THE SECU

RITY ISSUE

DESIGN VS CRIME How our homes can fight lawlessness p16 MOVE ALONG The science of modelling pedestrian flows p32 A RISKY BUSINESS? Iraq: surveying the opportunities p38

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ISSUEMODUS_Nov_p01_Cover.v6.indd 1 16/10/2012 15:46

For more information or to arrange an appointment call us on 0800 681 6078 or visit our website: www.lloydstsb.com/rics

At Lloyds TSB Commercial we’ve been working closely with RICS members to understand how we can help you manage your clients’ money.

As an alternative to traditional ‘Discrete Accounts’* we can offer you a specially designed banking service through a specialist division in Bank of Scotland, which will assist in achieving compliance, stop errors and provide an opportunity to generate an income† for your firm.

Why are we recommending Bank of Scotland Professionals’ General Client Deposit Account?

• Competitive interest rates.

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Introducing General Client Deposit Accounts.

*Also known as Designated Client Account – if preferred these account types can be offered as part of the Lloyds TSB Service offering.† RICS Rules of Conduct for firms – ‘Interest generated from client money is one example of clients’ money. Interest from clients’ money must not be paid into your businesses accounts without signed consent from the client.

We accept calls via Text Relay. Calls may be monitored or recorded in case we need to check we have carried out your instructions correctly and to help improve our quality of service. Lloyds TSB Commercial is a trading name of Lloyds TSB Bank plc and Lloyds TSB Scotland plc and serves customers with an annual turnover of up to £15m. Lloyds TSB Bank plc Registered Office: 25 Gresham Street, London EC2V 7HN. Registered in England and Wales No. 2065. Lloyds TSB Scotland plc Registered Office: Henry Duncan House, 120 George Street, Edinburgh EH2 4LH. Registered in Scotland No. SC95237. Bank of Scotland plc Registered office: The Mound, Edinburgh EH1 1YZ. Registered in Scotland No. SC327000. Authorised and regulated by the Financial Services Authority under numbers 119278, 191240 and 169628 respectively. Lloyds TSB Bank plc, Lloyds TSB Scotland plc and Bank of Scotland plc are covered by the Financial Services Compensation Scheme and the Financial Ombudsman Service. (Please note that due to the schemes’ eligibility criteria not all Lloyds TSB and Bank of Scotland business customers will be covered by these schemes.) The Lloyds Banking Group includes Lloyds TSB Bank plc and a number of other companies using brands including Lloyds TSB, Halifax and Bank of Scotland, and their associated companies. Information correct as at August 2012.

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Modus_Nov_P02_Lloyds ad.indd 1 16/10/2012 16:39

NO 2211.12 //

THE SECURITY CENTURYWe may only be 12 years in but, so far, the 21st century has been dominated by one

theme above all others: security. In the wake of 9/11, it was security from terrorism

then, from 2008, security from economic disaster was added into the mix. And,

arguably, securing against the effects of a changing climate could be a defi ning

feature of the next 88 years. So this month, we’re exploring the issue of security

and the many challenges, dangers and opportunities that it creates for surveyors.

We examine the emerging Iraqi construction market (page 38), and investigate

the particular demands (and not inconsiderable potential for surveyors) of the

UK’s custodial building sector (page 24). There’s also a short guide to cyber

security (page 20), which is a burning issue for all companies big and small.

OLIVER PARSONS EDITOR

11.12 // MODUS 03

Contents

Regulars04_FEEDBACKYour views on Modus and the surveying profession

06_INTELLIGENCEGlobal news, plus opinions, reviews and reactions

29_LAW ADVICENew legislation to criminalise squatting in residential buildings

37_BUSINESS ADVICEHow to protect buildings and sites against raw material theft

Features16_CAN WE DESIGN OUT CRIME?How crime and antisocial behaviour have reduced at a remodelled UK housing estate 20_UNDER ATTACKFighting back against the ever-growing threat of cybercrime

22_10 MINUTES WITH...David Griffi n MRICS on managing Thames Valley Police properties

24_HOW TO GET INTO PRISONConstruction work in the UK’s demanding custodial sector, plus some innovative prison designs

32_MODEL BEHAVIOURUsing pedestrian modelling and simulation software to create safe and secure environments

38_REBUILDING IRAQAre the rich opportunities for work worth the potential danger?

In formation43_RICS NEWSNews, updates and the results of the 2012 RICS Awards

51_EVENTSTraining and conference dates

54_RECRUITMENTThe latest job opportunities from across the industry

58_THE MEASUREFacts and fi gures on data breaches and identity theft

373737373737

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MODUS_Nov_p03-5_Content & Letters_v4.F1.indd 3 16/10/2012 15:54

FOR SUNDAYEditor Oliver Parsons // Art Director Christie Ferdinando

// Contributing Editor Brendon Hooper // Sub Editor

Samantha Whitaker // Creative Director Matt Beaven //

Account Director Stephanie Hill // Commercial Director

Karen Jenner // Commercial Manager – Display Lucie Inns

// Commercial Manager – Recruitment Charlotte Turner

// Senior Sales Executive Faith Ellis // Recruitment Sales

Executive Angus Sharpe // Managing Director Toby Smeeton

// Repro F1 Colour // Printers Woodford Litho //

Cover illustration Andreas Höher // Published by Sunday,

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FOR RICSEditorial board Ian Fussey and Jaclyn Dunstan

RICS, Parliament Square, London SW1P 3AD

Feedback//

04 r ics.org

The MODUS team//

JOIN THE DEBATE

:EMAIL YOUR FEEDBACK TO editor@ricsmodus.com

Views expressed in Modus are those of the named author and are not necessarily those of RICS or the publisher. The contents of this magazine are fully protected by copyright and may not be reproduced in any form without the prior permission of the publisher. All information correct at time of going to press. All rights reserved. The publisher cannot accept liability for errors or omissions. RICS does not accept responsibility for loss, injury or damage or costs that result from, or are connected in any way to, the use of products or services advertised. All editions of Modus are printed on paper sourced from sustainable, properly managed forests. This magazine can be recycled for use in newspapers and packaging. Please dispose of it at your local collection point. The polywrap is made from biodegradable material and can be recycled.

94,896 average net circulation 1st July 2011 – 30th June 2012

Due to the volume of correspondence we receive, we regret that we are unable to print all letters or respond to every one individually.

GET INVOLVEDI’d like to expand on the opportunities fl agged by Graeme Bell in his column, ‘Surveyors have much to off er their communities’ in the October issue (page 10).

The necessary and useful model of professionals carrying out their day jobs, and volunteering with charities in their spare time, will continue. Graeme mentions many long established campaigning charities, and I’m part of that myself as a member of the Royal Naval Reserve. However, the eff ects of the Localism Act and the Big Society initiative have profound implications for the creation of property-owning or asset-managing community and voluntary organisations, as these will either employ surveyors, require their services or have local resident surveyors on their organising committees.

RICS explored the implications of these changes through the independent Land and Society Commission. Its role was to investigate how to provide communities with knowledge and resources necessary to make the most of their new responsibilities, such as ‘community right to buy’. The big message for surveyors was that firms of all sizes should be encouraged and supported by RICS to give up time for community projects and consider free advice, where practical, to new community asset enterprises. We already have Charity Property Help and the Chartered Surveyors Voluntary Service, but the Localism Act will unleash a plethora of new opportunities for surveyors of all types to contribute their knowledge in the pursuit of the wider public good.Jeremy Blackburn, RICS Head of UK Policy

TALKING POINTI’ve recently been asked whether or not I wish to continue receiving Modus, to which I replied ‘yes’. I am 81 and have a 50-year-old son, who is also an RICS member. Through information and photographs contained in Modus, I’m able to hold intelligent conversations with him on innovations, advancements and pitfalls aff ecting RICS members. For instance, in the September issue, Polina Stoykova reports her use of Skype to carry out virtual viewings of properties by potential buyers (page 4), but doesn’t mention whether or not successful sales have resulted from this service. From my 50 years’ experience selling houses in Bournville, I found that a conducted viewing was the most successful manner in which to sell. In fact, showing prospective purchasers photographs very often resulted in the decision not to view. I depended on an honest and good write-up to give the best idea of the property’s comfortable character, which any number of photographs cannot truly convey.John F Rice FRICS, Shropshire

SUSTAINABILITY STRATEGYI read with interest the observations of the four eminently qualified surveyors on sustainability in the September issue (page 22, pictured right), who all have a handle on the subject but disappointingly only one, Miles Keeping, reflected the reality. For those who continue to promote sustainability as a separate subject, I agree with Miles that this is not the way forward. Markets quickly judge what is good value and where costs can be saved or effi ciencies improved. Empirical requirements simply encourage complacency and often an overly optimistic approach. But the reality is usually diff erent and, therefore, risk profi ling is the way in which investment, development and occupational markets will judge the potential and returns, and it will be on this basis that sustainability will perform as an embedded part rather than as a discrete subject.

Sustainability is fundamental to all our jobs and its assessment is not in the hands of a few. To say otherwise would be to suggest the market is not interested in sustainability, which it most defi nitely is – but not at any cost. Sustainability is simply part of a transparent and understandable measurement of performance and, where it can be demonstrated, it gives the investor and occupier an advantage, which will be based on a risk assessment. In valuation terms, that will drill down into the rent an occupier will pay, and the yield return an investor will expect, given market conditions.Graham F Chase FRICS, London

FeedbackFeedbackFeedbackFeedbackFeedbackFeedbackFeedbackFeedback“ I HAVE ENOUGH ON MY PLATE WITHOUT HAVING TO CONSIDER WHETHER WE’VE CHOSEN THE RIGHT SUBCONTRACTORS”

Duncan Pierce, Director, Page Associates

ECA electrical contractors are periodically assessed to ensure their technical competence

ONE LESS THING TO WORRY ABOUT.

To find an ECA contractor that’s right for you: www.eca.co.uk

ECA faces 274x202.indd 2 13/01/2012 11:35

@RICSnews // @modusmag

@MattWackett Reading ‘Head of the Dragon’ article in @modusmag after just coming back from China, puts all my experiences into words perfectly.

@BCU_BSBE Great to see BSBE’s Mark Reed give expert view to RICS on peatland carbon storage! - see feature in Modus magazine

@reeseyboy74 Useful snapshot on innovation in the latest issue. Good work!

CORRECTIONIn the September issue of Modus, Heather Savory was included in the ‘From the Top’ feature as an RICS Fellow (page 19). Heather has asked us to clarify that she is a lay member of the RICS Regulatory Board and, as such, is not a member of RICS or a surveyor. Heather is not consulting with central government, but was appointed by the Cabinet Offi ce as the independent chair of the Open Data User Group.

MODUS_Nov_p03-5_Content & Letters_v4.F1.indd 4 16/10/2012 15:54

“ I HAVE ENOUGH ON MY PLATE WITHOUT HAVING TO CONSIDER WHETHER WE’VE CHOSEN THE RIGHT SUBCONTRACTORS”

Duncan Pierce, Director, Page Associates

ECA electrical contractors are periodically assessed to ensure their technical competence

ONE LESS THING TO WORRY ABOUT.

To find an ECA contractor that’s right for you: www.eca.co.uk

ECA faces 274x202.indd 2 13/01/2012 11:35MODUS_Nov_p03-5_Content & Letters_v4.indd 5 15/10/2012 14:19

Intelligence :NEWS :REVIEWS :OPINIONS :REACTIONS

MODUS_Nov_p06-7_Intel_opener.v1.indd 6 16/10/2012 15:58

Set deep inside permafrost, which keeps the structure at a consistent temperature of -30°C, the Svalbard Global Seed Vault was developed in 2007 to be a ‘central bank’ of the world’s food plant biodiversity. As we’re forced to adapt to the effects of climate change, food security has become an increasingly important issue. Designed and planned by Barlindhaug Consult of Tromsø, the vault currently holds 780,000 seed samples, with a capacity for around 1.5m. The Nordic Genetic Resource Centre first assessed the disused mine site in 1983, and later set up an early form of the seed storage facility 300m inside. The extended structure was built in 2007 as three concrete chambers, powered and refrigerated to -18°C by an on-site generator. Should the backup power fail, the surrounding permafrost is expected to act as a temporary natural cooler, preventing the seed stores from being damaged. The entire structure is around 1,000m2, but above ground it is recognised by its distinctive concrete ‘fin’ entrance.nordgen.org/sgsv

:GLOBAL SEED VAULT SVALBARD, NORWAY

MODUS_Nov_p06-7_Intel_opener.v1.indd 7 15/10/2012 14:26

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Intelligence//

08 rics.org

Total construction output in the UK has fallen to a level 9% lower than at the same time 10 years ago, an analysis by online construction site Designing Buildings Wiki has found. Based on a compilation of data, the analysis notes that if the public sector continues to shrink at its current rate, the private sector

will have to grow by more than £300m a quarter just to keep total output at its current level. ‘The phenomenal level of private sector growth required could only be achieved through a combined government/industry investment policy, and it needs to happen now,’ said David Trench, chairman of Designing Buildings Wiki.

Opportunities for investment outside of core market cities will become stronger in the next fi ve years, according to research from Jones Lang LaSalle (JLL). The fi rm predicts that the vast majority of the largest investors, such as Asian and US institutions, will continue to focus on the prime offi ce buildings in the most

liquid markets of London, Paris and major German and Nordic cities, leaving opportunities open elsewhere. ‘Secondary space might present more opportunities for cash-rich, entrepreneurial investors who are willing to ride out the economic risks across Europe,’ said Bill Page, director of EMEA research at JLL.

UK // DROP CONCERN Europe // OUTSIDE INTEREST

Insight

BETTER DESIGN CAN REDUCE THE RISK AND FEAR OF CRIME

Crime, and the fear of crime, not only affect our quality of life, but also the quality of our built environment. Up and down the country, there are

poorly designed housing estates where some people don’t go out in the evening, or avoid underground car parks and public spaces, because they feel threatened. A common reaction to victimisation is to fortify – adding brutal-looking locks, high fencing and barbed wire, for example – but one of the most effective forms of crime control is architecture. Designing buildings and spaces to make law-abiding people feel comfortable, and offenders feel uncomfortable, is key to reducing opportunistic crime. And key to this is encouraging architects, planners and developers to remove opportunities to commit crime, and increase the likelihood of perpetrators being detected, at the planning and design stage of a development.

The Secured by Design (SBD) accreditation has done much to encourage a dialogue between architects and crime prevention design advisers, which has helped to drive up security standards. Research by Huddersfi eld University shows that homes in developments built to SBD standards are 50% less likely to suffer from burglary than homes in non-SBD estates, with no indication that crime is just displaced. The results also show signifi cant reductions in fear of crime and improved community awareness on SBD estates. Typically, upgrading a new-build house to SBD standards costs around £150.

The fi nancial cost of crime, and the psychological effects on victims, are significant. Designing out crime is an

effective, yet subtle, approach to crime prevention – after all, signs of security can lead to insecurity, which often leads to yet more security measures. Crime prevention through environmental design (CPTED) is a multi-disciplinary approach, which uses defensible space and natural surveillance together with tested products – such as locks, and special doors and windows – which are secure, but also attractive and give the impression of normality. Hulme in Manchester has undergone a huge transformation in the past 20 years, with many CPTED principles adopted in the redesign. The infamous 1960s high-rise crescents were replaced with a traditional urban block layout, increasing residential densities and variety in housing tenure, and resulting in a now desirable inner-city area.

With a greater understanding of how urban design influences human behaviour, especially offender behaviour, the built environment professions can do a huge amount to reduce crime and the fear of crime.

ADRIAN MURPHY is a member of the team at Design for Security, a design-led crime prevention consultancy based within Greater Manchester Police. designforsecurity.org

Adrian Murphy Design for Security

SAFER STREETS Crime-prevention strategies were successfully incorporated into the regeneration of neighbourhoods in Hulme, Manchester

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01.11 // MODUS 09

:ONE BIG QUESTION HOW IS YOUR LOCAL COMMERCIAL PROPERTY MARKET PERFORMING?

11.12 // MODUS 09

Source: RICS Global Commercial Property Survey Q3 2012

Florida The fi rst proposed offi ce building in the CBD for 20 years has been announced, but otherwise the market continues to bounce along the bottom, with medical construction leading the way.

Oslo Norway continues to defy the uncertainty in Europe, and we expect the transaction market to pick up in the coming months as more investors acknowledge the favourable conditions here.

Perth In Western Australia, the falling price of iron ore and increasing concern around China’s economic slowdown has seen market demand for offi ce space soften somewhat.

Raymond Veal MRICS, Integra Realty Resources

Paul John Morice, CBRE Norway

Peter Agostino, CBRE

Shanghai Despite the cooling of the Chinese economy as a whole, Shanghai’s situation appears robust although limited fi nancing availability means commercial real estate investment activity is down.

Malaga With the reduction of the economy, and as the tourist season ends, local companies may give up. But Russians, Northern Europeans etc, who are not dependent on Spain or the euro, are adding activity.

Campbell D Ferguson FRICS, Survey Spain SL

James Shepherd MRICS, Colliers International

IndiaROAD TO MATURITYThe Indian property market is expected to remain stable, even as prices fall elsewhere, predicts Knight Frank. The fi rm notes that, in order to emerge as a mature market, India must incorporate a framework combining a transparent legal system, easy access to fi nance and liquidity in the market. Regulations to protect the public are also key. ‘Some of the issues that need regulation are customer rights,’ said Anand Narayanan, national director of residential for Knight Frank India.

2/3Two-thirds of small

construction businesses in Scotland are opting out of public sector procurement

because it has become a costly ‘lottery’

(SBF survey)

UKHIGH-SPEED HOMES

A stalled project to develop a former quarry in Ebbsfl eet, Kent, is set to go ahead after the developer had elements of its Section 106 planning deal changed. Around 22,600 homes are planned for construction at Land Securities’ Eastern Quarry scheme. Under a new deal, Land Securities’ contribution to local road improvements has been cut from £40m to £25m, paid in instalments to the local council. The original agreement called for the full £40m to be paid up front.

Australia SOARING HIGH

One One One Eagle Street, Brisbane’s fourth-largest commercial skyscraper, has been completed. Tenants are now moving into the A$700m (£455m) development by The GPT Group, with accounting fi rm Ernst & Young signing a 10-year lease for 7,000m2 of offi ce space. Designed by architects Cox Rayner and project managed by Sweett Group, the building was awarded a 6 Star Green Star rating by the Green Building Council of Australia for its energy- and water-saving systems, and encouraging green transport use.

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Once upon a time, it was the norm for workers to sit at workstations owned by the employer, using computers owned by the employer, working (in

theory, at least) a nine-to-fi ve offi ce day – how simple that model looks now. We’re just now at the beginning of a revolution in working practices, as ultra-capable mobile devices take on more and more of our traditional IT workload. However, although this is making employees more mobile, it’s also throwing up numerous IT security concerns because these devices are often owned by the employee, not the employer. With this seemingly small change of boundaries come serious questions about access, responsibility and cost. There’s also the age-old worry of a ‘lost briefcase’ security lapse, which has now become a 21st-century danger with numerous mobile phones and tablets left on trains and the back seats of taxis globally.

To counter these increasing security concerns, it’s tempting to view the reducing spend on IT hardware as a major sweetener. But the reality is that it’s unlikely to be quite so straightforward as there will be – at least for the foreseeable future – a continued need for underlying employer-owned IT infrastructure. So although these extra devices may be taking up a lot more of employees’ time, that desktop machine or laptop isn’t going anywhere fast and probably won’t cost much less to run.

That’s the bad news. But there is also good news, because bring your own device (BYOD) can do wonders not only for staff morale, but productivity, too. In a recent survey of IT

Insight

MOBILE DEVICES CAN BOOST STAFF PRODUCTIVITYAshley Gatehouse Insight UK

Intelligence//

managers commissioned by Insight UK, 82% of respondents that had implemented BYOD said they had seen visible improvements in staff morale as a result. As for productivity, at companies where people use devices to access corporate information, they seem to be available far longer. A telling example of this is how emails are increasingly answered outside of offi ce hours, not because people feel they must, but more because they would rather action something important than leave it for later.

Put simply, the trend toward employee-owned mobile devices is persuading many of us to be more available for work, in a wider variety of situations and at various times of day. Is this a good thing or a bad thing? I suppose it very much depends on whom you ask.

ASHLEY GATEHOUSE is vice president for EMEA marketing at Insight UK. insight.com

GENERATION NEXT Businesses are capitalising on the ever-increasing popularity of smartphones and tablets

UKPROUD DELIVERY

A £300m Ministry of Defence facility has been constructed at RAF Wyton in Cambridgeshire. During the construction of PRIDE (Wyton) – the Programme to Rationalise and Integrate the DI Estate – contractor Skanska worked with coaching and development fi rm Acorn to increase eff ective partnering between Skanska, the client (Defence Infrastructure Organisation) and the end customer (Ministry of Defence).

SAFE AND SOUND Five of the US’ most secure buildings

Fort Knox (bullion depository) The vault is protected by a 22-tonne blast doorFederal Reserve Bank of New York The vault is built 25m below street levelCheyenne Mountain (aerospace defence command) The tunnel system’s 25-tonne doors can withstand a 30-megaton blastADX Florence Supermax Prison The facility has 1,400 remote-controlled steel doors and 3m-high fencesArea 51 (military base) Patrolled by an army of security guards authorised to use deadly force

MODUS_Nov_P08-13_Intel.v5.indd 10 16/10/2012 10:08

01.11 // MODUS 09

UKCRYSTAL CLEAR

A glass-clad showcase for sustainable design and construction has opened at the Royal Victoria Docks in London. Home to Siemens’ ‘Centre of Competence Cities’, The Crystal has been built as a technology and innovation hub to encourage the growth of sustainable cities through research and expert collaborations. Turner & Townsend provided cost management and CDM coordinator services on the £30m project, which has been fi tted with solar panels, energy-effi cient lighting and ground source heat pumps to reduce energy use.

11.12 // MODUS 11

GermanySPRUCING UP

More than 50 years after its construction, this housing complex at Buchheimer Weg in Cologne has been refurbished. The complex is one of hundreds of similar schemes that sprang up in almost every German town after the Second World War to house a booming population, many of which are now in need of modernisation. Designed by architects and planners ASTOC, with surveying from SEAD Geoinformationen, the refurbishment of Buchheimer Weg is seen as a model for retaining and rejuvenating existing cost-eff ective structures for use by low-income groups in other cities.

40%The percentage of Scottish

households that could be powered by the world’s biggest

off shore windfarm, planned for construction off the

coast of Caithness

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$2.4bnThe predicted (US$) global

market for building-applied photovoltaics in 2017, growing from $606m in 2012, according

to Pike Research

DubaiFEASIBILITY DEMANDDemand for feasibility studies in the United Arab Emirates has risen, according to Cluttons. The fi rm has noted a pick-up in feasibility activity and due diligence undertaken by developers and investors in projects currently on hold or that were previously cancelled. ‘Clients are requesting everything from the feasibility of refurbishing a residential apartment building, to looking at substantially expanding or refurbishing an existing shopping mall,’ said Jonathan Fothergill, director of UAE valuations at Cluttons.

Books :REVIEWS

The 43rd edition sees a number of additions to the most widely used and most trusted agricultural costings book in the UK.19258 // £22

Order from rics.org/shop

An authoritative reference for all construction students and professionals, updated to refl ect the 2011 changes to the building regulations.19226 // £24.99

This guidance, designed to refl ect current best practice, covers the selective tendering process, as well as pre-qualifi cation.19324 // £12

This book is a practical guide to the application of the Professional Services Contract for anyone working in construction and related industries.19293 // £69.99

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Beach livingDevelopment Securities and Cathedral Group have purchased a 19-acre plot on London’s Greenwich peninsula for a new £700m mixed- use scheme, dubbed ‘Greenwich Beach’. The next step will be to create a residential and office-led masterplan to regenerate the area.

Joint defenceConstruction consultancy Mace Group has been shortlisted in the Defence Infrastructure Organisation’s (DIO) search for a private sector business partner to provide expertise in sustainability and efficiency, as part of a consortium including KPMG and Telereal Trillium. The DIO is the UK Ministry of Defence’s property and services provider.

Prehistoric moveTurner & Townsend (T&T) has been awarded a contract to provide masterplan and cost consultancy services for a new state-of-the-art collections centre for National Museums Scotland. The firm will assist in relocating thousands of artefacts, such as dinosaur bones.

Transport planAtkins is to help deliver a new multimodal land transportation strategy for Brunei Darussalam, Borneo, in Southeast Asia. Supporting Brunei’s infrastructure plan ‘Vision 2035’, the firm will work alongside lead consultant SQW China on a strategy to boost the country’s economy, provide greater travel choice and reduce its environmental impacts.

12 rics.org

Opinion

FED’S NEW OPEN-ENDED EFFORT COULD SPARK RECOVERY IN THE USSimon Rubinsohn RICS Chief Economist

A fter the shock waves that have rocked the global economy over the past few years, a heightened level of economic

insecurity is inevitable, forcing governments and central banks to take further measures to provide some level of reassurance to households. In the past month, this has included another round of intervention from the Bank of Japan, as well as a huge fiscal stimulus from the Chinese government.

But the most dramatic announcement, arguably, has come from the Federal Reserve (Fed), which effectively committed itself to taking on responsibility for reducing economic insecurity in the US. The press release following the latest Fed meeting stated, ‘If the outlook for the labour market does not improve substantially, the Committee will continue its purchases of agency mortgage-backed securities (and) undertake additional asset purchases’. Although the US monetary authority does have a dual mandate – unlike most other central banks, which tend to have a single-minded focus on inflation – rarely has any Fed

chairman been quite so explicit in following this more broadly based approach to the letter.

Not everyone, it must be acknowledged, is comfortable with the world’s most powerful central bank taking such an activist approach to managing monetary policy. One fear is that this apparently endless commitment will be a breeding ground for inflation, sparking a new and more pernicious round of economic upheaval. If this is right, the policy will ultimately fall well short of its objectives.

The initial reaction of the US bond market certainly provides grounds for concern, with investors falling over themselves to get hold of inflation-protected debt issued in the wake of the Fed decision. Other traditional inflation hedges are also likely to strengthen over the coming months, including prime real estate and gold. Despite this, my judgement is that Ben Bernanke made the right call. Of course, the Fed’s strategy carries risks and markets are right to pay attention to them. But I can’t help believing that the threat posed by the current wave of economic insecurity, and the resulting deficiency in demand, is far greater.

UKCONTRACT PORTALThe government has recently announced a new portal for the publication of around £40bn in contract opportunities in the construction and infrastructure pipeline. Barbour ABI, part of UBM Built Environment, will collect, collate and publish the pipeline, which will improve the visibility of upcoming opportunities and help more firms bid for public sector contracts. ‘This will particularly benefit SMEs working deeper in the supply chain who lack the resources to search for this information individually,’ said the government’s chief construction adviser Paul Morrell FRICS. View the current data at bit.ly/JBECe1.

NEWS BITES

TurkeyBIO LEADER

Davis Langdon has been appointed project manager on Phase 1a of Bio Istanbul, a US$2.2bn (£1.4bn) plan to build Turkey’s first biomedical science park, advanced children’s hospital and sustainable residential community. The project, which will accommodate 15,000 residents and 20,000 working commuters when completed, aims to be the first large-scale community in Turkey that’s built to meet LEED and BREEAM sustainability standards.

MODUS_Nov_P08-13_Intel.v5.indd 12 16/10/2012 10:08

01.11 // MODUS 09

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Professional Indemnity Scheme. With lower minimum premiums than ever before and the same first class service

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Official fuel economy figures for the MINI Cooper D Hatch: Urban 67.3mpg (4.2l/100km). Extra Urban: 80.7mpg (3.5l/100km). Combined 74.3mpg (3.8l/100km). CO2 emissions 99g/km.

*Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a MINI Cooper D Hatch with a deposit of £954.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 4.03 pence per mile plus VAT. Model shown features optional extras: 17" Infinite Stream Alloys £1,130, White Bonnet Stripes £80 and White Indicator Lenses £60. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

YOUR COMPANY BENEFITS.

MINIBusiness Partnership

£159 A MONTH? COOPER DUPER.

Yours for a laughable £159 per month plus deposit* until the end of December, the MINI Cooper D Hatch is a firm favourite with bean counters and drivers alike. Emitting just 99g/km CO2 with fuel consumption up to 74.3mpg means you’ll be saving funds, not the fun. A 13% BIK means payments are as little as £36 a month for a 20% tax payer or £71 for the fat cats that pay 40%.

J 99g/km CO2 J 74.3mpg (combined)

To find out more or to fix up a test drive, please visit www.minibusinesspartnership.co.uk

MINIMALISM

26915_MINI_Cooper_Duper_DPS_Modus_274x404mm.indd 1 04/10/2012 12:31MODUS_Nov_P14-15_Mini_ad.indd 14 15/10/2012 14:28

Official fuel economy figures for the MINI Cooper D Hatch: Urban 67.3mpg (4.2l/100km). Extra Urban: 80.7mpg (3.5l/100km). Combined 74.3mpg (3.8l/100km). CO2 emissions 99g/km.

*Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a MINI Cooper D Hatch with a deposit of £954.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 4.03 pence per mile plus VAT. Model shown features optional extras: 17" Infinite Stream Alloys £1,130, White Bonnet Stripes £80 and White Indicator Lenses £60. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

YOUR COMPANY BENEFITS.

MINIBusiness Partnership

£159 A MONTH? COOPER DUPER.

Yours for a laughable £159 per month plus deposit* until the end of December, the MINI Cooper D Hatch is a firm favourite with bean counters and drivers alike. Emitting just 99g/km CO2 with fuel consumption up to 74.3mpg means you’ll be saving funds, not the fun. A 13% BIK means payments are as little as £36 a month for a 20% tax payer or £71 for the fat cats that pay 40%.

J 99g/km CO2 J 74.3mpg (combined)

To find out more or to fix up a test drive, please visit www.minibusinesspartnership.co.uk

MINIMALISM

26915_MINI_Cooper_Duper_DPS_Modus_274x404mm.indd 1 04/10/2012 12:31MODUS_Nov_P14-15_Mini_ad.indd 15 15/10/2012 14:28

Developer Urban Splash has transformed a crime-plagued area of vacancy and low demand by upgrading whole streets of terraced houses for first-time buyers

> 18/06/06

> 14/09/12

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At Trafford Wharf in Manchester, Coronation Street is being built anew. The replacement set for the popular TV soap

will recreate the early 20th-century redbrick terraces that are an enduring and evocative image of northern Britain. But less than three miles away in Salford, a housing development has risen up that seeks to build a real Coronation Street for the 21st century, rebinding the ties of community in an area formerly blighted by neglect and crime.

At Chimney Pot Park, developer Urban Splash has sought to apply innovative design to the problem of how to create a new community in a deprived area and keep it safe from the threat of crime. Four years after residents moved in, it’s clear that in some respects the project has succeeded, while in others its ambitions are still a work in progress.

In spite of – or perhaps because of – that, it offers lessons for other property professionals attempting to design out crime.

Nick Abbott, a senior partner at local quantity surveying firm Simon Fenton Partnership, grew up only a mile away from Chimney Pot Park. For him, working on the scheme was an opportunity to return the area to its glory days. ‘We lived in poor-quality housing with no indoor toilets or hot water, and people used to aspire to live in the Langworthy Road area,’ he remembers. ‘What made it different was home ownership. It was a very proud community, where you could leave your door open and children would play in the street.’

Abbott says that things began to change in the 1980s and 1990s. With the growth of the University of Salford, much of the area became rented student housing. However, when demand collapsed following

the construction of new student flats nearby, it fell into decline. By the 2000s, values had plummeted to the point where a house could be bought for as little as £5,000. Some owners simply abandoned their properties rather than waste their money on refurbishment. The area became depopulated and a focus for crime and antisocial behaviour.

The council planned to demolish the houses and redevelop the area, but local MP Hazel Blears believed that there was nothing wrong with the existing buildings that imaginative refurbishment could not address. She approached Tom Bloxham, founder of Manchester-based regeneration specialist Urban Splash, which began to explore the options on a no-commitment basis. The developer, and architects shedkm, were faced with a number of problems: the houses were small; there was not enough on-street parking; and the alleys at >>

Regeneration//

STUART WATSON VISITS CHIMNEY POT PARK IN SALFORD, WHERE REGENERATION SPECIALIST URBAN SPLASH HAS HELPED REDUCE CRIME THROUGH SMART DESIGN

CAN WE DESIGN OUTCRIME?

Photography by Shaw & Shaw

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18 rics.org

the back of the houses – known as ‘ginnels’ – were suffering from fly- tipping and antisocial behaviour.

But a solution was found, and made financially viable by public subsidy from the Homes and Communities Agency. Car parking took the place of the ginnels and back yards, which were replaced with an area of decks and planters above at first-floor level. In order to avoid bedrooms opening out onto this communal garden area, the interior of the houses was flipped. New houses with bedrooms on the ground floor and living rooms and kitchens above were created by demolishing everything except the terraces’ original Victorian façades.

The arrangement replaced the crime- plagued ginnels with an outdoor area accessible only to residents that also offered secure car parking. ‘It was good for us because the perception of crime and car crime could have been an impediment to sale,’ says Tom Fenton MRICS, development director at Urban Splash. Other security measures include a burglar alarm on each house and private streets protected by retractable bollards to prevent vehicle theft.

Manchester’s first-time home buyers greeted the 318 new houses with great enthusiasm. Young professionals camped outside the sales office in order to secure a property, and prices soon rose from £100,000 to £150,000, before they fell back again as the recession hit. However, four years on and it’s clear that some of the scheme’s promise has been fulfilled. Steven Cook, who works for BBC Sport, bought his home four years ago and

is particularly fond of the rooftop communal area: ‘I know all my neighbours,’ he says. ‘It’s something you would never get in a block of flats, or if that area wasn’t there.’ But one of the development’s greatest strengths has also proved a weakness. Cook was attacked and robbed by three men who forced one of the communal doors and entered the roof garden through patio doors left unlocked by his flatmate. ‘They kick the door in or get a foot up and climb [onto the roof garden]. We’re trying to get defensive planting put in to stop that,’ says Cat Jones, chair of the residents’ association.

Not all residents have had such distressing experiences. ‘It’s quite community based, so a lot of the neighbours look out for you. It’s actually quite hard to break in here,’ says Lisa Westwell, who has rented a house at the scheme for 18 months. However, her car has been vandalised twice when youths got into the car park.

While the development was planned in consultation with Secured by Design (SBD), it did not achieve the SBD award. ‘Some elements did leave cause for concern,’ says Gareth Hulmes, a design for security consultant at Greater Manchester Police. But he believes the scheme has probably suffered less from burglary than would usually be experienced at an area of terraced housing without gated back alleys. ‘It’s more vehicle damage and antisocial behaviour that’s been the problem. Because the residents are so active, we hear a lot more about it, and

‘A lot of the neighbours look out for you. It’s actually quite hard to break in here’

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Regeneration//

that’s a good thing,’ he says. ‘Had a bit more thought been put in at the outset, we might have fewer issues.’

Fenton accepts that Urban Splash didn’t get everything right in the initial design. ‘We have worked retrospectively with the residents’ committee to try to take additional preventative measures. There will always be other things that can be done,’ he says. Heavy-duty locks have been fitted, extra security lights have been added to the ends of the terraces and the doors to the car park have been reversed so they have to be pulled open, making them more difficult to kick in. The residents’ association is also seeking to upgrade the CCTV system.

The areas around the scheme are now filling in with new development and there is a feeling among residents that crime is gradually falling as local resentment of comparatively well- off newcomers begins to subside. Good design can help to minimise crime, but only a strong and cohesive community can really eliminate it.urbansplash.co.uk

Chimney Pot Park’s on-site caretaker, Mark Dowson (far left), looks after all the communal areas, including the rooftop gardens, which encourage neighbourly links among residents of the new upside-down terraces, including Lisa Westwell (above) and Steven Cook (top right, opposite page), who is pictured with Cat Jones, chair of the residents’ association. Dowson, who is a Salford native, gives advice to residents when they move in: ‘At first we had problems, but over the past six months crime has really gone down,’ he says. ‘I tell people not to leave patio doors open and, if they’re going out, to leave on a light and the television or radio, and shout out “ta-ra”, even if there’s no one there.’

:HOW TO DESIGN OUT CRIME

Most attempts to design out crime are based on the principles of Crime Prevention Through Environmental Design (CPTED), formulated by the American criminologist C Ray Jefferey in the early 1970s. UK efforts in the area have been spearheaded since 1989 by Secured by Design (SBD), an initiative owned by the Association of Chief Police Officers that offers an accreditation scheme for secure products, and awards certificates to schemes that conform to its guidelines. ‘Our approach incorporates the design elements of CPTED, but we also insist on an element of physical security,’ explains SBD general manager Alan McInnes.

SBD sets out six core principles that should be adopted when designing developments in order to reduce opportunities for offending, increase the likelihood of detection and reduce the fear of crime:

INTEGRATE SECURITY MEASURESAll the components of a new development should be considered at an early stage so that conflicts between security and other objectives can be resolved. By consulting police architectural liaison officers, conflicts can be avoided that might prove impossible or too expensive to resolve later on.

ENCOURAGE A SENSE OF OWNERSHIPAttractive and well-maintained spaces make people feel comfortable and safe, as well as promoting a shared sense of ownership and responsibility. In the 1980s, the term ‘broken windows theory’ was coined to describe how buildings can fall into dereliction if minor damage is not repaired promptly. If there is a clear distinction between public and private space, then residents are more likely to take note of intruders entering private areas and challenge or report them. This principle is known as ‘defensible space’ or ‘territorial reinforcement’.

UTILISE NATURAL SURVEILLANCEWhen potential offenders feel that they are unlikely to be observed, and therefore unlikely to be caught, they are more likely to commit crime. In a development, windows should be placed so that the areas around buildings, paths and public areas are constantly overlooked by residents.

CONTROL PEDESTRIAN ACCESSMultiple access points and footpaths provide escape routes for criminals, so it’s sometimes necessary to restrict access to a development to one main point. Footpaths should only be provided if they are likely to be well used, and paths should be wide, with any shrubs or other features placed so that they do not create hiding places for potential offenders.

MANAGE OPEN SPACES CAREFULLY Public open spaces are frequently a focus for antisocial behaviour and crime. They must be carefully designed and maintained with a high level of natural surveillance. Busy public spaces are usually safer.

INCREASE LIGHTINGIncreasing the level of illumination on a development can make residents feel more secure and can also contribute to crime reduction when it’s combined with other community safety initiatives.

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esearch by PricewaterhouseCoopers (PwC) shows that cybercrime is on the rise. Last year, 15% of large organisations had their networks penetrated, with an average of 54 significant digital assaults – twice the level in 2010. And despite investment

in anti-virus protection, attacks from viruses and malicious software are now close to an all-time peak, says Chris Potter, information security partner at PwC. In the past year, an alarming two-fifths of small businesses were infected, and the ‘arms race’ between malicious software writers and anti-virus providers shows no sign of abating.

In addition, UK businesses of all sizes appear to be under relentless attack from hackers. Potter points out that 44% of small businesses reported ‘significant attempts’ to break into their networks in the past year – the highest level ever recorded – and 7% of small businesses were successfully hacked, again an all-time high. ‘The motivation for hackers varies, and there has been increasing levels of industrial espionage and “hacktivism” reported. But surveyors are most likely to be targeted by criminals,’ says Potter.

For Alan Calder, chief executive officer at cyber security management firm IT Governance, the information security threats that face surveyors are largely the same as those facing all companies: the theft of valuable information, the exposure of personal data and disruption to business, which are all a result of vulnerable websites

and networks, the increased use of mobile media and a dependence on insecure service providers. ‘Additionally, I would imagine that surveyors will, from time to time, find themselves dealing with critical national infrastructure [assets that are essential for the functioning of a society and economy] – and here the vulnerabilities in control software could expose facilities to significant levels of risk,’ he adds.

As technology advances, the increased use of mobile devices, such as laptops, phones and tablets, has also opened up a new area of potential vulnerability – largely because they are so easy to steal. However, the simple loss of data can be mitigated by ensuring mobile equipment is backed up onto corporate servers regularly, explains Anthony Taylor, who is group health and safety manager at GVA Facilities Management and a member of the RICS health and safety advisory group. Many people are now using the cloud for storage and access to documentation, but Taylor believes this needs careful consideration – not least in terms of how the data may be backed up. ‘From a business continuity perspective, many telephone systems are linked to the IT servers, so if the power is lost so is access to telephones and IT,’ says Taylor, who is also the lead author of the RICS report Business continuity management – planning for business resilience.

Potter believes that the increased use of cloud computing also leaves organisations increasingly

MOBILE DEVICES, SOCIAL MEDIA AND CLOUD COMPUTING HAVE CREATED NEW ENTRANCE ROUTES FOR HACKERS.

ANDREW WILLIAMS INVESTIGATES HOW YOU CAN PROTECT YOUR BUSINESS AGAINST CYBER THREATS

UNDER ATTACK

20 rics.org

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Cybercrime

dependent on the provider’s security systems. But, he warns, 56% of small businesses don’t carry out any checks of their external providers’ security and rely instead on contracts and contingency plans. ‘Users are also bringing their own smartphones and tablet computers to the offi ce and taking sensitive data home. And, increasingly, companies are opening up their systems so that they can be accessed via these mobile devices,’ says Potter. ‘The operating systems used by smartphones and tablets have relatively immature security, which makes them vulnerable to attack. Yet only 39% of businesses that allow such access ensure that corporate data held on smartphones and tablets is encrypted,’ he adds.

Martin Voelk, owner and director at cyber security specialists Cyber 51, agrees that the cloud and mobile wave has fundamentally changed the landscape. While access to any information from any machine anywhere has brought new opportunities, Voelk highlights the fact that security is often neglected. ‘Big network vendors, such as Cisco, try to push for BYOD [bring your own device], which can be secured through mobile VPN [virtual private network] clients. However, small and medium-sized businesses often neglect the need for enterprise-grade security at the moment,’ he says.

For smaller companies, the threat of cyber security can be particularly challenging, especially when there are often only one or two employees. Potter believes that many may struggle to ensure they have the necessary security skills in-house, and stresses the importance of seeking out external advice or support from security specialists. ‘It is also important to small companies that any security procedures adopted don’t take too much time to operate,’ adds Potter. ‘It’s best to embed the security into day-to-day processes rather than try to layer it on top. Don’t wait until you have a major security breach before you take action to protect yourself,’ he warns. Taylor agrees: ‘Don’t think that because you are a small company you wouldn’t be a target for data theft about properties and their occupants,’ he says. ‘Particularly if there are high-net-worth people or properties on your books – or in the shop window!’

Download Business continuity management and The role of cloud computing RICS reports at rics.org/knowledge.

:SECURITY ESSENTIALS

ENSURE THAT SECURITY SOFTWARE IS INSTALLED AND THAT IT’S REGULARLY UPDATEDAs a fi rst step, it’s vital that basic technical security measures, such as anti-virus software and fi rewalls, are in place. It’s also good practice to ensure that all relevant operating system and software patches are installed.

EDUCATE STAFF ABOUT CYBER SECURITYAll new and existing staff should be made fully aware of the risks of IT security breaches, and the actions they should take to reduce these risks. Basic staff security training in dealing with issues from social engineering and phishing through to data protection and mobile device security is essential. Taylor says that companies should carry out careful background checks on any employees handling sensitive information throughout the pay range, and establish robust sanctions for any employee who breaks policies and procedures. ‘With large organisations, the management of passwords to access sensitive information also needs to be carefully controlled, particularly in ensuring that access is removed from those leaving the organisation,’ he adds.

ESTABLISH A MOBILE DEVICE SECURITY STRATEGYIt’s increasingly important that fi rms encrypt any sensitive data stored on mobile devices, such as laptops, smartphones and USB sticks. Taylor says that all surveying companies should also run an automatic back-up of data held on mobile devices to secure corporate servers on connection to the system, and ensure that they are able to remotely delete, remove or lock any classifi ed information that is stored on mobile devices.

BE AWARE OF THE RISKS OF CLOUD COMPUTINGAlthough storing data on the cloud can bring signifi cant operational and fi nancial benefi ts, it is important for companies to protect themselves. According to Potter, surveyors should take steps to gain security assurances from all third-party providers – for example, through independent audit reports or ‘penetration tests’. The RICS report The role of cloud computing in commercial property is also essential reading.

KEEP ONE STEP AHEAD OF THE GAMEIn Potter’s view, surveyors should regularly assess the nature of security risks that might impact the organisation, especially those posed by changes in the business use of technology, using security specialists as appropriate. They should also evaluate the eff ectiveness of security expenditure to make sure it is targeted at the right areas. Voelk believes that fi rms should be willing to adopt frequent changes in security procedures and try to keep themselves abreast of the latest industry and government regulations.

44% OF SMALL BUSINESSES REPORTED SIGNIFICANT ATTEMPTS TO BREAK INTO THEIR NETWORKS

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Head of property services, Thames Valley PoliceDAVID GRIFFINInterview by Cherry Maslen Photograph by Thomas Ball

1o minutes with…

Thames Valley is the largest non-metropolitan police force in the country and I’m responsible

for all of its properties across Oxfordshire, Buckinghamshire and Berkshire. That’s about 260 buildings across 170 sites. They’re not all police stations. They include a firing range, a high-security evidence archive unit, a hangar for crowd-control training, our mounted section facility with stabling and grazing land, vehicle workshops, our main residential training centre and about 70 police houses occupied by long-standing members of the force.

It’s a very challenging but very satisfying job because of the variety. I get involved in a wide range of activities – acquiring new buildings, disposing of others and managing the development of facilities. I currently have about 90 people in my team, including building surveyors, valuers, project managers, health and safety personnel and facilities staff, who look after some of the buildings.

Much of my time is spent managing people and budgets, but I get directly involved in the more significant or high- risk projects, such as the big industrial

building we’ve just bought that will be our new archive unit. Recently, I’ve also been involved in upgrading our custody suites, where detainees are held for short periods of up to a couple of days. We used to have these at nearly every station but we’ve rationalised them now so they’re attached only to our larger stations, which makes better use of resources. In my job I’m dealing with public money, so every expense has to be justifiable. Carrying out refurbishments and building work has to be very carefully managed at police stations – you can’t have drilling noise when police are trying to conduct interviews.

There are rigorous health and safety rules for the construction and fitting out of custodial suites. The ones we’ve just refurbished are a world away from the old suites; all of them have CCTV and cell call systems so that detainees can communicate with the desk if they need to. Corridors and interview rooms are also fitted with panic alarm strips for officers in case they come under attack from detainees, who are often highly stressed or may be under the influence of alcohol or drugs. They are not the same as prison cells because they’re designed for

temporary use only, but they have to comply with Home Office guidelines and have natural daylight – either a window or skylight fitted with specialist reinforced glass. There must be nothing in the cells that the detainee could use to harm themselves, and interview rooms have to have minimal equipment and contain nothing that could be used as a weapon. Tables are fixed to the floor and the chairs are very heavy, making them impossible to pick up and throw.

With all the properties I deal with the aim is to try to gain the freehold wherever possible. It’s always better value to own a building, and at the moment the Thames Valley force owns approximately 75% of its buildings, and I oversee negotiations with the landlords for the remaining 25%. I have to keep costs down without rationalising too much – we can’t compromise on having a police presence where it’s needed.

The police environment is challenging – you have to continually prove yourself. If I say at a meeting, ‘We need to do so and so’, I have to make sure that I have the evidence to back it up. You have to be up to scratch.

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Profile//

David Griffin MRICS has more than 30 years’ experience in the commercial, construction and consultancy sectors of the property industry

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How do you build a new canteen inside the walls of a live, high-security prison? How do you set up

a construction site around volatile prisoners? What if the budget is tight but you still have to meet the highest sustainability standards – as well as special security standards? These are just some of the challenges of working in the UK custodial sector. But with the Ministry of Justice’s consultant framework coming up for renewal next year, and the appointment of a new Justice Secretary in the September cabinet reshuffl e, it is a particularly interesting sector right now.

The custodial sector – which includes prisons, courts and police facilities – has been hit hard by government spending cuts, just as

all the other areas of public spending have. And it has suffered from the hiatus in the private fi nance initiative (PFI) programme, which has been put on hold while the government reviews the funding method. ‘The sector has been affected by budget cuts but it’s becoming more active,’ says Adrian Southgate MRICS, director of resources at McBains Cooper, which works in the sector. And while major new builds have not been announced for the current government spending period, there is a huge amount of work that must be carried out, including extensions, repairs and maintenance, which will be procured by the Ministry of Justice (MoJ), as well individual police authorities.

The scale of the MoJ’s estate, which is one of the largest in the public sector, makes it an ongoing source of

work for the property and construction industry. The estate is worth more than £8bn and comprises around 2,000 properties, including courts and tribunals, administrative offi ces, prisons, probation centres and the Ministry’s arm’s length bodies’ estate across the UK.

The MoJ’s capital budget is £310.5m for 2012-13, £278.5m for 2013-14 and £301.1m 2014-15. There are currently 133 prisons in England and Wales, which the MoJ controls, including procuring services through its National Offender Management Service (NOMS). However, the management of 14 of the 133 is contracted to private sector partners. Then, under the Home Offi ce, whose capital budget is £501m for 2012-13, there are 43 police authorities in England and Wales, eight in Scotland,

WORK IN THE CUSTODIAL SECTOR IS DEMANDING, BUT WITH AGEING BUILDINGS, A RISING PRISON POPULATION AND THE ARRIVAL OF BIM, IT’S A GOOD TIME TO BE INSIDE

HOW TO GET INTO

PRISONWords by Roxane McMeeken Illustration by Andreas Höher

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the Northern Ireland Policing Board and additional police authorities for British Transport Police, Civil Nuclear Police and a Police Committee for the Ministry of Defence police.

The current condition of properties in the custodial sector means that, however tight budgets are, upgrade work is necessary. ‘Often, the facilities are out of date – some are even Victorian – so they must be brought up to modern standards,’ explains Southgate. This is to comply with human rights legislation, and also to protect the justice system. ‘Police authorities must consider the impact that sub-standard custody accommodation may have on due process and procedure. If facilities don’t comply with current standards, criminal cases could become open to legal challenge,’ he adds.

While the focus, at the moment, is on upgrading the existing estate, new build looks inevitable in the future because of the rising number of prisoners. The prison population rose by 2.5% in the past year, from 85,400 on 31 March 2011 to 87,531 on 31 March 2012, according to NOMS. The government’s current Spending Review period, up to 2015-16, doesn’t contain any plans for new build, but funding could potentially come forward sooner from the £40bn infrastructure spending package announced by Chancellor George Osborne in July, or via a new form of public-private funding following the PFI review. The replacement of the Justice Secretary Kenneth Clarke with Chris Grayling in the September cabinet reshuffle may also herald a new direction for the sector.

Surveyors can be required to help the custodial sector cut costs by rationalising property, too. ‘A number of police authorities are looking at their estate strategies, with some considering relationships with commercial partners to make their estates more efficient,’ says Southgate. ‘There is a drive to identify surplus sites and use them cleverly – such as sharing them with the local council.’

RISING TO THE CHALLENGEWith work taking place mostly on existing facilities at present, Andy Green MRICS, director at Faithful + Gould, which works in the sector, says that the key word is control: ‘When working on a live site, you are dealing with volatile people. If their showers go cold or their meals are not regular, you will have a problem – >>

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so it’s essential that the prison’s security and everyday functions proceed as normal while the works take place.’ This often means using offsite construction wherever possible, so that new elements can be prefabricated and then assembled on site as quickly as possible.

Building information modelling (BIM) will, therefore, prove an invaluable tool in future custodial sector construction. At Cookham Wood prison in Kent, a 180-cell extension is currently underway, which will be the first public sector project to use BIM from the procurement stage and on through the life of the building. ‘We’re building the project two or three times on computer so that once we are on site, we can do it again flawlessly,’ says David Philp FRICS, head of BIM

implementation at the Cabinet Office. He adds that BIM-based procurement enables smarter, data-based decisions that inform the construction and maintenance of the building, leading to better value for money and better carbon decisions. Contractor Interserve was appointed in July and construction is due to start towards the end of this year.

Based on the lessons learned at Cookham Wood, BIM will be rolled out across all centrally procured public sector projects by 2016, with the next adopters being Manchester City Council and the Highways Agency. But the addition of BIM shouldn’t be a cause of concern for surveyors, insists Philp. ‘In fact, they will be even more in demand because their services will be underpinned by better tools,’ he explains. ‘Construction

is going through a data revolution and no one can afford to put their head in the sand’.

The unique design requirements of custodial environments to ensure that prisoners cannot harm themselves or others can also affect project costs. ‘You need to use materials that are basically indestructible,’ says Jane Foulkes, associate director at Faithful + Gould. ‘You can’t have chair legs or any ligature points, such as bars, that stick out.’ Surveyors must consider the extra costs associated with the huge amounts of security required, adds Foulkes. ‘You essentially move the outside wall of the prison further in,’ she says. Anyone entering the site must pass an Enhanced Criminal Record Bureau check and be escorted in and out of the prison. ‘The big worry is that someone entering a prison

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Building prisons//

:CLEANER PRISONSSUSTAINABILITY IN THE CUSTODIAL SECTORLike any other public building, prisons are required to be sustainable, and the government’s Building Research Establishment has even created BREEAM for Prisons – a sustainability assessment method and standard especially for the sector. All new-build prisons are required by the government to achieve a BREEAM Excellent rating, and major refurbishments must reach Very Good.

Recently completed prisons projects have used a range of features to meet the Excellent standard. For example, Houseblock One at HMP Parc, Bridgend, South Wales, which is a 10,500m2 new unit built as part of a £47m expansion of the existing Parc Prison and Young Offenders Institution. The building features natural ventilation and good daylight in the majority of areas, low water-use sanitary fittings, rainwater recycling and a 14% reduction in the building’s CO2 emissions through closed-loop geothermal boreholes. In Huntington, Cambridgeshire, 12 new buildings containing 120 cells have been constructed at HMP Littlehey II, a young offenders institute. Each building benefits from site-wide biomass heating, natural ventilation, responsibly sourced materials, rainwater recycling and a sustainable drainage system.

The need to meet BREEAM standards is an extra challenge in a sector where security is paramount and budgets are tight, but this is also part of what makes the custodial market one that will keep you on your toes.

could pass drugs to inmates, or tools or plant that could be used for violence or escape,’ explains one surveyor, speaking anonymously. ‘Security is so tight that contractors coming on site would never get the chance to speak to an inmate.’

This all means that a greater degree of precision planning is required: ‘The level of planning needed on a daily basis is akin to that of rail industry projects, where you are also working in a live environment,’ says Mark Ward, associate director at Turner & Townsend, which also works in the custodial sector. But he concludes that, ‘although it’s a challenging sector to work in because of the security constraints, these are also what encourages you to make the difference, because you are always working to the very highest standards.’

MODUS_Nov_P24-29_Prisons.+Law.v8.indd 27 15/10/2012 15:45

28 rics.org

Building prisons//

INSIDE STORIES

SUSTAINABLE CERTIFICATION UNITED STATESThe world’s most famous financial criminal, Bernard Madoff, is currently serving his sentence at what could be the world’s greenest prison. The Butner Federal Correctional Institution III in North Carolina is the first LEED-certified prison in the country, awarded in 2007 after several sustainable building methods and energy-saving measures were included in its design. Situated on a 45-hectare site, the US$97m (£61m) prison was built by Moseley Architects and its contracting partner Hensel Phelps to house around 1,150 prisoners in 16 LEED-certified buildings, a level stipulated by the Federal Bureau of Prisons to improve the development’s energy- saving performance and minimise its environmental impact. Sustainable measures included the fitting of low- flow plumbing fixtures and the use of locally sourced materials for construction. Bicycle storage is very well provisioned and alternative fuel vehicles are served by their own refuelling stations and parking block. The design team also introduced a wetland planting area in the land surrounding the prison, and landscaped the area with low-growth plants that require less irrigation.

BIOGAS-POWERED PRISONS RWANDA Charcoal and firewood provide as much as 85% of Rwanda’s energy needs – a fuel source that is not only rapidly depleting but also contributing to high levels of carbon emissions. The Rwandan Energy Ministry is pushing for the country to replace wood with biogas, particularly in homes, where only 14% of the population have access to electricity. A significant change has already been made at the country’s 14 prisons, where biogas burners have been installed to burn a mixture of food, agricultural, human and animal waste. As the waste is fermented, it produces methane, which can be burned for heat and electricity. ‘Before, we were spending US$1.7m (£1m) to buy firewood each year,’ Emmanuel Ndori, director of biogas production in Rwanda’s prisons, told news agency Reuters. ‘After using biogas, we have reduced that figure by 85%.’

LANDSCAPES THAT REHABILITATE PRISONERS DENMARK‘Inmates spend all their waking hours in the prison environment, so the architecture within the prison walls is an important part of their lives,’ says Mads Mandrup, architect and partner at CF Møller Architects. The firm was recently selected to design the Danish State Prison, a facility for 250 inmates on the island of Falster, due to complete in 2016. Mandrup believes a stimulating environment of varying landscapes can help contribute to the re-socialisation of an individual. Designed as a small village, the scheme will feature various leisure and working areas, connected via streets running from a central square. Here, prisoners will have access to an administration building, a cultural centre with a library, sports facilities and a shop. The site also includes several natural areas, which could be used for growing crops, rearing animals or for sports.

THREE INTERNATIONAL CASE STUDIES FROM THE CUTTING EDGE OF PRISON CONSTRUCTION AND POLICY. BY BRENDON HOOPER

‘Bernard Madoff is currently serving his sentence at what could be the

world’s greenest prison’

CF Møller Architects’ winning proposal for a new state prison in Denmark, designed to integrate natural and cultivated areas around a central hub

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MODUS_Nov_P24-29_Prisons.+Law.v8.F1.indd 28 16/10/2012 16:12

Law advice//

The consequences of new

SQUATTING LAWS Illustration by Borja Bonaque

11.12 // MODUS 29

Thanks to the ongoing economic situation, squatting is on the rise. In legal terminology, a squatter is an occupier of a property who has no ownership documents, no lease or tenancy agreement, no record of having paid rent to a landlord, and no other evidence of occupancy rights. The Advisory Service for Squatters estimates there are now 22,000 squatters in England and Wales, compared to 9,500 in 1995. Both commercial and residential properties are at risk, including social housing and even mansions in London’s exclusive Mayfair. A number of government departments have also fallen foul of illegal inhabitants, including the Ministry of Justice, which had one of its buildings occupied by squatters twice in one year.

Insurance group Aviva has seen claims as a result of squatters double in recent years. In some cases, claims for more than £1m have been made to cover the cost of not just removing the people, but also repairing damage to the property – for example, water damage when pipes are

removed for their scrap-metal value, or fire damage caused deliberately or accidentally through badly wired electrics. Previously, squatting was treated as a civil offence, meaning that the police could not be involved unless a crime had been committed – for example, breaking and entering, holes drilled into

walls (criminal damage) or removing the fi xtures and fi ttings (theft). If the inhabitants created excessive noise or fl y-tipped, the local authority could take enforcement action under the Environmental Protection Act 1990. A property owner could also seek an interim possession order from the courts – but actually evicting squatters was far from easy and often involved a protracted county court process. Now, however, that has changed.

SHUTTING THE DOOR ON SQUATTERSSince 1 September, through Section 144 of the amended Legal Aid, Sentencing and Punishment of Offenders Act, squatting has been criminalised for residential buildings, including social housing. Under the act, a person commits an offence if: they are in a residential building as a trespasser having entered it as a trespasser; the person knows or ought to know that he is a trespasser; and the person is living in the building or intends to live there for any period. However, the offence is not committed if the person is holding over after the end of a lease or licence,

even if the person leaves and then re-enters the building. For the purposes of the act, a building includes any structure or part of a structure (including a temporary or moveable structure), and a building is ‘residential’ if it’s designed or adapted before the time of entry for use as a place to live. And even if someone has the permission of a trespasser to enter, that does not prevent that person from being a trespasser, too. Anyone convicted can be imprisoned for up to 51 weeks or fi ned up to £5,000 – or both.

Unfortunately, the act does not cover squatting in a commercial or non-residential building. This remains a civil offence. At the time of the consultation, the government argued that by not legislating for non-residential buildings, students can still occupy academic buildings for protest, and squatters can occupy genuinely abandoned buildings. However, the consultation document did add: ‘The government remains concerned about squatters who occupy commercial buildings that are in use, and will continue to explore whether the enforcement of existing criminal offences and civil procedures that enable owners to regain possession of their properties can be improved.’

With residential buildings better protected by the new law, commercial buildings may be increasingly targeted, putting their owners and managers at risk of very substantial repair bills – just cleaning a small commercial property, such as a pub, after it has been squatted in can cost around £1,500. For larger properties or where there has been considerable damage, repair bills can be in the region of £5,000, without taking into account legal fees. With an estimated 100,000 incidents of squatting in the UK, the clean-up bill per year for commercial property owners and managers is potentially £650m, without including the cost of any repair work. It is, therefore, more important than ever to ensure that vacant commercial property is properly managed and protected, and not left to become derelict.

MARK COSH is director of vacant property specialists SitexOrbis. sitexorbis.co.uk

CLAIMS FOR MORE THAN £1M HAVE BEEN MADE TO COVER THE COST OF REMOVING SQUATTERS AND REPAIRING DAMAGE

even if the person leaves and then re-enters the building. For the purposes of the act, a building includes any structure or part of a structure (including a temporary or

MODUS_Nov_P24-29_Prisons.+Law.v8.indd 29 15/10/2012 15:45

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57MODUS_Nov_P30-31_BMW_ad.indd 14 15/10/2012 15:20

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57

Official fuel economy figures for the BMW 116d Sport 5-door: Urban 52.3mpg (5.4l/100km). Extra Urban 72.4mpg (3.9l/100km). Combined 62.8mpg (4.5l/100km). CO2 emissions 117g/km.

*Plus deposit. Offer available to business users only. Figures exclude VAT. Based on a 36 month Contract Hire agreement for a BMW 116d Sport 5-door with a deposit of £1,314.00 plus VAT, a contract mileage of 30,000 miles and an excess mileage charge of 7.25 pence per mile plus VAT. Vehicle condition charges may apply at the end of your agreement. Subject to status and in the UK only (excl. the Channel Islands). Individuals must be 18 or over. A guarantee may be required. The amount of VAT you can reclaim depends on your business VAT status. Rentals may change if VAT rate changes during agreement. Hire provided by BMW Group Corporate Finance. BMW Group Corporate Finance is a trading style of Alphabet (GB) Limited, Europa House, Bartley Way, Hook, Hampshire, RG27 9UF. Offer expires 31 December 2012.

A LEAN 62.8 MILES PER GALLON FROM A MEAN £219 PER MONTH.

The BMW 116d Sport 5-door is available for a can-do price of just £219 per month* until the end of December. You’ll enjoy further savings thanks to fuel consumption of 62.8mpg (combined) and CO₂ emissions of 117g/km for BIK of only 17%. Add a high level of standard specification that includes 17” alloy wheels, Sport seats, Sport leather steering wheel and 6.5” Control Display with iDrive controller and the only thing you’ll be running out of is superlatives. To find out more or to arrange a test drive, please visit www.bmwbusinesspartnership.co.uk.

BMW | MINI Business PartnershipYOUR COMPANY BENEFITS.62.8mpg 116hp116d Sport

26915 BPP - Modus (404x274).indd 1 15/10/2012 11:57MODUS_Nov_P30-31_BMW_ad.indd 15 15/10/2012 15:20

Building information modelling (BIM) users: prepare for invasion. Your stark – if colourful – worlds are about to be flooded with hundreds of thousands of tiny

people swarming out of pedestrian modelling software and into the corridors, fire escapes and lifts of building information models.

This is the next planned step in the fast-developing field of people movement analysis, an engineering discipline that uses real-world data and computer simulations to predict how visitors to a building or precinct will move through that space. It originally developed from fire safety engineering, as a tool for testing evacuation strategies in the later design stages to check that projects, such as airports, railways and stadiums, will function safely and efficiently. But it’s increasingly being used to enhance customer experience in shopping centres, improve circulation in schools and high-rise towers, and to even increase productivity in offices.

As it moves into the design mainstream, software developers are investigating how to integrate their dynamic models with the fixed elements of a building within BIM.

Pedestrian modelling is an important part of stadium design. Buro Happold carried out people movement analysis as part of Lord’s cricket ground masterplanning

32 rics.org

SIMULATING HOW PEOPLE MOVE IS CRUCIAL TO ENSURE THEIR SAFE AND EFFICIENT PASSAGE THROUGH BUILDINGS AND PUBLIC SPACES, FINDS KATIE PUCKETT

MODEL BEHAVIOUR

MODUS_Nov_P32-37_Movement + Business_v6.indd 32 15/10/2012 14:55

Their users – sometimes no more than dots, sometimes an army of 3D automatons – will be able to reveal potential conflicts between the structural and mechanical systems and escape routes or crowd dynamics.

The importance of people movement analysis to safety and security is well established, and it also plays a role in counter-terrorism. The Home Office highlighted that building and space design should minimise vulnerability to attack in its ‘Crowded Places’ guidance in January. ‘Crowded places have always been targets for terrorists,’ says Chris Phillips, former head of the National Counter Terrorism Security Office (NaCTSO) and founder of security consultancy International Protect and Prepare Security Office. ‘People movement strategy is a big part of security, especially where you’ve got crowds. In queues, for example, people are vulnerable to terrorist attack and crime, so one of the biggest issues in a stadium or an airport is how to move people through security quickly.’

But people movement specialists argue that how visitors move through any space is a critical element of its operations, and that the earlier it’s considered the better. Now a shift is taking place, from designing buildings for the worst-case scenario to optimising how they run every day. ‘Places and buildings are built for people, you can’t lose that focus,’ says Tom Pestell, senior engineer in WSP’s pedestrian modelling team. ‘Understanding what people need right at the start of the process can help produce a better building. People-flow modelling can steer assumptions

Pedestrian flow//

and back them up with tangible, quantitative evidence of operational performance levels or capacity. It’s also qualitative, where we look at the architect’s vision and make sure that the masterplan is going to work, above and beyond health and safety design codes.’

The team recently worked on the redevelopment of London Bridge train station in the UK, to show that lining a new entrance corridor with retail space would improve rather than hinder circulation, justifying an important commercial element of the scheme. Pestell’s colleague Paul Speirs, technical director at WSP, says that their work also reveals possible cost savings. ‘We’re maximising the efficiency of the design. With security gates, for example, we can show that you might not need five or six, you might only need two.’

As people movement becomes more widely used, designers and clients are seeking to know more about how buildings will work, says Paul Clifford, principal pedestrian modeller at Mott Macdonald. >>

The traces setting in Buro Happold’s SMART Move software shows the most common likely routes and desire lines through a building design

‘In queues, people are vulnerable to terrorist attack and crime, so one of the biggest issues is how to move people through security quickly’

11.12 // MODUS 33

MODEL BEHAVIOUR

MODUS_Nov_P32-37_Movement + Business_v6.indd 33 15/10/2012 14:55

‘One area that’s particularly important is the dynamic assessment of lift provision for those with restricted mobility. We can also look at the efficiency of lift systems in underground stations and high-rise or busy buildings.’

Consultancy Space Syntax, meanwhile, has taken it to the next level to quantify interactions and knowledge exchange within buildings, such as offices and research facilities. This is crucial to productivity in a knowledge economy, argues managing director Tim Stonor: ‘We’ve learned that the degree to which people exchange information and find each other useful is related to the ease with which they can move around the building and meet each other. So organisations that have a labyrinthine office environment with cellular offices where people don’t see their colleagues for most of the day are less productive than those organisations where people can interact.’ Space Syntax carries out extensive analysis of workplaces to demonstrate how much interaction is taking place, where and how it happens, and how companies can maximise the information exchange on which their productivity is based.

One of the selling points of people movement analysis is that it quantifies intangibles, such as comfort, user experience or human caprice, and displays the results in a clear and accessible way. Pedestrian modellers use an increasingly sophisticated range of computer simulations, including industry standard tools, such as LEGION and MassMotion, and bespoke software packages, such as Buro Happold’s SMART Move and Mott MacDonald’s STEPS. The comfort of individuals within spaces is quantified by measurement systems, such as the Fruin Level of Service, which shows crowd densities and movements using colour-coded categories.

However, while simulations are the most tangible element, they are only the culmination of a great deal of information gathering and number crunching on paper, in spreadsheets and on the street. Space Syntax’s calculations of an office’s spatial connectivity begin with extensive interviews with staff members and detailed surveys of their interactions. And when consultant Movement Strategies was working on the Olympic Park, there was more than a year of hard graft before they even started building the models. ‘You’ve got to know what questions you’re answering first,’ explains director Simon Ancliffe.

:SAFETY AT SPORTS GROUNDSRICS GUIDANCE

With large concentrations of users at critical times, it’s no surprise that sports grounds are a focus for people movement modellers and safety professionals. The leading safety guide for those involved in sports venues is the fifth edition of the Guide to Safety at Sports Grounds (the ‘Green Guide’), used at the Beijing 2008 Olympics, London 2012 Olympics, Brazil World Cup 2014 and the Rio Olympics 2016, and numerous stadiums built since its origins in 1973. To compliment this guide, RICS has developed specialised guidance specifically tailored to the needs of RICS professionals and local authority officers issuing safety certificates at sports grounds. Authored by Rick Riding of the Sports Ground Safety Authority, the guidance helps practitioners gain an understanding of the legislative framework by which reasonable levels of safety can be achieved. The guidance can be downloaded at rics.org/standards.

34 rics.org

By running simulations, pedestrian modelling teams

can identify pinch points and queues within a design,

with areas of greatest crowd density shown in red. Here, software is used to assess

different room configurations within a school. Exploring

and testing multiple design options at this stage can

help eliminate undesirable and unsafe congestion

A rail station at an airport rendered by Mott Macdonald using its STEPS software to show how people will move through three-dimensional space

MODUS_Nov_P32-37_Movement + Business_v6.indd 34 15/10/2012 14:55

Networking//

‘Simulation is very helpful but it’s time-consuming and expensive, and if you put rubbish in, you’ll get rubbish out.’

It also remains as much an art as a science. Models can help – but you have to know how to use them, says Clifford. ‘No model can replace good design or the experience of a trained transport planner or skilled operator. Model users and auditors should always review and agree the assumptions made, which need to be appropriate to the building or transport interchange and derived from observations of existing behaviour.’

Open environments, such as high streets, are far more difficult to model than closed ones, such as stadiums, according to WSP’s Pestell. ‘In a stadium, you know where people are sitting, which entrance they will use, the route they will take through the building and the delays at various points, such as ticket gates or security screening. We can model these areas with a great degree of accuracy and we can compare it with what happens in real life.’ With an open environment, it’s a different story. ‘You don’t know where people are coming from or going to, or how long they are going to pause in front of shops. Take London’s South Bank: there are lots of attractions and at any time of day it’s full of people walking and wandering, not necessarily to a particular destination. We have to rely on judgement – a common-sense approach based on our experience of other projects.’

There are many sources of information that can help to build up a picture. Pedestrian surveys can be taken at different points, or surveys of how long people spend at certain attractions. Restaurants can also add an

element of certainty, based on the number of covers and the likely ebb and flow of diners throughout the day, as can the location of transport nodes and passenger numbers. But everyone agrees that the greatest challenge is the lack of available data on how different people behave in different situations. Walking patterns vary with age, gender, nationality, mobility, where you are and where you’re going, who you’re with, whether you’re happy or sad, and so on.

The ideal would be to attach a tracker to every resident of a city and follow them as they move around – and that’s pretty close to what is actually possible with GPS-enabled smartphones and Bluetooth devices now in many people’s pockets. >>

Pedestrian flow//

11.12 // MODUS 35

:PEOPLE MOVEMENT AT THE OLYMPICSPeople movement consultancy Movement Strategies was involved in developing the masterplan and detailed design for the Olympic Park. This included decisions on where venues would be located, and the relative scale of the permanent and temporary elements, as well as helping to conceive how security, operations and transport would work during the event.

When the firm was appointed in 2006, a key challenge was predicting the demand. ‘We were designing six years out, so we knew things were going to change,’ says director Simon Ancliffe. ‘We also knew that the second week, when the stadium would be operating, would be busier than the first, so we had to design the Park so it worked at peak times but didn’t look empty with fewer people.’

The first step was to work out how many people would visit and how long they would stay, so Ancliffe and his team developed scenarios for how people would explore the Park. ‘For example, people going to a morning session would go there first and walk around afterwards, whereas for an evening session they walk around first.’ The next step was to develop comfort standards, such as space per person and the maximum length of queues, and then to test the design against these parameters.

The resulting strategy ensured a pleasant, hassle-free experience for visitors to the Games, and also led to significant cost savings through the correct design and sizing of pedestrian walkways and bridges. To explain the importance of people movement analysis, Ancliffe says you need to ask instead why user experience is important to building design: ‘People movement is a critical aspect of use.’

Buro Happold modelled people movement around the base of the Centre Point tower for the redevelopment at St Giles Circus in London

This model was created by Movement Strategies to

analyse crowd flow around the London 2012 Olympic Stadium

MODUS_Nov_P32-37_Movement + Business_v6.indd 35 15/10/2012 14:55

Pedestrian fl ow//

At the Olympics, Ancliffe says that Bluetooth data was used to track people moving from nearby transport hubs into the Olympic Park, and that this could also be done on a wider scale, across a city. ‘If you can compare what you thought would happen with what did happen, that can help you improve your information in future.’

The other leap forward will be to integrate pedestrian models with design tools, such as BIM. While current BIMs can fl ag up confl ict between the structural and mechanical elements of buildings, Speirs would like to be able to overlay human elements, such as fi re evacuation strategies, to identify potential problems in the same way. ‘We worked on the evacuation strategy for an arena, which was taking too long, so we had to get the architect to change the shape of the escape corridors. That started to eat into the plant space, so the engineers had to reconfi gure their design, too. BIM could have picked that up.’

Software could also, potentially, replicate human reactions more realistically, says Speirs. ‘Sometimes we fi nd that even though people can be evacuated from the building within 10 minutes, part of the escape route

Q&A DR SHRIKANT SHARMA Associate director at Buro Happold SMART Solutions, a software development team that helps create cutting-edge and highly efficient solutions through pedestrian simulation models

WHERE DO YOU START?The problem comes across as quite complex – reading human minds, predicting people’s behaviour – but the real challenge is to break it down in the simplest possible manner to understand the key parameters and the most important value that the client or the architect is trying to achieve.

AT WHAT STAGE OF A PROJECT DO YOU USUALLY GET INVOLVED?Historically, pedestrian fl ow modelling was only considered later in the design to test whether it would work, and it wasn’t always possible to choose the optimal solutions. But more architects are now recognising that the sooner they can bring in our experience, the more eff ective and effi cient the solutions. On one hospital, there were pretty much no drawings when we joined, and we worked as part of a really integrated space planning team.

Sometimes, however, we’re called in if there are problems with a building that’s already fi nished. We’ve recently been involved in reducing congestion in a lot of new-build schools. One of the things we look at is how the school works without a school bell, which can alleviate the majority of congestion.

WHAT SIMULATION TECHNOLOGIES DO YOU USE?We’ve developed our own software, SMART Move, which allows us to work with the model in real time, looking at the most eff ective design within the architect’s vision. Many commercial software tools were derived from fi re engineering to develop evacuation strategies. But if you design a building only for an emergency, you’re missing out on day-to-day movements that are just as important from a comfort and safety point of view.

HOW IS PEOPLE MOVEMENT ANALYSIS DEVELOPING?We need early stage design tools that enable real-time, highly visual space planning so that decisions can be made before it’s too late to make changes. And we need tools that can allow us to make more holistic assessments, integrating elements, such as fire evacuation and congestion, in the context of the building design. Also, we need to be able to gather more detailed data at a city level. With smart buildings and smart cities, and software capable of analysing that data, we’ll be able to make real-time decisions on how to operate a building. BIM will be helpful in integrating the various elements of design, and also operational design.

will heat up too quickly, so they might start to faint.’ In the future, pedestrians within the model might be able to react and turn back.With real-time information-gathering and smart building systems, this science could also feed into the management of buildings, identifying when crowds are forming or where more customer service staff are needed.

This may sound a long way off, but Tim Stonor believes almost anything is possible in the coming decade. ‘We still don’t really know how buildings work from a human point of view,’ he says. ‘But a lot has happened in the past 10 years, and I’m optimistic that we will be able to move from analysis of non-human elements into the human elements. It’s harder for people to get their heads around, but it’s a much more signifi cant dimension.’

36 rics.org

This model of a ticket hall at the new Bond Street Crossrail station in London, produced by WSP, shows crowd density, or levels of service, by colour-coding from blue to red

‘The degree to which people exchange information is related to how easily they can move around and meet up’

MODUS_Nov_P32-37_Movement + Business_v6.indd 36 15/10/2012 15:09

Reducing the risk of

RAW MATERIAL THEFT

Business advice//

THE ASSOCIATION OF CHIEF POLICE OFFICERS ESTIMATES THAT METAL THEFT COSTS THE UK £770m PER YEAR

11.12 // MODUS 37

Illustration by Borja Bonaque

The current global high demand for raw materials, particularly metals, has led to an increasingly widespread problem of theft in the UK. Many different types of property and infrastructure are at risk, and the cost of replacing resources and repairing the damage can be huge. The Association of Chief Police Offi cers estimates that metal theft costs the UK economy £770m per year, and in Northern Ireland, recent thefts from two leading companies, Translink and Northern Ireland Water, will cost taxpayers £145,000 to replace stolen resources, such as pipes and manhole covers.

There are already a variety of initiatives in place to raise awareness of the issue, such as Operation Tornado, which was successfully piloted in northeast England earlier this year and will now be rolled out across the UK. The scheme requires anyone who sells on scrap metal to

participating dealers to present proper photographic proof of identity so that any dealers operating outside of the law will be identifi ed and stopped.

Construction sites present their own unique security challenges as they are constantly changing and need to be accessed by a wide range of

contractors. High-value construction plant, materials and fuel are easy targets for opportunist thieves, and there is also the threat of vandalism, arson and even terrorism. A simple piece of advice for a successful crime prevention strategy is not to rely on a single solution. The fi rst line of defence is the perimeter fence, which should be at least 3m high and constructed from fl at-sided hoardings, which are more diffi cult to climb and prevent viewing of the site interior. Minimising the number of entrances, and controlling them with guards or electronic access measures, will also help prevent entry by unauthorised persons, and CCTV and lighting are good deterrents to site intruders as well as a positive aid for patrolling security staff. CCTV can also be combined with detectors to alert those monitoring the system.

Vehicles and plant should be immobilised outside of working hours and stored in a secure compound or cage – out of site, if possible. Tracking devices and plant registration schemes can prove useful to recover stolen plant if theft does occur, and also act as a deterrent by reducing the value of items to thieves. The Loss Prevention Certification Board (LPCB) and Thatcham Quality Assurance both provide appropriate accreditations.

On a smaller scale, security companies are constantly working to create the most effectual and cost-effective protective devices for residential and commercial property. SitexOrbis, for example, has developed remotely monitored ‘Videofi ed alarms’, which provide a series of 10-second video images that are silently captured when motion is detected. This sends an instant transmission to a SitexOrbis 24/7 accredited Alarm Receiving Centre, where trained staff decide whether or not the police should be notifi ed – a welcome break from false alarms. At One Vision Housing in Liverpool, SitexOrbis’ Videofi ed alarms will save the social housing provider an estimated £1m over the next four years by preventing the theft of boilers from its empty properties.

Larger infrastructures can require a more extensive security system, such as Optex Europe’s BoundaryGard wireless detectors, which provide secure protection of a building without being unsightly. These are particularly useful for churches, which often feature hard-to-reach areas that are hotbeds for valuable raw materials, such as lead roofs. Also, the damage caused by a theft can remain undetected for some time leading to problems with water leaking into the building, for example.

As the number of thefts rise, so do insurance claims, and so eventually insurance premiums will also escalate. In 2011, the BSIA teamed up with the Lead Sheet Association to inform insurers of how benefi cial it can be to encourage people to implement effective security measures on their properties. And so, even if such measures seem superfl uous or an unnecessary cost, it pays for us all to be aware of the issues and utilise the security measures available to help prevent the issue of raw material theft from escalating further in the future.

TO FIND OUT MORE about the work of the BSIA, visit bsia.co.uk.

MODUS_Nov_P32-37_Movement + Business_v6.indd 37 15/10/2012 14:55

38 rics.org

FOLLOWING YEARS OF CONFLICT, IRAQ IS GOING

THROUGH A PERIOD OF HUGE REGENERATION AND IS ACTIVELY SEEKING

OVERSEAS EXPERTISE. JOANNE BLADD EXPLORES THE POTENTIAL OPPORTUNITIES, CHALLENGES

AND SAFETY ISSUES FOR SURVEYING FIRMS

REBUILDING IRAQ

MODUS_Nov_P38-41_Iraq.v2.indd 38 15/10/2012 15:59

Iraqi//

Iraq is a hard sell. Decades of war, economic sanctions and neglect have left the Arab state with fragile security, dilapidated infrastructure and crippling shortages of everything from healthcare to

hotels. Rebuilding the country will take years – and will cost tens of billions of dollars. ‘They are literally building a country from scratch,’ says Steven Coates, director of Program Cost Consultancy in the UAE for Aecom. As a member of the company’s Middle East Leadership Team, he oversees a team of six working in Iraq. ‘Iraq needs everything. Without a shadow of a doubt there are good opportunities there for chartered surveyors.’

Nine years on from the US-led invasion that ended Saddam Hussein’s 24-year rule, Iraq is again luring contractors seeking to capitalise on the reconstruction process. In

2011, foreign direct investment (FDI) into the country grew by 40% to US$55.67bn (£34.33bn), according to research firm Dunia Frontier Consultants. More than 23% of this was funnelled into the oil and gas sector, the backbone of Iraq’s economy, but residential real estate snared the lion’s share of investment. The Arab state saw US$14.5bn (£8.9bn) worth of property deals over the 12-month period, aimed at tackling an acute nationwide shortage of two million housing units. ‘It’s not just about the hydrocarbons sector. Iraq has colossal need of infrastructure, power and affordable housing,’ says Stephen Fidler, managing director of Exacta Consulting, who consulted on an oilfield project in the country between July 2010 and December 2011. ‘Many of these projects play directly into the skillsets of surveying firms.’

Iraq’s vast oil and gas reserves are critical for bankrolling reconstruction efforts. >>

11.12 // MODUS 39

MODUS_Nov_P38-41_Iraq.v2.indd 39 17/10/2012 10:30

The country plays host to the world’s third-largest crude reserves and petrodollars make up more than half of its GDP. The Arab state has ambitious plans to pump 12m barrels a day by 2017 – putting it on a par with oil kingpin Saudi Arabia – and has invested heavily in resuscitating its oilfields. According to MEED Projects, Iraq is expected to plough nearly US$37bn (£23bn) into oil projects in the 12-month period from September 2012. The spin-off demands of these schemes are likely to be significant, says Coates. ‘They set these oilfields up for thousands of people to come and work on. They are effectively small towns in the middle of Iraq,’ he says. ‘That’s partly what we’re involved in – the planning and then building. Some of the sites are enormous.’

Iraq’s increasing oil wealth is also encouraging a fresh focus on project quality, following the rush of the initial post-war boom. This is creating new opportunities for

surveying firms with established track records to gain footholds in the market. ‘The Iraqi government wants to build world-class infrastructure and cities because it’s going to be a very powerful oil nation in a matter of years,’ says Coates, adding that Aecom expects its Iraq business to grow by 100% this year. ‘They want the level of quality they’ve seen elsewhere. Professional bodies and companies are at the forefront of this movement.’

For some, Iraq’s potential gains are curbed by the risks of its security situation. While the country is more stable than in the early days of the US occupation – particularly in northern Kurdistan – the threat of violence remains. According to UK-based security firm AKE, 1,716 explosive attacks took place in Iraq in 2011, of which 78 were suicide bombings. On 13 June, more than 90 people died in a wave of coordinated bomb and shooting attacks. For companies, the bill for insuring and protecting employees can add 10% or more to the cost of doing business in Iraq. Add to this the time lost in checkpoints, in travelling by arranged convoy or during security shut-downs, and there are plenty of reasons to be wary. During his time in southern Iraq, Fidler became accustomed to travelling in a convoy, with both a medic and type-specific blood supplies on board. He recalls hearing rocket and mortar attacks land

Previous page: Waste gas is burned off at a crude oil plant in Kirkuk, Iraq

Top: The future site of Iraq’s new parliament building, at present

an unfinished super-mosque commissioned by Saddam Hussein

Above: Artist’s rendering of a new town of 100,000 homes to be built by Hanwha E&C in Besmaya, 10km

southeast of Baghdad

‘They want the level of quality they’ve seen elsewhere. Professional bodies and companies

are at the forefront of this movement’

40 rics.org

MODUS_Nov_P38-41_Iraq.v2.indd 40 15/10/2012 15:59

Networking//

nearby during the nights he spent at a US military base near the airport. ‘The base would use phalanx guns to take the rockets out in mid-air,’ he says. ‘The noise was tremendous – it would shake the beds.’

Bureaucracy is another burden. Iraq remains very state-centric and has struggled to keep pace with its growing economy. Investors complain of a backlog of projects awaiting approval from the central government. Political bickering has also slowed legislative changes; a draft national oil law designed to resolve a feud between Baghdad and Kurdistan over oil rights has been five years in the making. Red tape and corruption are constant challenges for foreign firms, and even supposedly easy tasks, such as securing a visa, can prove a headache. ‘The rules are continually changing,’ says Fidler, who was left unable to rotate his field staff during an unexplained freeze on visas for six months in 2011. ‘Every single day, there would be two or three serious crises to deal with. We were learning all the time.’

Companies also have to battle with patchy electricity, battered road networks and, in some areas, limited access to clean water. Iraq is, by any measure, a challenge. ‘We find a lot of people get excited about the overall potential of Iraq, which is absolutely there, and rush in without fully doing their homework,’ says Kyle Stelma, managing director of Dunia Frontier Consultants. ‘Local knowledge really is paramount.’

Business in Iraq is a long game, but Stelma believes it is a matter of when, not if, the country takes off. The International Monetary Fund forecasts Iraq’s economy will grow 11.1% this year, to about US$144bn (£89bn), while its population is expected to reach 38m by 2018. With massive oil wealth, a population bulge and a critical need for reconstruction, Iraq is a land of opportunity. Experts suggest companies that make the leap early and establish a reputation in the country will be poised to reap the greatest rewards. ‘Iraq has a guaranteed pipeline of money. As long as the government stays stable, you have a country that is educated, financially very powerful and in desperate need of development,’ says Coates. ‘This bodes well for companies able to get an early foothold, without a doubt.’

JOANNE BLADD is a freelance journalist and editor based in Dubai.

Iraq//

MARTIN DE BEER MRICS is the director of MNS Group. He has operated in Nigeria, Rwanda, Sierra Leone and Angola, and is currently based in Swaziland‘Don’t bring preconceptions about the country to your role. Each job is different and will teach you something new – humility is vital. If you are working in a known area of

corruption, always have a local ‘fixer’ and, as far as possible, make it your client’s problem to get authorisation. Lastly, every job presents a unique challenge. The trick is not to give up at the first hurdle. Try again and again.’

SIMON KRAETER MRICS is the commercial director of Blom UK. He has worked in countries including Dagestan, Djibouti and Egypt ‘In politically sensitive countries, be careful who you work with, particularly if it’s a private company rather than the government. Use the foreign office and the embassies in

the country, if you can, to get an understanding of the risks associated with the region, and make sure the client is offering adequate security. The local partner is key and it’s vital you know their credentials and connections and believe in them. You have to be utterly convinced of your safety.’

MARK GRIFFIN MRICS is a senior civil engineer for Abu Dhabi Company for Onshore Oil Operations. He has worked in countries including South Sudan, Yemen and Gabon‘If you’re with a big company the security is often good, but you can also become a bit of a target. In South Sudan, where I was working on a contract, the oil company represented the north,

which was seen as the enemy. It’s important to have an understanding of who you’re working for, and of what they are seen to represent locally. All countries have problems, but you have to be comfortable with the risk. Do your research, speak to people who have worked there and then make your decision.’

DAVID HARRIS MRICS is team leader and chief technical adviser for the Responsible and Innovative Land Administration (REILA) project in Ethiopia. He has worked in Yemen, Afghanistan, Kosovo and Albania‘Try to do some basic research about the culture and language before you arrive – just a handful of words can

make a big difference. Many of these postings are in developing countries so be prepared to muck in, take things as they come and be patient. Don’t be too fussy about where you’re going to work – take the opportunities as they arise. You have to be prepared to move around to follow the work, and small contracts can often turn into something big. It certainly makes for a varied career.’

11.12 // MODUS 41

:IN MY EXPERIENCE…FIVE SURVEYORS GIVE US THEIR ADVICE ON HOW TO SURVIVE AND THRIVE IN CHALLENGING LOCATIONS

IAN CORKER FRICS is a senior consultant with Orgut UK. He has worked in countries including Gaza, Somaliland, Rwanda and Vietnam‘I’ve always had some sort of exit strategy. Gaza was certainly the most difficult because if there was a closure you couldn’t get out at all. But everywhere else it was fairly

straightforward. Know where the airport is and how to get to it. If there is a problem in one location, have a second exit route planned. It can be as simple as knowing how to drive across the border. As a contract worker, you always have a plan and an air ticket out.’

MODUS_Nov_P38-41_Iraq.v2.indd 41 15/10/2012 15:59

Property Insurance PremiumsA cost you can controlTalk to us about keeping costs down with a guaranteed 10% premium saving*

Preferred Partner

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MODUS_Nov_P43-53_Info_v8.indd 42 15/10/2012 16:56

01.11 // MODUS 09

INFORMATION :RICS NEWS :DIARY :BENEFITS :RESOURCES

In September, RICS Chief Executive Sean Tompkins accompanied UK Prime Minister David Cameron on a UKTI trade mission to Brazil as part of a delegation of 30 business leaders covering infrastructure, energy, education, science and sport. Every opportunity was taken to showcase the advances made by RICS firms and members, and to build greater international business and education links between Brazil and the UK. Tompkins commented: ‘Without doubt, this visit demonstrates that we are really achieving our vision to gain market recognition for our standards.’ rics.org/newsroom

MISSION TO BRAZIL USEFUL NUMBERSCONTACT CENTRE +44 (0)870 333 1600

General enquiriesAPC guidanceSubscriptionsPasswordsLibraryBookshop

REGULATION HELPLINE +44 (0)20 7695 1670

CONFIDENTIAL HELPLINE +44 (0)20 7334 3867

DISPUTE RESOLUTION SERVICES +44 (0)20 7334 3806

SWITCHBOARD +44 (0)20 7222 7000

SURVEYORS ARE OPTIMISTIC THAT THE RUN-IN TO CHRISTMAS COULD SEE AN INCREASE IN HOUSING ACTIVITY IN MANY AREAS OF THE UK

RICS Global Residential Director Peter Bolton King in the Telegraph

11.12 // MODUS 43

Brazil’s economy is the world’s sixth largest and

is expected to become fifth by the end of

2012

6th

Imag

e Ge

tty

Property Insurance PremiumsA cost you can controlTalk to us about keeping costs down with a guaranteed 10% premium saving*

Preferred Partner

JLT Specialty Limited. Lloyd’s Broker. Authorised and Regulated by the Financial Services Authority.A member of the Jardine Lloyd Thompson Group. Registered Office: 6 Crutched Friars, LondonEC3N 2PH. Registered in England No. 01536540. VAT No. 244 2321 96. 265055

If you are responsible for arranging insurance for properties you manage on behalf of clients or which you own in your own right then it's never been more important to ensure that you are getting the best price from the rightbroker. JLT Specialty is a leading specialist Real Estate broker and have negotiated a property owners insurancescheme for RICS members which delivers the following key benefits:

• Guaranteed 10% premium saving on all current Real Estate insurances - subject to terms & conditions.

• Satisfied tenants who can see that you share their cost concerns.

• Dedicated 24/7 claims administration.

• Broad policy coverage with leading UK Insurers.

• Access to JLT specialist Real Estate professionals.

• Updates on current insurance market issues that may affect you as a landlord and/or property manager.

To find out more about this exclusive offer please visit www.jltgroup.com/ricsAlternatively you can call our team of specialists on 0845 071 3870*Terms and conditions apply

265055 rics advert_265055 rics advert 11/05/2012 09:42 Page 1

MODUS_Nov_P43-53_Info_v8.F1.indd 43 16/10/2012 16:28

08 r ics.org

FACTS, STATS & SURVEYS

RICS news//

44 r ics.org

Illus

trat

ions

Osc

ar B

olto

n Gr

een,

Ber

nd S

chiff

erde

cker

New development is rising in markets with

strong demand, especially in

Brazil

The situation in Vietnam is bleak, with demand

falling and rents expected to drop

sharply

Occupier demand was highest in the UAE, where

demand is rising and available space

falling

+48

New IVSC Chairman-Elect Sir David Tweedie has been announced as Chairman-Elect of the International Valuation Standards Council (IVSC) Board of Trustees. ‘Sir David led the International Accounting Standards Board through a period of unprecedented success. We are confident

that with his leadership and experience, it won’t be long before the profession unites behind International Valuation Standards,’ said RICS Director of Professional Standards Ken Creighton. He added that, ‘Valuation is vital to quality financial reporting – the

countries that have adopted International Financial Reporting Standards (IFRS) would benefit from the adoption of International Valuation Standards, and Sir David is the perfect person to make this point.’ rics.org/valuation

RICS has launched a major study of the facilities management (FM) sector to review the state of practice in the profession, identify critical challenges, and focus, in particular, on the relationships between facilities management and other key functional areas, such as corporate strategy, corporate real estate, finance, HR and IT. There have been many assertions, over many years by many commentators, that facilities management should be ‘more strategic’, and the report considers what this means, drawing on the expertise of almost 400 FM professionals and senior executives. ‘It’s clear to us that to be effective and to serve their employers, FM leaders need to work on a number of multidisciplinary relationships across their organisations,’ said report authors James P Ware and Paul Carder. ‘They must focus on gaining (and maintaining) a better understanding of the strategic imperatives of the organisation as a whole, and then on gaining the buy-in needed to provide meaningful workforce support.’rics.org/research

RICS has commissioned four new research documents to look into the issues surrounding project management. Legal issues in project management is a guide to which areas of law are important, where more training is needed and where to find relevant information. Project management and the private finance initiative (PFI) helps to increase awareness of PFI, and develop project management skills and competencies. Learning from other industries examines the various benefits and drawbacks of studying knowledge, experience and best practices of project managers in other industries. And finally, The management of risk – yours, mine and ours identifies new and changing risks across the life of built facilities. Download from rics.org/projectmanagement.

BESPOKE GUIDES

STRATEGY IN FM

-56+70

MODUS_Nov_P43-53_Info_v8.indd 44 15/10/2012 16:11

01.11 // MODUS 0911.12 // MODUS 45

Distressed property is continuing to rise across

the globe, particularly in Portugal and

Greece (+76)

Investment demand was strongest in Canada, which also saw high

capital value expectations

demand from investors fell most acutely in

the Netherlands and Italy (-47)

Highlights from the RICS Global Commercial Property

Survey Q3 2012. rics.org/economics

Alan Collett FRICS RICS President

‘It’s striking how a decision to deepen our presence in new markets can create opportunities in established ones’

In September, we launched RICS Japan. The occasion was an opportunity to honour 20 certified masters from the Japanese Association for Real Estate

Securitization (ARES) who have qualified for MRICS under an agreement we signed in March. More are expected to qualify in the coming months and join the 80 or so members already working in Japan. This is just the beginning; the Red Book will soon be available in Japanese, and we can look forward to membership growth and further partnerships, including agreements with Japanese building surveyors’ institutions.

It’s striking how a decision to deepen our presence in new markets can create opportunities in established ones. The government in Tokyo has announced that Japanese REITs (real estate investment trusts) will be allowed to invest in foreign real estate from early 2013. You can be sure that they have London and other leading cities in Europe and Asia in mind. When that happens, they will be looking for the expertise and market insight RICS members can offer. When I mentioned this to a member from Australia recently, he told me that RICS growth in Japan has bolstered Australians’ perceptions of RICS – a welcome benefit to members there.

RICS growth in the Japanese market also illustrates a wider trend. Despite a traditionally less than open market, and well-established national standards, Japanese policymakers and market actors are increasingly seeing the benefits of global standards. And they are looking to RICS for help. This demand for supra-national standards, and the investor confidence they create, is evident elsewhere in Asia and in Latin America.

Today, the notion of a UK body with outposts around the world is outdated. RICS has evolved into a global organisation, and now more than half of our new members are from outside the UK. It’s only natural that we rebalance our geographical spread to reflect the new reality, and offer members new cross-border investment and employment opportunities.

I’m convinced that RICS Governing Council was right to decide to meet in Beijing in March 2012, and in Delhi in April 2013. The profession’s leadership must engage with our new members on their home territory. Some UK members still tell me that RICS growth is at their expense, but our existing activities collectively across developing markets cover their own costs, and can only benefit members as others increasingly recognise RICS’ reputation for the highest professional and ethical standards.

Organised in collaboration with Arizona State University, the annual RICS International Research Conference, COBRA, took place in Las Vegas this year. Topics in the built environment, construction,

and the work and education of chartered surveyors were addressed, and the research papers presented are now available from rics.org. Titles include: conceptual BIM acceptance model in

construction organisations; property development on highland and steep slope areas; mistake proofing in construction; design and production of sustainable structural concrete; and

removing legal constraints for public-private partnership. The winning entries from the student essay competition are also included. Download from rics.org/research under ‘conference papers’.

COBRA RESEARCH

PRESIDENT’S COLUMN

+48-49

+87

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RICS news//

46 r ics.org

RICS Awards 2012The RICS Awards celebrate the positive contribution that inspired and skilled development or renovation can make to communities. The winners were announced at the grand final ceremony on 19 October

Sponsors

PROJECT OF THE YEARBallyfin, County Laois, IrelandThe sensitive restoration of Ireland’s finest neo-classical house, which was once a school and has now been transformed into an exquisite and comfortable luxury hotel. Almost all of the building’s original material was retained and any replacement was done in the manner and form of the original work. ‘Unusually, this Georgian country house is still set in its original demesne and its owners have shown an exemplary understanding and commitment. The result is breathtaking.’David Tuffin FRICS, Chairman of judges

PROJECT OF THE

YEAR

BUILDING CONSERVATIONOrdsall Hall Museum, SalfordA unique Grade I listed building, built in the 14th century, which has been restored to its former glory. It is now one of the finest records of construction techniques and materials of its kind. Developers retained original material, or used traditional materials, where possible, such as using air-dried English oak for the timber frame repairs.‘The highest quality investigation, conservation and craft skills have been utilised to richly display each significant historical period in a seamless way that provides an educational and sustainable use for the building.’Adrian Stenning FRICS, Building Conservation judge

CATEGORY WINNER

AS GOOD AS OUR WORD

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REGENERATIONBelfast Streets Ahead, BelfastA £28m investment by the Department for Social Development that gives a new identity to the retail heart of the city centre.Major urban improvement has created a high-quality, safe streetscape that is attractive to employees, residents, tourists and investors, and has been well received by the community. ‘The carefully considered design of the new streetscape has dramatically enhanced the experience and outlook of visitors, and increased footfall and time spent. The end result has transformed the city centre and encouraged further sustainable private sector investment.’David Tuffin FRICS, Chairman of judges

CATEGORY WINNER

COMMUNITY BENEFITBirtley Young People’s Club, GatesheadA purpose-built boxing facility for a club with a history spanning 30 years. The new club also offers flexible space for football, judo and a holiday club, and has two gyms, grass pitches, a classroom, a conference room and a post-injury rehabilitation centre. The building is in keeping with the scale and character of the surrounding residential area and is the first in the area to be built under the Olympic Legacy programme.‘Part funded by Sport England, the club has been awarded two Olympic Inspire marks in recognition of its work with marginalised groups in a deprived area.’Michael Wyldbore-Smith FRICS, Community Benefit judge

CATEGORY WINNER

DESIGN & INNOVATIONNorthwood Primary School, DarlingtonBorn out of a vision to create an affordable, low-carbon and inspiring school, the result is a thriving and visually striking community hub. The timber-clad building is heated by a biomass boiler and features rainwater harvesting, ‘living’ green walls, patchwork sedum roofs and windows that recognise unsatisfactory temperatures and CO2 levels. ‘Innovative design solutions for daylight and ventilation have produced a quality learning environment and community resource.’Gordon Chard FRICS, Design & Innovation judge

CATEGORY WINNER

For information about entering the 2013 Awards, visit rics.org/awards

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08 r ics.org

Advertorial//

Benefitsrics.org/benefitsplus

Of all the big pension news stories in recent years, the most understated is the implementation of the auto-enrolment rules. Yet these rules could have the greatest impact of anything seen in the past 25 years.

With people living longer, and needing to save more for retirement, auto-enrolment is an attempt to reinvigorate pension saving through private provision rather than relying on state dependency. It creates an obligation on all employers to enrol eligible employees into a ‘qualifying scheme’ – a workplace pension scheme that satisfies minimum standards. The obligation applies across the board, from companies

employing thousands to a sole trader with one employee, and failure to comply will result in financial penalties.

When do I need a qualifying scheme in place? The ‘staging date’, by which you must have established your scheme, varies between October 2012 and April 2017 depending on the number of employees on your payroll as at 1 April 2012. To find out your staging date, visit tpr.gov.uk/automatic-enrolment.Who do I need to enrol? All employees, part-time and full-time, between age 22 and the state pension age who earn more than the ‘earnings trigger’ (eg £8,105 annually for 2012/13).How much will it cost? The statutory

minimum contribution into the scheme will be phased in, and by October 2018 will reach 8% of an employee’s ‘qualifying earnings’ – currently earnings between £5,564 and £42,475 – made up of 4% employee contribution, 3% from the employer and 1% in tax relief.Do I have a choice of qualifying schemes? There are different pension schemes that can be used, ranging from defined benefit schemes to personal pension plans. You could use a multi-scheme strategy – for example, if you currently only offer pension benefits to some employees, such as senior management, you could continue with this scheme (if it meets the criteria) and set up a separate new scheme for all other employees.Can employees opt out? Yes, but employers will be banned from incentivising opt-outs.

Auto-enrolment will have a major impact on employers, particularly those with no current pension provision or low pension membership participation rates. So even if it’s a way off for your business, there’s plenty to plan for.

As the RICS Preferred Provider, St. James’s Place Wealth Management is planning a series of complimentary auto-enrolment advice seminars for RICS members around the UK in 2013. To register your interest, or to receive a complimentary review of your personal financial circumstances, call 0800 953 3030, email rics@sjpp.co.uk or visit sjpp.co.uk/rics.

Ready for auto-enrolment?

To view all the latest offers, new partners and monthly and seasonal promotions, visit rics.org/benefitsplus.

48 r ics.org

AS GOOD AS OUR WORD

Advertorial//

MODUS_Nov_P43-53_Info_v8.indd 48 15/10/2012 16:12

01.11 // MODUS 09

I have written before about the odd calculation I make when surveying residential properties in London, where I transfer the price per square foot of the house I’m surveying and calculate how much my small chicken shed would cost if it were located there. Often, I find that my chicken shed would be out of my reach based on the price per square foot achieved at a typical prime London property. Now I read that a hedge fund manager is going to spend half a million pounds on his chicken house, which will be constructed of stone in the grounds of his stately home in Gloucestershire, and I realise that this column is giving people crazy ideas. So I’m going to stick to less controversial topics from now on: namely, the importance of using less jargon in residential survey reports.

I recently accompanied a surveyor from a sister firm on a residential survey. It was a treat for me as I normally survey properties alone – plus, it’s always interesting to see how other professionals operate. The main thing I noted was how little technical jargon he used. I know it can be tempting to try to impress clients with your knowledge – but they also need to be able to understand your report. Referring to a ‘truss’, for example, instead of just saying a ‘timber roof structure’, or ‘pilaster’ (the masonry that supports roof loads) or ‘soffitt’ (the material that covers the underside of an overhang). The client often has very little technical knowledge so it’s important to use clear, straightforward language that they will understand.

Like many of us do, my friend dictated notes as he went around the property and I followed in his wake. He chatted conversationally into his dictaphone addressing his typist, Betty. The client couldn’t see his dictaphone and, I suppose, assumed he must be chatting to me. After the survey, as we were leaving, the client shook my hand with a hearty, ‘Thank you, Betty!’ As a chap, I’m not used to being addressed as such, but I just smiled politely and got in the car.

Meanwhile, I’m doing my absolute best to prevent my chickens finding out what their cousins in Gloucestershire live in. They would be very jealous.

Agree? Disagree? Or interested in being a secret surveyor? Email editor@ricsmodus.com.

‘IT’S IMPORTANT THAT YOUR CLIENTS UNDERSTAND THEIR RESIDENTIAL SURVEY REPORT’

Secret Surveyor

07.12 // 08.12 // MODUS 4711.12 // MODUS 49

MembershipMEMBERSHIP RENEWALYour professional status is the most important and valuable aspect of your RICS membership and, in such challenging economic times, the letters after your name have never been so important. Membership fees are invested in gaining market recognition for our standards, raising the profile of your RICS credentials and developing services to support you in your professional practice. You can renew your membership online, by post or by phone. If you have a UK bank account, the simplest way to renew is by annual Direct Debit. Are you eligible for a concession on your 2013 fee? Visit rics.org/concessions to find out and apply. Fees are due on 1 January 2013, with deadline for payment on 31 March. If you have any questions, visit rics.org/membershiprenewals or email membershiprenewals@rics.org. For information on renewals outside the UK, contact your local office.

27 NOVEMBERValuation of businesses and business interests (Global Red Book)The guidance deals with the valuation of businesses and business interests, whether companies, sole traders or partnerships (including limited liability partnerships), together with partial interests therein, such as company stocks and shares or partnership interests. The guidance reflects the requirements of International Valuation Standard 200 Businesses and Business Interests.

Valuation of intangible assets (Global Red Book)This guidance, while due to be published as part of the next edition of the Red Book in 2013, has immediate effect. The guidance deals with the valuation of intangible assets and reflects the requirements of International Valuation Standard 210 Intangible Assets.

30 NOVEMBERCashflow forecasting (Global Black Book)A global adaptation of the UK guidance note on cashflow forecasting, which summarises what cashflow forecasting is, how to produce a useful forecast and how to use it to assess progress on site to assist employers and contractors in analysing actual expenditure against forecast expenditure.

12 DECEMBER Developing an appropriate procurement strategy (UK Black Book) This guidance helps professionals choose an appropriate building procurement route by setting out the advantages and disadvantages of the various possibilities, and the factors that should be used in the decision-making process. It also covers the development of a procurement strategy.rics.org/standards

RAISING STANDARDS

Conduct rics.org/conductcases

DISCIPLINARY PANEL 5 SEPTEMBER 2012

Thomas Williams MRICS, DyfedSummary of finding: contrary to Rules 8 and 9 of the Rules of Conduct for Members 2007. Penalty: reprimand/conditions/costs

MODUS_Nov_P43-53_Info_v8.indd 49 15/10/2012 16:12

FLEXIBLE DISTANCE LEARNING

the logo is intended to bleed off the top left hand corner of the page. the dots should line up withthe page edge, allow 3mm bleed and pull in the picture box to hide the dots.

It works! You choose where and when to study. Our specialist courses are designed to fit in with real lives – people like you who are juggling work, family and childcare commitments. We offer excellent value for money and our courses are accredited by RICS, CIOB and other professional bodies.

We offer diploma, undergraduate and postgraduate courses. Awards are made by the College of Estate Management, the University of Reading or the Open University and are generally accredited by RICS, CIOB or other professional bodies.

• BSc(Hons) Building Services Quantity Surveying, Building Surveying, Construction Management, Estate Management, Property Management and Quantity Surveying

• Diploma in Construction Practice

• Diploma in Surveying Practice

• BCSC Diploma in Shopping Centre Management

• MBA Real Estate and Construction Management

• MSc Real Estate

• PGDip Adjudication

• PGDip Arbitration

• RICS PGDip Project Management

• MSc Conservation of the Historic Environment

• MSc Facilities Management

• MSc Property Investment

• PGDip/MSc Surveying (Graduate Development Programme)

• RICS Professional Membership –APC Adaptation Route 1

To further your career call 0800 019 9697, email courses@cem.ac.uk or visit our website.

WWW.CEM.AC.UKBUILDING FUTURES

Follow us on LinkedInFollow us on Twitter @CEM1919

MODUS_Nov_P43-53_Info_v8.indd 50 15/10/2012 16:12

01.11 // MODUS 09

RICS Telecoms Forum Conference14 November, LondonThis conference focuses on the 2012 Law Commission consultation on potential changes to the Electronic Communications Code, and the impact this consultation may have on legislation and practice and future technology development. It will also cover the latest developments in communications technology, the forthcoming 4G licensing auctions and the development of rural broadband programmes.Twitter: #RICStelecoms£220 + VAT

Homes Event 201214-15 November, London RICS is one of the lead supporters at the Homes Event, a brand-new exhibition and conference for those involved in asset management, repairs, maintenance, retrofitting and sustainability in housing.£389 + VAT for RICS members£429 + VAT for non-members

RICS Legal Issues in Construction Conference15 November, London Essential for quantity surveyors, building

surveyors, project managers and all those involved in drafting and advising on construction contracts. Keynote speaker, The Hon Mr Justice Edwards-Stuart, will provide an informative update on case law, and the conference will also offer key insights into all aspects of legal issues from contract administration, new payment regime provisions and EU procurement law changes to claims and disputes, and the opportunities and challenges in international construction.£220 + VAT for RICS members£264 + VAT for non-membersrics.org/construction

RICS Yorkshire and Humber Construction Dinner23 November, LeedsThe opportunity to network and establish key relationships with like-minded professionals, while being entertained by award-winning comedian Rod Woodward. £56 + VAT per ticket £52 + VAT for 10+ placesrics.org/yhconstruction dinner

RICS Flooding Seminars28 November, York4 December, PlymouthThese seminars will provide a practical guide to financial risk, maintaining value and professional standards. Matthew Cullen, policy advisor

WALESRICS BIM Wales Conference20 November, CardiffHear about the initiatives of the Wales BIM task group, and discover the practical implications for cost planning and collaborative working throughout a project’s lifecycle. You’ll understand the theory behind BIM, hear from experts, gain exclusive insights into BIM in practice, and identify your client requirements and supplier needs.£125 + VAT

RICS Wales Rural Conference 4 December, PowysHear from leading property experts, including Charles Cowap, (author of the RICS guidance note on the valuation of trees for amenity and related non-timber uses), on how to lower your energy and environmental risk and ensure

better standards in financial, economic and management concerns.Twitter: #ruRICS12£100 + VATrics.org/ruralwales

INTERNATIONAL8th Portfolio.hu Property Investment Forum 201222 November, Budapest, HungaryThis annual full-day conference covers the most important issues facing the Hungarian and CEE property markets. The event will focus on financing and investment issues, lessons learnt from the economic crisis, and the green revolution in the office market. It will feature panels, including an RICS workshop and the launch of the H2 2012 RICS Hungary sentiment survey. portfolio.hu/en/events/ Contact: ricsmag yarorszag@rics.org

Eventsat the Association of British Insurers, will outline the broader issues of the forthcoming expiration of the Statement of Principles.£100 + VATrics.org/floodingseminars

SCOTLANDRICS Scotland Mid-session Rural Conference 22 November, PerthThis conference will cover the latest case law, updates to agriculture regulations and legal management challenges and a review of the Land Reform in Scotland. Keynote speaker Professor Donald JR MacRae OBE, chief economist for Lloyds Banking Group Scotland, will provide an overview of rural Scotland’s economic future and trends.£65 + VATrics.org/ruralscotland

FOR RICS EVENTS BOOKINGS AND ENQUIRIES conferences@rics.org // +44 (0)20 7695 1600

RICS BUILDING SURVEYING ANNUAL DINNER 29 November, May Fair Hotel, London

This annual dinner provides an exclusive opportunity to

network and establish key relationships with like- minded professionals. With a pre-dinner drinks reception and entertainment from former snooker champion John Parrot. £110 + VAT per ticket £99 + VAT for 10+ placesrics.org/bsdinner

ENGLANDRICS Regional CPD Conferences7 November, Knutsford 15 November, CambridgeThese one-day conferences cover a selection of topics across the built environment, land and property, including an economic update, changes to building regulations, the latest developments in planning, CPOs, affordable housing, BIM, the Red Book, and dilapidations. £125 + VAT for full day; £75 + VAT for half dayrics.org/cpdconferences

RICS Practical Introduction to Cross-examination and Hot Tubbing9 November, London3 December, ManchesterThis workshop is for experts who wish to gain further experience of being cross-examined, or want to learn how to deal with hot tubbing (concurrent evidence). It will consist of a cross-examination role play, and therefore numbers will be limited to ensure maximum participation.£350 + VATrics.org/hottubbing

11.12 // MODUS 51

FLEXIBLE DISTANCE LEARNING

the logo is intended to bleed off the top left hand corner of the page. the dots should line up withthe page edge, allow 3mm bleed and pull in the picture box to hide the dots.

It works! You choose where and when to study. Our specialist courses are designed to fit in with real lives – people like you who are juggling work, family and childcare commitments. We offer excellent value for money and our courses are accredited by RICS, CIOB and other professional bodies.

We offer diploma, undergraduate and postgraduate courses. Awards are made by the College of Estate Management, the University of Reading or the Open University and are generally accredited by RICS, CIOB or other professional bodies.

• BSc(Hons) Building Services Quantity Surveying, Building Surveying, Construction Management, Estate Management, Property Management and Quantity Surveying

• Diploma in Construction Practice

• Diploma in Surveying Practice

• BCSC Diploma in Shopping Centre Management

• MBA Real Estate and Construction Management

• MSc Real Estate

• PGDip Adjudication

• PGDip Arbitration

• RICS PGDip Project Management

• MSc Conservation of the Historic Environment

• MSc Facilities Management

• MSc Property Investment

• PGDip/MSc Surveying (Graduate Development Programme)

• RICS Professional Membership –APC Adaptation Route 1

To further your career call 0800 019 9697, email courses@cem.ac.uk or visit our website.

WWW.CEM.AC.UKBUILDING FUTURES

Follow us on LinkedInFollow us on Twitter @CEM1919

MODUS_Nov_P43-53_Info_v8.indd 51 15/10/2012 16:49

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MODUS_Nov_P43-53_Info_v8.indd 52 15/10/2012 16:49

07.12 // 08.12 // MODUS 5109.12 // MODUS 51

EASTERNRichard Arthur Brown FRICS1950-2012, PaisleyAndrew Walker MRICS 1951-2012, St AlbansHenry Woolliscroft West FRICS1925-2011, Cambridge

LONDONAntony Henry Wardell MRICS1959-2012, London

NORTH EASTEric Shepherd MRICS 1959-2012, Gateshead

SOUTH EASTMichael Astbury HonRICS1929-2012, Sevenoaks Ian Keith Culham FRICS1922-2012, SidcupEdward Norman Harris FRICS1916-2012, Surbiton

James Joseph Maguire FRICS1925-2012, EsherConrad Richard Mallett FRICS1919-2012, BarnetJohn Eric Grant Muckelt MRICS1926-2012, OrpingtonTrevor Norman Robbins FRICS1947-2012, Haywards HeathIan Smith MRICS1964-2012, Chislehurst

Derek George Wood FRICS1940-2012, Teddington

SOUTH WESTKenneth Nichols Jeffery FRICS1920-2012, ClevedonAndrew John Kemp White FRICS1945-2012, CorshamJonathan Whitmey FRICS1934-2012, Sherborne

WEST MIDLANDSMichael George Avery FRICS1937-2012, Malvern

John Darrall FRICS1952-2012, Sutton Coldfield

EAST MIDLANDSStephen Alvin Bradford MRICS1963-2012, LincolnJohn Knighton MRICS1928-2012, MansfieldDavid C Topsfield MRICS1944-2012, HunstantonAndrew Charles Ivor Tuckett FRICS1943-2012, King’s Lynn

SCOTLANDWilliam Hall FRICS1919-2012, Paisley

James Murdoch MRICS1926-2012, GlasgowClive David Scott FRICS1941-2012, Kelso

WALESMartin William Hemmings MRICS1947-2012, PwllheliAlan Robert Tutt FRICS1934-2012, Tregaron

OCEANIATerence M Cooney FRICS1942-2012, Mt Ommaney

Obituaries

11.12 // MODUS 53

Norman Harris CBE AFC FRICS 1916-2012

Michael AstburyHonRICS 1929-2012

After National Service, Michael Astbury began work in the legal and corporate secretary’s office of

the Manchester Ship Canal, at a time when the canal was central to Manchester’s business life. He was then posted to Sri Lanka (then Ceylon), with the Employers Federation during a time of strikes, riots and racial unrest. After more than 10 years, he returned to the UK with his family, and joined the Board of Trade’s legal office. Subsequently, Astbury moved to the Bar Council and, in 1976, took up his final position as secretary of the Incorporated Society of Valuers and Auctioneers (ISVA), where he stayed until retirement in 1989. Previous roles had ideally equipped him for this position, where he used his legal and negotiation skills to great effect and demonstrated his commitment to ethical and qualification standards.

A highlight was attaining Civil Service recognition of the ISVA’s qualification, which enabled its members to compete alongside RICS members for professional valuer posts. Many will remember with gratitude Astbury’s role in raising the profile of the profession and of their qualification. His message to members was always: ‘This is your professional body; get involved and influence its future’.

Edward Norman Harris, who died in September at the age

of 96, was a leading figure in the world of quantity surveying. His career was dominated by many years as senior partner of EC Harris & Partners (now EC Harris, part of ARCADIS), which was founded by his father in 1911. Having entered the profession in 1933 as an articled pupil with LA Francis and Son, Harris qualified in 1938 and joined EC Harris & Partners. During the Second World War, he served in the Auxiliary Air Force and held the Air Force Cross. As well as being a Fellow of RICS,

he was a member of the Chapter of South African Quantity Surveyors, the Economic Development Council for Building, and the Joint Committee on the Standard Method of Measurement. He also served on the Board of Governors of Hammersmith College (Chairman 1966-69), was a Governor of Cranleigh School and a member of the Court of Governors of Thames Polytechnic (now the University of Greenwich).

Harris served as RICS President 1973-74, as Honorary Secretary 1979-83, Chairman of the Professional Conduct Committee 1969-1972, and Chairman of the Quantity Surveyors Committee 1963-64. He also played a major role in shaping the future of the profession, acting as Vice Chairman of a special

committee set up in 1969-70, and chairing a committee on the constitution of RICS the following year. It was a time of great change, with the unification of RICS with the Chartered Land Agents Society and the Chartered Auctioneers and Estate Agents Institute in 1970. Harris was appointed CBE for services to RICS and the construction industry.

For Harris, the highest standards of excellence and integrity were second nature and he was universally respected as a consummate professional. In his 1973 presidential address, referring to a proposed relaxation of the rules of conduct, he said: ‘The totality of our professional ethics must be retained and any lowering of standards in an apparently isolated sphere could have the most harmful effects.’

MODUS_Nov_P43-53_Info_v8.indd 53 15/10/2012 16:50

At e.surv Chartered Surveyors we understand that it takes all kinds of people to make a successful business, and our team is as diverse as our customer base. One thing is consistent, and that is our approach to providing customers with outstanding levels of service. e.surv Chartered Surveyors is the UK’s largest distributor of valuation instructions. Our business is growing, and as it does we need to employ high calibre, passionate people to grow with us. We are currently recruiting for M/FRICS/Assoc RICS qualified valuers and Chartered Building Surveyors to work across both our private and lender client-base.

We are looking for additional full and part time professional people in London (all areas) along with Brighton, Bristol, Cambridge, Devon, Eastbourne, Epsom, Gloucestershire, Hastings, Kingston, Mid Wales, Northampton, Oxfordshire, Slough, Stoneleigh, Suffolk.

When you join e.surv you’re guaranteed:

• Excellent rewards including a first class salary, pension plan and holiday entitlement

• Help and advice to further your own continuous professional development

• A supportive working environment with open and honest communication

We’d love to hear from you.Send your CV and covering letter to tina.beale@esurv.co.uk or call us on 01636 610555

National Operations Centre, Lahnstein House, Gold Street, Kettering, NN16 8AP

Join the UK’s largest distributor of survey and valuation servicesM/FRICS/Assoc RICS qualified Valuers & Chartered Building Surveyors

Part of the LSL Property Services plc Group Visit www.esurv.co.uk to find out more about us

RECRUITMENTFor recruitment advertising please contact Angus Sharpe +44 (0)20 7871 2667 angus@sundaypublishing.com or Charlotte Turner +44 (0)20 7871 5734 charlotte@sundaypublishing.com

The Dec/Jan issue will be published on 14 Dec

Recruitment copy deadline Tuesday 20 November

RESIDENTIAL VALUATION, HOMEBUYER AND BUILDING SURVEYOR

Opportunity for contract surveyors/consultants to joina nationwide firm of surveyors. Opportunities exist in specific postcodes throughout England and Wales.

Please forward your CV and contact details by email to:jeff.wilson@metropolis-surveyors.com

ONE CALL REACHES ALLRESIDENTIAL VALUATION SURVEYORS REQUIRED

For 17 years, MLA has specialised in recruiting residential surveyors for most of the industry’s leading employers. We are constantly updated with all the latest full-time and zero-hours vacancies. Experience of undertaking mortgage valuations, homebuyer reports (ideally building surveys) is essential. Generous packages are available.

Opportunities exist throughout many parts of the UK, with particularly urgent requirements across Greater London & M25, S/SE London, Home Counties, M4 Corridor, Banbury, MK/Luton, Middx, Surrey, Kent. Relocation to the S.East is possible. (Zero hours in N.Devon, Mid /West Wales, Suffolk/N Essex, Newcastle).

For details of all the latest jobs in your area, call Jeff Johnson on 07940 594093.

Or email your CV in confidence to: jjohnson@mlarecruit.com

If your location is not shown, register now to be kept advised of new opportunities.

See all MLA’s latest job listings on ricsrecruit.com

94,896 average net circulation 1st July 2011 – 30th June 201254 r ics.org

Looking for your next surveying job?Find out who is hiring today. Visit ricsrecruit.com or scan here

MODUS_Nov_P54-57_Classified.v1.indd 54 15/10/2012 17:12

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Recruitment//

With Taylor Woodrow, the

possibilities are endless. You will be joining one of the most successful teams in the industry, a team where our

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If you think you can help us build on our success in infrastructure projects across the country, send your CV to Recruitment@taylorwoodrow.com, or by post to Astral House, Imperial Way, Watford, Hertfordshire WD24 4WW

� Planning Engineers� Site Engineers

� Commercial Managers� Quantity Surveyors

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Working Towards

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Experts in ConstructionProviding specialist recruitment solutions for the construction sector, Randstad CPE o�er specialisttailored recruitment solutions for all stages of the build process, from the initial design and planning, build and project management, to the building services and facilities management.

As experts in our �eld with a long history in the construction market, including Olympic builds, we are best placed to help you with your recruitment needs.

For all your Construction requirements please visit www.randstadcpe.com/construction or call 0800 169 0863.

0800 169 0863

RICS 10th Oct.pdf 1 10/10/2012 10:41:00 AM

MODUS_Nov_P54-57_Classified.v1.indd 55 15/10/2012 17:12

RESIDENTIAL SURVEYORSAre you one of the best in the industry?

Landmark is an independent surveying company – forward-thinking, innovative, highly professional and ethical – and in for the long haul. Following successful recruitment and expansion earlier this year, we are now looking for more of the best to help us move

forward into 2013.

ALL AREAS - ENGLAND & WALES

Experienced, fully-qualified MRICS/FRICS, with a good track record, and able to undertake mortgage valuations. HomeBuyer and Building Survey reports.

If this is you, and you would like to learn more about these employment opportunities,

please e-mail your CV to:

Steve Hardwick BSc, FRICS shardwick@landmarksurveyors.co.uk

or telephone on 01293 820233

www.landmarksurveyors.co.uk

Unchanging values in a changing world

56 r ics.org

To view more jobs online visit ricsrecruit.com

Self motivated experienced surveyors wanted to run and develop their own territory under the MAP brand.Why not put our 30 years expertise behind you?Take control of your life and show your quality. Get the rewards you deserve.You will be experienced in Homebuyers and Building Survey reports as well as Valuations and above all you will want to develop a personal business model within our highly professional established structure.Now is the time to take that step you have been dreaming of.We are looking for expertise in North, North West and West London as well as Middlesex, Herts, Sussex, Surrey & Essex.

STILL ON THE VALUER TREADMILL?

TAKE CONTROL OF YOUR LIFE IN 2013.

Email for details: goh@mapsurveyors.co.uk gks@mapsurveyors.co.uk

www.mapsurveyors.co.uk

COTSWOLDSURVEYORSCHARTERED SURVEYORS & VALUERS

irectorship otential

n opportunity has arisen for an experience esi ential hartere ur eyor to oin our expan ing regional

practice un erta ing ortgage aluations omebuyer eports an Buil ing ur eys.

or ing for a arie corporate an pri ate client base we operate throughout loucestershire xfor shire an

orcestershire.

ou shoul be a self moti ate reliable an enthusiastic team player with a minimum of 2 years post qualification experience. Base location is flexible within our region.

or more information please forwar your an contact etails to iona ear cotswol sur eyors.co.u

elephone 2 www.cotswol sur eyors.co.u

heltenham • xfor • orcester

Quantity Surveyors, Building Surveyors and Project Managers neededWho we are: Rider Levett Bucknall provides its clients with property and construction consultancy advice at all stages of the property life cycle throughout EMEA.

What we need: Due to our continued success and growth strategy in the EMEA region, we are keen to hear from Graduates through to Senior Professionals to work in a variety of different sectors in the UK and Kingdom of Saudi Arabia.

Who you are: Degree and professionally qualified; enthusiastic, organised, confident and inspired; enjoy developing, communicating and sharing ideas; able to work as part of a team as well as working on your own initiative and demonstrate a flexible approach with strong client focus. Willingness to travel within the EMEA region with potential short or medium term roles outside the UK is essential for some of the roles.

What we offer: As a Top Employer we offer a clear career path with progressive training and CPD initiatives in addition to competitive salaries and excellent benefits.

Please send your CV and covering letter quoting reference RICS2012 to: Andrea Eniks - Recruitment Coordinator careers@uk.rlb.com

Rider Levett Bucknall UK Ltd is an Equal Opportunities employer No agencies please.

vacancies.rlb.com

MODUS_Nov_P54-57_Classified.v1.indd 56 15/10/2012 17:12

RESIDENTIAL SURVEYORSAre you one of the best in the industry?

Landmark is an independent surveying company – forward-thinking, innovative, highly professional and ethical – and in for the long haul. Following successful recruitment and expansion earlier this year, we are now looking for more of the best to help us move

forward into 2013.

ALL AREAS - ENGLAND & WALES

Experienced, fully-qualified MRICS/FRICS, with a good track record, and able to undertake mortgage valuations. HomeBuyer and Building Survey reports.

If this is you, and you would like to learn more about these employment opportunities,

please e-mail your CV to:

Steve Hardwick BSc, FRICS shardwick@landmarksurveyors.co.uk

or telephone on 01293 820233

www.landmarksurveyors.co.uk

Unchanging values in a changing world

MODUS_Nov_P54-57_Classified.v1.indd 57 15/10/2012 17:12

The percentage increase year-on-year of the number of

data security breaches reported by UK companies (ICO 2011)

58%

The percentage of breaches investigated by Verizon and the US Secret Service in 2009 that

were attributed to insiders

50%

The number of identities

exposed worldwide from

data security breaches overall during 2011 was:

US$7.2mThe average organisational cost of a data breach in the US in 2010, up 7% from US$6.8m in 2009

87%of breached organisations did not detect evidence of the breach in their log files

The total number of records containing sensitive personal information involved in security

breaches in the US since January 2005 is:

Of the total number of identities stolen in 2011, 93% were from the software, IT and healthcare sectors:

44% Computer software41% Information technology

8% Healthcare

1998 The year t

he most

current D

ata Pro

tection

Act was e

nacted, legisl

ation th

at gove

rns t

he

protectio

n of perso

nal data

in th

e UK

US$214The estimated cost of

a general data breach per compromised record in the

US in 2010, up 5% from 2009

SOURCES: alertboot.com, indefenseofdata.com, internetnews.com, krollcybersecurity.com, trustwave.com

58 rics.org

Illustration by Ian Dutnall

Measure//

DATA SECURITY BREACHES AND IDENTITY THEFT

MODUS_Nov_P58_Measure.v1.F1.indd 58 18/10/2012 09:31

Office | Retail | Leisure | Industrial | Warehousing | Land | Development

¹ Average monthly commercial only searches performed on Rightmove, March – August 2012.² Terms and conditions apply. Available on selected packages only.

t: 0843 3159 542 e: commercial@rightmove.co.uk

Not on Rightmove Commercial yet?

Contact us today about marketing your commercial properties and claim up to 75% discount off our advertising rates²

With over 2 million commercial searches every month¹ from investors, tenants, agents and property professionals looking for properties, your clients could be missing out.

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The 10% online discount is applicable in the �rst year of your policy only and will be taken from your premium before application of the 12.5% saving. The offers only apply to Hiscox 505 Home Insurance available via speci�c telephone number and website and are subject to minimum premiums. Cases that do not meet Hiscox’s underwriting criteria may be referred to a Hiscox recommended specialist insurance broker, where these offers will not apply. Policies are underwritten by Hiscox Underwriting Ltd on behalf of Hiscox Insurance Company Ltd both of which are authorised and regulated by the Financial Services Authority. The Royal Institution of Chartered Surveyors is an Appointed Representative of Hiscox Underwriting Ltd. Reference to standard policies is based on a typical level of non-high net worth cover as de�ned by the independent �nancial research company Defaqto Ltd. For UK residents only. 10803 09/12

0845 365 1734 hiscox.co.uk/ricsAS GOOD AS OUR WORD

AS GOOD AS OUR WORD.FOR A SECOND OPINION, SEE RIGHT.

We’re joint �rst place in the Which? Recommended Home Insurance Provider table, June 2012.

RICS members save 12.5% on our standard rates plus 10% in the �rst year when buying online (subject to minimum premiums).

Hiscox, sponsor of the 2012 Building Conservation Award, would like to congratulate this year’s winner, Ordsall Hall Museum, Salford

Modus_Nov_P60_Hiscox ad.indd 1 15/10/2012 17:25