informed decisions to provide a comfortable working environment.
The use of IoT and smart lighting systems allows for the integration of various building systems and promotes energy saving by about 29%, according to a study conducted by Pacific Northwest National Laboratory. There are several drivers of increasing the adaptation of IoT, such as providing a building with a smart infrastructure that can respond to internal and external environmental changes.
COMPONENTS OF A SMART LIGHTING SYSTEM
In a smart lighting system, there are several components and interconnected devices that work together and which can be configured in multiple ways, based on the complexity of the system and application. Understanding how they work and communicate is important for the successful installation of a proper working system.
Here, for example, are the components that are commonly found in a smart lighting system:
1. Cloud/network infrastructure: A network infrastructure ensures stable communication between smart lighting
The use of IoT and smart lighting systems allows for the integration of various building systems and promotes energy saving by about 29%, according to a study conducted by Pacific Northwest National Laboratory”
components that can be accessed through cloud connectivity. Providing remote access and management of the smart lighting system allows it to be monitored from anywhere using mobile apps or internetbased platform.
2. Energy manager: Enables operators to use software to report and monitor energy consumption patterns, track cost or savings and optimize lighting efficiency.
3. Smart lighting gateway: A gateway can pre-process communication from several devices to consolidate data before sending it to a cloud-based platform. For the gateway to process communication between devices, it must recognise protocol conversation from a sensor network to a traditional communication network. The gateway receives data, which is digested from the transmitted protocol, then translates the data received to convert it into signals and control instructions. The smart gateway allows for centralised management to ease the integration of various devices and third-party systems, creating seamless communication under one umbrella.
4. Communication protocol: Data exchanged between different components of a smart lighting system creates a communication protocol. Common communication protocols for commercial use include 0-10 volt/pulse width modulation, power over Ethernet, digital addressable lighting interface, digital multiplex, Bluetooth and Wi-Fi. Note different communication protocols operate at different communication ranges, frequencies and speeds. Understanding system limitations is important to scale the smart lighting system for optimal performance.
5. Smart lighting controllers: These devices manage how smart fixtures are controlled and operated. These controllers receive and transmit signals from system automations or user interface to control fixtures.
6. Smart lighting fixtures: LED fixtures equipped with integrated sensors that can be remotely controlled to adjust light intensity, track location, Kelvin temperature and function based on programed parameters.
7. Smart sensors: Sensors receiving and transmitting data based on environment and occupancy, providing real-time data. Smart sensors are designed to be firmware-upgradable, adapting to evolving communication standards and merging functionalities to provide a future-proof infrastructure.
8. Real-time location system (RTLS): A system that can accurately locate an item or person in real time. RTLS technology allows users to access the systems network through workstation or mobile app to track inventory, monitor and locate an asset or employee location in real time.
Combining these components, the smart lighting system provides advanced control with the use of automation and logic rules to control indoor and outdoor lighting. The system enhances how it responds to environmental changes such as time of day, occupancy and sensor readings. This is forever modifying the actual use of a building’s lighting to promote optimisation, comfort and well-being for its occupants.
Human-centric lighting can substantially improve productivity due to its synchronising with circadian rhythms.
AUTOMATING LIGHTING CONTROLS
Current trending technologies use smart lighting controls to automate daylighting zones that are controlled independent of each other and incorporate human-centric lighting throughout the building. Natural daylight triggers the brain to produce serotonin, reduces stress and improves overall mood.
Research from Cornell University professor Alan Hedge noted that daylight reduces eyestrain and headaches by 84% percent and drowsiness by 10%. Most workers spend more than 90% of their time indoors, so providing the maximum amount of natural light is crucial to human experience, physiology and comfort. The art of artificial lighting can be controlled to automatically adjust colour
temperature and light intensity, which has been proven to stimulate a person’s circadian rhythm. This can improve productivity and mood, boost energy and regulate sleep/wake cycles. By using smart lighting controls, daily scheduling routines can be programmed to control lighting throughout the day, monitoring light level and adjusting LED fixtures accordingly.
By creating automation through the life cycle of a building, daily tuning of the lighting system can provide occupants a better experience and increase overall wellbeing. Thoughtful design consideration must account for the original equipment manufacturer, fixture compatibility, fixture dimming and control capabilities, as well as how lighting is grouped and controlled based on space and function. These are all important aspects in creating a well-lit environment and user experience.
BUILDING SYSTEM CONTROLS
Two core aspects of all buildings revolve around lighting and thermal comfort. Analysing how these building systems are controlled is key to lowering the overall building energy consumption. The global lighting control system market’s rising adaptation is expected to grow to USD29.8 billion by 2030 with a forecast compound annual growth rate of 7.6%. The amount of energy waste and carbon emissions are rising and, as a result, industry managers are inclined to use energy-efficient lighting solutions through automation.
A vital component of a smart lighting system is the use of smart sensors within the building, which contribute data and insights that inform a data driven decisionmaking process. Smart sensors sample data several times per minute, compiling a wealth of information throughout the day. Depending on the size of the building, engineers and owners could have thousands of sensors receiving and transmitting data all at once. Analysing and leveraging real-time data to identify environmental changes and track occupant activity allows the system to track patterns and use machine learning to enhance building optimisation.
employee productivity and smooth building operation.
NO ’PLAIN VANILLA’
Not every space can be treated the same. Tracking activity patterns can help identify over and underutilised spaces, creating more informed decisions on building renovation, office layouts, seating arrangements and room scheduling. It also provides insight on when to adjust heating and cooling with integrated HVAC control. Many of these sensors can generate visual heat maps per floor, which helps the facility manager understand which areas are busiest and which are used least. Understanding the patterns aids in controlling occupant crowds and addressing HVAC needs to efficiently heat and cool spaces throughout the building.
SMART LIGHTING INTEGRATIONS
Other popular third-party, smart lighting integrations include building management systems (BMS), asset tracking, wayfinding and security control, which can increase
The workplace is meant to be modern and technologically advanced to allow for an efficient workday. This is especially true when a new employee is seeking information or personnel and needs to locate various items within a building. The use of RTLS technology in a smart lighting system may help employees access system information to track inventory, personnel and locate shared equipment with radio frequency identification (RFID) tags. The same RFID technology is used in employee badging to provide a certain level of access control throughout the building and monitor location throughout the building.
A BMS control is a highly sought-after solution to monitor and control various integrated systems from one central location. Large business entities that standardise on these smart lighting systems can provide oversite for an entire business complex through BMS control. A visual overview can help determine what resources are available or needed for smoother operations and optimise energy management for the business. As technology helps solve common
day-to-day problems, the adaptation of smart lighting controls will continue to rise. Because businesses value time, providing employees with an efficient work environment is key.
When it comes to implementing smart building systems, a designer must have a level understanding of the system architecture, so that the design documentation is clear about system performance and expectation. When designing these systems, it is important that all parties involved understand what a smart lighting system is, and the foremost goals of the project. This includes the owner’s team, design team, installing contractor, vendor and end user. The key to this collaboration is to install a complete system that is accessible, usable and, at the end of the day, does what it was intended to do.
CHALLENGES WITH SMART LIGHTING
As with any new system, there are challenges that contractors and installers face when it comes to system programing, device connectivity and communication protocols needed for integration. There also must be an understanding of the internet bandwidth needed to support large scale data networks. This will avoid system traffic jams and delayed system responses because all these systems have the potential to operate at different connectivity.
One last point: even with good intentions, if the system is not intuitive and usable, it won’t do what it was intended to do and will waste time and money. The commissioning and training protocols are important, too, as they reflect the design sequence of operations and train the end users how to operate the system. The commissioning process includes programming, testing and calibration to ensure proper space function and control. System calibration ensures sensor accuracy - while a lack of system calibration can create inefficiencies and user discomfort. To increase the likelihood of proper use, the user controls must at all times be simple and easy to use. In fact, we can say that with the growing complexity of systems and their exponentially-growing capabilities, that simple, practical interface has never been more vital.
Bespoke lighting environments can be managed with personal remote handsets.
Merdeka 118 was the world’s first mega-tall to be awarded LEED (Leadership in Energy and Environmental Design) triple platinum certification by the Green Building Council - and now sets a highly influential benchmark for the 90 mega-talls currently being designed worldwide. Paul Godfrey spoke to Mapei S.p.A., the international adhesives and fit-out specialist, about the unique elements contributing to the tower’s outstanding Sustainability credentials…
PROJECT SNAPSHOT
Project: Merdeka 118 tower and mall, Kuala Lumpur (Malaysia)
Period of construction: 2014-2023
Owner: PNB (Permodalan Nasional Berhad)
Design: Fender Katsalidis and RSP
Architects Planners & Engineers for the tower; GDP Architects for the mall
Main contractor: Samsung C&T
Corporation for the tower; WCT TSR
Construction Sdn Bhd for the mall
Stone installation company: Stone Empire
Soundproofing contractor:
Eco Interior International Sdn Bhd
Period of Mapei intervention: 2024
erdeka 118 in Kuala Lumpur, the second tallest skyscraper in the world, is a symbol of innovation and sustainability. In fact, the lengths to which the tower embodies sustainable features is not widely understood – particularly since it is perhaps the first mega-tall in the world to look comprehensively across the bandwidths of materials selection in highly critical areas such as the choice of floor coverings and the use of highly sustainable materials in its many hundreds of noise-reducing baffles.
Sustainable protocols were just as manifest in the on-site build and delivery of Merdeka 118 as they are in the completed structure.
Merdeka 118 incorporates the world’s most premium venue of the Park Hyatt hotels brand; and here, Mapei solutions ensured the safe installation of the marble covering of the lobby floors and lift lobby. There is also a world-leading level of soundproofing in the Park Hyatt’s rooms and suites. Throughout these and other features, innovative technologies and lowemission materials have contributed to the overall sustainability of the building.
THE BACKGROUND
With a height of 678.9 m, Merdeka 118 offers breath-taking views of the city of Kuala Lumpur. Its name, Merdeka, means ‘independence’ in Malaysian and derives from the tower’s proximity to the stadium bearing the same name - the stadium where the independence of the Federation of Malaysia was first declared, in 1957.
Commissioned by the leading Malaysian investment company, PNB (Permodalan Nasional Berhad), and completed in 2022, Merdeka 118 is now the tallest skyscraper in Malaysia and Southeast Asia and the second-tallest building in the world. The building is a mix of office spaces (belonging to PNB, which is why it is also called “PNB 118”), hotels, and retail outlets and an observatory floor which is the highest observation deck in Southeast Asia. Construction of the building required an investment of more than 1 billion Euros and its design took into consideration the symbolic value of the place and its name. For example, the spire rising from the top of the skyscraper recalls the raised arm of the Prime Minister of the Federation of Malaysian, Tunku Abdul Rahman, at the moment in which, while chanting “Merdeka!”, he proclaimed the
independence of the country from the United Kingdom on 31st August, 1957.
SUSTAINABLE TECHNOLOGIES
The mega-tall tower’s design paid particular attention to sustainability and innovation, favouring the use of cuttingedge technologies to reduce its impact on the environment. This commitment has led to the building being awarded LEED (Leadership in Energy and Environmental Design) triple platinum certification by the Green Building Council and Green Real Estate (GreenRE) certification by the Malaysian association REHDA (Real Estate and Housing Developers Association). The sustainability of the building has also been recognised by receiving the “Green Building Index of Silver” award from the Malaysian Association of Architects and Engineers.
Every step of the construction process was closely managed and regulated by the Malaysian Association of Architects and Engineers.
A FLEXIBLE AND RELIABLE ADHESIVE SYSTEM
Mapei also played a part in the construction of this new icon of the Kuala Lumpur skyline through the supply of adhesive systems suitable for the luxurious stone coverings chosen for the lobby floor and lift lobby. To guarantee a sound, long-lasting bond for this type of covering material the product chosen was Keraflex Maxi S1, available on the international market
as Keraflex Maxi S1 Zero*, a deformable, cementitious adhesive with extended open time and Low Dust technology. What’s more, this product has very low emission of volatile organic compounds (VOC) and its low impact on the environment undoubtedly contributed to the high level of sustainability of the entire project.
Keraflex Maxi S1 was also used to bond the marble slabs on the lobby floors and and the toilets of the shopping mall next to Merdeka 118.
To grout the joints in the stone walls in the lobby, it was decided to use Ultracolor Plus, a cement-free grout with very low emission of volatile organic compounds. This polymer-modified product is antiefflorescence and, in addition to ensuring rapid setting and drying, is water-repellent with DropEffect and mould-resistant with BioBlock technology.
60 restrooms have recently been completed at the 8-storey mall adjacent to Merdeka 118. Neolith Sintered large-format thin stone slabs supplied by Stone Empire are installed on the floor and walls using Kerabond T, a slip-resistant cementitious adhesive that ensures good bonding strength, low slump and high grab so that it can be applied vertically without sagging, even holding heavy tile. When mixed with Isolastic instead of water as in this case, Kerabond T improves its characteritiscs becoming a highly deformable improved
cementitious adhesive with extended open time. Joints are grouted with Keracolor FF. Mapei adhesives and grouts are also currently used to install ceramic tiles on walls in the retail lobby, service areas and balcony of the mall.
In the lobby, marble slabs were installed on the floors with Keraflex Maxi S1 (now available on the international market as Keraflex Maxi S1 Zero*).
ACOUSTIC COMFORT FOR HOTEL GUEST ROOMS
The largest Malaysian investment company, PNB Merdeka Ventures Sdn Bhd, a subsidiary of the PNB Group, announced that the Merdeka 118 skyscraper will host a Park Hyatt hotel, set to be an oasis of comfort and luxury in the centre of Kuala Lumpur. The guest rooms, which will be available to the public from mid-2025,
are on the 17th floor of the complex and will provide an atmosphere of both sophistication and hospitality.
Mapei soundproofing technology also played a part in guaranteeing a relaxing atmosphere for the guests. In the hotel suites, more than 25,000 m2 of flooring have been soundproofed with MAPESILENT, a system specifically developed to rapidly guarantee excellent, highly effective soundproofing for the floors by reducing impact noise from footsteps. Thanks to its low thickness and simple application, Mapesilent enables floating screeds perfectly isolated from the substrate to be created quickly, above which it is possible to apply any type of flooring (wood, ceramic, natural stone, resilient and textile flooring and resin).
In this case the product used was Mapesilent Roll, an elasto-plastomeric
Towering over the cityscape, the apparent simplicity of the structure hides a multitude of complex protocols.
membrane sandwiched together with a resilient layer of polyester fibre, which is available in rolls. Apart from having high soundproofing properties, it is characterised by high tear strength and impact resistance, properties that considerably reduce the possibility of it being damaged during site work. In order to avoid the formation of acoustic bridges, once the rolls had been applied, continuity in the soundproofing layer was guaranteed by using strips of self-adhesive Mapesilent Band R adhesive band around the edges and along the perimeter walls and Mapesilent tape to seal the overlaps of each single element. Apart from guaranteeing excellent soundproofing, the Mapesilent system is also sustainable thanks to its use of recycled materials and its being characterised by very low emission of volatile organic compounds (VOC). Certified Emicode EC1PLUS by GEV, this product also contributed to the low environmental impact and modernity of Merdeka 118, the new icon of Kuala Lumpur and symbol of Malaysian innovation, pride and patriotism.
Visitors to Merdeka 118 can immediately see the advanced acoustic baffles in the lobby area and pristine natural stone flooring.
Floor coverings - Mapesilent Rollwere extensively used to create a quiet, harmonious environment.
vacuating super-tall buildings during a fire presents unique challenges due to height, distance, and the considerable potential for occupant fatigue.
It’s an unfortunate truism that the multiple floors of a super-tall building create the cumulative effect of requiring great numbers of panicked people to travel huge vertical distances on crowded
stairs in order to evacuate the building. Although never ideal, this can be done: in the evacuation of the World Trade Center high-rise office towers following the terrorist bombing in 1993, tens of thousands of building occupants successfully and safely traversed some five million person-flights of stairs. However, the physical demands made on occupants often exceed the capabilities of many. In addition, the process of evacuating some of the largest high-rise buildings in the world may take upwards of two hours - and in the case of a severe fire, time directly equals risk. This is precisely why, today, while stairs remain the primary evacuation route, the NFPA strongly recommends using phased or delayed evacuation strategies, to avoid panic and rush. These
SHOULD I STAY OR SHOULD I GO?
Super-tall buildings offer occupants prestige, spectacular views and often glamorous locations. Yet one overriding concern remains: in the event of a major fire, how will you get out? What are the practicalities of being able to escape when there may be more than 70 floors to traverse? Here, Paul Godfrey speaks to the USA’s National Fire Prevention Association - arguably the world’s most authoritative and influential voice on overcoming the perils of fire hazards…
can be accompanied by designated refuge areas, and specialised, highly fireproofed evacuation elevators, which together can help manage the process more safely.
Note that the aforementioned refuge areas should be designed to withstand exceptionally fierce fire conditions and provide - at all times - a safe space to wait.
PROACTIVE MEASURES - ALARMS AND STRUCTURED EVACUATION
The fire and life safety systems installed in high-rise buildings today, including automatic fire sprinkler protection, are designed to control a fire and therefore lessen the need to evacuate all the occupants. In a typical scenario, the occupants of the fire floor and the floors immediately above and below it should immediately use the exit stairs to descend to a floor level that is at least several floors below the fire floor and await further instruction from safety officials.
Since communication is key during the evacuation procedure, the fire alarm systems in super-tall buildings (and indeed, for all buildings exceeding 150m) are required to have emergency voice communication capability. Trained emergency personnel assess the emergency and can then broadcast a variety of specific messages to the occupants. The occupants believed to be in the greatest potential danger are instructed to use the exit stairs to begin their descent. Occupants of other floors might be instructed to stay where they are and await further instruction. In these cases, only occupants on the fire floor and the floors immediately above and below typically receive the message. Should the scale of the emergency increase, the announcements can be expanded to include additional floors, or if need be, the entire building.
CAN I USE THE ELEVATOR?
Historically, it has been said that you should never use an elevator during a fire or similar building emergency. After
Whilst severe fires can spread at astonishing speed, it is not beyond the technologies within super-tall towers to contain them and prevent a larger conflagration.
There never has been - or ever will be - a totally fireproof building”
means of egress requirements. There are numerous other requirements that must be met in order to use an elevator for occupant evacuation during a fire or similar emergency including, but not limited to, marking of the elevator, building fire alarm requirements, building sprinkler system requirements, and two-way communication systems in the elevator lobby. Regardless of what occupancy type the elevator is in, the requirements can be found in section 7.14.
SHOULD I GO UP TO THE ROOF?
No. Many of us have seen dramatic videos of helicopters picking up occupants from the roof of a burning building. This is an extraordinarily dangerous procedure for the occupants, the pilots and firefighters who may be in the building. First, a helicopter might not come to rescue you, so ascending to the roof instead of descending to a safer level may have wasted valuable time. Note, in fact, that helicopter rescue is not a standard procedure in any of the world’s principle sets of fire evacuation procedures.
It’s also important to realise that in extreme fires, the large thermal currents, generated by the heat from the fire, can cause a helicopter to be buffeted up or down, making it hard to control. The resulting down thrust from the helicopter rotor can force smoke and super-heated air on top of fire rescue personnel as well as those huddled on the rooftop.
WHAT ABOUT ‘RIDING OUT’ THE FIRE?
Particularly in SE Asia and the Middle East, there has been some discussion that if fire breaks out in super-tall residential or mixed-use structures, it’s best to stay put - riding out the fire until emergency services bring it under control. This guideline was first issued in relation to the Petronas Towers, Kuala Lumpur, and then again for the Shanghai Tower, China, and - most recently - for Merdeka 118 (also Kuala Lumpur).
The real validity of this approach depends on three key factors, however –
1. The extent of the total fireproofing of the building. The structure must pay extreme attention to fire cladding and protection between floors, as well as to factors such as the use of completely non-flammable cladding on the building’s exterior surfaces. Extremely comprehensive smoke baffles will also be required, to prevent acrid smoke spreading rapidly throughout the entire structure.
2. The severity and location of the fire. For example, in the case of a
Fire risk is directly proportional to the number of occupants, since the sheer diversity of their activities can lead to unexpected and unpredictable hazards”
moderate fire, occupants on the 60th floor and above will stand a good chance of a fire on the 25th floor being extinguished long before it reaches them. This is the basic philosophy that informs the ‘ride it out’ school of thought. However, in the case of a catastrophic incident - for example, one where the overall structural integrity of the building is challengedremaining in an apartment 300m above ground level might be the worst possible thing to do.
Vertical fire spread is often a direct result of incorrect materials being used as part of a vunerable facade.
3. The availability of external evacuation hubs and platforms on the building’s exterior, located every 100m or so after the first 150m of vertical height. These can be points of ‘last resort’ and local fire services are proactively briefed to search and locate
for occupants using these platforms. Hubs of this kind are integral to the design of the three super-tall structures mentioned above, for example.
ON THE FRONT LINE: WHAT OCCUPANTS SHOULD ALWAYS KNOW
difficulty climbing down steps, make sure to incorporate a contingency for this into your plan. But, you should never factor in the availability of the elevators.
4. Stay low: Smoke from a fire is toxic and deadly no matter what kind of structure you live in. When you hold your fire drill, everyone in the family should practice getting low and going under the smoke to the exit. In the event of a fire, if all stairwells are filled with smoke, stay in your apartment and wait for the firefighters.
Preparation is everything, and people living in a super-tall building need to think ahead and be prepared in the event of a fire. It is important to know the fire safety features in the building and to take the time to discuss these with neighbours, so everyone can effectively work together to help keep the building as fire-safe as possible.
There are seven key points to consider -
1. Know the plan: Make sure that you're familiar with your building's evacuation plan, which should illustrate what residents are supposed to do in the event of an emergency. The evacuation plan should be posted in places where all residents can see and review it, and the building management should hold a fire drill with occupants at least once a year. (Most countries’ fire regulations also require that buildings periodically test their fire safety systems as well). Be sure to participate when your building drills take place. When looking for an apartment or high-rise home, look for one with an automatic sprinkler system. Sprinklers can extinguish a home fire in less time that it takes for the fire department to arrive.
2. Practice is key: Whether your building has one floor or 75, it's essential that you and your family are prepared to respond to a fire alarm. Identify all the exits in your section of the building and if you are using an escape planning grid, mark them on your escape plan. Make sure to mark the various stairways too, in case one is blocked by fire.
3. Never rely on the elevator: Unless the building management stipulates that the elevators explicitly follow Section 7:14 of the Code mentioned above, in the case of fire, always use the stairs to get out, never the elevator. Make sure to practice using the stairs as part of your escape plan. If someone in your family has
5. Seal yourself in for safety: If you can't exit an apartment building due to smoke or fire in the hallway, call the fire department to report your exact location and gather in a room with a window to await their arrival. Close all doors between you and the fire. Use duct tape or towels to create a seal around the door and over air vents in order to keep smoke from coming in.
6. Stay by the window: If possible, you should open your windows at the top and the bottom so fresh air can get in. Don't break the window - if smoke enters the room from outside the building, you won't be able to protect yourself.
7. Signal to firefighters: Wave a flashlight or light-coloured cloth at the window to let the fire department know where you are located.
THE ‘TITANIC’ PRINCIPLE
There never has been - or ever will bea totally fireproof building. Fire risk is directly proportional to the number of occupants, since the sheer diversity of their activities can lead to unexpected and unpredictable hazards (for example, the illegal storage of large reserves of flammable substances such as kerosene has led to innumerable fires). Since supertall structures contain larger numbers of occupants, fire risks can commensurately increase. Knowing and understanding the right evacuation procedures has never been more critical, and these can play a key role in ensuring that life ‘at the top’ continues to be about more about the view and much less about the perils of fire.
SO NEAR YET SO FAR?
Of all the options available for replacing the omnipresence of concrete in the built environment, none have the practicality, cost appeal and simplicity of Hemp Concrete; and yet this material remains largely unexplored and under-utilised. Paul Godfrey reviews the benefits, the challenges and the opportunities…
called. Hempcrete is a bio-composite material, a mixture of hemp hurds (shives) and lime or sand-based binders, which can be used successfully as a non-compressive material for construction, roofing and insulation. (It’s often marketed under names like Canobiote, Canosmose, Isochanvre, and IsoHemp).
t a time when the Construction industry worldwide is increasingly under pressure to act more sustainably, or to source more sustainable materials, there’s recently been a shift towards finding viable options away the sector’s No.1 mainstay: concrete. As a result, we’re now hearing a good deal about the quest for the new-era ‘bio-materials’, but while these sound compelling and attractive, there are in fact many questions as to whether the science is really ready yet.
There is, however, one altogether less exotic option which has actually been around for decades, and indeed ticks many of the right ‘Sustainability’ boxes: Hemp Concrete, or Hempcrete, as it’s commonly
Hempcrete is typically created by pouring the mix into forms, spraying it onto a frame, or pre-casting it into blocks. As the lime binder cures, it absorbs carbon dioxide from the atmosphere, offsetting the carbon footprint of the building. So, Hempcrete is a powerful way of potentially helping us get closer to the dream of a fully Carbon Positive structure.
When used in prefabricated blocks, Hempcrete acts as a carbon sink throughout its lifetime. The result, therefore, is a lightweight, insulating material, finishing plaster, or a non-load bearing wall, ideal for most climates, since it combines insulation and thermal mass while providing a positive impact on the environment. Just like any crop, hemp
absorbs CO2 from the atmosphere while growing, so hempcrete is considered a carbon-storing material. A Hempcrete block continually stores CO2 during its entire life, from fabrication to end-of-life, creating positive environmental benefits. Through a life cycle assessment (LCA) of hempcrete blocks using research and X-ray Powder Diffraction (XRPD), it’s now well-known that blocks store a large quantity of carbon from photosynthesis during plant growth, and by carbonation during the use phase of the blocks.
Overall, Hempcrete can be used for many purposes in buildings, including roof, wall, slab, and render insulation, each of which will involve its own formulation”
There are, however, certain shortcomings. Typically, Hempcrete has good thermal and acoustic insulation capabilities, but the drawback is that it has low mechanical performance, specifically a relatively poor compressive strength. Its compressive strength is typically around 0.3 MPA. So, it cannot currently be used a primary structural or supportive component, although there are many moves afoot to refine its composition and add in further naturally-sourced elements, in order to
create a more granular, and ultimately stronger, mix.
Other benefits of Hempcrete include:
• Insulation: Hempcrete provides excellent thermal and acoustic insulation, regulating temperature and humidity, and potentially reducing the need for heating and cooling systems.
• Breathability: The material's vapour permeability allows it to regulate moisture, preventing condensation and promoting healthy indoor air quality.
• Durability: While not a structural material, hempcrete can provide excellent protection against fire and pests, and buildings made with it are expected to last for centuries.
• Versatility: Hempcrete can be used in various applications, including infill for timber frames, insulation, and even roofing.
• Speed: The mixing process in Hempcrete can be speeded-up by using hydraulic binders in combination with regular hydrated lime, and the set time for hempcrete will be less than that of regular limes (e.g., about two weeks to a month, to gain adequate strength). A small amount of cement, pozzolanic binder (or both) can also be added to speed up the setting time. The overall process creates a mixture that will develop into a solid, light, and durable product.
BACKGROUND
Hempcrete in its current form was first pioneered in France in the early 1990s, and while its use has now spread internationally, Canada, Vietnam and Singapore are today the principle markets; they have all used Hempcrete in a variety of major projects, typically to construct non-weight bearing insulating infill walls. Hempcrete was also traditionally used in various parts of Europe to renovate old buildings made of stone or lime, and there is good evidence to suggest that it was used widely in the Roman Empire, as long ago as the 3rd Century AD.
TECHNIQUES
There are two primary construction techniques used right now for implementing Hempcrete. The first technique consists of using forms to cast or spray hempcrete directly in place on the construction site. The second technique consists of stacking prefabricated blocks that are delivered to the project site, in a manner similar to masonry construction. Once Hempcrete technology is implemented between timber framing, drywall or plaster is added for aesthetics and increased durability. Overall, Hempcrete can be used for many purposes in buildings, including roof, wall, slab, and render insulation, each of
which will involve its own formulation and dosages of the various constituents.
PROPERTIES
Ultimately, the form of Hempcrete in contemporary usage remains a fairly new material and is still being widely studied.
We do know, though, that a number of factors impact the mechanical properties of Hempcrete, such as the aggregate size, the type of binder, proportions within the mixture, manufacturing method, the moulding method, and compaction energy. There is another important benefit to Hempcrete, too - its low density and resistance to cracking under movement make it suitable for use in earthquakeprone areas. This has been a key factor in its widespread adoption across parts of SE Asia, in areas where major structures are built across (or adjacent to) the Ring of Fire. What’s more, Hempcrete walls are fireproof, transmit humidity, resist mould, and have excellent acoustic performance.
Notwithstanding, it’s always crucial to remember that in any vertical or support configuration, Hempcrete has to be used together with a frame of another, stronger material, in order to support the vertical load in building construction. Hempcrete's density is only 15% that of traditional concrete; and as yet, it remains to be seen if its raft of excellent Sustainability credentials can be successfully evolved to create a more fully universal building material.
Hemp is an abundant and durable crop and is intrinsically contributing to a carbon-renewable compound.
