Who is Smith?
The old adage of ‘location, location, location’ used by many developers to promote their office towers in the 1980’s and 1990’s has more recently shifted towards a focus on environmental features and sustainability.

From research conducted by CBRE with their global occupier clients, the focus has clearly shifted from the employer to the employee.

Changing trends are nothing new in the office sector. In the 1970’s developers offered suspended ceilings before raised floors became the norm the in 1980’s.  Moving into the 1990’s, technology and features such as fiber optic cabling became a key theme before corporate clients shifted their focus in the 2000’s to an increased focus on the design and specifications of the buildings they were occupying as opposed to just considering the location or grade (A, A+, A- Premium, etc).

It not surprising then that today’s developers and investors are looking at new ways to market their buildings to attract this ‘new breed’ of occupiers who are looking to enhance the quality of life for their employees, while having an increased regard for the community and the environment.

As we enter the 2010’s there are many ways in which developers and investors in Asia can take advantage of these emerging trends as the key CBD markets continue to grow and expand.

Globalization
An increase in global competition, corporate social responsibility and climate change is placing increased pressure on multi national corporations, with many occupiers looking at ways to improve their triple bottom line – economically, socially and environmentally. To ensure a competitive advantage, occupiers and developers alike are being forced to look at more innovative ways to reduce costs, enhance employee satisfaction and increase flexibility.

In response, some developers, occupiers and investors have formed partnerships whereby all parties share the burdens and look at ways to achieve greater operational efficiencies. However, in the current environment, reputation is just as critical as business competitiveness.

Building Reputations
A heightened awareness of the value of reputation along with an increasing focus on ‘Corporate Social Responsibility’ and ‘Compliance’ has had occupiers become very particular about the background and reputation of their landlords. They commonly conduct background checks much like they do when recruiting new employees to make sure the fit is right for them.

This “bespoke tailoring” can be leveraged by parties on both sides of the negotiating table: Occupiers want to know that their landlord will deliver long term on their promises to uphold the quality and reputation of their assets, while on the flipside, developers and investors can leverage the pedigree of a corporate occupier and use this to attract other quality names, who generally like to cluster together. That said nothing beats the power of word-of-mouth in ensuring that new developments are successful.

Nothing builds confidence faster than trust and, not surprisingly, this can quickly impact on commitment rates, rental levels and investment values.

Balanced Buildings
Another consideration for developers is the need to achieve a balance when including higher specifications in their projects to ensure their financially viability.  One way of achieving this is to start early by balancing the wants and needs of occupiers with market conditions and then designing elements of a building from the inside-out.

There are innovative ways for developers to attract the best occupiers while still making the numbers work in their favour. Ceiling heights are one example. Anything above a 2.8 m clear ceiling height is a financial and environmental waste (for floors between 2,500 and 3,500 sqm). There are similar considerations for column placements and mullion distances.

Working with a corporate early on in the development design stages will help with both managing the finances as well as enhancing a project’s image and reputation.

The New Mantra
Delivering the right image from the beginning is critical.  First and foremost, the building needs to create a lasting impression. Office buildings are not just big boxes anymore. They can be dynamic, beautiful and interesting works of art in their own right.

Out of the constant demand for better and bigger office towers are becoming iconic symbols of a city, destination hubs and a focal point for the arts and community.  Previously the focus was on the “Wow factor” but for employees, companies and the C-Suite the new mantra is the “Now Factor” focussed on quality including landscaped gardens, impressive lobbies, fast lifts and mobile connectivity. Anything that will enhance an employee’s immediate enjoyment and comfort levels, both in and around the workspace.

Likewise, companies today have a passion for unlimited power supply, filtered air-conditioning and high speed telecommunications. The C-Suite want secure and safe buildings with risk management systems that allow them to monitor and control their environment.

Go Green
Achieving a LEED or equivalent standard for an office interior can be just as important to a corporate as a building’s overall certification commitment, which is yet another example of how both parties can partner to benefit from a project’s image and resultant media exposure.

Equally important is the property management team who monitor and maximise the building efficiency on site. However any savings they make need to be transparent and shared. Too often developers and investors shout about their green initiatives and savings without letting the occupiers participate.

For example, by linking the cyber-backbone of a building into the direct, digitally controlled management systems, tenants should be able to analyse and change their activities so as to independently manage and be responsible for their own expenses.

This is the only way they can achieve their sustainability and environmental targets and can still be a win:win. If developers, occupiers and investors are smart and as long as the benefits are visible, a premium can be levied to use these features.

Committing to longer term leases, green leases and having fee transparency helps both parties to achieve their goals and maximise the benefits for both the occupier and investor. Being creative means being more competitive and this is becoming increasingly important in the globalised world of today.

Marketing a Difference
But there is still a problem looming, which needs to be addressed.

As the Asian markets evolve and grow exponentially, naturally the need for office buildings sky-rockets. More white collar workers are needed particularly as more North American and European corporations look to Asia to take advantage of the growing government and consumer demands.

In addition, with the recent influx of better designed, specified and certified buildings being completed, there is a need for developers and investors to look at differentiating themselves from the competition.  More importantly, occupiers are finding it more and more difficult to compare and contrast the plethora of features which are being made available. It is similar to the situation that the commercial banking sector faced over a decade ago when they began to take their offerings global.

He sees the experience of the banking sector being a case study for how to transform an industry from patrons to customers, boardrooms to open plan and an ATM to airport advertising strategy.

Real estate will be the same, with advertising taking the lead – not just marketing. Gone are the days of  “build it and they will come”. Corporate occupiers are now sophisticated, smart and connected and in today’s marketing world, developers can no longer hide behind location, facilities or cost. There has to be more and this has to be shouted from the roof tops.

Corporates understand this language as they have been leveraging the power of advertising for years and know how effective it can be in building trust. As much as developers may want to avoid the cost of advertising, in terms of the overall cost of a project, advertising expenses are minimal.

The New Era of Advertising
To date advertising has seen the most resistance from developers, while many see the need to justify higher quality projects, few recognise the opportunity advertising provides to “talk to occupiers” in their language, out on the battlefield.

The old saying that “you need to spend money – to make money” has never been so important in the 2010’s when marketing office buildings. On a positive note, there will be a natural progression towards advertising for the real estate industry. When you consider who is occupying tall or large office buildings it is those same banks, professional services and international corporations who are dominating the skyline with logos, banners and screens.

CBRE’s research shows that 65 percent of occupants in such buildings are from these sectors and with an image to uphold they need to occupy the best premises.

Real Estate and Rockets
So what is the similarity between real estate and rockets?

The fact that occupiers and developers are creating buildings that are designed to the standard of a rocket ship, in a market that has a sky rocketing supply trend and with a rocket fueled drive towards the employee, community and economy. Marketing buildings and committing occupiers has never been harder. Whoever said “real estate was not rocket science” needs to be corrected in this day and age where the new adage is perhaps “design, advertise, lift-off.”

By Nigel Smith, Executive Director, CB Richard Ellis

The report proposes to address the urgent problems caused by looming climate change and dwindling fossil fuel supply through its assertion that by 2050, the world’s energy needs could be met entirely by renewable sources. It outlines an ambitious energy saving scenario as the first step toward an energy system in which fossil fuels are gradually replaced by wind, solar, geothermal, hydropower and sustainable forms of bio-energy.

This report is based on the assumption that given population growth trends as a planet we will require about double the energy production that we currently draw today by 2050.  However if we were able to reduce that figure by 15 percent all of that energy could come from renewable resources.

The aim of the report is to inspire governments and businesses to understand the challenges associated with this shift and, at the same time, to encourage them to move boldly to bring the renewable economy into reality. By demonstrating the advantages of global cooperation and the deeper integration of global energy infrastructure, The Energy Report shows that the benefits of a transition to renewable energy far outweigh the challenges.

AMO’s contribution to the report, led by Partner Reinier de Graaf and Associate Laura Baird, both conceptualises and visualises the geographic, political, and cultural implications of a 100 percent renewable energy world. AMO draws a vision of a world without borders in which all continents have equal access to sustainable energy.

Reinier de Graaf said: “The Energy Report is the first of its kind to claim the technical possibility of a global renewable energy supply by 2050. Through the realisation that future energy provision really is a universal issue that  must be addressed at a global scale, we have developed a new perspective on the world.”

The report states: By 2050, we save nearly €4 trillion per year through energy efficiency and reduced fuel costs compared to a “business-as usual” scenario. But big increases in capital expenditure are needed first – to install renewable energy-generating capacity on a massive scale, modernize electricity grids, transform goods and public transport and improve the energy efficiency of our existing buildings. Our investments begin to pay off around 2040, when the savings start to outweigh the costs. If oil prices rise faster than predicted, and if we factor in the costs of climate change and the impact of fossil fuels on public health, the pay-off occurs much earlier.

The project builds on two foundational AMO projects on large scale renewable energy planning: Zeekracht, a plan made in 2008 for a ring of offshore wind farms in the North Sea, and Roadmap 2050, proposing a decarbonized European power sector by 2050, which was launched in April 2010.

Here are 10 ways that it  is going to happen:

1. CLEAN ENERGY: Promote only the most efficient products. Develop existing and new renewable energy sources to provide enough clean energy for all by 2050.

2. GRIDS: Share and exchange clean energy through grids and trade, making the best use of sustainable energy resources in different areas.

3. ACCESS: End energy poverty: provide clean electricity and promote sustainable practices, such as efficient cooking stoves, to everyone in developing countries.

4. MONEY: Invest in renewable, clean energy and energy-efficient products and buildings.

5. FOOD: Stop food waste. Choose food that is sourced in an efficient and sustainable way to free up land for nature, sustainable forestry and biofuel production. Everyone has an equal right to healthy levels of protein in their diet – for this to happen, wealthier people need to eat less meat.

6. MATERIALS: Reduce, re-use, recycle – to minimize waste and save energy. Develop durable materials. And avoid things we don’t need.

7. TRANSPORT: Provide incentives to encourage greater use of public transport, and to reduce the distances people and goods travel. Promote electrification wherever possible, and support research into hydrogen and other alternative fuels for shipping and aviation.

8. TECHNOLOGY: Develop national, bilateral and multilateral action plans to promote research and development in energy efficiency and renewable energy.

9. SUSTAINABILITY: Develop and enforce strict sustainability criteria that ensure renewable energy is compatible with environmental and development goals.

10. AGREEMENTS: Support ambitious climate and energy agreements to provide global guidance and promote global cooperation on renewable energy and efficiency efforts.

More information on the project, as well as the full report, is available at www.panda.org/energyreport

As a practicing architect in a senior position with projects across the globe, the AIA benefits from Manus’ knowledge and ability to champion the architecture profession. Conversely his position as AIA president brings his firm prestige and a network when he moves back into his company work 100 percent.

Coming to HK
Sitting in central Hong Kong on the 49th floor in the American club surrounded by testaments to the heights that architecture can take us, Manus looks relaxed yet very alive. “I love coming here,” he smiles and leans forward. “It’s electric.” He also sees Hong Kong as a good example of how density in a city can create life. It is, in its way, sustainable.

On to Shanghai
With a San Francisco HQ, Heller Manus forms part of the increasingly deep connections running east to west having just completed his first project – an office tower – in Shanghai. It is one of Shanghai’s first LEED gold buildings. He sees sustainability as not only “a good societal aspiration” but part of the “bottom line need to save energy” and reduce waste in general.

Sustainability
For Manus, Architects have a central influence over building sustainably. Emphasising pre-construction design and planning impacts not just the build but its subsequent running costs, especially energy efficiency.

However, Manus warns you cannot always prescribe user behaviour through design alone. Take operable blinds and windows; their sustainability impact entirely depends on user behaviour. Architects should instead offer options through design so that users may meet environmental standards in their own ways stating he believes “building typology should have an inbuilt flexibility” He admits this is easier in office and commercial spaces than when designing multi-owner residential buildings.

Themes
Other than sustainability Manus notes two themes in architecture going forward. The first is how the global economic environment will combine with trends in sustainability to produce more modest buildings contextual to their surroundings – at ground level we will see “much greater accessibility” and more landscaping at pedestrian level. “Because this is where people touch and feel the buildings” he says.

The idea of the architect as care giver carries on through trend number two where groups such as the AIA are getting actively involved in disaster repair…and prevention. The impact of recent earthquakes, floods, typhoons and other natural disasters on building infrastructure in many countries can be mitigated through his organisation’s interaction with policy makers, suggestions as to code upgrades and enforcement as well as changes in materials standards. The list goes on, and so does the busy life of an AIA president all over the world.

Few people would have put money on Hong Kong producing any form of green building achievement. However in one rather stunning exception to that rule the Jones Lang LaSalle’s 5/F and 6/F, Three Pacific Place office in the heart of Hong Kong has set the record for the highest scores ever achieved by a LEED® project. Leveraging internal expertise in design, construction, operations, and management, the JLL project team ensured an integrated design approach – proven the best method for achieving cost effective, environmentally uplifting design -  was adopted from the outset.

JLL began the design through making a real estate decision. They found a building which would best enable the project to satisfy LEED pre-requisites as well as support and contribute directly to achieving LEED credits. By understanding that many integrated areas need to work together the team consciously adopted sustainable practices from the earliest phases. Taking these factors into account JLL chose Swire’s Three Pacific Place as the site for the new office because it was certified under the local rating scheme, BEAM, and its design contributes towards many key LEED objectives.

Through the commitment to achieve the highest LEED certification level, JLL sought to build a healthier, more productive workplace – which is less costly to operate and offers a reduced negative impact on the environment. It was a truly collaborative effort, with the all project team participants working together to optimise the environmental benefit.

The final effect is not just an environmentally friendly space but one that people feel good to work in. It smells good and light shines through the windows as guest arrive. Top marks for their LEED efforts is really only the start of the story.

Criteria for LEED Scores-Standards Achieved at Three Pacific Place include:

Sustainable Sites

• Well connected to nearby residential and commercial developments
• Convenient access to public transportation networks

Water Efficiency

• Reduction of water consumption by over 40% through the building’s sea water flushing system and provision of low flow-rate and flush-rate water fixtures

Energy

• Zoned lighting system to provide maximum efficiency by adaptive lighting control
• Appropriate design of HVAC system
• Selection of a building with high level of daylight and open views

Materials and Resources

• Selection of materials and furniture with prioritised environmental criteria
• Diverted over 75 percent of construction waste, packaging debris to recycle centre instead of landfill

Indoor Environmental Quality

• Installation of CO2 sensor within air-conditioning system
• Outdoor air ventilation rate to all occupied space above ASHRAE 62.1-2007 standard by over 30 percent
• Low-emitting materials for construction materials, furniture and furnishings
• Daylight 90 percent of space Innovation in Design Process
• Green education to staff
• Implemented a long term commitment to the use of environmentally friendly products and practices
• Employed LEED Accredited Professionals to provide green building design guidance

Address: Three Pacific Place, Wanchai, Hong Kong
Seat Count: 297
Total Floor Area: 27,068 sqf (over two floors)

A “regenerative design” approach was used to create Tencent’s new interior office space. This approach addresses the issue of environmental sustainability from the perspective of a dynamic organization, allowing for spatial adaptation as organisational changes are required. The design process is therefore centred on a detailed understanding of the various user needs and interests, and thus helps engage the organisation in a process of defining its own identity and vision of the future.

Project Owner: Tencent Dazu Building
Project Size : 265,018 sqf
Location: Shenzhen, China
Designer: edg Creatives
Completion Date: March, 2011

The “Oakhill” project in Wanchai, Hong Kong with a HK BEAM “Gold” rating, was developed by the Project Team of Brilliant Pearl Limited – the joint venture company between Lai Sun Group and Invesco Real Estate.

A high-rise residential tower with a height of 180 meters, Oakhill dominates the surrounding area. The building consists of 130 generous units with sizes from 906 sqf to 3,023 sqf, with two duplex penthouse units at the top floor. The podium block comprises a Sky Garden, Club House, Carpark and retail shops.

The site area of 13,310 sqf was originally made up of several individual land lots, occupied by low-rise 1950s residential buildings above ground floor shops. The project involved site assembly, demolition of existing buildings and redevelopment.

In order not to delay the project commencement, the Project Team got approvals and started work on the tower area first (know as site one) and then on the Site 2 works including  the podium carpark and plant rooms merged into the Site 1 as a single podium block at a later stage.

The interior design was done by a Japan based architect – Dasic Architects – whose design is distinguishable from other developments in the local market for its simplicity and minimalist design concepts. It is a contrast to the usual heavily ornamented designs featuring elaborate chandeliers and gold trim common in the market. The result, according to the developers, “is that it stands out as an iconic design evoking a high end boutique hotel image.” The lift lobby on every floor showcases a different photographic artwork by the photographer Peter Cook.

The typical floor construction was implemented with a 4-day floor cycle and topping out was achieved in October 2010, followed by the interior fit-out work and mechanical and electrical services installation, the operating permit was obtained in 30 June, 2011. The project was practically completed on 2 September 2011.

The following is the project data:

• Project Type:  Residential & Commercial
• Location:  Wanchai, Hong Kong
• Total Plot Ratio GFA:  138,000 sqf
• No. of Floors:  42 storeys (residential units at 8/F-58/F)
• No. of Units:  130
• Practical Completion:  Sept 2011

HBO+EMTB was commissioned to provide interior design and build services for Asian Century Quest Capital, LLC, an Asian equity firm’s new tenancy in the new-built 50 Connaught Road Central.

The design draws on elegant and contemporary Asian flavours. The subtle interplay of luxury furniture and art pieces, rich red colour palette of walls, translucent partitioning and timber flooring, providing a modern aesthetic and Asian cultural accent throughout the front of house. The workspace is also designed to be an open as possible and maximising natural light.

The design also converted an office into flexible and high quality training that support Roche’s mission of promoting teamwork, open communication and effective knowledge sharing.

The open and inviting reception area reinforce the corporate branding of Roche. The five meeting rooms are a series of interrelated rooms with the flexibility of allowing seamless reconfiguration to accommodate functions and special events. By the use of green in combination with white and darken timber colour, the breakout area looks refresh and cozy. The open plan workstations and full-height glazed private offices are also designed to allow easy social interaction among business units.

Since the return of the former railway land to Singapore on 1 July 2011, the Rail Corridor project has garnered widespread public interest. From the feedback we received, it is clear that there are many more people out there who would like to make tangible contributions towards the envisioning of the Rail Corridor’s future. In order to create the window of opportunity for all to participate in this project, the URA is conducting the Ideas Competition from 30 November 2011 to 9 March 2012.

About the Ideas Competition
The Ideas Competition covers a 25.3km stretch from Kranji coastal mudflats in the north to Tanjong Pagar district in the south of Singapore, as well as a 1.9km stretch of former Jurong Line which spurs off from the main line near Bukit Timah Railway Station to Ulu Pandan Canal.

We welcome participants to be bold and creative in envisioning the “possibilities” for the transformation of the Rail Corridor into a truly extraordinary trail with multiple landscapes and experiences that can be enjoyed by all. The challenge is to develop visionary and compelling ideas for the Rail Corridor in response to five key issues that we have identified over the course of our extensive public engagement process.

Useful ideas and concepts from the competition may be distilled into design principles as part of the brief for the Rail Corridor Design Competition that is being considered currently.

An exhibition which features a selection of entries including all award-winners will be held after the competition.

Two Categories – Open and Youth Challenge

There are two categories for the Ideas Competition, namely the “Open” Category and the “Youth Challenge” (secondary school students). While the “Open” Category is open to all interested participants, the “Youth Challenge” is a youth-centric competition which is targeted at secondary school students.

Under the “Open” Category, the public is invited to choose the issue that they would like to address and to propose innovative solutions and ideas in response to the issue. The five key issues are:

1. Bio-diversity and sensitive development
2. Inclusiveness, accessibility and resolving conflicts
3. Community ownership, pride and sense of well-being
4. Heritage
5. Great Ideas for a Public Space

Under the “Youth Challenge”, we encourage young participants in secondary schools to come up with exciting new ideas and proposals that will surprise and excite Singaporeans. The ideas, concepts and proposals need not be limited to the five key issues. They could be wide-ranging reflecting the interests and aspirations of the younger generation, and how the Rail Corridor could be especially meaningful to them. We welcome secondary school students to join us on this exciting journey, to dream up possibilities that could eventually be turned into reality.

Judging and awards
Judging panels, comprising subject matter experts, representatives from the public and private sectors, as well as Rail Corridor Consultation Group members, will be formed for each of the five issues and “Youth Challenge”.

For the Open Category, three top prizes will be awarded for each issue, with cash values of S$2,000, S$1,000 and $500 respectively. Three top prizes will also be awarded for the Youth Challenge comprising cash values of S$1,000, S$500 and S$250 respectively.

For more details, please visit Urban Redevelopment Authority website.

Since the return of the former railway land to Singapore on 1 July 2011, the Rail Corridor project has garnered widespread public interest. From the feedback we received, it is clear that there are many more people out there who would like to make tangible contributions towards the envisioning of the Rail Corridor’s future. In order to create the window of opportunity for all to participate in this project, the URA is conducting the Ideas Competition from 30 November 2011 to 9 March 2012.

About the Ideas Competition
The Ideas Competition covers a 25.3km stretch from Kranji coastal mudflats in the north to Tanjong Pagar district in the south of Singapore, as well as a 1.9km stretch of former Jurong Line which spurs off from the main line near Bukit Timah Railway Station to Ulu Pandan Canal.

We welcome participants to be bold and creative in envisioning the “possibilities” for the transformation of the Rail Corridor into a truly extraordinary trail with multiple landscapes and experiences that can be enjoyed by all. The challenge is to develop visionary and compelling ideas for the Rail Corridor in response to five key issues that we have identified over the course of our extensive public engagement process.

Useful ideas and concepts from the competition may be distilled into design principles as part of the brief for the Rail Corridor Design Competition that is being considered currently.

An exhibition which features a selection of entries including all award-winners will be held after the competition.

Two Categories – Open and Youth Challenge
There are two categories for the Ideas Competition, namely the “Open” Category and the “Youth Challenge” (secondary school students). While the “Open” Category is open to all interested participants, the “Youth Challenge” is a youth-centric competition which is targeted at secondary school students.

Under the “Open” Category, the public is invited to choose the issue that they would like to address and to propose innovative solutions and ideas in response to the issue. The five key issues are:

1. Bio-diversity and sensitive development
2. Inclusiveness, accessibility and resolving conflicts
3. Community ownership, pride and sense of well-being
4. Heritage
5. Great Ideas for a Public Space

Under the “Youth Challenge”, we encourage young participants in secondary schools to come up with exciting new ideas and proposals that will surprise and excite Singaporeans. The ideas, concepts and proposals need not be limited to the five key issues. They could be wide-ranging reflecting the interests and aspirations of the younger generation, and how the Rail Corridor could be especially meaningful to them. We welcome secondary school students to join us on this exciting journey, to dream up possibilities that could eventually be turned into reality.

Judging and awards
Judging panels, comprising subject matter experts, representatives from the public and private sectors, as well as Rail Corridor Consultation Group members, will be formed for each of the five issues and “Youth Challenge”.

For the Open Category, three top prizes will be awarded for each issue, with cash values of S$2,000, S$1,000 and $500 respectively. Three top prizes will also be awarded for the Youth Challenge comprising cash values of S$1,000, S$500 and S$250 respectively.

For more details, please visit Urban Redevelopment Authority website.